HomeMy WebLinkAbout11/17/1992, 4C - PROPOSAL FROM SAN LUIS OBISPO LITTLE THEATER TO LEASE A PORTION OF THE OLD LIBRARY BUILDING P MEETING DATE:
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city
.of San �S OBISPO NOVEMBER 179 199
COUNCIL AGENDA REPORT 11 NUMBER:
FROM: Ken Hampian, Assistant City Administrative Offic
Wayne Peterson, Acting Public Works Dir
PREPARED BY: David Elliott, Administrative Analyst
SUBJECT: Proposal from San Luis Obispo Little Theater to lease a portion of the
Old Library building
CAO RECOMMENDATIONS:
1) Review the proposal from San Luis Obispo Little Theater (SLOLT) to lease a portion
of the Old Library building
2) If the Council favors SLOLT's proposal, then:
a) authorize staff to negotiate a lease agreement with SLOLT for future Council
approval
b) provide general direction regarding other desired lease agreement provisions
DISCUSSION:
Background
About a year ago, San Luis Obispo Little Theater (SLOLT) asked City staffinembers about
the possibility of relocating from the old junior high school to the Old Library next to City
Hall. At that time Ken Hampian, Tom Baasch and Dave Elliott began meeting periodically
with SLOLT to review 1) the necessity and cost of improvements required for theater opera-
tions at the Old Library and 2) the responsibilities SLOLT and the City would bear under a
lease agreement. In this way both SLOLT and the City could know realistically what it
would take to operate a theater in the Old Library. Staff also looked at several other options
for.the building.
Proposal Summary
Using information gathered from discussions with City staffinembers, SLOLT has submitted
a proposal to use the Old Library for all its rehearsals and theater performances. (See
Attachment 1.) SLOLT is confident that a highly visible and more convenient location
downtown would boost fundraising for its new theater to be built on property leased from the
City at 1010 Nipomo Street (now occupied by the Children's Museum). Under this propos-
al, SLOLT would complete all required tenant improvements and occupy the downstairs
portion of the Old Library virtually rent-free for six years. By avoiding rent, SLOLT could
pay back a loan needed for required tenant improvements. (See Attachment 2.)
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COUNCIL AGENDA REPORT
San Luis Obispo Little Theater - Old Library Lease
page 2
Required Tenant Improvements
With a theater use, the building code occupancy type (defined by assumed concentrations of
building occupants) would change from type "B" (e.g., office, retail, small food service uses)
to type "A" (e.g., theater, church, exhibit, large food service uses). Consequently, the
building code would require several improvements, mostly for safety and disabled accessibili-
ty, at an estimated cost of$72,100. (See Attachment 3.) $43,800 of the estimated cost
would go for fire sprinklers: $12,500 for a new water lateral from the street and $31,300 for
interior piping, sprinkler heads and a monitor.
I
Planning Issues
The Old Library premises lie within the Public Facility (PF) zone. According to Community
Development Department, the zoning ordinance allows non-profit theaters in the PF zone
with planning commission approval. (See Attachment 4.) Planning commission review
would probably focus on parking requirements and the appropriateness of the location for
theater use. With no exterior building changes proposed, architectural review would not be
required. Signs meeting City standards could be approved by planning staff.
Proposal Details
SLOLT's proposal lists several lease agreement responsibilities to protect and benefit the
City. It also requests some financial assistance from the City. Major provisions include:
0 occupying the building rent-free
0 restricting.theater operations (classes, rehearsals and productions) to non-business
hours, although there might be office operations during business hours
0 maintaining the building, landscaping and theater improvements in first-class condition
0 complying with all of the City's standard insurance and indemnification requirements
C completing all tenant improvements within the first 120 days of the agreement term
0 paying for improvements required by the building code, with some costs shared by
the City
0 sharing with the City the cost of a water lateral needed for fire sprinklers
Regarding this last provision, SLOLT is requesting that the City share the $12,500 cost of a
water lateral needed for fire sprinklers, because it feels the installation would benefit the City
in two ways. First, in conjunction with the interior fire sprinkler installation, it would
protect all City activities in the building for the remaining life of the building. Second, it
would serve any future building or site development, such as a possible City Hall expansion.
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Menniia'COUNCIL AGENDA REPORT
San Luis Obispo Little Theater - Old Library Lease
page 3
Advantages and Disadvantages of the Proposal
Staff believes that relocating SLOLT to the Old Library might benefit the City in the
following ways:
0 It could extend desirable evening activity into the Civic Center.
0 It could bring more economic activity downtown.
0 It could put the Old Library to productive use without disrupting City operations
which remain there: water conservation, information systems training, and storage.
In fact, City and SLOLT uses would complement each other well. City activities
would continue upstairs during business hours on weekdays, while theater activities
would take place downstairs during the evening and on weekends.
0 SLOLT could assume some of the building and landscape maintenance.
By the same token, there could be at least four potential disadvantages:
0 Other local non-profit organizations might perceive this arrangement as preferred
treatment, considering the City has already made the 1010 Nipomo property available
to SLOLT.
0 Under the City's current financial condition, any costs shared by the City would
require cuts in other program budgets, including employee reductions.
0 When renovating an old building, unexpected problems often drive costs beyond even
the most careful estimates. If such problems arise in the middle of the job, SLOLT
might find it does not have the resources to cover such contingencies and complete
the project.
0 With a substantial investment in tenant improvements, the City might find it difficult
to re-claim the Old Library if needed it for some other compelling purpose.
Recommended Additional Provisions
If the Council favors SLOLT's proposal, staff would recommend incorporating several
additional provisions into a negotiated lease agreement. These additional provisions include:
0 The City would not incur any costs of either remodeling the Old Library or operating
the theater there. In recommending this provision, staff also recommends against
sharing the cost of the water lateral needed for fire sprinklers. SLOLT could
reasonably argue that sharing the cost equally would be fair because the City would
derive immediate and future benefit from the installation. But with an uncertain
financial future, the City would not consider this improvement right now except for
SLOLT's proposal.
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ON COUNCIL AGENDA REPORT
San Luis Obispo Little Theater - Old Library Lease
page 4
0 SLOLT would pay all pro-rated utilities, taxes (including possessory interest property
taxes) and other incidental expenses.
C SLOLT would obtain a building permit within a specified time or risk having the
agreement terminate. The City has already committed the 1010 Nipomo property to
SLOLT over the next several years. Unforeseen extended delays in renovating the
Old Library would in effect tie up two properties, which might be put to other
productive uses. A building permit deadline might supercede SLOLT's proposal to
complete tenant improvements within 120 days.
C Before securing a building permit, SLOLT would demonstrate that it had accumulated
enough resources (cash, pledges, donations of materials and labor, etc.) to complete
all the required tenant improvements and provide for contingencies.
0 After a guaranteed three years occupancy, SLOLT would cooperatively terminate the
agreement with one year notice should the City need the Old Library for another
legitimate compelling purpose, such as resumption of the City Hall expansion project.
SLOLT would agree not to seek relocation expenses or allowances upon termination
of the agreement.
0 SLOLT would maintain a passbook savings account with at least $50,000 pledged
solely for possible relocation at the end of the lease period. (SLOLT has agreed with
this concept.) ' Such a pledge would ease relocation if SLOLT's new theater building
at 1010 Nipomo were not ready for occupancy. (Other options in addition to or in
lieu of this concept are outlined below under "rent options".)
0 If no rent were charged during the initial lease term but the lease agreement were
extended beyond six years, SLOLT would begin paying a monthly rent to be negotiat-
ed before the extension.
0 Rent Options: Although SLOLT now pays $1,500 a month rent at its current
location, it is requesting rent-free occupancy at the Old Library. In this way SLOLT
could redirect existing lease payments toward retiring the debt it would incur to
renovate the Old Library. If the Council feels that some level of rent is nevertheless
appropriate, staff offers two possible approaches:
1) A nominal rent could be collected and deposited into the general fund (e.g., 10 to
20 cents per square foot per month, which would yield $800 to $1,600 in monthly
revenue.)
2) A nominal rent could be collected (e.g., 5 to 10 cents per square foot per month),
but instead of depositing it into the general fund, it could be held in a trust account
for eventual refund to SLOLT provided that it vacated the building within the
proposed one year notice period to be included in any lease agreement. Essentially,
this provisionwould protect the City's interest in eventually re-claiming the building
if needed and would also provide SLOLT with resources above, or in lieu of, the
$50,000 held in a passbook savings account to assist in relocation. Another approach
would be to simply collect a cash deposit of $10,000 to $20,000 which would be
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COUNCIL AGENDA REPORT
San Luis Obispo Little Theater - Old Library Lease
page 5
refunded under the same conditions.
SLOLT would object to any assessment of rent, because it would preclude the level of debt
financing it wishes to secure for renovation. Its only alternative would be to raise additional
cash upfront to pay for part of the renovation.
CONCURRENCES:
Utilities Department and the Building and Safety Division of Community Development
Department have reviewed this report and concur with its recommendations.
The Business Improvement Association and the Chamber of Commerce both endorse
SLOLT's proposal. (See Attachments 5 and 6.) The BIA administrator thinks that the ideal
occupancy would be County offices, but if that isn't possible, she would favor SLOLT's
proposal.
OTHER POSSIBLE USES AND OPTIONS:
Over the past year, staff has explored other possible uses and options for the Old Library,
including:
0 County Office Space. Improvements required to make the building habitable for
potential office tenants would cost an estimated $277,200. The County, the logical
tenant for offices in the PF zone, is not interested in leasing more office space of this
time, particularly in light of needed tenant improvements. (See Attachment 7.)
0 Recreation. There is no current demand for recreation space since completion of the
Recreation Center remodeling.
0 Recreation Department Day Care. Minimum code-related improvements would
cost an estimated $153,500. Ongoing program costs were not estimated, but such an
expansion would be difficult under the City's current financial situation.
0 Storage Space.
1) For the County. The County would use the building for storage if it were avail-
able rent-free. Rent-free storage would allow the County to transfer files and free up
space for about 22 employee workstations in the County Government Center.
2) For the City. Moving records from off-site private storage to the Old Library
would save the City about $3,000 each year. This relocation will probably proceed
anyway, because it would not interfere with any other potential uses.
3) For other organizations. One non-profit organization has approached the City
about using the Old Library for storage, and there may be others interested. There
would be potential difficulty of persuading such groups to vacate the building in the
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i COUNCIL AGENDA REPORT
San Luis Obispo Little Theater -_Old Library Lease
page 6
future if necessary. For this reason, staff has focused on SLOLT's proposal, because
SLOLT is actively worldng to develop another permanent location.
0 Demolition. Demolishing the Old Library could create attractive open space in the
Civic Center and would facilitate the archeological reconnaissance needed before any
future site development. Water conservation and information systems training
activities would have to find new locations.
0 Leaving Unoccupied Areas Vacant. Leaving most of the Old Library vacant
would be perceived as wasting a valuable resource which could benefit the City if put
to good use. Other community organizations would probably approach the City about
using the building.
ATTACHMENTS:
1. Proposal from SLOLT
2. Plan from SLOLT for financing required tenant improvements
3. Memo regarding estimated costs of Old Library renovations
4. Memo regarding planning requirements
5. Letter from Chamber of Commerce
6. Letter from Business Improvement Association.
7. Letter from County Department of General Services
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SAN LUIS OBISPO
LITTLE THEATRE
September 18, 1992
0
To whom it may concern:
On behalf of the San Luis Obispo Little Theatre, I am pleased to present the
--enclosed Propo5al to the City of San LOS I for a Lease of Real Property
to the San Luis Obispo Little Theatre.
Through the hard work of city staff members like Dave Elliott and Ken Hampian
and Little Theatre representatives Steve Wathen, Dr. John Battalino, Bob
Richmond, Ralph Hanson and Diane Sagey, we believe this agreement to be a win-
win situation for everyone involved.
The City benefits by the numerous building upgrades--including handicapped
accessibility--as well as providing live theatre in the Downtown to the
benefit of visitors, community members and businesses alike. Meanwhile, SLOLT
gains the opportunity to establish itself as a downtown presence in
anticipation of its permanent home at 1010 Nipomo later this decade.
It is my understanding that this proposal is to go before Council on October
20, 1992. Should you have any questions or concerns, please direct them to
Diane Sagey at the Comnnmity Theatre Foundation at 549-0161.
Thank you for your time and attention to this matter.
Sinc ,
Richar Gove
Presider
San Luis ispo tle Theatre
P.O. Box 122 • San Luis Obispo, California 93406 • (805) 543-3737
7'
ATTACHMENT 1
PRG iAL TO THE CITY OF SAN LULS OL &
FOR A LEME OF REAL PROPERTY
TO THE SAN LUIS OBISPO LITTLE THEATRE
BACKGROUND
In an official document in 1988, the City reaffirmed its wish "to support
comnunity-based performing arts groups by encouraging development of live
theater facilities in Downtown" and that it considers "the development of a
not-for-profit community theater [there] to be in the public interest."
Subsequently, the City has taken additional steps to support and encourage one
of our nation's oldest continuously running theatre groups, SLO Little Theatre
MOLT), including an agreement to lease Downtown property for the development
of a dedicated Community Theatre (the future home of SLOLT), and the
proclamation of January, 1992, as "San Luis Obispo Little Theatre Month."
Currently, initial steps in a professionally planned fundraising campaign are
now underway to build that Community Theatre. Its groundbreaking is expected
to be early 1997.
However, with the vacancy of the first floor of the old Library by the
Recreation Department, SLOLT proposes that the mutual goals of the City and
SLOLT may be realized much sooner.
By agreeing to lease the first floor of the old Library building to SLOLT, the
City will not only be helping SLOLT to establish itself Downtown as a prelude
to its home in the Community Theatre, but will be forwarding its own stated
goals of:
o providing live theater performances in the Downtown,
o encouraging a more diverse audience to the performing arts, and
o enhancing the Downtown's attractiveness as an entertainment,
educational and shopping destination for both visitors and the
greater SLO community alike.
Also, the City benefits by the substantial building upgrades and handicapped
accessibility provided by SLOLT.
LEGAL ENTITIES
The parties to this proposed lease agreement are the City of San Luis Obispo
(herein "City") and San Luis Obispo Little Theatre, a not-for-profit
California corporation (herein "SLOLT") .
It is represented and affirmed that the City is the legal owner of the subject
property located at 888 Morro Street, in the City of San Luis Obispo. A
graphic description of the subject property is attached hereto as Exhibit "A".
Further, it is represented and affirmed that SLOLT has authority to enter into
an agreement for the lease of real property.
PROVISIONS OF THE P&z:. SED LEASE AME'EMENT
The proposed lease agreement will be subject to the following mutual
findings and conditions:
1. SLOLT agrees to lease the subject property and to develop and
operate a facility on the proposed site, for the term of the lease, which will
serve to meet performing arts needs for the community. The City will have no
obligation for operation of the proposed facility.
2. SLOLT agrees to take the property "as is" except for agreed upon
required Building Code upgrades necessary for temporary mutual housing of
SLOLT and the City (see attached Exhibit B for a list of upgrades and their
associated costs) .
3. SLOLT will lease the property for five (5) years beginning with
the start of occupancy by SLOLT and ending five (5) years later on the
anniversary of said date.
4. The rental rate shall be fixed at $1.00 per month by SLOLT for
lease of the facility.
5. Upon approval of the agreement by all parties, SLOLT shall have
120 days to complete Building Code upgrades and occupy the premises. The City
reserves the right to grant time extensions or to cancel the agreement, where
failure to meet said schedule results from reasons other than "acts of God"
and mutually agreed upon excusable delays to be delineated in the lease.
6. If at any time SLOLT is unable to complete Building Code
requirements, the lease will be terminated, and, at the City's option, all
improvements will become the property of the City or the site shall be
delivered free and clear of all improvements.
7. A minimum of thirty (30) weeks, annually, of rehearsals and
theater performances will be the agreed upon level of operation. If at any
time SLOLT is unable to maintain this level of operation, the City may issue a
one hundred and twenty (120)-day notice of early cancellation to terminate the
lease agreement.
8. SLOLT may sub-lease the structure and/or property up to a maximum
of thirty (30) consecutive days, upon written City approval, for uses that are
consistent with the performing arts and community purposes of the agreement.
9. SLOLT will make the theater available to provide a minimum of six
(6) weeks a year access by other community performing arts groups consistent
with the requirements of SLOLT's own use. This six (6) weeks is in addition
to the thirty (30) weeks in Item V.
10. In recognition of the below market lease, SLOLT agrees to make the
facilities available without fee to the City for official or City-sponsored
uses on four mutually-agreeable days per year. In addition, the City shall
have first right of use for uncommitted time periods consistent with the
requirements of SLOLT's own use and other provisions of the agreement.
ILA-9
s
EXHIBIT B: ESTIMATED COSTS TO SAN LUIS OBISPO LITTLE THEATRE
FOR REQUIRED BUILDING CODE UPGRADES TO OLD LIBRARY
IMPROVEMENT DESCRIPTION:
STRUCTURAL
repair sagging floor on first level $ 21000
200
construct shear wall on first level
MECHANICAL & PLUMBING
modify toilets for disabled accessibility 7,600
install an accessible drinking fountain 3,200
install fire sprinklers ** 43,800
INTERIOR ;
modify all doors for disabled accessibility 4,000
replace storefront near rear entrance 2,000
install new exit signs and emergency lighting 4,000
waterproof retaining wall at northwest corner 1,700
EXTERIOR t entrance l..300
replace conciete near front
install signs, ramps and striping for parking
lot disabled accessibility 1,300
TOTAL $72,100
** city will subsidize any construction necessary for adequate water flow to
the building for proper operation of sprinkler system.
11. Use of the facility during normal business hours (8:OOaar5:00pm,
Monday - Friday, excluding holidays) will be restricted to business/office use
only. Conversely, rehearsals, performances, or any other activity that may
disrupt the business operations of other occupants of the building are
restricted to non-business hours.
12. Use of the building is restricted to the first floor only, as
shown in Exhibit C, attached.
13. The relationship that will exist between the City and SLOLT in
this matter will be that of lessor and lessee. Under no circumstance will
SLOLT be considered an employee, officer or agent of the City under the lease.
Conversely, the City is not an agent or extension of SLOLT and is acting
solely in its landlord capacity.
14. The structure and/or property shall be used only for those
purposes stipulated in the agreement, unless other uses are approved, in
writing, by the City. The lease may not be assigned except by approval, in
writing, by the City.
15. SLOLT will maintain the buildings, landscaping and features of the
theater in a first-class condition at all times.
16. SLOLT will insure all real property improvements for their market
value and shall maintain commercial general liability insurance in the amount
of $1 million.
17. SLOLT will agree to indemnify and hold harmless the City, its
officers, agents and employees from any claims, demands, damages or penalties
proposed which may arise from construction and operation of the theatre
facility on City property.
This Proposal for Lease Agreement is accepted and executed this day
of 1992, in the City of San Luis Obispo, State of California..
The City of San Luis Obispo
Mayor
City Administrative Officer
City Attorney
Community Development Director
San Luis Obispo Little Theatre
Director
NOTE: ATTACHMENT 2 WAS NOT AVAILABLE FROM
SLOLT AT THE TIME THE AGENDA PACKET WAS SENT
OUT FOR PRINTING. ATTACHMENT 2 WILL BE DIS-
TRIBUTED BEFORE THE COUNCIL MEETING.
s owol-
February 26, 1992
MEMORANDUM
TO: Ken Hampian
FROM: David Elliott
SUBJECT: Estimated Costs of Old Library Renovations
Following the direction of your memo dated 1/17/92, I convened a
team of city employees to estimate the costs of renovations
needed at the old library under various building uses. This team
included Tom Baasch, Ron Hanson, Spencer Meyer, Kevin Niles and
Dave Smith.
Before calculating costs the team tried to loosely define various
categories of possible building use. We arrived at the following
four options:
Option 1: in-house office, recreation (non-assembly) , or storage
uses with minimum discretionary improvements (occupancy
type "B")
Option 2: leased office, retail or small food service uses with
significant discretionary improvements -- not including
tenant improvements (occupancy type "B")
Option 3 : in-house recreation (assembly) or leased theater,
church, exhibit or large food service uses with minimum
discretionary improvements (occupancy type "A")
Option 4: in-house day-care use with minimum discretionary- im-
provements (occupancy type "E")
To illustrate the range of possible uses, we organized activities
by building code occupancy type (defined by assumed concentra-
tions of building occupants) without regard to zoning restric-
tions. Because the existing occupancy type is "B" and there
would be no change under Options 1 and 2, the building codes
would require only minimum mandatory improvements, mostly to
provide accessibility for the disabled. With Options 3 and 4,
though, the occupancy type would change, and the building codes
would require several other mandatory safety improvements,
including fire sprinklers.
ATTACHMENT 3
Estimated Costs of old Library Renovations
page 2
The attached schedule of estimated costs shows the following
totals for each option:
Option 1: $ 30,900
Option 2: $277, 200
Option 3 : $103, 500
Option 4: $153 , 500
In calculating these estimates the team derived costs from three
sources: current construction estimating publications, records of
recent renovation efforts at City Hall, and actual quotations
from various contractors. Although there is always a measure of
uncertainty in estimating the cost of renovation work, the team
feels confident that the figures listed are realistic and ac-
curate enough to compare the costs of various possible building
uses.
attach: estimated cost schedule
ESTIMATED COST OF OLD LIBRARY RENOVATION'S ' - -
FOR VARIOUS USE OPTIONS - -
OPT10x oP•noy OP71014 OPTION
1 2 3 4
OCCUPANCY TITE 8 B A E
MPROVESM.T DESCRIPTION'
STRUC'TCRAL
repairtc=1tc daaa;e is ae.=aaine 7oar 52,500 C S2,500 C 52,500 C 5$500 C
r
fr:mlple cavi.-e bcDding 10,500
sL-Ca._Ibcz)Ci3:-ta'.+cam connections in ac=ne Door 4,700 7,700 C 4,700 C
repair sag:inf floor on fist]n•d 1,000 I,D00 C 1,DDO C
eonstraG shear w;l!oa fist lcvd •2,0 C 2;00 C
tic sbcar w.Bs 10 700f and ac=antic floor 3;-00 C 3x00 C
contract for=swy.rniew•by sL-neural cn.-ineer ?,G00 C ?,000 C
INVF iNICALA.'%-DPLX-.'o:BVG
install ae+r beaime,vemt'.atfaj and air condhioninj(X VAC) - +�
invuX acw•beating and venulatiag _ . <-,ODD
modify to7eu for disabled acrasibMiy 7,600 C .- 7,600 C 7,600 C. 7,600 C
install as Accsible dria)dnt fonatain 3'200 C 312M C
install fire lap.-I=Wcm - 43,800 C ... - 43,600 C 43,800 C
F]F.CMCAL
pride power and rod pads for new}?VAC 6.000 c
iasmll aem:abiem B;b•.ia=and coaveni'mcc caths 43+000
L-rm0R
prep,p iae and paint all paiatable swfacs 13,200
iasall floor coverings 13,700
iasaB new T•bar suspended wiling =1e2
iasall glae-0a cet'.ing utile
rc;b=hand:-M1 and goart:tl•and wvci open treads an saia stair 6,000 C 6,900 C
replace hand.-a3 and open treads an ae.:arIme stair 1,400 C 11500 C
tnodl y all doors for disabled arrrsstbiliry E,400 C E,400 C E.1900 C E,400 C
replace st0.-efroat new rear ewr2noc 2000 C 2,OOD C 2,000 C 2,ODD C
install new ud:sibs mad e:me-.cnCy L:e:i-t 4,OD0 C 4,ODD C
wvteTroof:easia=wauatmonbwes:corner 1,700 C 1,70D CI.-,DO co '"" 1,700 C
EST MATED COST OF OLD LIBRARY RENOVATION'S
FOR VARIOUS USE OPTIO.'S _ .
OPTION OPTION OPTION OPTION
1 2 3 4
E CMUOR
iss:aD new roof 11400
replace 14 Windows to 01=1rate leaking sash
replace concrete near front entrance 1,300 C 1,300 C 1,:,00 C 1x00 C
ices=11 si;:a,:imps and simpin;for parking lot diabled acrasibili:y 1 00 C ],300 C I'm C ]r00 C
v+alc:proof rrainin=wall and remove tree ],7C* C 3,700 C 1,700 C 1,700 C
insuIl guardrail and landing improvements for second floor:-.cp 4,400 C 4,400 C 4 i00 C 4400 C
replace hand..ils and L-ndin;s on stair to p'al grmnd area 700 C
i»su11 disabled accessibility rmp to pal round 3,7OD C
TOTALS Sa0y00 S277,:00 5303,500 5353,500.
vO7mS:
The letter"C follou4n=a cost si.•ni5es that the improvement is required by building codes
Option 1:in-house oSae,recension or starase usa aitb mirmum improvements
Option t Ieased office,reaeotien,rcUA small food service uses with 53PMesat improvements .
Optioo 3:]eased theater,church,exhibit or large food ac%iee uses Nish minimum imprwemems _
Option 4:in-house dayora vse oizb mia9mam impmvc==ts _ ... . ..
�If cityo san luis OBIs
990 Palm Street/Post Office Box 8100 • San Luis Obispo, CA 93403.8100
MEMORANDUM
TO: Arnold
` FROM: Whitney
DATE: December 19, 1991
SUBJECT: Establishing a Non-profit Theater in the PF Zone
In the process of establishing the Children's Museum, a general plan amendment was
approved, which changed the text of the zoning ordinance to allow non-profit theaters in
the PF zone, with planning commission approval. The following permitting process would
likely apply to a request to establish a non-profit theater in the library "annex" of city hall:
1. Planning Commission Use Permit
2. Architectural Review - This would be required only if changes are proposed for the
exterior of the building. Depending on the extent of proposed chances, this would
be handled either at staff level, or by the ARC.
3. Sign Permits - Permits for proposed signage which meets city standards could be
processed over the counter. Signage requiring exceptions to city standards is
reviewed by the ARC.
Issues which would most likely be focused on during planning commission review are:
1. Parldng - The requirement is 1 space per every 4 seats. Parking must be provided
either on-site or off-site. Shared use of the parldng lot behind city hall offers a
possible solution.
2. Appropriateness of the Location = This might involve consideration of on-site
facilities as well as the location of the use in the context of downtown. 'Would the
theater group lease the entire building or only a portion of it? If some office uses
were retained, would the theater interfere with the office uses? How does this
proposal reflect city coals for cultural facilities in the downtown?
Attachments:
-site plan
-zoning maps
ATTACHMENT 4
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San Luis Obispo Chamber of Commerce
1039 Chorro Street • San Luis Obispo, California 93401-3278
(805) 781-2777 • FAX (805) 543.1255
David E. Garth, Executive Director
October 20, 1992
f'4/11
AYYtDI!�! ��it��t5
Honorable Mayor and City Council Members
City of San Luis Obispo
P.O. Box 8100
San Luis Obispo, CA 93403-8100
Dear Mayor and City Council Members:
The Board of Directors of the San Luis Obispo Chamber of Commerce
supports the Little Theatre's proposed move into the old Library
building on Palm Street. We believe this move would be a very
positive step for both the Little Theatre and for the community.
It is our belief that a theatre of this sort would be of great
benefit to downtown San Luis Obispo. Not only would it draw
people into the downtown area, but it would contribute greatly to
the idea of downtown as the cultural and spiritual center of the
city.
Restaurants would benefit from theatre-goers wishing to grab a
bite to eat before and after performances and a theatre downtwon
would provide a much-needed evening activity for tourists.
We wish the SLO Little Theatre much success in the future, and
we urge you to give them your full support.
Sincerely,
David E. Garth
Executive Director
P__ IVYID
OCT 9 0 1992
CITY CLERK
SAN LUIS OBISPO.CA
ACCREDITED
ATTACHMENT 5 `�"a 0 C0. —
:o.. .«
October 19, 1992
Diane I. Sagey
Executive Director
Community Theatre Foundation
1129 Marsh Street
San Luis Obispo, CA 93401
Dear Diane:
On behalf of the downtown Business Improvement Association,
I would like to express our support for the SLO Little
Theatre's relocation into the old library.
The BIA continues to work toward the development of downtown
as the entertainment center of the County, and; the addition
of the SLO Little Theatre will only enhance the cultural and
entertainment value of the downtown.
The agreement that the City and SLOLT have developed for the
use of the old library is beneficial to the entire
community. The upgrades to the property and availability of
the building to other community performing arts groups
offers a tremendous benefit to the downtown.
Please be assured that the BIA supports the SLOLT move into
the old library and is willing to offer testimony to any
audience for the SLOLT.
Please feel free to contact my office at 541-0286 should you
have any questions.
Sincerely,
A/mv,76,z�eecA,
Lynn Block
Administrator
Business Improvement Association
ATTACHMENT 6 ,g
cn R, ram.c... rd.o:anx.unvui-n,)j?x I
0 Aso vo-
COUNTY OF SAN LUIS OBISPO
MI
-� bepamment o� cEnEizal sERvices
L.'4J COUNTY GOVERNMENT CENTER SAN LUIS OBISPO, CALIFORNIA 93408 (805)519.5101
DUANE P. LEIS. DIREC rCR
April 169 1992
Ken Hampian, Assistant City Administrator
City of San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93403-8100
OLD CITY LIBRARY
Ken, I was reminded that I still owe you an analysis of how the County would
propose to use the old City Library if we were offered the space.
You may recall that I was proposing the County could use the Library space as
storage space. This would be relatively easy to accomplish and wouldn't require
any extensive or expensive building modifications. We currently don't have any
funds to modify this building or even pay rent. I would propose that files
currently located in the Government Center offices could be relocated to this site
and thus * free up more space in the Government Center to allow more staff to
relocate downtown.
If the County could obtain 9,000 sq. ft. in the old Library, I feel we could
conservatively free up at least half that amount in existing space. This would
give us 4,500 sq. ft, more. space that could potentially house an additional 22
employees in the Government Center. This assumes a floor area of approximately 200
sq. ft. per employee. More efficiency may be possible to allow more employees, but
I want to give conservative estimates at this time.
I 'hope this information is useful to you. Please contact me if you want more
information or if you want to pursue a lease with the County.
DUANE P. LEIB
General Services Director
c - Lee Williams, Deputy County Administrator
cjt/8356p
4-17
ATTACHMENT 7
Attachment 2 to SL lease of Old Library -11 1/92 (AC)
SAN LUIS OBISPO
LITTLE THEATRE
LIBRARY SITE RENOVATING AGENDA
RM
FUNDS :
FUNDS : SOURCES & USES
USES: •
City estimate to upgrade site $72, 100.
Less: Materials donated or recd
@ reduced rate, including
labor. (14,825. )
Plus: Theatrical Improvements 4,795.
Misc. Contingencies 5,000.
TOTAL $67.070.
SOURCES:
Financing: (minimum based upon current
cash in bank of $54,379) $55, 000.
Additional: -SLOLT Fund Raising Committee
to raise $20, 000 by
April 1, 1993
-Personal Loans or Personally
Guaranteed Loans
-Arrangements with Merchants to
defer commencement of payments
until June 1993
-Ongoing collection of "Pledges"
cppIESjp: ($20,858 outstanding)
❑• Action ❑ FYI
rACAO
❑ CDDDIR -Further reduction of projected
❑ FN.0tx. total through donated items
❑ FIRE UREF
,'4E 9"FwDw- -Return of $15, 000 "seed money"
/OFJG. ❑ POLICE CR . from Foundation 12, 070.
❑ McmT. Er%hI Q REc.DIk
r]A_ DFILE ❑ dnLDIR
TOTAL .$67,070.
P.O. Box 122 • San Luis Obispo. California 93406 • (805) 543-3737
ATTArNMENT 9
SAN LUIS - OBISPO
�S LITTLE THEATRE
ONGOING SERVICE OF DEBT
At current rates (which aren't likely to markedly change in the
foreseeable future) below is some typical loan infor4ation:
Amount of Loan Term Rate Monthly Payment
55, 000 48 Mos 6. 00% $1,292.
60, 000 48 Mos 6. 00% $1,409.
65,000 48 Mos 6. 00% $1,527.
To service the above listed debt possibilities, the SLOLT would
primarily rely upon production revenue. Our present rent is $1, 504
per month, which we are managing to pay despite our poor location
and cramped, ill-suited quarters. In the more visible, more
convenient Library site, it is generally conceded that our
attendance will improve, thus adding to our ability to service a
loan. '
In addition, the Library site should allow us to more easily pursue
further donation/fund-raising levels.
P.O. Box 122 • San Luis Obispo, California 93406 • (805) 543-3737