HomeMy WebLinkAbout0372.094;: ....
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July 7, 1994
HOnORABLR CITY COUNCIL
P{llo Altoi California
1.:>6 UNIVERSll.LlJ.'lll!!,;I.!L:· VilRSITX l'HMTR!!
t1ernbers of the Council:
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This report is for information only. No City Council action is
recommended or required.
Thi.s report forwards to Council information on the receipt by
Planning Gtaf! of a major Architectural Review Board (ARB)
application for conversion of the Varsity Theatre building to
t:etal1 usa. The application was received on July 6, 1994, and
1)):OP030S a seismic upgrade and renovation to alIa. ... two-st,ory ret.ail
use within the existing tlH:ater space and cafe use in the existing
J obby. Historic rehabilitation ~Iil] be accomplished in the entry
court area. The application proposes to use only seismic bonus
allohdilg for .a 2:5 percent increas~ .tn the gross floor area. A
. detl:liled project description is contained in the attached
information submitted with the application.
In a subsequent conversation with Nt'. Keenan, he indicated his
continued strong desire to incorporate the floor area associated
with a second (historic) bonus. l1r. Keenan indicated that the
additional floor area could be accommodated within the exterior
walls of the project as submitted Oil July 6.
Staff has not conducted an in-depth review of the applicationj
however, a notice of incompletion will be sent pending
determination of environmental reviell.· requirements.
Respect.fully submitted,
ft" u«'~(:>fi~'i(~-'fJ
J 8S B. GILLlLAND
A sistant Planning Official
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BERNARD M. STROJny
Assistant City Manage~·
CfIR:.)72 :94
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K8NN8TH R. SCHREIBER
Director of Planning and
Community Environment
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Attachment: 115/94 "ppli~~tion Description from Cal"raSCO &:
Associates
cc: A:rchite'ctural Review Board
Planning Con:~i98ion
Cha-rles J<eenan
Carrasco & AauociatOB
All Individuals Submit.ting Speaking C<'Irds at "1/15/94 City
Council PubHc Hearing
7/7/94
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VARSITY 11IEATER BUILDING, PALO AI-TO ?/S/9l
RENOVATION FOR RETA1L SPACE
The hislOI1<: Varsily Theater buUding will be. seismically upgrc'lded and rC;1o\,<'ited to allow for
two-slory retaH use wlthinlhe existing tneater space and Cafe use 1n Ih,!'e-..xisling lobb)"
Historit rehabtlitation will be accomplished in the forccourt 3Jca. The existing appean.nc.c wili
be maintained, with seismic brae,ing being added to I~e sidewalls-at the column points. Roofing
file wm be repalred and replaced. TIle c..ourtyatd slab wiH mosl likely be removed due to
seismic foundation work required at all ('{lJumllS. A nc\\o" slab will be de.signe.d Md if'1S:lalkd by
a C()ncre~e artisan, maintaining the ong;MI palle.rn imofar as possible. A (ownwn will be added,
in the location where a fountahl can be seen in histonc phows. E'I,;isting Ilghl Ih~ure~ will be
retUned and repaire.d. A new sewnlY fence/grille with e:dt gale-.s wili 00 pwvidw at ~he ~Ite-e:
facade, if required by the te-nanL The enHre blJilding will be repainh:d.
The major his.toric feature of 'tne. theater. the marquee, will be r~no\'a!e.d. SIo1:biliud sIr\KwraJly.
and have neon repaired and replaced. Tne form a."d de.sign of the m;uqu~e must remain im<?Ci.
to Ihe satisfaction of the Historic Resourc-<:,-.S Board.
At rhe lobby entrance doors, Ihe faCdde will be renovated and repaired to ma.lch (xisting hislonc
detailing. The high "tower" element at the Ihe-,lIrc wall bq'ond will al~.o be. fcp..1if('d and
renovated wilh plaster details 10 match existing.
New entrance doors. will be provided. in a design more wmp..3.!lbJc wi til the d\'-sign of thc Ihe.:Her
facade. The area presently se.rving a~ Theater lobby WIll be completely rc·donC'. The exi~llng
ceiling and decorative columns must be removed due. (0 ~j~mic repairs. Depc./lding upon the
tenant, this area could take on somewhat of an hislOIic character. if lhey choo~-10 detail thc
interior in that manner.
Within the main, building area, new public restrooms and an elevator will be ins-tailed., The
approaches to the entrancts. as well as resrrooms and eley~tor, will be made fuHy acces.sible to
~he disabled, per Federal and State Codes. The e:dsting small ase<:Qnd~floor" area aoovc the
entry doors wi!! be removed to allow for a more dramatic, 2-s!ory entry spacC'.
At prc.st!llt, a bJank waU face.s Lot H on the }!ast side of the building. The renov''I1ion adds. a new
and exciting facade with. luge windows 10 allow pas.sers·by 10 view into tm-, retail space. The
enlrance from Lot H becomes a strong feature. its facade clad in limestor.e.. and refkcli .... e of the
shape and deiail of the "tower" element on the University Avenue side of the {,.:ti~ltng thealer.
A canopy in the form of the original (curved) Varsi(y marquee defines the cnlr,' from LOI H.
New landsc-ape planters and trees along the Lot If face of the building pruvide ;m mban
s.trectscape feeting, ra!her than Ihal of a "back enlry", The sl!bs(anliaJ upgrade to Ihis rrM
eleyation will bring light and activity !o this part of lawn and encourage sh.oppers !o w.dk
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through the new retail store or to the courtyard of Ihe Garden Court HOld next door.
Within'lhe "Iheater" portion of toe building, the loge sealing platform, stage and ocr«n will 00
removed, Ihe floor will be leveled and a second floor will be aa'de<l. Floor to floor height will
be '16 '-0" 10 allow for high ceilings on bot'l the nest and second floors. Theexisling basemen I
space under the stage will be abandoned, as the r",ulling head clearance would only be 5'-0",
Expansion on 2 floors will occur at both side waJls of the theater buitding. 1'he exi&ting main
oolumns and sidewalls witt be strengthened to meet current str~(.luraJ/earthqltake requiremenls.
To meet'historic preservation criteria, the new second floor structure wiil be designed and
constructed such thai it could be rcmovoo in the future 10 return the space (0 theater u&e. The
new second floor will have a central space open to the first floor. A generously·wide swr wHl
C<lnnect both levels, and an additional exit stair will 00 provided.
The entire building will have an automatic fire sprinkler system added and new HVAC, lighting
and power s),slems to accommodate retall len ani needs. Space for a Ira~il dumpsrel will be
provided.
As part of the shell, lay·in aCQustlcaJ airing systems will be installed at the first floor and new
portions of the second floor. In the main section uflne second floor, the curved existing the.ater
ceiling and perimeter detail will be-retain&J and repaired as required 10 meet safeLY codes.
rQr Tenant Improvements, slllb·ins will be prov[ded (or water, power. sewer and gas 10 serve
the Cafe area,
Summary of Shell to be provided:
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Seismic upgrade of ex.isting structure.
Handicap accessibility and compliance with ADA.
Expanded first and second floor area.
Rehab and preserve the marquee, forecourt. entrance facade, "tower-area and high
celling of ex isLi ng theater space.
Flat floor -in "theater" at first floor.
Second floor with opening down to first floor. Large staircase and perimeter decorati .... e
raj ling at floo! open i ng.
Finish. 10 inside of exterior Walls and to underside of .second fioor (acoustical lay·in
ceiling). AcouslicaJ lay·in ('-tiling at new hIli!ding portions of secOnd 000£.
Restrooms at first floor.
Elevator.
New roof-mounted HVAC system,S units with a total of 45 ton, capacity.
Upgraded electrical service,
Gas service.
Roof·mounted exhaust fan (no grease exhaust).
Fire sprinklers throughout
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VARSITY THEATER PROJECT DATA
4.
llXISTINQ ENCLOSED AIillA
BASEMENT
GROUND FLOOR
MEZZANlNE
SEISMIC + 25%
HC TOILETS, ELEVATOR
Acr11t\L!LliIiKl.NED _all...ful
(E) GROUND FLOOR
DEMOLISHED
NllW GROUND FLOOR
SECOND FLOOR
ENTRY
COVERED FORECOURT
OPEN FORECOURT
5. llilQl.!JRED PARKING
1,235
10,213
..u£4
14,972 S.F. (present City Assessment)
-l.lli
18,715 S.F. __ ill
19,173 S.I'.
. 10,213
-826
...1..'M;1
12,330
....M1l
19,173 S.F.
493
gS7
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2,340 S.F. (not counle<! in gross area)
715194
BUlLDlNG IS IN PARKlNG ASSESSMENt DISTRICT; THUS, NO PARKING REQUIRED.
6.
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AS THEATER: 640 SEATS X 114 = 160 CARS
AS RETAIL: 18,715' 1 250 = 75 CARS
• /-.I"". allowable minus toilet, & e.levalor (458 ,.f.)
S)TElMIA
SITE AREA: 20,437.5 sq.ft.
PERCENT OF SITE COVERAGE: 12,330120,437.5 = 60.3%
FLOOR AREA RATIO: 19,17311.0,437.5 = .94 FAR ••
.. Forecourl 110t included.
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GRRASCO & ASS(XJA!l5 --"'-----,-----.. -------------.• ,
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YA.RSlIY_TJIIlAII'JUillliQV8IJ.QN
HlSTOR!C PRESERVATION ASPECTS
715194
Th~ re"fl()\'3tion 311d adaptive re-use of (he Vanil)' Theater will endeavor to meet the Hisloric
Review BOOrd's cli!('..fia b.as:t<l upon the U.S. Dep3J1menl or Interior's Standords of
RehobiUlOliO}f 1990. as follows:
L 1'hc new (r~.lJ!:il) us.e proposed re.quirc.s only minima! changes 10 the defining
charatt(::(istic$ of the bul!dll1g. Seismic upgrade requires additional bracing and
('"olub-tn fl!inforcemeot ill the rOIC''':Ourt area and the marquee must be strengthened
>tru<l"aJly, Tilt .. changes c.an be 'C<ompli,he<l wilh minimal change to Ihe physical
aPIX,lnlnte; thus, the forecoull will appear essentially as it does at present.
Mo~t signillrant change.s to the building occur insid'e (adding a second noor) within
(he ma.in Ih~lei :SP!C~ and thus do n';)l impact the appe.arance, of the University
A~'enue raCldes, lowers .and cour1yard.
2, 1:1lC h'lMofic Chil[;'l-Clt"r will be retallied and preserved by repairing ('.xisting plaster
df('OfllLVt wOlk allhe University Avenue fac.ade, the forecourt and the entiance and
"10''''·<,-£'' waJls. n·.t ti!e roofs of the arcades will have to be removed, the structur~
~rcngthcned Md the tHe rcpl<':(.'c.d, Exisling light fixtures wifl be ulx!ated electrically.
but ~cpl ph~·skalJ>· Ihe Mille. Ol~er fmishes and details within the courtyard will all
be repaired or rC-PFlcc<t in kind, 10 mainlain the hisloric character.
3. Since lhe University Avenue rat-ade and forecDurt c{)ntaio the most significant historic
rea-w'res {)r the b\Jllding, there is no need to add clemenls, There are many fine delails
which are deteriorJlled and merely need repairing. One addition is proposed to the
counyard . a r(l~r.tain. In .old photos of the theater 1 a (ountaill can be seen in the
({)urty,ud and the PlYing paHem indicales there was something in the courtyard
previoo~l)·.
It is felt that rttumtng a rounla[n ~o the courtyard will enhance the atmosphere and
rcgai n a lo~t pi N"t'! of h istOIY.
Addilio.n! 10 the sidn of the theater area will not adversely affe<:t the historic
elemenls or the (O!((ourt and main racade, as the exi~ting thealer buHding is a
windD~~'-JeS-s ma"$ wilh only exil doors and ramps. Thili part of the building has no
his!oric exterior detailing and Is quite tmsighlly. The new walls, windows and
entrance are not seen rrom University,A\·tflue nor in direct conjunction: with the
historic elemenls. The de.sign does, however ulili7.e some forms which recatllhe
"tow,," elern<l11 and lhe sloped lile roof of Ihe arcade.
4. Regarding -changes which were previously made to the building, the only change
noted by rc.viewillg otd drawings and photos appears to be the marquee. One
document sllows an ar-ched canopy in lieu or the present marquee. It is intende-d to
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renOY(I,te the ~DE marquee, ",5 it has hislofic s;gnifiC'..1nce to Palo 1\110 at Ihis point
in time.
Djsl;n~{jve fe-.1tures such as tn{J marquee. the (ollonack.d arcade-so the Unh'ersily
Avenue facade and lower W2:.lIs :lJld the lighl fj){LlIre.s are aU being repaired and
presc-!\'e.J. AtlholJgh. it is not required; i! is <!ho tlie. intcnt to re!.a.in 1 ,e-.p.lir and replace
if nece.ssary the high curved c~fling or the main thc-.. .\!er spac-e. AI this point _in lime, il
is not known whether the ceiUng (an be. seismiC.aUy siabiliud or whc[hf'f it mml be
removed. rr possible, it ~il1 b-e retained and ils delliliog renovalf-d.
Delenoraled historic ("Iur", will be repaired wh"o P'>¥ible and rcplawl·lo·match
only where rCj>ai, C<\1l1101 be ,eoomplh1>--d. A pholo!og of Ibe tielail. will be made
prior to beginning any seismic repairs (If all)' pll1ial demolition. 'mus. jf ('Ie.menls are
inadve:--t'e.nlly damaged or desl{Q)'ed l a p®to will be a\"'ailable (or r«X)fl~lrutling the
elements,
One "missing feature~ ~ Ihe fOl..1n'.ain • is. being r~pt<:C"("d, A fOIJIl!.a.'in o( similar design
10 that see-n in lhe old ooc\Jmenls will 'be: utilized. Dt1"ils of the wiginll fountain land
building) are not available; only a po\.l[·qua!ilj' phow ('.(;~IS,
7, Tne existing courtY3Id appeilrs to h~\"C the original !j.{".Nt.xI fOIH.'rt!c fini$h cssentially
intacl. The paving is quile (rilckC'd ,1.nd ~!air.ed, bUllhe p~ll{'(o is inlCre.~ling and
should be replace<l in kind wlle.'1 rtmowd. Paving from ("2.ch wlumn oac-k to tile wall,
011 boUi arcade.s, mUSI be: removed in (![(i:::r 10 ("ormruc~ M"ismic roundations. II is; fell
that so much conc;:r~e wilt be rernoved thaI i! will be more :\ltri"lCI~\'C to rc·treale the
exisling pauem wilh new roncrete ra~he.r thJ[l r-al("h it alL
8. There do not appear to be: an)' archaeological re.sourc('s. al this sile.
9. fn designing the 2ddilion and allci'aliorts 10 the the.atel .3rc-.a of the building, an effort
has. bee" made to "borrow· wrne forms and malerials {tom the l'xiniog forecourt and
Ihe facade but nollO "copy-. Clay lite roofing, .stucco \\',.\11.$ and -divided·Hte windows
are consistent with the old faCade and (OH, .... "Ourt arc-2de. Spo:::ifiC<tlly the -lower" shape
and proportion have been inlerpreted 3t lhencw enlr~e. from l..(Jt HI cre.aling a
subtle reflee.tion of the: lower fOfm on HIe back .side of Ihl! buitding. A canopy o .... er
the entIance ~as the (orm and shape of the ~r.gir:j\1 curved marq,uee sc{'n in old
photos. ShopperS will reclJgnize this ·b~ck door" as'lhe VaJ!Lt)l, rt recalls the historic
theater wilhout being a ljjeraJ "copy".
10. Of signific.ance is the fact lhat the $('000 floor .structure being deSigned wi!hin Ihe
main the.ater volume witt be: constructed such that it could be removoo III the future.
This allows for the Iheater to be reinslJ.lcd s'hoIJId: the demand occur in the years
ahead for a large movie house in Downlown Palo Alto
Nothing in Ihe d'Mif.n of the rtrait enW.nrcs. and (d(e WQutd jlftcludc returning Ihis
area to a thealer lObby. The projoclilJIl OOolh are.a. \IoOHi not be deSlro}'l',.(j, Design o( Ihe
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new side walls allows for multiple openings for extiing from Ihe Il1ain rioor fOI
theater use. The Slructural system being plannoo is a series of columns and sh.ear
walls, which means: there are no diagonal braces to inlerfere wl!h placemenl or e~.it
doors.
The use of bolted steel frames a][ows for future removal. The interior slructure which
supports the second floor is independent of the roof and Ihe roof framing is being
strenglhened 10 clear span Ihe space and meel currenl Codes. All these (acloro .lIo\\,
the building to be relurried 10 a thealer use in the future.