HomeMy WebLinkAbout03- Public Comments r
SAN BERNARDINO
San Bernardino, sprawling capital of the "Inland Empire",occupies a strategic location east of the
Los Angeles-San Diego corridor. Favored by relatively low housing costs,the city is experiencing
rapid population growth. Established residential districts have become more dense and the city's
boundaries have been extended to incorporate newly settled areas. Downtown San Bernardino has
not shared in this expansion. Suburban malls have siphoned off most of the region's retail trade.
In an attempt to bait this decline, a shopping complex has been built next to the civic center,iurcd
to the site by subsidized public services and favorable development conditions. Further
it;.provements are planned by the city's redevelopment agency. In the meantime, the rest of
downtou-n is characterized by la*Me areas of surface parking,v ant storefronts, and an absence of
pedestrians.
_ _ . _ Pli r-U!:—GEF'VELE'�---- FH:-iE . ni,_
P.10
A handful of structures recall more intense activity. The Platt Building stands on a prominent street
corner at the edge of the old retail core. When constructed, in the early 1920's, it housed stores on
Lhc a ound floor, offices above, and a movie theater behind the commercial frontage. Today, the
Platt stands empty. It was recently acquired by the city which intends to demolish the building and
a.t orb the property into a larger redevelopment site.
1'w'ticiYants aarecd that the Platt Building should be saved. Given the number of do A ntown lots
,vlhich rc already vacant or un erutlized, the city should make a commitment to retain all that it
Of the: order fab:1c. It is temptin- to believe that the whole block must be razed before it
becornes atncdve for redevelopment or contributes once again to the city's tax base. But this is not
rte prase. Even while the building remains vacant it represents a valuable investment in San
.3e:r:ard:no's sueetscape. By defining an i_mponant corner;his frontage already contributes
and order to its surroundings. The Platt's facades could be used to anchor an attractive
cd�sr-ia�-t-oriented enclave that becomes the fist stage in a comprehensive revival of downtown
sect li`e. Small areas of intensive investment which exploit existing assets like the Platt are often
o tf0 if n
rnc)re e:'ecdve civic improvements than extensive programs to renew street furmiture, paving or
landscapt.
i ne o1z' -no,-le theater presents another opportunity to create an in%idnc focall within the city.
Reiur >ished as a performance center, this space could bring new patroraae to owntown
i,!si^.esses and even generate a demand for the remaining ground floor space within t+he Platt
Binding. For this reason,the cit;, should review its commitment to construct a single integrated
a;s center adjacent to the existing civic center. Placing all this activity in a single removed location
not help to revitalize the district as a whole.
What approach should the city take towards one of the few re early 19th c. structures in its
,_eprc_s,c: down town area? The city view's vacant retail/office space and a disused cinema as an
to comprehensive redevelopment and tax increment. Tears members advised the
r,navo: ro regard these older buildings as an investment in the future of the downtown. In the
r:cs.r�: �co:x tric climate demolition and redevelopment rvght simply replace empty old buildings
�� ith et ;i�t? nrw Ones.
ADVANCEMENTS
Title to the Platt Building has been offered for$1.00 through the City of San Bernardino's
Redevelopment Agency.
A careful evaluation by a prominent structural engineering firm concludes reuse of the Building
would definitely be cost effective in providing quality office space and retail uses.
Confirmed adaptability, by the IMAX Corporation, of the Platt's Crest Theater into an IMAX
"31)" type theater.
A letter of interest/intent in the use of the Crest Theater from Audio Visual Imagineering, Inc., a
laser theater company based in Orlando, Florida.
A recent, professional, feasibility study, paid for by the Redevelopment Agency, which determined
the greater San Bernardino area could support a 2,400 seat performing arts center in downtown
San Bernardino.
Both a thorough, impartial evaluation by a panel of architects and urban planning experts at U.C.
Berkeley's Center for Environmental Design and basic primary marketing research confirm the
proposed reuse of the Platt could be an outstanding success.
Recognition of the Building's historical significance, evidenced in numerous ways including
through professional evaluations and by the State Office of Historic Preservation.
Project financing is available through various sources including via a Redevelopment Bond issue
of up to 10 million dollars as provided under the Mills Act and the historic resources element of
San Bernardino's General Plan4-;4,_- �,;c;,;r,��y Or T� C�fi r,;el-,L
An expert team of professionals have been assembled to bring the Platt Project to fruition.
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MONDAY,SEPTEMBER 27, 1993
A,
MEIR0 NEW,
Al
9e st ate prepi oyees from
c# �
around Los Angeles Cdunty to`the h?ri uric district around Spring'
and 4th streets,near the state's 3-,year-old Ronald Reagan
Building.Consultants urge the state to build a structure on 4th
between Spring and Broadway and buy and rehabilitate the
Banco Popular Building,the Washington Building and the Luby
Building,the former Broadway C-partment store complex.
F,
h3EYR0 RAIL ,
S PAI.'PIS
fie3
i
:L Luby[wilding
2.Office building site
8.Broadway Spring Center garvge 110 a y
4.Washington Building
B,Reagan Building *,R t pry y 5
B.Banco Popular
VICTOR KOTOWTM/im AngeleeTfmm
D" UILDINGS." Pla"ItWbuld,
Invol-vienk 3,500 Em ployees
Continued from BI make this a more livable city,"
allow prite disperseswolke s, a trenduthat is P he choice is especially startling
counter to the proposed consoliev,,- because it is not the cheapest.
tion of 2,000 state employees from A related scheme calls for demoli-
40 11tes around Los Angeles Coun- tion of the 35-year-old state build- i
ty%nd of 1,500 from another part of ing at ist and Broadway, to be
� tltown, replaced by a new structure for
.,=I, even strong cynics might Caitrans. Combined with the work
pulse of hope for the troubled around 3rd and 4th streets, that
six, 'blocks close to the Reagan would bring total expenses to !
building if they tour it with Rosen- $382.9 million. According to the
feld, who is deputy director of the Coopers & Lybrand accounting
Department of General Services, firm, it would cost about $62 mil-
which is in charge of the state's lion les to reject renovations and
real estate. t:, passionate fail of instead construct all the buildings 1
downtowns and historic architec- or lease space in modern towers.
ture,he seemed to enjaiy hiking up But the plan to include restora-
_.fght flights of ancient,dirty,metal tion of three buildings would save
stairways to check out the view $55 million over the next 50 years
and ventilation systems atop the compared to keeping the curre,}t
Luby Building. scattered leases, officials say. I
"We've got to save citi�a from
th v emnhasia, that the Vahze..
the iw,llde out," Rosenfeld said "evivin a neighbor oos ism-
,uuring the climb. "If you.ire going CR b e i res!'urants,
`o cure this animal, you've got tj
E'.art from the heart."
('Oklbili�d W!th the work
a pulso of hope for the troubled around '3rd and 4th streets, that
would "rig total exeljje�j to Air&
s, biop.ks close to the Reagan P
but ldjs)g if they tour it with Rosen- $382.9�jion. According to the
fold; who Coopers
o is (lQputy director of the & Lybrand accounting
_.J),Vartment of General Service,% firm, it would cost about $62 mil-
which is in charge of the state's lion less to reject renovations and 1 IYM40. tr."�
real estate. A passionate fan of instead construct all the buildings
downtowns zind historic architec- or lease space in modern towns.
ture, he seemed to enjoy hiking up But the plan to include restora-
1 eigh"flights of ancient,dirty,ilictal tion of three buildings would save the Mai n
stairways to check out the view $56 million over the next 50 years
and ventilation systems atop the compared to keeping the curront
VIC P,
Luby Fluilding, scattered leases,officials say. I'llus, vv ao
"We've got to save cities front they emphasize that the value of
out," Rosenfeld said reviving a neighborhood i,,., iacal-
Oilri" culable if restaurants, iol i W, Olt limb. "if you are going % wdl
11(" Alf, 01)1; ;,Ilinlal, you've got to other businesses open Nl_;Arby.
,Aa�,,f 1(1 n thc heart." Some state wurkcrs iiwy atart to
move temporarily into rented tl_)U� Vk,
Luby 13uii(tilig is at l'os space throughout a wide awath of
Angeles' twart. Named after a
Downtown in six months. Mean-
i(:rent owacr, the former store nits while, the state is to invite sale or smi", CJ
n> to a new subway station and is lease proposals from properties in
half a block from where the An- the six blocks between Hill and
90': 'Flight "unicular will be re- Main and 3rd and 6th. The Martin feli
� c,V
built. The gleaming skyscrapers of report focuses on threw;buildings as tn
-13 ink,"r Hill are above the back prime,permanent possibilities:
dc ;,. T]3(! 6,rand Central Market,
OThe LUby, which the study T1,11
which L tindergoing renovation, is estimates might cost $72.2 million
duvir, t,o street and the bustling to buy through the Panktuptcy
but grisly shopping district of Court, renovate and furnish. The
Broadway is at the front door. (.'itf large open-floor layout and high
tIe Music Center and Little ceilings from its department store
'ickyu are within short walks. days appeal to planners, I ut it
�,V'ilson's plan is designed to lin'- probably needs expellsive t;oUllic
what 11o,,:,Lnfeld refers to as the strengthening. Offices for General
three Us of downtown: the hill's Services and parole functions are
'kiiiancial towers, the A,lispallic suggested there.
shopping corridor and the historic *The 81-year-old Washington
collection of 70- and 80-year-old Building, at the southwest corner unic as; fv�
hlflldin,s on Spring Street tiiat of Spring and 3rd, across from the
were Uve Wall Street of the V!csL Reagan building and adjacent to a •
- svdder days set in. Property ION, 4,111-
A _i.ntil recently built 900-space garage All kJ
Y;lariag,,,rs estimate that the build- that would have roorn for state
ings,along Srring between 3rd and workers'cats.The Washington has
9th streets average only a 3U% been renovated twice i,,, the last
occulrIncy rate. three decades but still requires
GovcrnmetiL is obliged to revive safety and mechanical upgrading.
the area since government Estimated costs to buy and fix the
wrecked ill by encouraging a cor- 13-story structure total $193 niil,.
wxlu,; to Bunker Hill, itc- lion. Now only about .10% occu
A
to Frc,(.1 Cowan, who owns pied,the offices may be Lk. d in the
'JL,� M,;tory Continental Building future by the state Industr- lu. -Y
W 11 Spring St. When it opened tions Department ial Bela-
1501, the heavily ornamented *The eight-story i3aile,)popular pala I
rtructure was the city's fir3t sky- Building, also built in 1912, at the
it is now boarded tip northeast corner of Spring and 4th.
Cc i;1! said, in the midst of "bad Now about 90% occupied, it was '
remodeled twice since the 19708
Chz stooherC.Martin,the,tire'
it- but would require soine crew venti-
i ld planning consultant
lation and safety work, according
:tale, stressed that an
to a report that estimates put-chase
w1;,,rL,nL goa; is to improve "the and repair costs at $24.4 million.
strian environment" between The city Community Redevelop-
`1!An) stop on Hill and the ment Agency is the laq'c4t tellitrit,
building,, on Spring. Al.- and the CRA presuin
ably would
wider sidewalks, better move elsewhere oil `1,dag Street
Vis
itlCiTased security and to make room for the ;late iPwivi-
v.,on't by theirisrJves ronmental Protection
d Mg sales or panhandling, The plan would require den,jii-
of :Akite employees will
Lion of several Otte :story 1,eAail .-V
imagery of th(! social buildings along 4th Str(T' to make 2001. S . �F
way for a$73.3-million t ata com-
it 1 bit of a gamble, no(j()jI)t plex, probably
for hoz!Lll t0id wel-
t also r'tin said."But it's also fare offices. Like the W&*11illgion,
o many people want it to the new structure! wu ld be adia-
cent to the existing gw kg(-, *1
80d offik"'consultants lookcd A state law paisc(" in 1J91 re- 4
:i�l it 4.1Y upti;-ins for state office 4611
quires new projects iii 1,luviiitown
CIPIz;Jikdatiun, including one that
Los Angeles to be to the
A,Jui,, orily have built structures Reagan complex. 3uuh grouping
in all insulated campus makes sense even in cl.c era of
hJ)'. faxe
and computer netwoeking,
m
preservationists
e de. Rosenfeld insisted.
r
iighted Lhut the state adopted "The real advantage of i'vown-
wany re tor,itiun steps urged in town is the same thing that has
the ck".y's proposed strategic plan caused downtowns to work for
fitt'the arv::- "I'm very impressed," 10 000 years,"Rosenfeld,aid while
S�I;Ad Ueda Fishman, executive di.- walking along Spring Street."That
rf-(tor of the Los Angeles Coriser- is people want to be around people
vancy. "The state seldom takes the to do business, to buy and sell and
'one v'ev" of things. Ill this, OWY talk. There's nothing like a face-
I Trive not only the sense of to-face meeting. And this 0 still
I
Ouildings,,, but of hove to
the best place to do it."
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