cc 2024 AR 02/27 avo theater — Vista City Council, February 27, 2024

ACTION:
____________________________
Clerk/Secretary
Department: City Manager Item No: D4
Prepared by: John Conley, City Manager Meeting Date: February 27, 2024 Approved by: John Conley, City Manager Agenda Location: Discussion SUBJECT: AVO THEATER
RECOMMENDATION: Discuss the current and future use of the AVO Theater and provide direction to staff.

CORRELATION TO CITY COUNCIL GOALS: Parks and Recreation PRIOR ACTION: None.

STATEMENT ON THE SUBJECT: Councilmember Melendez requested the City Manager place a discussion item on an upcoming agenda to discuss the current and future use of the AVO Theater, located at 303 Main Street.

The City owns and operates the AVO Theater as a cultural arts facility and leases the adjacent restaurant space to the Curbside Café. Built in 1948 as a neighborhood movie house, the AVO Theater was purchased by the City of Vista and restored to accommodate live performances in 1995. The AVO is a fully-equipped performance venue (with lighting and sound systems) with a 385 seat auditorium, an elevated stage, and back stage dressing rooms with restrooms. The AVO features a concession bar area and large lobby restrooms.

Use of the AVO Theater. The AVO Theater property has primarily been used for live performances and special events over the past 30 years. Performances include live theater performances, live music, comedy performances and dance performances, with special events such as graduations and private parties. A list and calendar of events held within the AVO Theater over the past ten years is included as Exhibit 1.

Past Development and Historical Analyses. A private developer evaluated the AVO Theater property for conversion to a live music and entertainment venue from approximately 2018-2022. The analysis included a historical review of the property, which is attached as Exhibit 2, and preliminary architectural plans for major improvements to the building, included as Exhibit 3. However, due to the costs of this conversion project, the project did not move forward.

Grants and Funding. In August, 2023, the City received an earmark in the State budget for $250,000 from Assemblymember Laurie Davies for rehabilitation and accessibility upgrades to the AVO facility. Staff plans to address accessibility deficiencies within the building with this funding.

AGENDA
REPORT

CITY COUNCIL

COMMUNITY DEVELOPMENT COMMISSION

SUCCESSOR AGENCY

BUENA SANITATION DISTRICT

JOINT POWERS FINANCING AUTHORITY
Discussed the current and future use of the AVO Theater and provided direction to staff.

Vote: 5-0

MEETING DATE: February 27, 2024 PAGE 2
SUBJECT: AVO THEATER
Annual operational costs are budgeted for the AVO Theater in the Operating Budget. The operating budget for FY23-24 is approximately $120,000, accounting for staffing, operations/maintenance and allocated costs. The annual budget is attached as Exhibit 4.

Current rental rates for the facility are provided in the following table.

CVBID Recommendations. The Central Vista Business Improvement District (CVBID) Advisory Board discussed the AVO Theater property in their regular meeting on February 5, 2024, and provided the following recommendations:
•Short-term (1-3 months) – Issue a request for proposals (RFP) to find an operator to lease the AVO from the city and program it with live entertainment options that do not require a significant remodel.

Recommendations include a non-profit organization to program the venue with bands, comedy nights, theater groups, classic movies, etc. to bring people downtown on a weekly or monthly basis. This approach would help support our local musicians and artists. If successful, City staff could work with the owner of Curbside to create food and beverage service during certain nighttime events. •Medium term (5-12 months) – Staff can create a small committee of local business owners to thoroughly explore the long-term use of the AVO with developers, existing venue operators, and others who have knowledge about the market potential and feasibility of various uses suggested. Possible uses include a food hall, artisan market, museum, “Belly Up”/”House of Blues” style live music venue, dinner theater, bowling alley, etc.
•Long-term (12-24 months) – Staff can take recommendations from the committee to the City Council to decide a long-term plan for the AVO. This could include hiring an architect and preparing an RFP for a venue operator. Once plans are prepared, in consultation with an operator, staff would seek grants and other funding opportunities to pay for the construction and remodel.

FISCAL IMPACT: There is no direct fiscal impact associated with this discussion item.

EXHIBITS:

1.Past Use of the AVO Theater

2.Historical Analysis – NPS Evaluation of Significance

3.Preliminary Architectural Plans (2020)

4.AVO Theater annual budget (FY23/24)
AVO PLAYHOUSE or Club M
Group A Group B Group C Group A Group B Group C Group A Group B Group C Theater $395 $490 $780 $780 $975 $1,555 $120 $148 $236 House Staff $15-$25/hour per personnel
Technical Personnel $25-$50/hour per staff
Technical Personnel (Contract Services)Billed at direct cost per agreement with City Technical Director $40/hour
Light Plot re-hang $900
Ticket Printing $75 single event; $20 for each subsequent performance.

Ticket Sales $1.00 per ticket processing fee
Over 10 hours
Hourly Rate
Additional Hours
Up to 10 hours Up to 10 hours
Non Performance Day
Daily Rate Daily Rate
Performance Day
02/27/2024 D4 Page 2 of 144

AVO RENTALS HISTORICAL
2014 ORGANIZATION TYPE DESCRIPTION
7/3, 7/17 Premiere Productions Youth Theatre Summer Workshop Performances 7/31, 8/15 Premiere Productions Youth Theatre Summer Workshop Performances 8/2 Vista Rod Run Car Show VVBA Rod Run Film
8/17-31 STAR Repertory Theatre Community Theatre Sweeney Todd 9/12-13 Public Art Commission Art Show Alley Art Festival 9/19-20 Nuevo Dia Concert Generacion de Adoradores 2014 Concert 9/27 - 10/12 Encore Youth Theatre Youth Theatre Seussical 10/15 MHS - North County Center for Change Graduation October 2014 Graduation 10/18 West Coast Performing Arts Presenters Concert The Neil Diamond Concert Experience 11/1 West Coast Performing Arts Presenters Concert Surf's Up! A Tribute to the Beach Boys 11/6-8 Pacific Ridge School Showcase Pacific Ridge Fall Showcase 11/9-16 Carlsbad Community Theatre Community Theatre Hairspray Jr. 11/17-23 STAR Repertory Theatre Community Theatre Oliver 12/18, 19, 21 Ariel's Dance Studio Dance Christmas "Into the Woods" 12/20 STAR Repertory Theatre Community Theatre 2014 STAR Award Show 2015 ORGANIZATION TYPE DESCRIPTION
2/25 MHS - North County Center for Change Graduation February 2015 Graduation 4/3 Refuge Christian Fellowship Church Good Friday Service 4/5 Vasil Levski Foundation Concert Sex. Drugs, Rock & Roll 4/11 West Coast Performing Arts Presenters Concert Ticket to Ride: Beatles Tribute Concert 4/12 - 5/10 STAR Repertory Theatre Community Theatre Les Miserables 5/11-23 Pacific Ridge School Youth Theatre Spring 2015 Musical - Legally Blonde Jr. 5/27-29 Vista Visions Academy (VUSD) Concert Showcase of Talent 5/30 Arts N Motion Dance Company Dance DECO
5/31 Kainga Music Concert Keli Ross Steel Drum School Concert 6/2 Vista Visions Academy (VUSD) Graduation 2015 High School Graduation 6/3 MHS - North County Center for Change Graduation June 2015 Graduation 6/4 NC Trade Tech High School Graduation North County Trade Tech Graduation 6/5 Kuh Halau Hula O Ka'eo Concert Kawika Kahiapo Concert 6/6 The Fellowship Center Comedy Happy Joyous & Funny Comedy Show 6/7 San Diego Repertory Theatre Summit Klezmer Summit North County 2015 6/9 The Classical Academy Vista Graduation 8th Grade Promotion 6/11-13 Ariel's Dance Studio Dance Defying Gravity
6/14-28 Encore Youth Theatre Youth Theatre Once On This Island 6/29 - 7/12 STAR Repertory Theatre Community Theatre Cinderella Kids/James and the Giant Peach 7/19-25 Carlsbad Community Theatre Community Theatre Footloose 8/9-23 STAR Repertory Theatre Community Theatre Into the Woods 9/5 Labrador Enterprises/Vista Art Found. Art Show Alley Art Festival 9/16 MHS - North County Center for Change Graduation September 2015 Graduation 9/26 School of Rock Oceanside Concert Summer Seasonal Shows 10/14-17 Sing Your Song Concert A Tale of Two Cities in Concert 02/27/2024 D4 Page 3 of 144EXHIBIT 1

10/19-25 Carlsbad Community Theatre Community Theatre Shrek Jr. 11/8-15 Broadway Starz Family Theatre Community Theatre Aladdin Jr. 11/16-22 Broadway Starz Family Theatre Community Theatre Rocky Horror Show 12/7 Sullivan Middle School Concert 2015 SMS Show Chorus Winter Show 12/9-11 TERI, Inc. Concert
December 2015 Holiday Show - Angel in
the Wings
12/17, 18, 20 Ariel's Dance Studio Dance Christmas in Candyland 12/19 STAR Repertory Theatre Community Theatre 2015 STAR Award Show 2016 ORGANIZATION TYPE DESCRIPTION
1/24 - 2/7 Pacific Ridge School Youth Theatre All Shook Up 2/17 MHS - North County Center for Change Graduation February 2016 Graduation 3/1-4 Sage Creek Dance Company Dance Perfectly Flawed - School Dance Show 3/5 West Coast Performing Arts Presenters Concert Ticket to Ride: Beatles Tribute Concert 3/7-20 Ovation Theatre/NCSA Community Theatre Guys and Dolls 3/23 Altamira Spanish Congregation Church Memorial Celebration 2016 3/24 Pacific Ridge School Concert Pacific Ridge Dance Concert 2016 3/25 Refuge Christian Fellowship Church Good Friday Service 4/2 West Coast Performing Arts Presenters Concert
Hello Gorgeous! A Tribute to Barbara
Streisand
4/6-17 Pacific Ridge School Youth Theatre 2016 Spring Play - The Curious Savage 4/30 Parsa Pirouzfar Play Matryoshka (one man play)
5/1-7 Belmont Elementary Youth Theatre Wizard of Oz
5/11-22 Pacific Ridge School Youth Theatre
2016 Middle School Musical - Zombie
Prom
5/23-27 Vista Visions Academy (VUSD) Youth Theatre Charlie and the Chocolate Factory 6/1 Vista Visions Academy (VUSD) Graduation 2016 Graduation Ceremony 6/3 NC Trade Tech High School Graduation 2016 Graduation Ceremony 6/7 The Classical Academy Vista Graduation 2016 8th Grade Promotion 6/8 MHS - North County Center for Change Graduation May/June 2016 Graduation 6/16-18 Ariel's Dance Studio Dance June Concert (Tentative) 6/19-26 Moonlight Youth Theatre Youth Theatre Alice in Wonderland 7/31 - 8/14 Carlsbad Community Theatre Community Theatre Fiddler on the Roof 8/20 Roog Records Concert Concert Event
9/3 Vista Art Found. Art Show Alley Art Festival
9/24-25 School of Rock Oceanside Concert Fall Concert
10/12 MHS - North County Center for Change Graduation October 2016 Graduation 10/23 Vista Apostolic Assembly Church Church Pastor Appreciation Event 11/6-13 Carlsbad Community Theatre Community Theatre Elf Jr. 11/27 - 12/11 STAR Repertory Theatre Community Theatre A Christmas Carol 12/17 Carlsbad Peforming Arts Academy Dance Nutcracker abridged 12/24 Refuge Christian Fellowship Church Refuge Christmas Eve 2017 ORGANIZATION TYPE DESCRIPTION
1/28-29 School of Rock Oceanside Concert School of Rock 2/9 COV Fire Dept COV Special Event Speaker
2/10-12 St. Joseph Academy Play The Smallest of All
02/27/2024 D4 Page 4 of 144

2/17 Rare Little Bird Pictures Concert The Comic Strippers 3/11 West Coast Performing Arts Presenters Concert The Wonder of Elvis 3/18 West Coast Performing Arts Presenters Concert
Hello Gorgeous! A Tribute to Barbra
Streisand
3/21 Vista Community Clinic Special Event North Coastal Prevention Coalition 4/1 West Coast Performing Arts Presenters Concert Ticket to Ride: Beatles Tribute Concert 4/11 Altamira Spanish Congregation Church Memorial Celebration 2017 4/13-22 Pacific Ridge School Play Almost, Maine
5/15 MHS North County Center for Change Graduation Graduation Ceremony 5/16-21 Beaumont Elementary Youth Theatre Seussical Jr. 5/31 COV - Michael Luna COV Special Event Vista C.A.R.E.s Paseo Santa Fe Walk 6/5 Vista Visions Academy Graduation 2017 Graduation Ceremony 6/6 NC Trade Tech High School Graduation 2017 Graduation Ceremony 6/10 Moonlight Cultural Foundation Concert CABARET fundraising concert Spencer Day 6/11 Double Guns - Kris Anacleto Movie Skateboard movie - Double Guns 4 6/17 School of Rock Oceanside Concert School of Rock
6/18-25 Moonlight Youth Theatre Youth Theatre James and the Giant Peach Jr. 7/30 - 8/13 Carlsbad Community Theatre Community Theatre Beauty & the Beast 9/27 MHS North County Center for Change Graduation Graduation Ceremony 9/30 School of Rock Oceanside Concert Summer Show
10/1 Persian Cultural Center Concert Death Enters
10/14
Academy of Business Education Art &
Music Concert Shantecha Karta Chalu Ahe
10/22 Apostolic of Vista Church Pastor Appreciation Event 11/5-12 Carlsbad Community Theatre Community Theatre Addams Family 11/25 TGED Movie Skateboard movie - TBA
12/8-9 Carlsbad Performing Arts Academy Youth Theatre Nutcracker abridged 12/10-17 STAR Repertory Theatre Community Theatre Oliver 12/18 Kainga Music Concert Steel Drum Concert
2018 ORGANIZATION TYPE DESCRIPTION
1/24 MHS North County Center for Change Graduation Graduation Ceremony 1/27-28 School of Rock Oceanside Concert Rock Bands
2/2-3 St. Joseph Academy Play A Midsummer Night's Dream 2/8 Carlsbad Performing Arts Academy Youth Theatre Competition Company Showcase 2/23-24 Pacific Motion Dance Center Dance Alice in Dancerland + Company Showcase 2/26 - 3/18 Lambs Musical Smoke on the Mountain
3/19-25 Moonlight Youth Theatre Youth Theatre 25th Annual Putnam County Spelling Bee 3/31 Altamira Spanish Congregation Church Memorial Celebration 2018 4/2-8 Classical Academy Youth Theatre The Little Mermaid Jr. 4/12-21 Pacific Ridge School Youth Theatre Harvey
4/22-29 Carlsbad Community Theatre Community Theatre Peter Pan Jr. 5/2-3 Pacific Ridge School Concert Dance Concert
5/7 Vista Community Clinic Special Event North Coastal Prevention Coalition 5/13-26 STAR Repertory Theatre Community Theatre All Shook Up 5/27 Vista Chamber of Commerce Special Event Strawberry Festival 5/29 - 6/3 Beaumont Elementary Youth Theatre Alice in Wonderland Jr. 02/27/2024 D4 Page 5 of 144

6/8 NC Trade Tech High School Graduation 2018 Graduation Ceremony 6/13 MHS North County Center for Change Graduation Graduation Ceremony 6/17-24 Moonlight Youth Theatre Youth Theatre Madagascar Jr. 6/30 Virtuous Woman Play Neveah Salt
2019 ORGANIZATION TYPE DESCRIPTION
1/17-18 Pacific Ridge School Concert Instrumental Music Concert 2/1-2 St. Joseph Academy Play Much Ado About Nothing
2/9 Carlsbad Performing Arts Academy Youth Theatre CPAA Company Showcase 2/12 MHS North County Center for Change Graduation Graduation Ceremony 2/14 Tim Lee Comedy Cupid's Comedy Spectacular
2/23 West Coast Performing Arts Presenters Concert Ticket to Ride: A Tribute to the Beatles 3/3 West Coast Performing Arts Presenters Concert The Wonder of Elvis - The Tribute 3/20 Vista Community Clinic Special Event North Coastal Prevention Coalition 3/24-31 Classical Academy Vista Youth Theatre Disney's The Lion King Jr. 4/1-7 Moonlight Youth Theatre Youth Theatre Junie B Jones the Musical 4/10-11 Pacific Ridge School Dance Spring Dance Concert 4/19 Altamira Spanish Jehovah's Witnesses Church Jesus Christ Memorial Ceremony 4/21-28 Carlsbad Community Theatre Community Theatre Disney's The Lion King Jr. 4/29 - 5/4 Pacific Ridge School Youth Theatre Death by Dessert 5/7 MHS North County Center for Change Graduation Graduation Ceremony 5/26 Vista Chamber of Commerce Special Event Strawberry Festival 5/31-6/1 St. Joseph Academy Youth Theatre Pygmalion
6/9 Sarah Spinks / Vista Art Foundation Special Event Alley Art Festival 7/1 - 9/1 Lambs Musical Million Dollar Quartet
9/17 MHS North County Center for Change Graduation Graduation Ceremony 10/13 Angel Love Productions Concert Detective
11/10-17 Carlsbad Community Theatre Community Theatre Disney's High School Musical 12/3 Scholarship Prep Charter School Youth Theatre Dinosaurs Before Dark 12/4 Scholarship Prep Charter School Youth Theatre Nutcracker 12/5-6 Pacific Ridge School Dance Dance Concert
12/8-21 Moonlight Youth Theatre Youth Theatre Elf the Musical 2020* ORGANIZATION TYPE DESCRIPTION
1/9-10 Pacific Ridge School Concert Winter Music Concert 2/7 Bob Cosgrove Concert Toast - A Tribute to Bread & David Gates 2/8 Carlsbad Performing Arts Academy Youth Theatre Competition Company Showcase 2/11 MHS North County Center for Change Graduation Graduation Ceremony 2/14 Tim Lee Comedy Cupid's Comedy Spectacular
2/21-22 St. Joseph Academy Play Henry V
2/23 - 3/1 Carlsbad Community Theatre Community Theatre Disney's Frozen Jr. *REMAINDER OF 2020 PLANNED EVENTS CANCELLED DUE TO COVID 2021* ORGANIZATION TYPE DESCRIPTION
*MAJORITY OF 2021 PLANNED EVENTS CANCELLED DUE TO COVID 02/27/2024 D4 Page 6 of 144

3/31 Scholarship Prep Charter School Play Unknown
4/23 - 5/1 Pacific Ridge School Play Unknown
2022 ORGANIZATION TYPE DESCRIPTION
1/25 MHS North County Center for Change Graduation Graduation Ceremony 3/20-27 Classical Academy Vista Youth Theatre The Descendants 4/4-9 Luminary Arts Youth Theatre 13
4/20 Vista Fire Dept. Graduation Badge/promotion ceremony 4/21-22 Pacific Ridge School Dance Dance Concert
5/8-15 Carlsbad Community Theatre Community Theatre Youth Musical Theatre Production 5/16-22 MYT Youth Theatre Disney's The Descendants
6/14 MHS North County Center for Change Graduation Graduation Ceremony 2023 ORGANIZATION TYPE DESCRIPTION
1/13-15 St. Joseph Academy Youth Theatre The Importance of Being Earnest 1/31 MHS North County Center for Change Graduation Graduation Ceremony 3/6-12 MYT Youth Theatre You're a Good Man, Charlie Brown! 3/13-19 Classical Academy Vista Youth Theatre Frozen Jr. 3/20-27 Luminary Arts Youth Theatre High School Musical 5/12-14 St. Joseph Academy Youth Theatre The Music Man Jr., Snow White Ballet 5/19-21 MYT Youth Theatre Willy Wonka JR
6/13 MHS North County Center for Change Graduation Graduation Ceremony 7/24-30 MYT Youth Theatre Lightning Thief
10/17 MHS North County Center for Change Graduation Graduation Ceremony 11/5-12 Carlsbad Community Theatre Youth Theatre The Wizard of Oz 2024 ORGANIZATION TYPE DESCRIPTION
1/1 - 12/24 Moonlight Youth Theatre Youth Theatre Rehearsals 1/12-14 St. Joseph Academy Youth Theatre The Secret Garden: Spring Version 1/15-29 Moonlight Youth Theatre Youth Theatre Rehearsals - Peter and the Starcatcher 1/30 MHS North County Center for Change Graduation Graduation Ceremony 2/1-10 Moonlight Youth Theatre Youth Theatre Rehearsals - Peter and the Starcatcher 3/1 - 5/15 Moonlight Youth Theatre Youth Theatre Rehearsals - Frozen 5/16-19 Moonlight Youth Theatre Youth Theatre Frozen Performances 6/11 MHS North County Center for Change Graduation June Graduation 8/6 - 10/3 Moonlight Youth Theatre Youth Theatre Rehearsals - Joseph 10/20-27 Carlsbad Community Theatre Community Theatre TBD 11/10-17 Carlsbad Community Theatre Community Theatre TBD 02/27/2024 D4 Page 7 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE
Property Name Avo Playhouse; Avo Theater (historic name) NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084 Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1

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5. Description of Physical Appearance
Setting
The Avo Theater, currently named Avo Playhouse, is located at 303 Main Street in Vista, California on San Diego County Assessor's Parcel Number 7601841200, approximately seven miles inland from the Pacific Ocean. The property includes the Avo Theater Building with its single-story One-Part Commercial Block attached to the east elevation. Today, the one-part block is entirely occupied by the Curbside Cafe, addressed as 307 Main Street. The theater and associated one-part block share a party wall, and were simultaneously constructed as a singl e project.

An additional single-story One-Part Commercial Block is located to the west of the Avo, and is occupied by the Back to the Basics Realty and the First Step Athletics companies. Addressed as 245-253 Main Street, this building was constructed separately and is not historically or currently associated with the Avo Theater property. Parking lots are located east of the Curbside Café and west of Basics Realty / First Step Athletics.

The property is centrally located within the city's historic-era downtown and serves as an anchor to the City's public art district. Residential streets surround Main Street, known as East Vista Way prior to 1996. One block north of Main Street is Vista Village Drive, a large east -west thoroughfare designated as San Diego County Route

13. This route was once part of US Route 395. Within the immediate vicinity, Main Street features primarily historic-era One-Part Commercial Blocks utilized as shops, banks, and restaurants. Varying degrees of integrity are observed at the surrounding buildings, although historic development patterns remain intact.

Property
The building is a Modern-style, two-stories in height, movie theater, with attached store, constructed in 1948. The theater was converted into a live stage venue and renamed the Avo Playhouse in 1995. The building is of lamella roof construction resulting in a half-cylinder barrel roof form. The barrel form is not readily apparent from Main Street, however, it is visible from the west, east, and south.

The north elevation, fronting Main Street, is the primary elevation, with a two-story stucco-clad facade surmounted by an illuminated signage tower, which provides a visual landmark in downtown Vista. At the top of the tower is the lettering “AVO” in neon lights. A trapezoidal marquee, aligned with the signage tower, extends out of the facade over the sidewalk, and a stainless-steel ticket booth, angular and polished, is located at the edge of the sidewalk on the western portion of the facade. The facade is articulated by two L-shaped treatments. The first is a cornice extending from the west roof corner across the full length of the facade and wrapping into the marquee and illuminated signage tower. The second is a lower zig-zag “pie crust” surround that frames the theater entrance. Five globe lights, hanging from the zig-zag surround, illuminate the entrance. Historic images disclose that two multi-lite sash windows were originally installed at the west edge of the north elevation: one unit at the ground floor and one at the second floor. These windows have been removed or covered over, although the location and dimensions of both are discernible in the existing stucco coat. The existing entrance doors, metal and glass units with panic bars, are replacements.

The front (north) facade of the Curbside Café is separated from the theater facade by the monumental signage tower. This one-part commercial block features a plain frieze, two angled metal and glass storefronts with recessed entrances, and a low tile bulkhead. Existing tiles are cream-colored with a turquoise accent, and appear to be non-historic although the color palette is consistent with the building's original construction date. 02/27/2024 D4 Page 8 of 144
EXHIBIT 2

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The east and south elevations of the property are stucco-clad and are decorated with non-historic murals, an old vehicle painted in the center of the Curbside Cafe's east facade and a “space age” motif painted along the theater's east facade. The "space age" motif continues along the rear (south) elevation.

Theater Interior
The theater lobby, labeled as the foyer on original drawings, features an original back-lit avocado-shaped soffit.

The avocado is an homage to Vista's history as an avocado-growing community. Restrooms are located on the west side of the lobby in their original locations although completely reconfigured with all original materials replaced. Original drawings indicate that the toilet rooms featured terrazzo floors with brass strips, and the space featured a crying room with adjacent storage closet, a janitor's closet at the entrance of the mens toilet, and a powder room at the entrance of the ladies toilet. A Manager's Office was sited east of the lobby adjacent to a staircase leading to the projection room; these features remain in place. The st airs lead to an equipment storage area, the original projection room, and a large dressing room sited at the western end of the second floor. The projection equipment has been removed. The dressing room is plain, void of historic finishes and features.

The original proscenium and screen was sited at the south end of the auditorium, and has been replaced with a small curtained stage area. The stage is constructed of wood and rises approximately three feet above the sloped concrete floor. Newspaper accounts disclose that the theater originally featured 800 seats; 140 at loge level and 660 general admission. Today the space includes 385 seats divided into three sections - stage left, center, and stage right. The existing seating dates to 1995. Wainscot is installed at the east and west interior walls, roughly six feet up from the floor, and acoustic tiles, attached to the lamella framing, cover the upper wall areas and ceiling. A dropped ceiling is installed in the vicinity of the projection room and obscures view of the original lamella roof system.

The stage area contains a small dressing room with an illuminated make -up counter and a bathroom with a small sink and toilet. All of these spaces, fixtures, and finishes date to post ca. 1989 when movie uses were discontinued at the property.
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NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

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6. Statement of Significance
The Avo Theater property significant, at a local level, under National Register of Historic Places (National Register) Criterion A for its role as a neighborhood movie house and association with entertainment and recreation in Vista during the post-World War II period. The Avo Theater building is also significant under National Register Criterion C, at the local level, for representing the work of Master Architect S. Charles Lee, noted for his theater designs throughout California. The building is representative of Lee’s later work after World War II as he adapted his craft to the rapidly changing movie industry. The building is additionally significant under National Register Criterion C for its type and method of construction, namely a lamella roof system to f orm its Quenset-hut style barrel roof. Lee designed five theaters in the postwar era using this type and method of construction, of which three have been demolished. The Avo Theater in San Diego County and the Visalia theater in Tulare County, California, are the only remaining Lee-designed lamella roof theaters.

The period of significance for the building is 1948 through ca. 1970, the end of the historic era. Theater uses were discontinued in 1989, beyond the period of significance. These uses are not regarded as exceptionally significant, and thus the period of significance has not been extended.

Vista History and Background
The Avo Theater is located in Vista in north San Diego County, California. The center of activity in the Vista area during the Spanish era was the Mission San Luis Rey along the San Luis Rey River. The outlet of the San Luis Rey River became Oceanside Harbor. A large land grant in the vicinity, the Rancho Santa Margarita y Las Flores, later became Camp Pendleton for the Marine Corps in 1942. Vista was the location of t hree Mexican land grants in the nineteenth century, the Rancho Buena Vista, the Rancho Guajome, and the Agua Hedionda Y los Monos, all awarded in 1845. Economic activity was modest in Vista’s early years, being limited to ranching and minor agricultural activities. Vista takes its name from the first of these three land grants.1 Vista developed into a transportation hub in the late nineteenth and early twentieth centuries, first with the railroad. Vista became home to a freight platform for the Santa Fe Railroad in 1887 when the railroad completed a freight line from Oceanside to Escondido. This Santa Fe subsidiary line was known as the Central California Railroad. The Santa Fe constructed a full depot at Vista in 1913. One year earlier, in 1912, the Vista Land Company started construction on the Vista Inn along what later became Highway 395. This was a major north- south route from San Diego through Vista to the Riverside and San Bernardino area. The juncture of the rail line and the highway, and the construction of the Vista Inn and the Depot, established the center of the small community of Vista by the second decade of the twentieth century.2 Vista emerged as an agricultural area with the formation of the Vista Irrigation District in 1923 and the completion of Henshaw Dam by the San Diego County Water Company in 1926. Water first arrived at the Vista area from Lake Henshaw on February 27, 1926. This soon led to the planting of numerous avocado groves in the area, 1 Lois Vaughan Cavalier, Images of America: Vista (Charleston, South Carolina: Arcadia Press, 2008), 9. 2 For the railroad, see James N. Price, "The Railroad Stations of San Diego County," The Journal of San Diego History 34: 2 (Spring 1988) available electronically at: https://sandiegohistory.org/jour nal/1988/april/railroad-6/ For the Vista Inn, see Cavalier, Vista, 29-31.
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earning Vista the title of “Avocado Capital of the World.” Other agricultural products included citrus, strawberries, and flowers.3
By the 1930s the avocado trees had matured, and Vista became home to several packing plants. The most noteworthy of these was the Calavo farmer’s cooperative. It was founded in 1924 as the California Avocado Grower’s Exchange. The farmers adopted the brand name Calavo in 1926. At one time Calavo had six packing plants in the Vista area.4
The water supply and tremendous agricultural success which followed meant that the 1920s were prosperous years for Vista. Several significant buildings were constructed as merchants followed the success of the agricultural pioneers. The Vista Irrigation District built an imposing brick office building in 1924. Real estate developer Edwin G. Hart arrived in 1925 and organized the Vista Development Association. He purchased the assets of the Vista Land Company and platted the downtown area. He purchased an additional 2,200 acres of land to subdivide for groves and commercial activities. The Vista Press newspaper constructed a building in 1926.

The First National Bank constructed a large building in 1928. Merchants such as the Pechstein family and the Sexsmith family constructed buildings for stores and markets. Under the leadership of the Vista Chamber of Commerce, the community made several appearances in the Tournament of Roses parade in the late 1920s and early 1930s. Typically, the floats had an avocado theme and won prizes in 1928 and 1932.5 One of the businessmen who arrived in the 1920s was Michael Shelhoup, born January 27, 1871, in Douma, Lebanon. He immigrated to the United States in 1913 with his wife Elma and son Abraham. The family spent eight years operating a dry goods shop in Calexico and did so in Brawley for five years more. The family moved to Vista in 1928 and opened a dry goods store. Michael operated the store as Shelhoup and Son. Michael retired in 1936 and his son Abraham, born January 24, 1902, took over. The Shelhoups invested their profits carefully, purchasing land that would later be the location of the Avo Theater.6 During the Depression decade of the 1930s, the economy of Vista suffered along with the rest of the country.

Agricultural prices were low, and money was scarce. Vista benefitted from several US government programs as part of President Franklin Roosevelt’s New Deal. Boys from the Civilian Conservation Corps started a camp in 1935 in the Vista area. They planted trees and performed work on parks and trails. Vista was an important CCC camp, one of only five in San Diego County. It lasted until 1940 and was under the direction of the U. S. Soil Conservation Service.7
3 For a history of the Vista Irrigation District see https://www.vidwater.org/our-history See also Cavalier, 32-35. 4 http://www.calavo.com/store/history.html?printable=Y For a recent history of the avocado, see Jeff Miller, Avocado: A Global History (London: Reaktion Books, 2020) and for a California perspective see John S. Shepherd and Gary S. Bender, History of the Avocado Industry in California (2015) available electronically at https://ucanr.edu/sites/alternativefruits/files/121262.pdf 5 Cavalier, Vista, 36, 39, 42-43, 47-50, 56-57, 60.
6 Shelhoup family history information obtained from Ancestry.com. 7 The Vista CCC camp was located four miles southwest of town and served projects 2948 and 3329, see http://www.ccclegacy.org/CCC_Camps_California.html See also Steve Sorenson, "San Diegans remember their 02/27/2024 D4 Page 11 of 144

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Perhaps more significant from a built environment perspective during the 1930s were government building projects. In May of 1930 a contract was let to construct Lincoln Elementary School. The community formed a high school district in 1936 and completed Vista High School in 1938. A significant part of the new high school was the gymnasium. It utilized a lamella roof, the same type that was later used in the construction of the Avo Theater.8
The outbreak of World War Two in Europe forever changed America and Vista, first with the invasion of Poland by Germany on September 1, 1939 and again after the attack on Pearl Harbor on December 7, 1941. Camp Vista, established by the CCC in 1935, became the headquarters of the 3rd Battalion of the 140th Infantry regiment in 1942. Their mission was to protect the southern California coastline from attack. Of more permanent significance was the establishment of Camp Pendleton north of Oceanside, also in 1942. The government purchased the old Santa Margarita land grant and soon transformed it into the largest Marine Corps base in the country. Many of the buildings were temporary in nature, including many tents and Quonset huts that could be set up immediately. Camp Pendleton became a permanent installati on in 1944 and home of the 1st Marine Division.9
World War II changed San Diego County in numerous ways. It was truly a wat ershed event. In the northern reaches of San Diego County, Camp Pendleton exerted a tremendous influence on the surrounding area from Oceanside, to Vista, and inland to Escondido. Population and business boomed during the war, although wartime restrictions limited construction. After the war, the thousands who served in the San Diego area or worked in war industry there remained as many were charmed by the year-round pleasant climate and bucolic atmosphere.10 Avo Theater Building History and Site Evolution
Vista merchant Abraham Shelhoup took advantage of the booming postwar economy to emba rk on a new business venture. In 1948, he was approached by J.E. Fotheringham and C.E. McElroy, owners of the small Vista Theater, to construct a new theater on some avocado land Shelhoup owned in Vista. According to son Kam Shelhoup, the two men approached his dad and said, “we see you own the property and we’d like to build a movie theater on it.” Abe Shelhoup had a keen business sense and agreed to the deal. According to Kam, “The men said if my dad would build a theater, they’d give him the money for the rent.”11 The Avo Theater had its gala premier on Saturday night, December 11, 1948. An advertisement in the Vista Press built up the excitement for the theater:
days in the Civilian Conservation Corps," San Diego Reader September 17, 1987, available electronically at https://www.sandiegoreader.com/news/1987/sep/17/cover-the-way-we-worked/ 8 Cavalier, Vista, 79.
9 For Camp Vista, see http://www.militarymuseum.org/CpVista.html and for Camp Pendleton see https://www.pendleton.marines.mil/About/History-and-Museums/ 10 Lucinda Eddy, "War Comes to San Diego," The Journal of San Diego History 39: 1 & 2 (Spring 1993), available electronically at: https://sandiegohistory.org/journal/1993/january/warcomes/ 11 Weekly Times-Advocate (Escondido, California), 27 May 1949, 9. For the quotes, see Adam Bradley, “Old AVO Theater Gone but not Forgotten," Coast News Group (September 28, 2018). 02/27/2024 D4 Page 12 of 144

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An invitation for happiness and comfort if you're the discriminating type. Here you'll find the theater you've been waiting for . . . pre-eminent in its field. Air-Flo loges that truly rock you to sleep. Projection and sound that are perfection for a technician. Thrill to a new standard of excellence. But telling isn't enough. Come and you’ll have the Avo habit.12
The Vista Press newspaper observed that the great increase of population in the area surrounding Vi sta, including Fallbrook, Pala, San Luis Rey, and San Marcos, had generated a demand for the movie theater. Abe Shelhoup was described in the newspaper as the builder and owner of the theater. Clell E. McElroy was listed as the manager and Joseph E. Fotheringham was McElroy’s partner. Fotheringham was active in Vista real estate since 1926 and later had the distinction of being Vista’s first mayor in 1963.13 The week before, on December 2, 1948, an article in the Vista Press provided a detailed contemporary description of the theater. This included an explanation of its namesake: “the motif, faithfu lly executed down to the smallest detail, is the avocado – foremost fruit of the community. This leafy motif is carried out in the rounded lobby and is more strikingly demonstrated by the green overhead of the auditorium with its black and silver decorati ons.” The “crying room” also captured the attention of the newspaper reporter. This was a room where parents could take children who were crying or otherwise disturbing other patrons. Of the 800 seats, about 140 in the back part of the theater were loges – larger and more comfortable. The reporter also provided additional detail on the business relationship: “the modern and latest-type equipment through the new show house is owned by the operating team of C.D. McElroy and J. E. Fotheringham, which has the house on a long-term lease from its builder, Abe Shelhoup.” The article noted that the store building constructed adjacent to the theater will be occupied by a Florsheim shoe store operated by Shelhoup.14 A 1982 newspaper article stated that the name of the theater was a result of a naming contest. As the center of a successful avocado growing area, it seems natural that the name Avo was chosen. The article quotes long-time theater manager Earl Willis as noting that the name was reflected in the shape of the building: “as they were building the lobby, one of the contractors suggested that they put the shape of an avocado in the ceiling . . . not many people know that.” However, it is more likely that architect S. Charles Lee had a strong hand in the name and the shape of the building. The short name “Avo” also follows a trend in theater names in the postwar period, which was to have names short and thus easy to place on signage. The avocado shape in the lobby appears on the plans designed by Lee in June of 1948 and signed by Abe Shelhoup on June 11. Additional plan drawings are dated in mid-July of 1948. Notably, none of the plans use the name Avo; the drawings are titled “theater and store building.”15
The 1982 article has some insight on the construction of the building as well. Reporter Jim Okerblom interviewed Tony Duran who worked on the project with his brother Luz. According to the reporter, “Residents watched in 12 Vista Press, December 9, 1948, 3-B.
13 “Avo Theater’s Premiere Show Saturday Night,” Vista Press, December 9, 1948, p. 1; Obituary of J. H.

Fotheringham in the Times-Advocate (Escondido, California), 30 Jun 1970, 23. 14 Ibid.
15 Jim Okerblom, “After 33 Years, Vista’s Geodesic Avo Theater Still Stands Tall,” San Diego Union March 14, 1982, 32; S. Charles Lee, Plans for Theater and Store in Vista,” on file with City of Vista, 1948. 02/27/2024 D4 Page 13 of 144

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awe as the Avo, one of the first large buildings in downtown Vista, we nt up. It was built out of thousands of 2-by-8 timbers, shipped down from Los Angeles. Workmen fastened them together into diamond-shaped pieces, which then were bolted to each other to form the walls.” Tony Duran, one of those workers, described how Vista residents reacted to the process: “People were absolutely just awed in those days. Here's this web, just sticking out into the air. It was like the big circus had come to town. People used to drive from all over to see this dome going up. They used to say, 'Don't stand too close, it might blow over.’”16 It is likely that the many small wooden boards for the lamella structure were provided by the Summerbell Manufacturing Company of Los Angeles. A plan by Lee for a prospective theater in Elsinore, California (not executed) utilized a lamella roof by Summerbell. The lamella roof on the Puente Theater in La Puente, later called the Star and now demolished, was supplied by Summerbell. It is likely the other Lee lamella roof theaters, including the Avo, utilized plans and designs by Summerbell.17 Summerbell was a provider of wooden lamella roofs before World War II. The Chandler High School auditorium, listed on the National Register for its significance as an example of lamella roof construction, was a Summerbell project. During the war from 1941 to 1945 Summerbell grew from a specialty supplier of lamella wood roof components to a large corporation supplying products, components, and expertise for the war effort. This soon included glue-laminated wood members for trusses, beams, and arches. Based in California, Summerbell was well-situated to take advantage of the postwar building boom. A 1951 Summerbell brochure includes a picture of the Lee-designed Puente Theater.18
The 1982 article and interview with Tony Duran documents another aspect of the Avo Theater – that it provided a great example of the motto of S. Charles Lee that the “show began at the sidewalk.” According to reporter Jim Okerblom, “some people thought the Avo with its neon-lighted spire sticking in the air, a curvy facade framing the front and a shiny steel ticket booth jutting onto the sidewalk” encroached on the sidewalk – most likely exactly what Lee intended. According to Tony Duran who worked on the project, many people felt these items were "too far out" toward the sidewalk. In addition to documenting Lee’s designs, this article also provides verification that these are original features.19
Soon after the opening of the Avo, managers Clell E. McElroy and Joseph E. Fotheringham announced in 1949 that they would consolidate operations of the Vista Theater and the Avo Theater. The Vista was a small theater with about 200 seats. It did not last too long after the opening of the Avo and the building was soon converted into a drugstore. During the period of joint operations, the Western Amusement company took over the booking of films for both theaters.20
16 Okerblom, “After 33 Years.”
17 The Lee papers finding aid at UCLA does not include a reference to a theater in Elsinore (now Lake Elsinore).

There was a Lake Theater constructed in the city in 1950. See http://cinematreasures.org/theaters/35965 18 Kevin Weight, Chandler High School National Register Nomination (2007), 35-37; Summerbell Roof Structure brochure (1951), available electronically at https://archive.org/details/AEC1951summerbell20001/mode/2up 19 Okerblom, “After 33 Years.”
20 Weekly Times-Advocate (Escondido, California), 27 May 1949, 9. 02/27/2024 D4 Page 14 of 144

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Besides the Vista, theaters in the surrounding area competed for the entertainment budgets of area residents.

These included the Palomar and Margo in Oceanside, the Midway Drive-in Theater in Oceanside, and the Ritz and Pala in Escondido. Vista added a drive-in theater in 1957, which lasted until 1977. The Vista Drive-in was partially owned by and operated by Sybil and Earl Willis. Earl Willis became the long-time manager of the Avo in 1959, and the couple spilt the duties between their two theaters. Daughter Patti Willis (later Pierce) started working at the Avo in 1964, making it a family affair.21
Owners and management of the Avo Theater shared the same competitive challenges that other neighborhood theaters faced in the postwar era: television, drive-in theaters, limited discretionary income for leisure time spending, construction of large multi-plex theaters, and video rentals to name a few. Starting in 1969, the Shelhoup family made some changes to the theater in order to adapt to these challenges. In July of 1969, the owners re-wired electrical outlets and fixtures. The concession stand was rebuilt. To improve comfort for guests, in August of 1969 they added air conditioning to the building. This required structural supports and a new electrical panel. In 1970, the Shelhoup family reduced the number of seats in the theater to 500. The wider and more comfortable original loge seats were retained.22
Small neighborhood theaters like the Avo also faced competition over the type of movie offerings. Larger theaters had their pick of first-run titles. Smaller houses had to accept second-run titles. As a result, these neighborhood theaters then had to charge small admissions. The Avo began charging $1.00 per admission about 1978. It was “Vista’s location – between newer multi-screen theaters on the coast and in Escondido – that has forced them to play second-run movies at rock-bottom prices.” Manager Earl Willis summed it up: “We’re pretty close to the Oceanside – Carlsbad area. There’s 32 screens over there. They all play first-run films. That makes it pretty hard to compete.”23
Much of the credit for the longevity of the Avo during this time period goes to Earl Willis and his family. Willis made a name for himself by staffing the phone line, informing callers about showtimes as well as providing a brief critique of the films. Willis was respected for his honesty – sometimes he told callers that a film was lousy.

However, “for a dollar you can’t go wrong – Its worth a dollar even if it is bad.” As a sign of the times, admission at the Avo went to $2.00 in April 0f 1986. Earl Willis retired in 1987, bringing an end to an era. He had spent 40 years in the theater business in Vista, 38 of those years at the Avo. His daughter Patricia (Willis) Pierce took over after his retirement for a short time.24
The Avo struggled over the next two years. While some of the difficulties can be traced to management issues – members of the Willis family no longer ran the theater – the bigger story was that the theater wasn’t making money. Large crowds stopped coming and attendance dwindled. As a result, maintenance and upkeep suffered.

It became a vicious cycle. Less profits meant less upkeep which limited attendance. The Avo Theater showed its 21 Okerblom, “After 33 Years,” and John Nunes, “Last Movie Shows at Vista Drive -In,” Weekly Free Press (Escondido, California), 24 Nov 1977, 1.
22 Okerblom, “After 33 Years.” See also City of Vista building permits for 303 Main Street. 23 Okerblom, “After 33 Years.”
24 Ibid. See also Times-Advocate (Escondido, California), 24 Sep 1987, 42. 02/27/2024 D4 Page 15 of 144

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last picture – Tequila Sunrise - on May 29, 1989. Vista residents reacted with sadness and nostalgia. Business owner Fred Tabor took an ad in the newspaper to pay tribute to the Avo. It read, in part:

Many locals will long have pleasant memories of first dates and wonderful evenings and many old timers say the Avo was an important part of their courtship. With business getting more competitive and box office receipts dwindling, the Avo did not turn its attention away from family attractions and for this we take off our hat to you! Avo Theater . . . you have filled a very important spot in our community and in our hearts. You gave free movies on Halloween with costume judging, prizes, etc. You have provided many a safe place to drop off the family while shopping and provide an atmosphere of love and welcome for which we stand proud. Vista and the entire North county will miss you.25 Owner Kam Shelhoup explained he shut the theater down since the building had fallen into disrepair and the business had been losing money for the past two years. While Shelhoup had received offers from theater groups who wanted to put on plays, he was hoping to return the theater to showing movies. Prior to the closure, in 1988, a consultant listed the Avo as a unique and historic building worth preserving in Vista.26 The building adjacent and attached to the Avo Theater changed uses in June of 1989 when it was converted to the Curbside Café and Bakery. Lori Seitz took out a lease on the property for the restaurant. Theater owner Kam Shelhoup then leased the Avo itself to the Calvary Chapel in August of 1989. The church showed movies to gain additional income and used the space for meetings and services. In exchange, the congregation spruced up the building by installing new carpet and refurbishing the seats and bathrooms.27 The next few years were a period of transition. Theater owner Kam Shelhoup struggled to find a tenant for the theater building. The building continued to deteriorate, becoming an eyesore and having a negative impact on the downtown business climate. When considering potential uses for the property, it appeared there was most demand for live theater in the area since motion pictures were being shown in other venues. In 1993, an actors group leased the building from Shelhoup. While this was a short-lived failure, in the long run it got the attention of business, civic, and entertainment leaders in Vista to craft a long-term solution.28 Negotiations between owner Kam Shelhoup and the City of Vista began late in 1993. The seed of an idea – to use the Avo Theater as the winter home of the City’s outdoor theater ensemble at the Moonlight Amphitheater in Brengle Terrace Park -- soon germinated. The City had been operating a small winter program for the summer- stock outdoor Moonlight Theater; however, indoor space was very limited. Moving winter operations to the Avo would provide much needed room. The proposed city purchase of the Avo would allow other uses in the building, 25 “Talk of the Town,” Times-Advocate (Escondido, California), 25 May 1989, 73. 26 Roy Rivenburg, “Chop Shop will Become Coffee Shop,” Times-Advocate (Escondido, California), 23 Jun 1989, 4; Joe Tash, "Protecting City's Historic Buildings," Times-Advocate (Escondido, California), 6 Jan 1988, 11. 27 Rivenburg, “Chop Shop.” See also Roy Rivenburg, "Avo Theater Born Again for Family Films," Times-Advocate (Escondido, California), 15 Aug 1989, 7.
28 Kim Horner, "A New Lease; Actors Group Takes over old Avo Theater in Vista," North County Times (Oceanside, California), 29 Mar 1993, 9.
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such as community events and youth activities. Perhaps more important, the city would remove a blight on the downtown area and lure shoppers and residents to the area.29 On April 26, 1994, the Vista City Council voted unanimously to purchase the Avo Theater from the Shelhoup family. The city paid $440,000 for the theater, the adjacent building housing the Curbside Café, and a parking lot behind the Curbside Café. The city used redevelopment funds t hat were already in the budget and pledged an additional $127,000 to renovate the theater. City redevelopment officer, Bob Campbell, stated that “buying the Avo was crucial to making downtown a place people will want to visit.” Plans called for the Moonlight Amphitheatre using the facility in the winter months, as well as use by a youth acting group.30 The city embarked on a complete renovation of the building to convert it from a movie house to a stage theater.

This included changing the name of the facility to the “Avo Playhouse” to indicate it was a performing arts venue.

It took some time for the real estate transaction to close; this was completed in August of 1994. Initial p lans for the renovation were drafted in October of 1994. Funding delays and issues with facilitating access for disabled persons slowed the process. The city worked with a friend’s group, the Friends of the Avo Playhouse, to sell plaques with patron’s names as a way of sponsoring seats in the theater as a fundraiser. Kathy Hamlin served as project manager for the city. Plans called for a new sound and lighting system suitable for live performances, a new stage, restroom renovation, roof repairs, re-wiring the neon on the tower sign, revamping the air conditioning and heating system, and new seats in the center portion of the auditorium.31 On September 29, 1995, the Avo Playhouse had its gala opening event. This was a fundraiser for the Friends of the Avo Playhouse, who were still raising funds for additional improvements. Tony-award winning performers Michael Maguire and Debbie Shapiro Gravitte gave a musical performance titled “Direct from Broadway.” Theater goers dressed the part in 1940s outfits as they partook of a catered buffet in the street in front of the theater. Many long-term residents of Vista attended and reminisced about going to movies in the building before the renovation.32
Since 1995 the Avo Playhouse has hosted events such as school plays, graduations, and traveling professional productions. In addition, the building served as the home stage for Moonlight Stage Productions during the winter months up to 2015. About 40,000 people attended events there each year until recently. In recent years, with the departure of the Moonlight Stage group, bookings declined. In 2009 the Moonlight Amphitheater constructed a permanent facility in Brengle Park. This lessened the need for a winter performance and practice facility at the Avo. In 2019 the Avo was booked on 155 days, leaving many open dates available.33 29 Randy Dotinga, "Vista May Purchase Avo Theater," Times-Advocate (Escondido, California), April 25, 1994, 9. 30 Kim Horner, "Vista to Purchase Theater for $440K," North County Times (Oceanside, California), April 27, 1994, 1. 31 Times-Advocate (Escondido, California), 27 April 1995, 13; Claire Vitucci, "New Avo Playhouse Sells Seats for Facelift," Times-Advocate (Escondido, California), May 5, 1995, 15; North County Times (Oceanside, California), 5 June 1995, 9;
32 North County Times (Oceanside, California), 22 September 1995, 91; Wendy Pilette Lam, "New Avo Playhouse Curtain Rises in Vista," North County Times (Oceanside, California), 30 Sep 1995, 9. 33 Paul Sisson, "Vista Council Oks Avo Playhouse Rethink," San Diego Union-Tribune, January 20, 2020. For information on the Moonlight Amphitheater, see https://www.moonlightstage.com/about-us/history/a-field-of- 02/27/2024 D4 Page 17 of 144

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National Register Criterion A: Neighborhood Movie House (Entertainment and Recreation) The Avo Theater is associated with the significance category of entertainment and recreation for the provision of leisure activities and entertainment to the residents of Vista. Specifically, the Avo Theater is associated with the historic context “Neighborhood Movie Theaters in California During the Post -World War II Period and Era of Suburbanization, 1946-1975.” The period of significance for the Avo Theater begins with its construction in 1948.

It continued to show movies through 1989 when it closed as a movie venue. After its purchase by the City of Vista in 1994, it saw renewed life as a performing arts venue starting in 1995 as the Avo Playhouse. It remains today as a significant entertainment venue in Vista.

While the selected area of significance under Criterion A is entertainment and recreation, it is acknowledged that the motion picture industry is a commercial enterprise. The movie theater was – in the time period before television and the internet – the point of commercial contact between the product (movies) and the consumer (the audience). Nonetheless, at its heart the experience of watching a movie in a theater was entertainment and recreation for the target audience of movie goer.34
Perhaps the best source for whether movie theaters should be considered entertainment or commerce comes through a direct quote from architect S. Charles Lee himself. According to Lee in a 1979 interview, people came to neighborhood movie theaters as much to revel in the opulence surrounding them as to see the films and this is how he meant it to be. Designing theaters was part of the entertainment business. According to Lee: “I try to entertain people as they drove past and read the marquee. The show began on the sidewalk.” Kam Shelhoup, son of original Avo Theater owner Abe Shelhoup, also saw the property as primarily associated with entertainment. In a 2018 interview, Kam Shelhoup stated: “It was definitely a fun place to go and watch movies as a young kid. I’m glad that the Avo was able to be a place where people could go to be entertained.”35 Historic Context: Neighborhood Movie Theaters in California During the Post-World War II Period and Era of Suburbanization, 1946-1975
Historian Sally Fullerton Schwenk in her study of movie theaters in Iowa for a National Register multiple property documentation form described the historical development of movie theaters in the United States from 1880 to 1975. Th California experience matched these broad patterns. The first period began with small storefronts and nickelodeons in the period from 1880 to 1917. This was followed by the rise of the motion picture in the period to 1930. Many of the spectacular architectural theaters date to the twenties. A golden age of motion pictures followed in the 1930s as Depression-weary Americans turned to movie theaters in droves to temporarily forget the challenges of their daily lives and escape to another world. This was the start of the “talking movie” which revolutionized the medium. This period was dominated by movie theater chains, many of which were affiliated with the major studios. World War II was a highpoint for movie attendance, with a steady rise in box office dreams and https://www.cityofvista.com/business/economic-development/business-news-insights/center-stage- vista-s-moonlight-amphitheatre-provides-cultural-economic-benefits-to-the-region 34 Sally Fullerton Schwenk, Historic Movie Theaters of Iowa National Register of Historic Places Multiple Property Documentation Form (2013), Section E, 1-2.
35 Susan Smith, “Lee’s Picture Palaces: A Part of the Show,” Los Angeles Times (August 26, 1979), 333. For the Shelhoup quote, see Adam Bradley, “Old AVO Theater Gone but not Forgotten," Coast News Group (September 28, 2018).
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receipts. However, the war curtailed construction of movie theaters. Starting in 1946, the movie industry changed. Competition for leisure time and dollars emerged. The arrival of television dealt a severe blow to attendance. Drive-in movie theaters provided additional competition for stand-alone, single-screen theaters.

Later, the arrival of the multi-screen cineplex in the mid-1970s further challenged older theaters.36 The period of significance for the Avo Theater under the neighborhood theater context begins in 1946 at the start of the postwar period and ends in 1975 for the purpose of this evaluation, although the building is still in active use as an entertainment venue.

The era of the neighborhood movie theater started in the 1920s, when a vast schism developed between first-run pictures shown in downtown movie palaces and smaller neighborhood theaters which showed second run films.

These neighborhood theaters were encouraged by suburbanization. Historian Daniel Prosser describes the three patterns of ownership for his theater context study of Los Angeles: Chain theaters owned by the studios, independent chains not owned by the studios, and independent theaters.37 After the Depression, neighborhood movie houses became the main location for watching movies. These were smaller, simpler in design, and less expensive to maintain and manage. These neighborhood houses were single - story halls with sloped floors that sat between 800 and 12oo. Architecturally, many utilized the Streamlined Moderne style. As Prosser notes, “neighborhood theater design in the years immediately following the Second World War followed the patterns of the late 1930s.” One major change is the subdued form of architecture, since the postwar theaters were less elaborate.38
Things started auspiciously for neighborhood theaters in 1946, with pent-up demand from World War Two encouraging people to go out and enjoy leisure time and discretionary dollars. However, severe challenges soon set in. The first of these was a 1948 court decision that eliminated the monopoly motion picture production companies had on the industry, including studio control of movie houses. The Supreme Court decision in United States v. Paramount 334 U.S. 131 (1948) found that the major studios had violated anti-trust laws to limit and control how movies were shown in independent theaters. While the decision had the immediate impact of freeing theaters from the studio system, in the long run it ended the era of major studio chains. As a result, independent neighborhood movie houses flourished for a time. However, the good times were brief since the studios sold their film portfolios to television to cover the legal fees from the lawsuit. Soon, folks stayed home in front of the tube instead of going out.39
Television was the second blow to the neighborhood movie houses. Technology improved so that soon a television was in many homes. In 1945, there were 10,000 televisi on sets in the United States; in 1950 there were six million, and 60 million by 1960. As returning soldiers started families and had additional bills, going out seemed like a luxury. Weakened attendance at movie theaters seemed to match the increase in televisions sold. 36 Schwenk, Historic Movie Theaters of Iowa, Section E, pp. 1-2. 37 Daniel Prosser, SurveyLA Citywide Historic Context Statement: Commercial Development/Neighborhood Commercial Development (City of Los Angeles, Department of City Planning, Office of Historic Resources. 2017), 80. 38 Ibid, 85-87.
39 Alexandra Gil, "Breaking the Studios: Antitrust and the Motion Picture Industry," N.Y.U. Journal of Law & Liberty 3:83 (2008), 83-123.
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In 1946, there were 90 million weekly moviegoers. This dropped to 60 million per week by 1950. In 1950, 12.3 percent of the American family’s entertainment dollars went to movie theaters. By 1963, this fell to 4.1 percent.40 A third big challenge to the neighborhood movie house in the postwar period was competition from drive-in theaters. Compared to the construction cost of a traditional theater, a drive-in required much less capital investment. The drive-in appealed to the increasingly car-conscious culture of postwar America. Drive-ins reached their peak popularity in the late 1950s and early 1960s. This resulted in a generational difference in entertainment: young families went to the drive-in where they could enjoy cheap fun while older adults preferred to stay home and watch television. The neighborhood movie house still sa w plenty of business; however, it was much reduced by this competition.41
The final challenge to the neighborhood movie house came later, in the form of multiplex cinemas of the late 1960s and early 1970s. Theater owners with large buildings realized they could be subdivided, and they could show more than one movie at a time in two different portions of the building. This increased profits; however, it was limited by the size of the building. Starting in the mid -1970s large multi-plex cinemas were constructed where theater goers could choose from many different viewing options. This change was the real death-knell for many of the remaining single-screen neighborhood movie houses. They sat idle or were converted to other uses.

As property values increased in an increasingly dense urban environment, ma ny were demolished to make way for higher and better uses.42
The Avo Theater in Vista is significantly associated with the post-World War II era of neighborhood movie theater history. The Avo possesses all the characteristics described in the SurveyLA context study for a neighborhood movie house of the postwar era: it is a single-story hall with a sloped floor that originally sat 800. It has elements of the Streamline Moderne style, albeit in a subdued fashion. In his context study for SurveyLA, historian Prosser observed that “Neighborhood theaters … illustrate the role the theater played in neighborhood social life both as a venue for entertainment and as a visual focal point of commercial centers.” The Avo Theater served this role in Vista. However, Prosser noted that intact examples of neighborhood theaters “are becoming increasingly rare.”43 National Register Criterion C: S. Charles Lee and Lamella Roof Construction The Avo Theater is significantly associated with noted movie theater architect S. Charles Lee. As such, the Avo Theater is considered significant under National Register Criterion C as the work of a master. In particular, the Avo Theater is associated with the latter stages of Lee’s career as a movie theater architect. As the industry changed in the late 1940s and early 1950s, Lee’s career took a different direction and he began working as an industrial architect and land developer. The Avo Theater is also considered significant under National Register Criterion C for the type and method of its construction. Lee employed a lamella roof form and barrel or Quonset hut shape in his design of the Avo Theater. Lee designed five theaters in the postwar era using this type and method of construction, of which three have been demolished. The Avo Theater in San Diego County and the 40 Ross Melnick and Andreas Fuchs, Cinema Treasures: A New Look at Classic Movie Theaters (St. Paul, Minnesota:

MBI, 2004), 116; 133.
41 Schwenk, Historic Movie Theaters of Iowa, E-67.
42 Ibid, E-72.
43 Prosser, SurveyLA, 90.
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Visalia theater in Tulare County, California, are the only remaining lamella roof theaters designed by S. Charles Lee. The Avo Theater is a rare surviving example of the lamella type and method of construction.

Historic Context: S. Charles Lee, Master Architect of Movie Theaters, 1926-1950 S. Charles Lee designed more than 400 movie theaters across the United States and Mexico. His work was concentrated in California and the West Coast. The period of significance for this context begins in 1926 with Lee’s first individual theater commission in California and ends in 1950 when he retired as a theater architect.

Thereafter, Lee devoted his energy to land development and other business pursuits. Lee died in 1990.

Simeon Charles Levi was born in Chicago in 1899 to American-born parents of German-Jewish ancestry. He grew up going to vaudeville theaters, nickelodeons, and early movie theaters in Chicago. He had an interest in mechanical things and built three motorcars as a teenager. He attended Lake Technical High School in Chicago, graduating in 1916. While in high school, he worked in the office of Chicago architect Henry Newhouse, who specialized in theater design.44
After high school, Lee attended the Chicago Technical College where he graduated with honors in 1918. He had an early design commission from the South Park Board of the City of Chicago. He joined the Navy during World War I. Upon discharge, he studied architecture at the Armour Institute of Technology. While in Chicago, he worked for Rapp & Rapp a firm noted for movie theater design. His influences included Louis Sullivan and Frank Lloyd Wright. In 1922, Lee moved to Los Angeles. He drove west in a car he constructed himself.45 Lee’s first major commission in California was the Tower Theater in Los Angeles in 1926. This launched Lee’s career at the principle designer of movie theaters in Los Angeles during the 1930s and 1940s. His palatial Los Angeles Theater in the Baroque style is regarded by many architectural historians as the finest theater building in Los Angeles. His work was quickly recognized at the time as that of a master. His Los Angeles Tower Theater was featured in the architectural journal Architect and Engineer in 1928. The Royal institute of British Architects recognized his 1931 commission for the Fox Florence Theater in Los Angeles at its International Exhibition of Contemporary Architecture in 1934. In 1980, Lee received the Synergy Award from the Society of Registered Architects. The SARA recognized Lee as an “International Theater Architect” as part of its program to honor “individuals and/or entities who have performed an outstanding service to the architectural profession.”46 Several of Lee’s buildings have been placed on the National Register of Historic Places or have received local designations. Architectural historian Kevin Mark Enns-Rempel, who studied Lee’s work on the Fresno Theater, described Lee as “among California’s acknowledged master architects.” The finding aid for the Lee papers at UCLA describe him as “the most prolific architect of art deco movie palaces in Los Angeles.” In 1986, UCLA established an endowed chair honoring Lee at its Graduate School of Architecture and Urban Planning.47 44 From the S. Charles Lee Wikipedia page: https://en.wikipedia.org/wiki/S._Charles_Lee 45 Ibid.
46 Ibid. For the Synergy Award, see: https://sara.memberclicks.net/synergy-award . In several publications the date for Lee’s Synergy Award is incorrectly listed as 1975. 47 Kevin Mark Enns-Rempel, “A Guide to Historic Architecture in Fresno, California,” available electronically at:
http://www.historicfresno.org/bio/lee.htm; Maggie Valentine and Josh Fiala (editor), "Finding Aid for the S. 02/27/2024 D4 Page 21 of 144

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Lee had a productive career as a theater architect from the 1920s to the 1950 when he retired to devote his time to land development and business pursuits. When the advent of World War II curtailed construction in the United States, Lee worked on theater projects in Mexico. This led him to other business activities in Central America in general and Panama in particular. In the postwar years, when theater construction in the United States was modest, Lee turned his attention to development and technological interests. He worked on the Los Angeles International Airport Industrial District in 1948. With changes in the film industry, Lee essentially ceased work as a theater architect in 1950. He devoted the rest of his career to large planned developments and managing many business investments. Lee designed several factories in the Los Angeles area through the early 1950s. He was named Vice Counsel to Beverly Hills by the President of Pana ma in 1963 and as Counsel in 1974. Lee received the Order of Vasco Nuñez Balboa Presidential Medal, Panama's highest order of merit, in 1968. Lee died in 1990.48 The Avo Theater in Vista is a significant example of Lee’s postwar work, carrying the familiar Art Deco style that he was considered a master of. It was designed and built during the final years of his career as a theater architect, just before he moved on to land development and international business activities. It is representative of a distinct period in the design portfolio of Lee when he began to focus on less extravagant, economical, and more modern design. It represents his willingness to experiment with a wider variety of materials and building forms.

The monumental signage of the Avo Theater, designed to be appealing to passing motorists, acknowledges the rise of automobile culture. The building is a good example of the work of S. Charles Lee during the postwar period of his career as a theater architect.

Historic Context: Quonset Hut and Lamella Roof Construction in Movie Theaters in California Designed by S. Charles Lee during the Postwar Period, 1946-1950
The Avo Theater is also significant as a rare surviving example of the Quonset hut barrel shaped building form that utilizes lamella roof construction. The Quonset hut was a reaction to military necessity, first used in World War I and brought back in large numbers in World War II. Construction of Quonset huts utilized steel ribs and corrugated metal. It was quickly constructed using prefabricated materials and that could be easily transported.

Even after completion Quonset huts could be easily transported and moved.

Although the Avo Theater exhibits a Quonset hut half- barrel building form, it is not a metal building. The Avo Theatre features a wooden lamella roof that utilizes roof timbers arranged in a diamond -shape pattern to span large spaces without other means of support. This method of construction was used on large auditoriums in the United States starting in the 1920s. The use of timber in this innovative arrangement in the postwar era avoided lingering post-WWII restrictions on building materials. The Avo is one of only two remaining buildings of this type designed by Lee. The Avo Theater is significant under Criterion C for its type and method of construction which employs a lamella roof form and barrel or Quonset hut shape. It is a rare surviving example of this type and method of construction by a master theater architect.

Charles Lee Papers, 1919-1962," UCLA Library Special Collections 2002; “Architect’s Family Funds Chair,” Los Angeles Times March 20, 1986, 332.
48 Valentine and Fiala, “Finding Aid,” 3-4; “S. Charles Lee; Architect of Art Deco Theaters,” Los Angeles Times, January 30, 1990.
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The period of significance for the Avo Theater under this context begins in 1946 when Quonset hut theaters first began appearing in the United States and elsewhere. These continued to be constructed through the 1950s. S.

Charles Lee designed the Visalia Theater in Tulare County, California with a Quonset hut shape and lamella roof in 1946. The development of the lamella roof construction in the United States begins in the mi d-1920s and continues as a significant method of construction until the present. For the Avo Theater, the period of significance for this context ends in 1950 when the Lee-designed Garmar Theater in Montebello, California was completed.49
The Quonset hut got its start in World War I. Early versions were called Nissen huts after the original designer Lt.

Colonel Peter Nissen, a Canadian officer in the Royal Engineers during the First World War. He developed the Nissen Hut in mid-1916 to house troops in the build-up for the Battle of the Somme. About 100,000 examples were produced after its introduction in 1916. Production of Nissen huts waned between the wars but was revived in 1939, when the Second World War erupted. Nissen Buildings Ltd. waived their patent rights for war-time production. In the spring of 1941, the Navy established a Temporary Advance Facilities compound at West Davisville, Rhode Island. It was here that the design and manufacturing concepts for prefabricated Quonset huts was developed by a team from the George A. Fuller Co. of New York. The building was named after the Quonset Point Naval Air Station on nearby Narragansett Bay. After the war, surplus Quonset huts have been used in countless applications.50
Architects began to look at adapting this structure to theatre construction after World War II for several reasons.

Building permits for traditional building materials were hard to come by, but more importantly the Quonset hut was a very cost-effective method of building theatres and it could be done very quickly. Cost savings over traditional theater construction were substantial. Heating and cooling were also lower than conventional theatres and the shape of the Quonset hut provided very good acoustics. The savings on construction and operating costs allowed for this type of theatre to be built in smaller communities. A short internet article by the Theater Association of America observed: “The Quonset hut represents an important link in the evolution of theatre design. It can be interpreted as a step away from the extravagance of the movie palace to a cleaner, more modern theatre.”51
Lee addressed the origin of the Quonset hut style theater used in his postwar work during his oral history interview with Martha Valentine in 1987. Lee’s use of this form had its origin in during World War II when Lee had several commissions in Mexico. Lee described to Valentine how the design came about:
49 The Garmar was demolished about 1980; see http://laeastside.com/2008/06/memories-of-a-lost-boulevard- the-garmar-theater/ and http://cinematreasures.org/theaters/2057 50 J. David Rogers, Nissen and Quonset Huts, Lecture for GE 5642 Military Geology, Missouri University of Science & Technology (2010), available electronically at
https://web.mst.edu/~rogersda/american&military_history/quonset_huts-revised.pdf For a book-length treatment of the Quonset hut see Julie Decker and Chris Chiel, Quonset Hut: Metal Living for a Modern Age (New York: Princeton Architectural Press, 2005).
51 https://historictheatres.org/blog/2017/01/17/quonset-hut-theatres/ 02/27/2024 D4 Page 23 of 144

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While casting around for an economical way to build auditoriums, I investigated the building of Quonset hut type of construction, which figured much more economical than standard procedures. One group that I designed for a prominent entrepreneur in Mexico were put up in small towns, where they would use a television set and make what they called a cantina or bar with the television as the entertainment.

Because in those days, the workers in the small towns were usually peons that worked the farms and could never buy a television set. So, this was a form of theater for the whole area.52 Lee brought this experiment back to the United States after the war. Of course, the Quonset hut shape was pioneered in the United States during World War I and saw a renaissance during the Second World War. In California, home to many military bases established on short notice after the attack on Pearl Harbor, the Quonset hut was a ubiquitous structure. San Diego County was home to thousands of them, with many at Camp Pendleton near Vista.53
In his 1987 oral history interview, Lee gives additional details on how this design came to be fe atured in his portfolio:

I built several theaters in the United States using the Quonset hut. Most of them have been torn down by this time. One of the theaters of this type I designed for a Mr. Burton Jones. Our association came about like this: I believe the draft age for the war was forty-five years, and Mr. Jones was drafted one day before his forty-fifth birthday. He wrote to me from overseas, although we had never met. But he stated in his letter that when he was released from the service, he wanted to build a theater in a small town near San Diego, and would I design same. We corresponded with each other for a long time, and eventua lly, we built the theater. To this day, he is probably one of my closest friends.54 It is likely Lee is referring to the Helix Theater in La Mesa and not the Avo Theater in Vista. Burton Jones owned the La Mesa Theater starting in 1941 which his parents ran for him during the war. The Helix Theater , designed by Lee in a Quonset hut form, opened on September 7, 1948. Burton is most closely associated with the Cine Capri Theater in San Diego, extensively remodeled by architect Frank Gruys of Faxton & Gruys, Architects in 1954.55 The Quonset hut form was not limited to Lee. More than 100 such theaters were constructed in the United States, Canada, and Puerto Rico in the years after World War II. The movie theater website Cinema Treasures identified 134 Quonset hut shaped theaters constructed in the 1940s and 1950s. Of these, only nineteen are still 52 Martha Valentine, S. Charles Lee Oral History Interview (Los Angeles: University of California Oral History Program, 1987), 77-78.
53 Many of the remaining Quonset huts at Camp Pendleton are concentrated in the Camp Talega area of the base; see Faye Johnson, "Historic Structures on Base," Camp Pendleton: Celebrating 75 Years (Oceanside: Oceanside Chamber of Commerce, 2017), 46.
54 Ibid, 78.
55 For information on Burton and his relationship to the movie theater industry in San Diego County, see Kiley Wallace, Historical Nomination of the Burton I. Jones House (San Diego, CA: Legacy 106, 2011). 02/27/2024 D4 Page 24 of 144

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operating and only three of the operating Quonset hut theaters are in California. The website shows 115 Quonset hut shaped theaters as closed and 42 as demolished.56
Quonset huts associated with the military are not considered National Register eligible because they were classified as temporary structures. Historian Stephen Mikesall studied military examples of this property type in California and observed “the Quonset hut is exemplary of the building practices of the military during the World War II Era, a period in which numerous buildings and structures were built to temporary standards.” Mikesell goes on to note that “thousands, probably tens of thousands, of Quonset huts were built throughout California during the war. Most were routine in appearance as well as in use.”57 Still, there are a few Quonset huts that have been listed on the National Register of Historic Places. These are typically listed for associations with other events or as examples of architecture. In the case of the Avo Theater, it is significant as a unique type of construction applied to movie theater use. As noted above, less than 150 examples of Quonset hut movie theaters have been identified.58 What sets the Avo Theater in Vista apart from these other Quonset shaped movie theaters is its use of the lamella roof form as a method of construction. Master theater architect S. Charles Lee designed more than 400 theaters.

However, only five of Lee’s commissions are in the Quonset hut shape and lamella roof construction. Only two of the five, the Avo Theater in Vista and the Visalia Theater, are still standing. Lee’s Quonset hut lamella roof commissions that have been demolished include the Helix Theater in La Mesa (1948), the Puente (later Star) Theater in La Puente (1948), and the Garmar Theater in Montebello (1950).59 Lee’s five lamella roof theaters have a Quonset hut shape; however, they are not metal-ribbed and corrugated metal-covered Quonset huts. They are wooden structures built in a barrel vault with a lamella roof. The lamella roof form was invented in Germany in 1908 by Frederich Zollinger. It addressed a need to have taller building heights in areas without ample materials or room for traditional trusses. The lamella system is a network of wooden (later steel) segments in a trapezoidal or diamond shape that could be built up to form an arch to support a roof. While only a few lamella roof b uildings were constructed in Germany because of disruptions caused by the two World Wars, the form was introduced to the United States in 1925 and really caught on in the Depression ravaged decade of the 1930s.60
56 http://cinematreasures.org/styles/36?status=open
57 Stephen D. Mikesell, California Historic Military Buildings and Structures Inventory Volume Ill; Hist oric Context:

Themes, Property Types, and Registration Requirements (Davis, CA: JRP Historical Consulting, 2000), 7-1 and 7-2. 58 Nominations of National Register listed Quonset huts include Scott Brooks-Miller and Robert O. Christensen, 9622nd Army Air Corps Reserve Recovery Unit/Civil Air Patrol Quonset Huts National Register Nomination (1991) and Ralph S. Wilcox, Old Turrell City Hall National Register Nomination (2007). For more on the implications of Quonset hut preservation see Adam Thomas, Soldiers of the Sword, Soldiers of the Ploughshare: Quonset Huts in the Fort Collins Urban Growth Area (Estes Park, CO: Historitecture, 2003). 59 Chambers Group, Inc., Final Environmental Impact Report for a 22-Unit Condominium Housing Project La Puente, California (Santa Ana: Chambers Group, 2019).
60 Carl W. Condit, American Building Art: The Twentieth Century (New York: Oxford University Press, 1961), 39-41. 02/27/2024 D4 Page 25 of 144

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Lamella roof construction was labor intensive and utilized many small pieces of wood. This approach was perfect for the Depression era which was characterized by high unemployment and lack of resources. This same situation prevailed for a short time after the end of World War II when returning veterans needed jobs and steel building materials were scarce. This method of construction suited the post-World War II trend in movie theaters when, under the limitations of restricted materials, movie theater designers began to devise simpler, more cost-effective theaters using non-restricted materials. Lamella construction had the benefit of spanning great distances without view-obstructing columns or trusses and thus was perfect for small neighborhood movie theaters. In a case of form following form, the lamella roof construction resulted in a half-cylinder Quonset hut-style appearance.61 There are several lamella roof buildings listed on the National Register for their significance as an example of this method of construction. These include 1930s public auditoriums such as the Eagle River Stadium in Wisconsin and include New Deal era school auditoriums such as the Dexter Gymnasium in Missouri, the Mohave Union High School Gymnasium in Kingman, Arizona, and the Chandler High School Gymnasium in Chandler, Arizona. The National Guard Armory in Missouri is another lamella roof building listed on the National Register. More recent lamella roof structures include the Astrodome in Houston (NR listed 2013) and the Louisiana Superdome in New Orleans (NR listed 2016).62
Lee’s use of the Quonset hut form with a lamella roof may have inspired at least one imitator, the Colorado Theater in Pasadena. This theater was designed by architect Clarence J. Smale who at one time had collaborated with Lee on another building. This theater on Colorado Boulevard opened on January 7, 1949. It has now been converted into a church.63
Integrity
The Avo Theater maintains a high level of integrity. It remains at its original location and retains its original integrity of design. It conveys its original design sense as an Art Deco neighborhood movie theater. There has been very little alteration to its original design as a Quonset hut shaped theater, although this is hidden behind the original façade – as designed by master theater architect S. Charles Lee. The setting in the immediate area is relatively unchanged since the original construction. Downtown Vista along what is now called Main Street is relatively unchanged. The area is designated as an arts and culture district by the city be cause it still retains its original downtown character. The surrounding area remains much the same setting today compared to the historic era.
61 Justin Castells, Historic Assessment Report Star Theater, 145 North 1st Street La Puente, California (San Diego, CA:

Chambers Group, 2018), 9, 12-13.
62 Listings on the National Register as significant for lamella roof construction include Mary Jane Hettinga, Eagle River Stadium National Register Nomination (1993), Leslie I. Booher, Dexter Gymnasium National Register Nomination (2001), Cindy L. Myers and James W. Garrison, Kingman Multiple Resource Area National Register Nomination (1985), Kevin Weight, Chandler High School National Register Nomination (2007), Robert P. Wiegers and Steven E. Mitchell, Columbia National Guard Armory National Register Nomination (1993), Ted Powell, The Astrodome National Register Nomination (2013), and Amanda Keith, Louisiana Superdome National Register Nomination (2015).
63 http://cinematreasures.org/theaters/2531 and https://sites.google.com/site/losangelesmoviepalaces/colorado 02/27/2024 D4 Page 26 of 144

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PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Playhouse; Avo Theater (historic name) NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

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The outward appearance of the building today is very similar to that when it was constructed in 1948. The original wayfinding neon-lit spire tower remains, as does the trapezoidal marquee jutting out over the sidewalk. The original stainless-steel ticket booth remains. The entrance is still framed by the original “pie crust” outline . The five globe lights appear to be rom the 1995 renovation, although they are in keeping with the style of the building.

The sidewalk and street furniture have been updated along Main Street with the addition of a more modern aesthetic and the inclusion of street art. However, this has not changed the overall appearance of this large destination building in Downtown Vista. Two windows at the north elevation, one at the ground floor and one at the 2nd floor, have been filled in, however, the location and dimensions are discernible in the stucco.

There were two periods of interior renovation, one in 1969-70 and one in 1995. The earlier renovation was a minor one that reduced the seating capacity to accommodate changing expectations of patrons, along with adding air conditioning, electrical upgrades, and a new concession stand. There was a major interior renovation in 1995 when the theater was converted from a movie house into a live theater with a stage. After 1995 it was known as the Avo Playhouse to reflect its status a live performance venue. These later changes added to the commercial viability of the building and ensured its continued success in the downtown area. However, these changes did not impact the exterior appearance of the building. Most of the exterior and many of the interior materials that comprised the original construction are extant. The avocado shaped soffit, an original interior design element, remains after these interior renovations.

The Avo Theater retains its integrity of workmanship and appears to be the work of postwar craftsmen. The building continues to convey its integrity of feeling because the property retains most of its original physical materials, design and setting, and feeling. The Avo Theater also retains its integrity of association. Like its integrity of feeling, the association between the theater and a downtown entertainment destination is retained because so much of the original physical materials, design and setting have been preserved.

Bibliography
Booher, Leslie I. Dexter Gymnasium National Register Nomination (2001).

Bradley, Adam. "Old Avo Theater Gone but not Forgotten," Coast News Group (September 28, 2018).

Brooks-Miller, Scott and Robert O. Christensen. 9622nd Army Air Corps Reserve Recovery Unit/Civil Air Patrol Quonset Huts National Register Nomination (1991).

Castells, Justin. Historic Assessment Report Star Theater, 145 North 1st Street La Puente, California (San Diego, CA:

Chambers Group, 2018).

Castells, Justin. Historic American Building Survey Star Theater La Puente, California (San Diego, CA: Paleo West, 2019).

Cavalier, Lois Vaughan. Images of America: Vista (Charleston, South Carolina: Arcadia Press, 2008).

Chambers Group, Inc. Final Environmental Impact Report for a 22-Unit Condominium Housing Project La Puente, California (Santa Ana: Chambers Group, 2019).

Condit, Carl W. American Building Art: The Twentieth Century (New York: Oxford University Press, 1961). 02/27/2024 D4 Page 27 of 144

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Decker, Julie and Chris Chiel. Quonset Hut: Metal Living for a Modern Age (New York: Princeton Architectural Press, 2005).

Dotinga, Randy. "Vista May Purchase Avo Theater," Times-Advocate (Escondido, California), April 25, 1994, 9.

Eddy, Lucinda. "War Comes to San Diego," The Journal of San Diego History 39: 1 & 2 (Spring 1993), available electronically at: https://sandiegohistory.org/journal/1993/january/warcomes/ Enns-Rempel, Kevin Mark. A Guide to Historic Architecture in Fresno, California, available electronically at:
http://www.historicfresno.org/bio/lee.htm
Getz, Monica. "Vista's Birthday Bash to Recall 40 years of Cityhood," North County Times (January 26, 2003), B-3.

Gil, Alexandra. "Breaking the Studios: Antitrust and The Motion Picture Industry," N.Y.U. Journal of Law & Liberty 3:83 (2008), 83-123.

Hettinga, Mary Jane. Eagle River Stadium National Register Nomination (1993).

Horner, Kim. "A New Lease; Actors Group Takes over old Avo Theater in Vista," North County Times (Oceanside, California), 29 Mar 1993, 9.

Horner, Kim. "Vista to Purchase Theater for $440K," North County Times (Oceanside, California), April 27 1994, 1.

Johnson, Faye. "Historic Structures on Base," Camp Pendleton: Celebrating 75 Years (Oceanside: Oceanside Chamber of Commerce, 2017), p. 46.

Keith, Amanda. Louisiana Superdome National Register Nomination (2015).

Lam, Wendy Pilette. "New Avo Playhouse Curtain Rises in Vista," North County Times (Oceanside, California), 30 Sep 1995, 9.

Melnick, Ross and Andreas Fuchs, Cinema Treasures: A New Look at Classic Movie Theaters (St. Paul, Minnesota:

MBI, 2004).

Mikesell, Stephen D. California Historic Military Buildings and Structures Inventory Volume Ill; Historic Context:

Themes, Property Types, and Registration Requirements (Davis, CA: JRP Historical Consulting, 2000).

Miller, Jeff. Avocado: A Global History (London: Reaktion Books, 2020).

Myers, Cindy L. and James W. Garrison. Kingman Multiple Resource Area National Register Nomination (1985).

Powell, Ted. The Astrodome National Register Nomination (2013).

Price, James N. "The Railroad Stations of San Diego County," The Journal of San Diego History 34: 2 (Spring 1988) available electronically at: https://sandiegohistory.org/journal/1988/april/railroad-6/ Prosser, Daniel. SurveyLA Citywide Historic Context Statement: Commercial Development/Neighborhood Commercial Development (City of Los Angeles, Department of City Planning Office of Historic Resources. 2017).
02/27/2024 D4 Page 28 of 144

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Rivenburg, Roy. "Avo Theater Born Again for Family Films," Times-Advocate (Escondido, California), 15 Aug 1989,

7. Rogers, J. David. Nissen and Quonset Huts, Lecture for GE 5642 Military Geology, Missouri University of Science & Technology (2010), available electronically at
https://web.mst.edu/~rogersda/american&military_history/quonset_huts-revised.pdf Schwenk, Sally Fullerton. Historic Movie Theaters of Iowa National Register of Historic Places Multiple Property Documentation Form, (2013).

Shepherd, John S. and Gary S. Bender. History of the Avocado Industry in California (2015) available electronically at https://ucanr.edu/sites/alternativefruits/files/121262.pdf Sisson, Paul. "Vista Council Oks Avo Playhouse Rethink," San Diego Union-Tribune, January 20, 2020.

Sorenson, Steve. "San Diegans Remember their Days in the Civilian Conservation Corps," San Diego Reader September 17, 1987, available electronically at: https://www.sandiegoreader.com/news/1987/sep/17/cover- the-way-we-worked/
Smith, Susan. “Lee’s Picture Palaces: A Part of the Show,” Los Angeles Times (August 26, 1979).

Tash, Joe. "Protecting City's Historic Buildings," Times-Advocate (Escondido, California), 6 Jan 1988, 11.

Thomas, Adam. Soldiers of the Sword, Soldiers of the Ploughshare: Quonset Huts in the Fort Collins Urban Growth Area (Estes Park, CO: Historitecture, Llc., 2003).

Valentine, Maggie and Josh Fiala (editor). "Finding Aid for the S. Charles Lee Papers, 1919 -1962," UCLA Library Special Collections 2002.

Valentine, Martha. S. Charles Lee Oral History Interview (Los Angeles: University of California Oral History Program, 1987).

Vitucci, Claire. "New Avo Playhouse Sells Seats for Facelift," Times-Advocate (Escondido, California), May 5, 1995,

15. Wallace, Kiley. Historical Nomination of the Burton I. Jones House (San Diego, CA: Legacy 106, 2011).

Weight, Kevin. Chandler High School National Register Nomination (2007).

Wiegers, Robert P. and Steven E. Mitchell, Columbia National Guard Armory National Register Nomination (1993).

Wilcox, Ralph S. Old Turrell City Hall National Register Nomination (2007). 02/27/2024 D4 Page 29 of 144

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HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE
Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084 Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendices

7.Photographs and Maps:

Appendix A – Current Maps and Photos Showing Property Location and Configuration A.1 - 2018 United States Geological Survey San Marcos Quadrangle A.2 - Google Earth Aerial Map / View
A.3 - Front Façade / View South
A.4 - Front Façade / View Southeast
A.5 - Entrance Detail / View South
A.6 - Attached Curbside Café Building / View Southwest
A.7 - Avo Theater and Curbside Café Building / View Southwest A.8 - View from Alley of Avo Playhouse Showing Quonset Hut Shape / View Southwest Appendix B – Photographs and Figures Referenced in Section 5 “Description of Physical Appearance” B.1 - Tile Detail on Curbside Café Building / View South B.2 - Avocado Shape Soffit in Lobby
B.3 - Stage for Live Theater Installed 1995
B.4 - View of Auditorium from Stage; projection room visible B.5 - View of Auditorium from Projection Room; stage visible B.6 - Small Greenroom behind Stage
B.7 - Large Greenroom in Rectangular Façade Portion of Theater B.8 - Detail of Lamella Roof above Drop Ceiling
B.9 – Additional Detail, Lamella Roof Above Drop Ceiling B.10 – Detail of Wainscoting and Acoustic Tile on Wall
B.11 – Viewing Portal on Wall, Showing Detail of Wainscoting and Acoustic Tile B.12 – Interior View, showing Wainscoting Details in Photos B-10 and B-11 Appendix C – Drawings, Articles, and Photographs Referenced in Section 6 “Statement of Significance” C.1 - Avo Theater 1950s
C.2 - Avo Theater 1964
C.3 - Avo Playhouse after 1995 Conversion to Live Theater C.3 - S. Charles Lee
C.4 - S. Charles Lee at his Wilshire Boulevard Office
C.5- Star Theater in La Puente Under Construction, 1947 C.6 - Lamella and Glue Lam Construction Detail, Star Theater, La Puente, CA C.7 - Interior of Star Theater in La Puente during Construction, 1947 C.8 - Exterior of Star Theater in La Puente nearing completion C.9 - Interior of Visalia Theater in Tulare County, California, Upon Completion in 1949 C.10 – S. Charles Lee Rendering of proposal for Star Theater in La Puente C.11 - Original Plan Excerpt showing Avocado-shaped Lobby, S. Charles Lee, June 11, 1948 C.12 - S. Charles Lee plans for Theater and Store Building, Vista, California, June 11, 1948 C.13 - Vista High School Gymnasium Under Construction, 1938 C.14 - 1943 Advertisement for Summerbell Lamella Roofs
C.15 - Excerpt from 1951 Summerbell Brochure with photo of La Puente Theater C.16 - Quonset Huts at Camp Talega on Camp Pendleton, 1975 C.17 - Advertisement for Opening Night of the Avo Theater, December 9, 1948, Vista Press C.18 - Description of Opening Night for the Avo Theater, December 16, 1948, Vista Independent C.19 - Closure of the Avo Theater, Times-Advocate (Escondido, California) June 1, 1989, 18 C.20 - Opening Night of the Avo Playhouse, North County Times (Oceanside, California), September 22, 1995, 91 02/27/2024 D4 Page 30 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix A Appendix A – Current Maps and Photos Showing Property Location and Configuration A.1 - 2018 United States Geological Survey San Marcos Quadrangle A.2 - Google Earth Aerial Map / View
A.3 - Front Façade / View South
A.4 - Front Façade / View Southeast
A.5 - Entrance Detail / View South
A.6 - Attached Curbside Café Building / View Southwest
A.7 - Avo Theater and Curbside Café Building / View Southwest A.8 - View from Alley of Avo Playhouse Showing Quonset Hut Shape / View Southwest 02/27/2024 D4 Page 31 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix A Avo Theater
303 Main Street
Vista, CA
02/27/2024 D4 Page 32 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix A A.1 - 2018 United States Geological Survey San Marcos Quadrangle Location Description: Avo Playhouse 303 Main Street Vista CA 02/27/2024 D4 Page 33 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix A Avo Theater
303 Main Street
Vista, CA
02/27/2024 D4 Page 34 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix A A.2 - Google Earth Aerial Map / View
Location Description: Avo Playhouse 303 Main Street Vista CA Latitude / Longitude to Center of Theater Building:
33°12'09.1"N / 117°14'28.1"W
Standard UTM to Center of Theater Building:
11N 477524mE / 3673766mN
02/27/2024 D4 Page 35 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix A 02/27/2024 D4 Page 36 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix A A.3 - Front Façade / View South
Location Description: Avo Playhouse 303 Main Street Vista CA 02/27/2024 D4 Page 37 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix A 02/27/2024 D4 Page 38 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix A A.4 - Front Façade / View Southeast
Location Description: Avo Playhouse 303 Main Street Vista CA

02/27/2024 D4 Page 39 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix A 02/27/2024 D4 Page 40 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix A A.5 - Entrance Detail / View South
Location Description: Avo Playhouse 303 Main Street Vista CA 02/27/2024 D4 Page 41 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix A 02/27/2024 D4 Page 42 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix A A.6 - Attached Curbside Café Building / View Southwest
Location Description: Avo Playhouse 303 Main Street Vista CA

02/27/2024 D4 Page 43 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix A 02/27/2024 D4 Page 44 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix A A.7 - Avo Theater and Curbside Café Building / View Southwest Location Description: Avo Playhouse 303 Main Street Vista CA

02/27/2024 D4 Page 45 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix A 02/27/2024 D4 Page 46 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix A A.8 - View from Alley of Avo Playhouse Showing Quonset Hut Shape / View Southwest Location Description: Avo Playhouse 303 Main Street Vista CA 02/27/2024 D4 Page 47 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B Appendix B – Photographs and Figures Referenced in Section 5 “Description of Physical Appearance” B.1 - Tile Detail on Curbside Café Building / View South B.2 - Avocado Shape Soffit in Lobby
B.3 - Stage for Live Theater Installed 1995
B.4 - View of Auditorium from Stage; projection room visible B.5 - View of Auditorium from Projection Room; stage visible B.6 - Small Greenroom behind Stage
B.7 - Large Greenroom in Rectangular Façade Portion of Theater B.8 - Detail of Lamella Roof above Drop Ceiling
B.9 – Additional Detail, Lamella Roof Above Drop Ceiling B.10 – Detail of Wainscoting and Acoustic Tile on Wall
B.11 – Viewing Portal on Wall, Showing Detail of Wainscoting and Acoustic Tile B.12 – Interior View, showing Wainscoting Details in Photos B-10 and B-11 02/27/2024 D4 Page 48 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B

02/27/2024 D4 Page 49 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B B.1 - Tile Detail on Curbside Café Building / View South Location Description: Avo Playhouse 303 Main Street Vista CA 02/27/2024 D4 Page 50 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B

02/27/2024 D4 Page 51 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B B.2 - Avocado Shape Soffit in Lobby
Location Description: Avo Playhouse 303 Main Street Vista CA 02/27/2024 D4 Page 52 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B

02/27/2024 D4 Page 53 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B B.3 - Stage for Live Theater Installed 1995
Location Description: Avo Playhouse 303 Main Street Vista CA 02/27/2024 D4 Page 54 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 55 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B B.4 - View of Auditorium from Stage; projection room visible Location Description: Avo Playhouse 303 Main Street Vista CA

02/27/2024 D4 Page 56 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B

02/27/2024 D4 Page 57 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B B.5 - View of Auditorium from Projection Room; stage visible Location Description: Avo Playhouse 303 Main Street Vista CA

02/27/2024 D4 Page 58 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B

02/27/2024 D4 Page 59 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B B.6 - Small Greenroom behind Stage
Location Description: Avo Playhouse 303 Main Street Vista CA

02/27/2024 D4 Page 60 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B

02/27/2024 D4 Page 61 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B B.7 - Large Greenroom in Rectangular Façade Portion of Theater Location Description: Avo Playhouse 303 Main Street Vista CA

02/27/2024 D4 Page 62 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B

02/27/2024 D4 Page 63 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B B.8 - Detail of Lamella Roof above Drop Ceiling
Location Description: Avo Playhouse 303 Main Street Vista CA 02/27/2024 D4 Page 64 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B

02/27/2024 D4 Page 65 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B B.9 – Additional Detail, Lamella Roof Above Drop Ceiling Location Description: Avo Playhouse 303 Main Street Vista CA

02/27/2024 D4 Page 66 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B

02/27/2024 D4 Page 67 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B B.10 – Detail of Wainscoting and Acoustic Tile on Wall
Location Description: Avo Playhouse 303 Main Street Vista CA 02/27/2024 D4 Page 68 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B

02/27/2024 D4 Page 69 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B B.11 – Viewing Portal on Wall, Showing Detail of Wainscoting and Acoustic Tile Location Description: Avo Playhouse 303 Main Street Vista CA 02/27/2024 D4 Page 70 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B02/27/2024 D4 Page 71 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B B.12 – Interior View, showing Wainscoting Details in Photos B-10 and B-11 Location Description: Avo Playhouse 303 Main Street Vista CA Appendix C – Drawings, Articles, and Photographs Referenced in Section 6 “Statement of Significance” C.1 - Avo Theater 1950s
C.2 - Avo Theater 1964
C.3 - Avo Playhouse after 1995 Conversion to Live Theater C.3 - S. Charles Lee
C.4 - S. Charles Lee at his Wilshire Boulevard Office
C.5- Star Theater in La Puente Under Construction, 1947 C.6 - Lamella and Glue Lam Construction Detail, Star Theater, La Puente, CA C.7 - Interior of Star Theater in La Puente during Construction, 1947 C.8 - Exterior of Star Theater in La Puente nearing completion C.9 - Interior of Visalia Theater in Tulare County, California, Upon Completion in 1949 C.10 – S. Charles Lee Rendering of proposal for Star Theater in La Puente C.11 - Original Plan Excerpt showing Avocado-shaped Lobby, S. Charles Lee, June 11, 1948 C.12 - S. Charles Lee plans for Theater and Store Building, Vista, California, June 11, 1948 C.13 - Vista High School Gymnasium Under Construction, 1938 C.14 - 1943 Advertisement for Summerbell Lamella Roofs
C.15 - Excerpt from 1951 Summerbell Brochure with photo of La Puente Theater C.16 - Quonset Huts at Camp Talega on Camp Pendleton, 1975 C.17 - Advertisement for Opening Night of the Avo Theater, December 9, 1948, Vista Press C.18 - Description of Opening Night for the Avo Theater, December 16, 1948, Vista Independent C.19 - Closure of the Avo Theater, Times-Advocate (Escondido, California) June 1, 1989, 18 C.20 - Opening Night of the Avo Playhouse, North County Times (Oceanside, California), September 22, 1995, 91
02/27/2024 D4 Page 72 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 73 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.1 - Avo Theater 1950s
Location Description: Avo Playhouse 303 Main Street Vista CA 02/27/2024 D4 Page 74 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 75 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.2 - Avo Theater 1964
Location Description: Avo Playhouse 303 Main Street Vista CA 02/27/2024 D4 Page 76 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 77 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.3 - Avo Playhouse after 1995 Conversion to Live Theater Location Description: Avo Playhouse 303 Main Street Vista CA 02/27/2024 D4 Page 78 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 79 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.3 - S. Charles Lee
UCLA Library Special Collections, S. Charles Lee Papers, Collection 1384, Photo 0130302 02/27/2024 D4 Page 80 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 81 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.4 - S. Charles Lee at his Wilshire Boulevard Office
UCLA Library Special Collections, S. Charles Lee Papers, Collection 1384, Photo 0130312 02/27/2024 D4 Page 82 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 83 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.5- Star Theater in La Puente Under Construction, 1947 UCLA Library Special Collections, S. Charles Lee Papers, Collection 1384, Photo 0051102 02/27/2024 D4 Page 84 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 85 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.6 - Lamella and Glue Lam Construction Detail, Star Theater, La Puente, CA UCLA Library Special Collections, S. Charles Lee Papers, Collection 1384, Photo 0051104 02/27/2024 D4 Page 86 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 87 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.7 - Interior of Star Theater in La Puente during Construction, 1947 UCLA Library Special Collections, S. Charles Lee Papers, Collection 1384, Photo 0051103 02/27/2024 D4 Page 88 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 89 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.8 - Exterior of Star Theater in La Puente nearing completion UCLA Library Special Collections, S. Charles Lee Papers, Collection 1384, Photo 0051105 02/27/2024 D4 Page 90 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 91 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

HISTORIC PRESERVATION CERTIFICATION APPLICATION
PART 1 – EVALUATION OF SIGNIFICANCE

Property Name Avo Theater (historic name)/ Avo Playhouse NPS Project Number __________________ Property Address 303 Main Street Vista San Diego CA 92084

Continuation Sheet. Reproduce this page as needed to describe all work or create a comparable format with this information.

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.9 - Interior of Visalia Theater in Tulare County, California, Upon Completion in 1949 UCLA Library Special Collections, S. Charles Lee Papers, Collection 1384, Photo 0070907

02/27/2024 D4 Page 92 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 93 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.10 – S. Charles Lee Rendering of proposal for Star Theater in La Puente UCLA Library Special Collections, S. Charles Lee Papers, Collection 1384, Photo 0051101 02/27/2024 D4 Page 94 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 95 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.11 - Original Plan Excerpt showing Avocado-shaped Lobby, S. Charles Lee, June 11, 1948. 02/27/2024 D4 Page 96 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 97 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.12 - S. Charles Lee plans for Theater and Store Building, Vista, California, June 11, 1948 02/27/2024 D4 Page 98 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 99 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.13 - Vista High School Gymnasium Under Construction, 1938 Lois Vaughan Cavalier, Images of America: Vista (Charleston, South Carolina: Arcadia Press, 2008), 79. 02/27/2024 D4 Page 100 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 101 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.14 - 1943 Advertisement for Summerbell Lamella Roofs
02/27/2024 D4 Page 102 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 103 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.15 - Excerpt from 1951 Summerbell Brochure with photo of La Puente Theater https://archive.org/details/AEC1951summerbell20001/mode/2up 02/27/2024 D4 Page 104 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 105 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.16 - Quonset Huts at Camp Talega on Camp Pendleton, 1975 https://www.dvidshub.net/image/3127815/camp-talega-1975 02/27/2024 D4 Page 106 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 107 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.17 - Advertisement for Opening Night of the Avo Theater, December 9, 1948, Vista Press 02/27/2024 D4 Page 108 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 109 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.18 - Description of Opening Night for the Avo Theater, December 16, 1948, Vista Independent 02/27/2024 D4 Page 110 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 111 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.19 - Closure of the Avo Theater, Times-Advocate (Escondido, California) June 1, 1989, 18 02/27/2024 D4 Page 112 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B 02/27/2024 D4 Page 113 of 144

NPS Form 10-168 (Rev. 06/2016 v2) OMB Control No. 1024-0009 National Park Service

Avo Playhouse Part 1 | Section 7. Photographs and Maps Appendix B C.20 - Opening Night of the Avo Playhouse, North County Times (Oceanside, California), September 22, 1995, 91 02/27/2024 D4 Page 114 of 144

ISSUED/ REVISIONS DATE

PROJECT NUMBER
DATE
SCALE
SHEET TITLE:

DRAWN BY

CHECKED BY

DRAWING NUMBER

AS INDICATED

T U C K E R S A D L E R
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EXHIBIT 3

ISSUED/ REVISIONS DATE

PROJECT NUMBER
DATE
SCALE
SHEET TITLE:

DRAWN BY

CHECKED BY

DRAWING NUMBER

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1.2.3.4. 5.6.

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02/27/2024 D4 Page 116 of 144

ISSUED/ REVISIONS DATE

PROJECT NUMBER
DATE
SCALE
SHEET TITLE:

DRAWN BY

CHECKED BY

DRAWING NUMBER

AS INDICATED

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05/15/2020
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13.14.15.16. 17.18.

20.19. 24.23.22.21.
02/27/2024 D4 Page 117 of 144

R-7.5 m R-15 m R-30 m

AVO THEATRE

BOB BURTON CENTER

STAR THEATRE

MOONLIGHT

AMPHITHEATRE

HOWARD BRUBECK

THEATRE

BROADWAY THEATRE

MIRA COSTA COLLEGE

THEATRE

NEW VILLAGE ARTS

CARLSBAD

COMMUNITY THEATRE

LA PALOMA THEATRE

NORTH COAST

REPERTOV THEATRE

BOB HOPE THEATRE

LA JOLLA MUSIC

SOCIETY

SAN DIEGO

DANCEWORKS

CYGNET THEATRER

THE OLD GLOBE

OB PLAYHOUSE &
THETRE

VILLAGE THETRE

NAVAL BASE SAN

DIEGO THETRE

OLD GLOBE

YOUNG ACTORS

THEATRE

MOXIE THEATRE

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

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PROJECT :

SHEET NAME : SHEET NUMBER :
10 /
1 4
/
2 0
2 0

9 :
3 3
:
1 4

A
M

THEATRES MAP ANALYSIS

AVO THEATRE RENOVATION
.T5
N.T.S1THEATERS MAP ANALYSIS
02/27/2024 D4 Page 118 of 144

AVO THEATRE
R-0.25 m R-0.5 m R-1 m

RESTAURANTS
BARS

MIKKO SUSHIVISTA VILLAGE
PUB

URBN PIZZA

SONIC DRIVE IN

TOWN HALL

HOUSE VISTA

EPIC WINGS

MOM'S KITCHEN

THE YELLOW
DELI

BELCHING

BEAVER TAVERN

AND GRILL

PEPPER TREE
FROSTY
508 TAVERN

PARTAKE

GASTROPUB
McDONALD'S

ERIBERTO'S

MEXICAN FOOD

PEGAH'S

KITCHEN

TACOS DON
PEDRO
CHIN'S

SZECHWAN

CUISINE- VISTA

LOS CABOS

MEXICAN &

SEAFOOD

MARISCOS LAS
PALMAS

SCOTLAND

YARD PUB

LITTLE CAESARS
PIZZA

CARL'S JR

COCO'S BAKERY

DENNY'S

WATER SHACK

SANTA ANA

FRESH MEXICAN
FOOD

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

DA
T
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:
(P) 619 . 236 . 1662 (F) 619 . 236 . 9267
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PROJECT :

SHEET NAME : SHEET NUMBER :
10 /
1 4
/
2 0
2 0

9 :
3 3
:
1 6

A
M

RESTAURANTS & BARS MAP ANALYSIS

AVO THEATRE RENOVATION
.T6
N.T.S.1 RESTAURANTS & BARS MAP ANALYSIS
02/27/2024 D4 Page 119 of 144

UP
DN
DN
DINING
116
MEN
119
WOMEN
120

STORAGE
114

ELECTRICAL ROOM
115

THEATRE AREA
OCCUPANCY TYPE = A-1
OCCUPANT LOAD FACTOR = 15
TOTAL HATCHED AREA = 5986 SF
TOTAL OCCUPANTS = 5986 / 15 = 399

RESTAURANT AREA
OCCUPANCY TYPE = A-2
OCCUPANT LOAD FACTOR = 30
TOTAL HATCHED AREA = 2315 SF
TOTAL OCCUPANTS = 2315 / 30 = 77
STAGE
107

KITCHEN
117
LOBBY
101
BAR
102

AUDITORIUM
106
TOTAL OCCUPANTS ON LEVEL 1 = 399
TOTAL OCCUPANTS ON LEVEL 2 = 122
TOTAL OCCUPANTS = 521
50% WOMEN = 261
50% MEN = 261
WC CALCULATIONS :

Required Provided
201-300 WOMEN = 6 7
201-400 MEN = 3 4
URINAL CALCULATIONS :

Required Provided
201-300 MEN = 2 2
LAVATORIES CALCULATIONS :

Required Provided
201-300 WOMEN = 4 4
201-400 MEN = 2 2
BY AREA (THEATRE):

PLUMBING CALCULATIONS
PER TABLE 422.1 OF 2019 CPC
TOTAL OCCUPANTS ON LEVEL 1 = 77
50% WOMEN = 39
50% MEN = 39
WC CALCULATIONS :

Required Provided
26-50 WOMEN = 2 2
1-50 MEN = 1 1
URINAL CALCULATIONS :

Required Provided
1-200 MEN = 1 1
LAVATORIES CALCULATIONS :

Required Provided
1-150 WOMEN = 1 1
1-150 MEN = 1 1
BY AREA (RESTAURANT):

THEATRE AREA
OCCUPANCY TYPE = A-1
OCCUPANT LOAD FACTOR = 15
TOTAL HATCHED AREA = 1825 SF
TOTAL OCCUPANTS = 1825 / 15 = 122

SEATING AREA
203

CONTROL ROOM
202

SEATING AREA
204
UNISEX
206
UNISEX
207

ISSUED/ REVISIONS DATE

PROJECT NUMBER
DATE
SCALE
SHEET TITLE:

DRAWN BY

CHECKED BY

DRAWING NUMBER

AS INDICATED

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

DA
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P
R
I
N
T
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D
:
−....xx/xx/xxxx
Other Submittals Project Nbr
(P) 619 . 236 . 1662 (F) 619 . 236 . 9267
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(NOTE : N.T.S. ON 11 X 17 SHEET)
10 /
1 4
/
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2 :
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:
2 8

P
M
.T9

PLUMBING

CALCULATIONS EXHIBIT
Checker
Author
05/15/2020
22004.00
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1/16" = 1'-0"1 LEVEL 1 -PLUMBING EXHIBIT
0 FT1664
GRAPHIC SCALE:
1/16" = 1'-0"2 LEVEL 2 -PLUMBING EXIBIT
02/27/2024 D4 Page 120 of 144

PROJECT SITE

ISSUED/ REVISIONS DATE

PROJECT NUMBER
DATE
SCALE
SHEET TITLE:

DRAWN BY

CHECKED BY

DRAWING NUMBER

AS INDICATED

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

DA
T
E

P
R
I
N
T
E
D
:
−....xx/xx/xxxx
Other Submittals Project Nbr
(P) 619 . 236 . 1662 (F) 619 . 236 . 9267
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(NOTE : N.T.S. ON 11 X 17 SHEET)
10 /
1 4
/
2 0
2 0

9 :
3 3
:
2 0

A
M
A 1.0

VICINITY MAP
GM
BA
05/15/2020
22004.00
AV
O

T
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A
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R
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N
1" = 200'-0"1 VICINITY MAP
02/27/2024 D4 Page 121 of 144

UP
DN
UP
30 '

0 "
120' - 0"
30 '

0 "
30 '

0 "
60 '

0 "
41 '

8 5
/
8 "
5'

0 1
/
2 "
003
001
002
005
006
008
009
009
002
010

STAGE AUDITORIUM
LOBBY
BACK
STAGE
BACK
STAGE

DRESSING

RESTROOM

STORAGE

ELECTRICAL
ROOM
MEN'S

RESTROOM

WOMEN'S

RESTROOM

RECEPTION

CONTROL
BOOTH
ROOM

STORAGE

STORAGE
DINING

KITCHEN
WOMEN
MEN
OFFICE
012
016
016017
018
019
020
001
001
015
010 WALL LEGEND

DEMO WALL/WINDOW/DOOR

EXISTING WALLS TO REMAIN

REMOVE PORTION OF EXISTING WALL

ISSUED/ REVISIONS DATE

PROJECT NUMBER
DATE
SCALE
SHEET TITLE:

DRAWN BY

CHECKED BY

DRAWING NUMBER

AS INDICATED

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

DA
T
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P
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:
−....xx/xx/xxxx
Other Submittals Project Nbr
(P) 619 . 236 . 1662 (F) 619 . 236 . 9267
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10 /
1 4
/
2 0
2 0

9 :
3 3
:
2 1

A
M
A 2.1A

FIRST FLOOR

DEMOLITION FLOOR
PLAN
Checker
Author
05/15/2020
22004.00
AV
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N
1/8" = 1'-0"1 FIRST FLOOR PLAN
0 FT832

KEYNOTES
001 EXISTING EXTERIOR DOORS TO REMAIN
002 EXISTING STAIRCASE TO REMAIN
003 EXISTING STAGE TO REMAIN
005 REMOVE EXISTING ALUMINIUM STOREFRONT SYSTEM
006 REMOVE EXTERIOR WALLS FOR NEW STOREFRONT AND

BI-FOLD DOORS SYSTEM
008 EXISTING HISTORIC EXTERIOR FACADE TO REMAIN
009 RELOCATE EXISTING DOOR TO NEW WALL
010 REMOVE EXISTING STAIR
012 REMOVE EXISTING DOOR
015 EXISTING ADA LIFT TO REMAIN
016 PORTION OF EXISTING LAMELLA ROOF TO BE DEMOLISHED
017 REMOVE PORTION OF STAGE TO ACCOMODATE NEW STAIR
018 REMOVE RAISED FLOOR
019 EXISTING COLUMN TO REMAIN
020 EXISTING TICKET BOOTH TO REMAIN AND BE RE-PAINTED
GRAPHIC SCALE:
02/27/2024 D4 Page 122 of 144

UP
DN
30 3
/4
''

TOWER CL
CLLANDING 1 AND 2
30 '

0 "
120' - 0"
30 '

0 "
30 '

0 "
60 '

0 "
27' - 4 11/16"0' - 2 5/8"
41 '

8 5
/
8 "
DINING
116
MEN
119
WOMEN
120

STORAGE
114

ELECTRICAL
ROOM
115

NEW ADDITION
6' - 6"
10' - 2"
WOMEN
104
MEN
105

AUDITORIUM
106

DRESSING
110A
STAGE
107

BACK STAGE
109

BACK STAGE
108
BAR
102
LOBBY
101

DRESSING
110B

RESTROOM
113

RESTROOM
112

KITCHEN
117LOADING
DOCK
66' - 6"

OUTDOOR
PLAZA

CELEBRITY
TOUR
BUSES
104
001
002
104
105
106A
106B
105
003
101A
101B
120
117A
117C
116A
CL
R
5'

0 "
HALL
124

OUTDOOR PATIO
126

STORAGE
121

RESTAURANT

COUNTER
128

7.90%7.78%

7. 6
1 %
4'

0 "
5' - 0"
4' - 11 7/8"
111
014
109
502
511
015
110
110
020
COOLER
123
117B
123 121
UP

ISSUED/ REVISIONS DATE

PROJECT NUMBER
DATE
SCALE
SHEET TITLE:

DRAWN BY

CHECKED BY

DRAWING NUMBER

AS INDICATED

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

DA
T
E

P
R
I
N
T
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D
:
−....xx/xx/xxxx
Other Submittals Project Nbr
(P) 619 . 236 . 1662 (F) 619 . 236 . 9267
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10 /
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:
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A
M
A 2.1B

FIRST FLOOR PLAN
GM
VK
05/15/2020
22004.00
AV
O

T
H
E
A
T
R
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R
E
N
O
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A
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N
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M
A
I
N

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N
1/8" = 1'-0"1 FIRST FLOOR PLAN
0 FT832
ROOM SCHEDULE - LEVEL 1
Number Name Area
101 LOBBY 694 SF
102 BAR 100 SF
104 WOMEN 253 SF
105 MEN 206 SF
106 AUDITORIUM 2913 SF
107 STAGE 1272 SF
108 BACK STAGE 206 SF
109 BACK STAGE 256 SF
110A DRESSING 88 SF
110B DRESSING 106 SF
112 RESTROOM 48 SF
113 RESTROOM 40 SF
114 STORAGE 60 SF
115 ELECTRICAL ROOM 54 SF
116 DINING 1106 SF
117 KITCHEN 710 SF
119 MEN 126 SF
120 WOMEN 129 SF
121 STORAGE 78 SF
123 COOLER 54 SF
124 HALL 184 SF
126 OUTDOOR PATIO 697 SF
128 RESTAURANT COUNTER 134 SF

KEYNOTES
001 EXISTING EXTERIOR DOORS TO REMAIN
002 EXISTING STAIRCASE TO REMAIN
003 EXISTING STAGE TO REMAIN
014 EXISTING LAMELLA ROOF TO BE PRESERVED
015 EXISTING ADA LIFT TO REMAIN
020 EXISTING TICKET BOOTH TO REMAIN AND BE RE-PAINTED
104 WHEELCHAIR PLATFORM LIFT
105 ADA ACCESSIBLE COUNTER HEIGHT, MAX. HT. OF 34"
109 VIP ENTRANCE
110 NEW RAILING/ GUARDRAIL
111 NEW ADA RAMP
502 WATER CLOSET - 17" TO 19" MAXIMUM TO TOP OF TOILET SEAT, 17" TO 18" TOILET CENTER LINE TO SIDE WALL (WALL OR FLOOR

MOUNTED PER SCHEDULE)
511 WALL MOUNTED URINAL
GRAPHIC SCALE:

TOTAL SEATS : 417
02/27/2024 D4 Page 123 of 144

DN
30 3/4''

TOWER CL
CLLANDING 1 AND 2
DINING
116
MEN
119
WOMEN
120

STORAGE
114

ELECTRICAL
ROOM
115
WOMEN
104
MEN
105

AUDITORIUM
106

DRESSING
110A STAGE
107

BACK STAGE
109

BACK STAGE
108
BAR
102
LOBBY
101

DRESSING
110B

RESTROOM
113

RESTROOM
112

KITCHEN
117
104
30" X48"
+ 28" MIN.
+ 34" MAX.
30" X48"
+ 28" MIN.
+ 34" MAX.
5'

0 2
7 /
3 2
"
001
4' - 0"
30" X48"
105
105
106
4'

0 3
/
8 "

EXTERIOR PEDESTRIAN CIRCULATION
ROUTE

PUBLIC ACCESS AREAS

PRE-FUNCTION AREAS

ISSUED/ REVISIONS DATE

PROJECT NUMBER
DATE
SCALE
SHEET TITLE:

DRAWN BY

CHECKED BY

DRAWING NUMBER

AS INDICATED

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

DA
T
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P
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:
−....xx/xx/xxxx
Other Submittals Project Nbr
(P) 619 . 236 . 1662 (F) 619 . 236 . 9267
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(NOTE : N.T.S. ON 11 X 17 SHEET)
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/
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:
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P
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A 2.1C

FIRST FLOOR PLAN -

EXTERIOR PEDESTRIAN

CIRCULATION
Checker
KS
05/15/2020
22004.00
AV
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T
H
E
A
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A
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D
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S
I
G
N

KEYNOTES
001 EXISTING EXTERIOR DOORS TO REMAIN
104 WHEELCHAIR PLATFORM LIFT
105 ADA ACCESSIBLE COUNTER HEIGHT, MAX. HT. OF 34"
106 BAR COUNTER, 42" HIGH
0 FT832
GRAPHIC SCALE:
1/8" = 1'-0"1

LOBBY LEVEL - EXTERIOR CIRCULATION
PLAN
02/27/2024 D4 Page 124 of 144

DN
DN

RESTAURANT ROOF

AUDITORIUM BELOW
8'

3 7
/
8 "
011
004
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BOOTH

EQUIPMENT
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008
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016

WALL LEGEND

DEMO WALL/WINDOW/DOOR

EXISTING WALLS TO REMAIN

REMOVE PORTION OF EXISTING WALL

ISSUED/ REVISIONS DATE

PROJECT NUMBER
DATE
SCALE
SHEET TITLE:

DRAWN BY

CHECKED BY

DRAWING NUMBER

AS INDICATED

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

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SECOND FLOOR

DEMOLITION FLOOR
PLAN
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Author
05/15/2020
22004.00
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1/8" = 1'-0"1 SECOND FLOOR PLAN
0 FT832

KEYNOTES
004 EXISTING WALL TO REMAIN
008 EXISTING HISTORIC EXTERIOR FACADE TO REMAIN
011 REMOVE EXISTING WALL
013 REMOVE EXISTING WINDOW AND FRAME
016 PORTION OF EXISTING LAMELLA ROOF TO BE DEMOLISHED
205 EXISTING SIGNAGE TO REMAIN
GRAPHIC SCALE:
02/27/2024 D4 Page 125 of 144

DN
DN
30 3/4''

TOWER CL
CLLANDING 1 AND 2

CONTROL ROOM
202
UNISEX
206
UNISEX
207

SEATING AREA
203

SEATING AREA
204
0' - 8"
17 '

2 "
24 '

4 "
17 '

1 0
"
4'

1 0

1 /
2 "

RESTAURANT ROOF

AUDITORIUM BELOW
1 A 4.3
104
7'

1 0
"

JANITORS
CLOSET
208
14' - 8"
OFFICE
211
110
20 8
21 1
110
108
2'

0 7
/
8 "
CLR
5' - 0"

STORAGE
209
BAR
201
HALL
212
5' - 0"
4' - 0"
10' - 7".
8' - 0"
014
205
002
106
1 ' - 7 1 5 /1 6 "
DN

ISSUED/ REVISIONS DATE

PROJECT NUMBER
DATE
SCALE
SHEET TITLE:

DRAWN BY

CHECKED BY

DRAWING NUMBER

AS INDICATED

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

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T
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P
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(P) 619 . 236 . 1662 (F) 619 . 236 . 9267 AL
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SECOND FLOOR PLAN
GM
VK
05/15/2020
22004.00
AV
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1/8" = 1'-0"1 SECOND FLOOR PLAN
ROOM SCHEDULE - LEVEL 2
Number Name Area
201 BAR 180 SF
202 CONTROL ROOM 245 SF
203 SEATING AREA 388 SF
204 SEATING AREA 362 SF
206 UNISEX 55 SF
207 UNISEX 52 SF
208 JANITORS CLOSET 13 SF
209 STORAGE 25 SF
211 OFFICE 51 SF
212 HALL 439 SF
0 FT832
GRAPHIC SCALE:

KEYNOTES
002 EXISTING STAIRCASE TO REMAIN
014 EXISTING LAMELLA ROOF TO BE PRESERVED
104 WHEELCHAIR PLATFORM LIFT
106 BAR COUNTER, 42" HIGH
108 NEW SLIDING FOLDING WINDOWS
110 NEW RAILING/ GUARDRAIL
205 EXISTING SIGNAGE TO REMAIN
TOTAL SEATS : 83

TOTAL SEATS ON
BOTH FLOORS = 500
02/27/2024 D4 Page 126 of 144

HATCHED AREA IS NEW
ROOF ADDTION;
APPROX. 2020 SQ. FT.
1 A 4.3
36' - 4"
014

ISSUED/ REVISIONS DATE

PROJECT NUMBER
DATE
SCALE
SHEET TITLE:

DRAWN BY

CHECKED BY

DRAWING NUMBER

AS INDICATED

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

DA
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P
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:
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Other Submittals Project Nbr
(P) 619 . 236 . 1662 (F) 619 . 236 . 9267 AL
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(NOTE : N.T.S. ON 11 X 17 SHEET)
10 /
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2 0
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A
M
A 3.3

ROOF PLAN
Checker
Author
05/15/2020
22004.00
AV
O

T
H
E
A
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R
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N
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1/8" = 1'-0"1 ROOF
0 FT832
GRAPHIC SCALE:

KEYNOTES
014 EXISTING LAMELLA ROOF TO BE PRESERVED
02/27/2024 D4 Page 127 of 144

LOBBY LEVEL
+100'-0''
0' - 0"
Level 2
11' - 0"

TOP OF PYLON
30' - 0"

STAGE LEVEL
+97'-8''
-2' - 4"
25 '

6 "
ROOF

ADDITION
33 '

6 "

3.06°
205
205
014

CELEBRITY
TOUR
BUSES

LOBBY LEVEL
+100'-0''
0' - 0"
Level 2
11' - 0"

TOP OF PYLON
30' - 0"

THEATRERESTAURANT EXISTING

STRUCTURE
19 '

0 "
30 '

0 "
20 '

4 "
001 020 204
203
201
204
205
008
206
206

ISSUED/ REVISIONS DATE

PROJECT NUMBER
DATE
SCALE
SHEET TITLE:

DRAWN BY

CHECKED BY

DRAWING NUMBER

AS INDICATED

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

DA
T
E

P
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D
:
−....xx/xx/xxxx
Other Submittals Project Nbr
(P) 619 . 236 . 1662 (F) 619 . 236 . 9267 AL
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(NOTE : N.T.S. ON 11 X 17 SHEET)
10 /
1 4
/
2 0
2 0

9 :
3 5
:
0 1

A
M
A 4.1

ELEVATIONS
GM
VK
05/15/2020
22004.00
AV
O

T
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A
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R
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N
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A
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I
G
N
1/8" = 1'-0"1 East Elevation
1/8" = 1'-0"2 North Elevation
0 FT832
GRAPHIC SCALE:

KEYNOTES
001 EXISTING EXTERIOR DOORS TO REMAIN
008 EXISTING HISTORIC EXTERIOR FACADE TO
REMAIN
014 EXISTING LAMELLA ROOF TO BE PRESERVED
020 EXISTING TICKET BOOTH TO REMAIN AND BE

RE-PAINTED
201 EXISTING EXTERIOR STUCCO ON CURVED

BUILDING ELEMENT TO BE REFURBISHED AND

PAINTED WITH COLOR AS PER ARCHITECT
203 AREA FOR REMOVABLE EVENT BANNER
204 EXISTING DISPLAY BOARD TO REMAIN
205 EXISTING SIGNAGE TO REMAIN
206 NEW SILVER METAL PANEL ON EXISTING

BUILDING ELEMENT
02/27/2024 D4 Page 128 of 144

LOBBY LEVEL
+100'-0''
0' - 0"
Level 2
11' - 0"
LEVEL +93'-07''
-6' - 5"

TOP OF PYLON
30' - 0"

STAGE LEVEL
+97'-8''
-2' - 4"

THEATRE RESTAURANTEXISTING

STRUCTURE
ROOF

ADDITION
205
014
112
001

LOBBY LEVEL
+100'-0''
0' - 0"
Level 2
11' - 0"

TOP OF PYLON
30' - 0"

STAGE LEVEL
+97'-8''
-2' - 4"
ROOF

ADDITION
25 '

6 "
014
205
205

ISSUED/ REVISIONS DATE

PROJECT NUMBER
DATE
SCALE
SHEET TITLE:

DRAWN BY

CHECKED BY

DRAWING NUMBER

AS INDICATED

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

DA
T
E

P
R
I
N
T
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D
:
−....xx/xx/xxxx
Other Submittals Project Nbr
(P) 619 . 236 . 1662 (F) 619 . 236 . 9267 AL
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(NOTE : N.T.S. ON 11 X 17 SHEET)
10 /
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3 5
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A
M
A 4.2

ELEVATIONS
GM
VK
05/15/2020
22004.00
AV
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T
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A
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R
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1/8" = 1'-0"1 South Elevation
1/8" = 1'-0"2 West Elevation
0 FT832
GRAPHIC SCALE:

KEYNOTES
001 EXISTING EXTERIOR DOORS TO REMAIN
014 EXISTING LAMELLA ROOF TO BE PRESERVED
112 NEW ROOF ADDITION
205 EXISTING SIGNAGE TO REMAIN
02/27/2024 D4 Page 129 of 144

LOBBY LEVEL
+100'-0''
0' - 0"
Level 2
11' - 0"
ROOF
21' - 6"

TOP OF PYLON
30' - 0"

STAGE LEVEL
+97'-8''
-2' - 4"
2' - 4"9' - 0"9' - 0"9' - 0"
0'

3.47%

4.8 6%4.1 8%

AUDITORIUM
106 LOBBY
101
BAR
102

CONTROL ROOM
202
STAGE
107
4 .86 %4.8 6%
25' - 2"
014
HALL
212
BAR
201
008
020

ISSUED/ REVISIONS DATE

PROJECT NUMBER
DATE
SCALE
SHEET TITLE:

DRAWN BY

CHECKED BY

DRAWING NUMBER

AS INDICATED

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

DA
T
E

P
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I
N
T
E
D
:
−....xx/xx/xxxx
Other Submittals Project Nbr
(P) 619 . 236 . 1662 (F) 619 . 236 . 9267 AL
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10 /
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A
M
A 4.3

SECTION
Checker05/15/2020
22004.00
AV
O

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A
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R
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1/8" = 1'-0"1 BUILDING SECTION 1
0 FT832

KEYNOTES
008 EXISTING HISTORIC EXTERIOR FACADE TO REMAIN
014 EXISTING LAMELLA ROOF TO BE PRESERVED
020 EXISTING TICKET BOOTH TO REMAIN AND BE RE-PAINTED
02/27/2024 D4 Page 130 of 144

VIP

VIEWING/

SEATING
AREA

ENTRANCE
LOBBY

CONTROL

BOOTH - OPEN

TO VENUE

VIP VIEWING/

SEATING AREA

MAIN LEVEL

SEATING AREA BAR LOOKING AT STAGE

INNOVATIVE, HIGH

PERFORMANCE SOUND SYSTEM

REVOLUTIONARY

ACOUSTICS

CELEBRATING

HISTORY

ISSUED/ REVISIONS DATE

PROJECT NUMBER
DATE
SCALE
SHEET TITLE:

DRAWN BY

CHECKED BY

DRAWING NUMBER

AS INDICATED

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

DA
T
E

P
R
I
N
T
E
D
:
−....xx/xx/xxxx
Other Submittals Project Nbr
(P) 619 . 236 . 1662 (F) 619 . 236 . 9267 AL
L

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(NOTE : N.T.S. ON 11 X 17 SHEET)
10 /
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A
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A 5.1

CROSS SECTIONAL
VIEWS
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05/15/2020
22004.00
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1 Cross Sectional View 1
2 Cross Sectional View 2
3 Cross Sectional View 3
02/27/2024 D4 Page 131 of 144

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

DA
T
E

P
R
I
N
T
E
D
:
(P) 619 . 236 . 1662 (F) 619 . 236 . 9267 AL
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PROJECT :

SHEET NAME : SHEET NUMBER :
10 /
1 4
/
2 0
2 0

2 :
4 2
:
3 7

P
M

EXTERIOR RENDERING

AVO THEATRE RENOVATION
A 7.1
02/27/2024 D4 Page 132 of 144

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

DA
T
E

P
R
I
N
T
E
D
:
(P) 619 . 236 . 1662 (F) 619 . 236 . 9267 AL
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PROJECT :

SHEET NAME : SHEET NUMBER :
10 /
1 4
/
2 0
2 0

9 :
3 6
:
1 0

A
M

EXTERIOR RENDERING

AVO THEATRE RENOVATION
A 7.2
02/27/2024 D4 Page 133 of 144

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

DA
T
E

P
R
I
N
T
E
D
:
(P) 619 . 236 . 1662 (F) 619 . 236 . 9267 AL
L

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PROJECT :

SHEET NAME : SHEET NUMBER :
10 /
1 4
/
2 0
2 0

2 :
4 2
:
3 7

P
M

EXTERIOR RENDERING

AVO THEATRE RENOVATION
A 7.3

RESTAURANT PATIO
02/27/2024 D4 Page 134 of 144

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

DA
T
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P
R
I
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T
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D
:
(P) 619 . 236 . 1662 (F) 619 . 236 . 9267 AL
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PROJECT :

SHEET NAME : SHEET NUMBER :
10 /
1 4
/
2 0
2 0

2 :
4 2
:
3 7

P
M

EXTERIOR RENDERING

AVO THEATRE RENOVATION
A 7.4
02/27/2024 D4 Page 135 of 144

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

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(P) 619 . 236 . 1662 (F) 619 . 236 . 9267 AL
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PROJECT :

SHEET NAME : SHEET NUMBER :
10 /
1 4
/
2 0
2 0

9 :
3 6
:
1 1

A
M

INTERIOR RENDERING

AVO THEATRE RENOVATION
A 7.5
02/27/2024 D4 Page 136 of 144

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

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T
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P
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(P) 619 . 236 . 1662 (F) 619 . 236 . 9267 AL
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PROJECT :

SHEET NAME : SHEET NUMBER :
10 /
1 4
/
2 0
2 0

9 :
3 6
:
1 2

A
M

INTERIOR RENDERING

AVO THEATRE RENOVATION
A 7.6

CREATING VIEW POINTS
02/27/2024 D4 Page 137 of 144

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

DA
T
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P
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D
:
(P) 619 . 236 . 1662 (F) 619 . 236 . 9267 AL
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PROJECT :

SHEET NAME : SHEET NUMBER :
10 /
1 4
/
2 0
2 0

9 :
3 6
:
1 2

A
M

INTERIOR RENDERING

AVO THEATRE RENOVATION
A 7.7

THEATRE LOBBY/ BAR
02/27/2024 D4 Page 138 of 144

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

DA
T
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P
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:
(P) 619 . 236 . 1662 (F) 619 . 236 . 9267 AL
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PROJECT :

SHEET NAME : SHEET NUMBER :
10 /
1 4
/
2 0
2 0

9 :
3 6
:
1 2

A
M

INTERIOR RENDERING

AVO THEATRE RENOVATION
A 7.8

VIEW FROM SECOND LEVEL SEATING AREA
02/27/2024 D4 Page 139 of 144

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

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(P) 619 . 236 . 1662 (F) 619 . 236 . 9267 AL
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PROJECT :

SHEET NAME : SHEET NUMBER :
10 /
1 4
/
2 0
2 0

9 :
3 6
:
1 2

A
M

INTERIOR RENDERING

AVO THEATRE RENOVATION
A 7.9

VIEW FROM STAGE
02/27/2024 D4 Page 140 of 144

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

DA
T
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P
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(P) 619 . 236 . 1662 (F) 619 . 236 . 9267 AL
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PROJECT :

SHEET NAME : SHEET NUMBER :
10 /
1 4
/
2 0
2 0

9 :
3 6
:
1 3

A
M

INTERIOR RENDERING

AVO THEATRE RENOVATION
A 7.10

RESTAURANT
02/27/2024 D4 Page 141 of 144

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

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(P) 619 . 236 . 1662 (F) 619 . 236 . 9267 AL
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PROJECT :

SHEET NAME : SHEET NUMBER :
10 /
1 4
/
2 0
2 0

9 :
3 6
:
1 3

A
M

INSPIRATION IMAGES

AVO THEATRE RENOVATION
A 8.1

MUSIC - PERFORMANCE - LIFESTYLE
02/27/2024 D4 Page 142 of 144

T U C K E R S A D L E R
1620 5th Ave. Suite 200 San Diego, Ca 92101

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(P) 619 . 236 . 1662 (F) 619 . 236 . 9267
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INSPIRATION IMAGES

AVO THEATRE RENOVATION
A 8.2
02/27/2024 D4 Page 143 of 144

EXHIBIT 4 – AVO THEATER ANNUAL BUDGET
GL CODE ACCOUNT NAME FY 23'/'24

BUDGET NOTES

STAFFING
512000 AVO Rent $ 5,735.00 Labor costs for staffing rentals (355 hours) 518400 Worker's Comp $ 212.00 Addi�onal Labor costs 518500 Unemployment Insurance $ 14.00 Addi�onal Labor costs 518800 FICA $ 83.00 Addi�onal Labor costs

OPERATING & MAINTENANCE
531200 Tools/Furniture Equip. <$5k $ 1,000.00 Misc. equipment 531500 AVO Rental $ 3,000.00 Maintenance Costs
531600 Equip. Maint./Svcs $ 3,500.00 Bi-annual li� inspec�on 531700 Land & Build. Maint. Svcs $ 15,862.50 Prizm Cleaning Services 541000 Electricity & Natural Gas $ 26,743.00
543000 Water $ 2,244.00
544000 Sewer $ 1,234.00

ALLOCATED COSTS
582000 Facility Rental $ 59,599.00 Public Works Facility Maintenance TOTAL EXPENSES $ 119,226.50
02/27/2024 D4 Page 144 of 144
EXHIBIT 4

Avo Theater Discussion Add to Packet from Deputy Mayor Katie Melendez The following describes the activities that Deputy Mayor Katie has taken for the discussion about the current and future use of the Avo Theater. This information will be presented to the public and the Vista City Council for discussion on Tuesday, February 27, 2024.

Avo Theater Walkthrough
On Friday, January 26, 2024 I visited the City owned Avo Theater located at 303 Main St, Vista, CA 92084. I spoke to Jennifer who was changing the titles on the external sign. I viewed the foyer, bathrooms, and refreshment stands at the entrance of the theater. I toured the theater and saw the tech booth, auditorium seating, stage, backstage, dressing rooms, and wings. I witnessed that the walls, carpet, seating, and technology are out-dated and there are needs for repairs.

Meeting with Tenant: Curbside Cafe
The Avo Theater property contains a restaurant called the Curbside Cafe which is adjacent to the theater facilities.

On Thursday, February 1, 2024 I met with John Randal, the owner of Curbside Cafe to discuss his needs as a tenant. The Vista City Council will be discussing and approving a continuation of a rental agreement with Curbside Cafe at a future meeting.

Economic Development Opportunities
On Tuesday, February 6, 2024 I met with Economic Development director Larry Vaupel to learn how local businesses are impacted by the Avo Theater. On Monday, February 5, 2024 Larry engaged with local business stakeholders regarding the activation of the Avo Theater.

The local businesses represented at the meeting included:
● The Public Lemon
● The Moonry Collective
● Twice on Main
● Coomber Wines
● Guadalupe Brewery
● Embroidery Image
● Straightedge Barber Shop
● Humble Pie Communications
● Vista Press
● TJ Crossman Auto Repair
Every business in the Central Business Improvement District (CBVID) received an invitation to attend the meeting. Larry summarized the recommendations from the businesses, and these recommendations are included in the agenda packet.

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Arts and Culture Community Engagement
On February 7,2024 I met with local art and culture non-profit organizations to discuss the potential uses of the Avo Theater:Sarah Spinks of Backfence Society and Natalie Vega of Elevate760.We discussed several priorities including
●Social Equity by expanding programs to people that would benefit from arts and enrichment.
●Cultural Diversity by providing more opportunities for traditional and cultural expression. ●Economic Inclusion by making sure programs and facilities are affordable to low income people and artists.

City programs occuring at the Avo Theater and Avo Theater facilities could be improved to provide better arts and culture to our community.During the meeting we generated program ideas for the Avo Theater and the recommendations from that meeting are attached.

Recreation and Community Services Information
On Wednesday,February 14,2024 I met with Recreation and Community Services Department Director Mike Pacheco and Executive Director of Programming and Operations,Moonlight Stage Productions of Recreation and Community Services,Mike Bradford.We discussed the current and historic uses of the Avo Theater.Staff is supportive of enhancing the programs and facilities of the Avo Theater and we identified several priorities:
●Ensure current programs will continue,such as Moonlight Youth Theater. ●Consider staff capacity when developing programs the option to contract with outside organizations to operate programs.

The Avo Theater facilities rental costs and 10 year program history are attached.

Facility Improvements
Many programs or potential programs at the Avo Theater would benefit from improved facilities, including the refreshments area,seating,technology,and more.The agenda packet describes facility improves that were considered in previous Vista City Council discussions.The City of Vista was awarded $250k from State Assembly Member Laurie Davies for the rehabilitation and accessibility improvements of the Avo Theater.

Discussion About Avo Theater Improvements
During the meeting on February 27,2024 we will receive public comment and the Vista City Council will have the opportunity to discuss any and all potential facility and program improvements to the Avo Theater.We may direct City staff to accept earmarked funds,continue community outreach,and return with concepts or proposals for the Vista City Council to approve.

Thank you City of Vista staff and community members for engaging in this process.

City of Vista Deputy Mayor Katie Melendez

2/7/2024
Avo Theater Program Options
City of Vista Deputy Mayor Katie Melendez
Backfence Society, Sarah Spinks
Elevate760, Natalie Vega
● Increased daytime programing of all kinds
● “Mommy and Me” film viewings
● Children's programs
● Senior citizen programs
● Historical film viewings
● Book signings
● Conference / professional meetings
● Academic panel discussions
● Museums / art installations
● Dance club / DJs
● Bands and live music of all genres
● Showcase programs for local musicians
● Open mic
● Comedy shows
● Improve Groups
● Magic shows
● Vendor markets and craft shows
● Film festivals
● STEM Festivals
● Bingo
● Speech and Debate
● Puppetry
● Storytelling

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1.Discuss the current and future use of the AVO Theater and provide direction to staff.

2.Adopt City Council Resolution No. 2024- , approving the acceptance of General Fund Grant GF2323-0 City of Vista, for the Avo Playhouse Rehabilitation & ADU Upgrades Project CORRELATION TO CITY COUNCIL GOALS: Parks and Recreation PRIOR ACTION: None.

AGENDA
REPORT

CITY COUNCIL

COMMUNITY DEVELOPMENT COMMISSION

SUCCESSOR AGENCY

BUENA SANITATION DISTRICT

JOINT POWERS FINANCING AUTHORITY

REVISED

MEETING DATE: February 27, 2024 PAGE 2

SUBJECT: AVO THEATER
Grants and Funding. In August, 2023, the City received an earmark in the State budget for $250,000 from Assemblymember Laurie Davies for rehabilitation and accessibility upgrades to the AVO facility. Staff plans to address accessibility deficiencies within the building with this funding.

Annual operational costs are budgeted for the AVO Theater in the Operating Budget. The operating budget for FY23-24 is approximately $120,000, accounting for staffing, operations/maintenance and allocated costs. The annual budget is attached as Exhibit 4.

Current rental rates for the facility are provided in the following table.

CVBID Recommendations. The Central Vista Business Improvement District (CVBID) Advisory Board discussed the AVO Theater property in their regular meeting on February 5, 2024, and provided the following recommendations:
• Short-term (1-3 months) – Issue a request for proposals (RFP) to find an operator to lease the AVO from the city and program it with live entertainment options that do not require a significant remodel.

• Medium term (5-12 months) – Staff can create a small committee of local business owners to thoroughly explore the long-term use of the AVO with developers, existing venue operators, and others who have knowledge about the market potential and feasibility of various uses suggested. Possible uses include a food hall, artisan market, museum, “Belly Up”/”House of Blues” style live music venue, dinner theater, bowling alley, etc.

• Long-term (12-24 months) – Staff can take recommendations from the committee to the City Council to decide a long-term plan for the AVO. This could include hiring an architect and preparing an RFP for a venue operator. Once plans are prepared, in consultation with an operator, staff would seek grants and other funding opportunities to pay for the construction and remodel.

FISCAL IMPACT: There is no direct fiscal impact associated with this discussion item.

EXHIBITS:

1. Past Use of the AVO Theater

2. Historical Analysis – NPS Evaluation of Significance

3. Preliminary Architectural Plans (2020)

4. AVO Theater annual budget (FY23/24)

5. City Council Resolution No. 2024- , approving the acceptance of General Fund Grant GF2325-0 City of Vista, for the Avo Playhouse Rehabilitation & ADA Upgrades Project AVO PLAYHOUSE or Club M

Group A Group B Group C Group A Group B Group C Group A Group B Group C Theater $395 $490 $780 $780 $975 $1,555 $120 $148 $236 House Staff $15-$25/hour per personnel
Technical Personnel $25-$50/hour per staff
Technical Personnel (Contract Services)Billed at direct cost per agreement with City Technical Director $40/hour
Light Plot re-hang $900
Ticket Printing $75 single event; $20 for each subsequent performance.

Ticket Sales $1.00 per ticket processing fee
Over 10 hours
Hourly Rate
Additional Hours
Up to 10 hours Up to 10 hours
Non Performance Day
Daily Rate Daily Rate
Performance Day

February 27, 2024
Mayor Franklin, Deputy Mayor Melendez, and members of the City Council, My name is Jennifer Bradford and I am the Executive Director of Moonlight Cultural Foundation, the City of Vista’s nonprofit partner. I appreciate the opportunity to speak with you about the future use of the AVO Playhouse. In addition to supporting Moonlight Stage Productions, the Foundation provides arts education through Moonlight Youth Theatre (MYT). Each year, MYT serves over 1,000 students in Vista and the surrounding areas. In addition to traditional theatre training for actors, we offer a student internship program. It is the first and only theatre internship program of its kind in our region, providing students with the opportunity to work with theatre professionals in all areas of technical theatre. The internship program was started in 2016 and is a training ground for Moonlight Stage Productions. A number of former student interns are now employed in the Cultural Arts Department by the City of Vista. Our program provides multiple training and performance opportunities for students, and all are accepted in our program.

Scholarships are available to all in need, so finances are never a barrier to participation. In 2023 alone, each student averaged 454 instructional hours in our program. MYT schedules daytime school performances benefiting Vista Unified School District students, and sensory friendly performances benefiting patrons facing the challenges of neurodiversity. All MYT programs are a benefit to the City of Vista and its community members.

I mention all of this because much of the work we do happens at the AVO Playhouse. It is the training ground for our theatre internship program. It is where we hold 75% of our productions including those for schools and neurodiverse audiences. Theatre pare nts drop off students at the AVO for rehearsals and performances and visit Vista’s downtown businesses while they wait to pick them up. North San Diego County currently has only two (non- school) facilities where theatre groups can hold performances, the AVO Playhouse, and the Star Theatre in Oceanside. Though the AVO has challenges due to the age of the facility, and needs upgrades, it functions as a much-needed theatre home for MYT, who pay to use it.

Moonlight Cultural Foundation is proud to have partnered with the City of Vista for each of Moonlight Stage Productions’ 42 seasons, and in the past 3 years has provided over $1million dollars per year in support of the Moonlight through an annual subsidy, marketing support and capital improvements.

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We feel it is an oversight to not have been invited to provide feedback about proposed changes to the AVO while other nonprofit/community groups seem to be participating in the discussion.

As you discuss the current and future use of the AVO Playhouse, I ask that you consider Moonlight Youth Theatre’s continued use of the facility as a valuable resource and benefit to the City of Vista. The Moonlight Cultural Foundation looks forward to a continued partnership in 2024.

Respectfully submitted,
Jennifer Bradford
Executive Director
Moonlight Cultural Foundation
[email protected]
760-622-5185

00029213 7
RESOLUTION NO. 2024-

A RESOLUTION OF THE CITY COUNCIL OF THE CHARTERED CITY OF

VISTA, CALIFORNIA, APPROVING THE ACCEPTANCE OF GENERAL FUND GRANT GF2325-0 CITY OF VISTA, FOR THE AVO PLAYHOUSE

REHABILITATION & ADA UPGRADES PROJECT
The City Council of the City of Vista does resolve as follows:

1. Findings. The City Council hereby finds and declares the following:

A. WHEREAS, the Legislature and Governor of the State of California have approved a grant for the project shown above; and
B. WHEREAS, the California Natural Resources Agency has been delegated the responsibility for the administration of the grant project, setting up necessary procedures; and C. WHEREAS, said procedures established by the California Natural Resources Agency require the Grantee to certify by resolution the approval of a Project Information Package before submission of said package to the State; and D. WHEREAS the Grantee will enter into an agreement with the State of California for the above project.

2. Action.

NOW, THEREFORE, BE IT RESOLVED that the City of Vista City Council A. Approves the acceptance of a general fund allocation for local assistance for the above project(s); and
B. Certifies that said agency understands the assurances and certification in the Project Information Form; and
C. Certifies that said agency will have sufficient funds to develop/complete the planning or program project(s) or will secure the resources to do so; and D. Certifies that said agency will comply with the provisions of Section 1771.5 of the California Labor Code.

E. If applicable, certifies that the project will comply with any laws and regulation including, but not limited to, the California Environmental Quality Act (CEQA), legal requirements for building codes, health and safety codes, disabled access laws, environmental laws and, that prior to commencement of construction, all applicable licenses and permits will have been obtained.

F. Certifies that said agency has reviewed and understands the General Provisions contained in the sample Grant Agreement shown in the Procedural Guide; and

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RESOLUTION NO. 2024-

CITY COUNCIL OF THE CHARTERED CITY OF VISTA
PAGE 2
00029213 7Resolution 2024- AVO Playhouse Rehabilitation ADA Upgrades Project.docx G. Appoints the City Manager or their designee as agent to conduct all negotiations, execute and submit all documents including, but not limited to the Project Information Form, agreements, payment requests and so on, which may be necessary for the completion of the aforementioned project(s).

3. Adoption. PASSED AND ADOPTED at a meeting of the City Council of the City of Vista held on February 27, 2024, by the following vote:

AYES:

NOES:

ABSTAIN:

APPROVED AS TO FORM:

WALTER CHUNG, CITY ATTORNEY

By:

APPROVED
Walter C. Chung
20240226112150

JOHN B. FRANKLIN, MAYOR

ATTEST:

KATHY VALDEZ, CITY CLERK

By:

Vista City CouncilFebruary 27, 2024

Vista City Council
February 27, 2024