Real Name: Ryan Schuster Gender: male Member Since: March 17, 2006 Last Signed In: August 23, 2007 Profile Views: 7378 Blog Views: 30734 Workout machine without weights? Car dealerships move north Got fruit smoothies? Do you still use cash, checks? Would you support a grocery strike? Padre holds open house Holiday Inn Select to become Marriott? Padre Hotel up for sale again Local economy among fastest growing in nation Bob Marx out as head of visitors bureau August 06 September 06 October 06 November 06 December 06 January 07 February 07 March 07 April 07 May 07 June 07 July 07 August 07 September 07 October 07 November 07 December 07 January 08 February 08 March 08 April 08 May 08 June 08 July 08 August 08 September 08 October 08 November 08 December 08 January 09 February 09 March 09 April 09 May 09 June 09 July 09 August 09 September 09 October 09 November 09 
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Padre holds open house
Potential buyers and anyone else interested in taking a look inside the partially renovated Padre Hotel had a chance to stroll around the circa-1928 downtown landmark during the first of three open houses on Monday. View a video of the open house.
The Padre is listed for sale for $5.6 million. Offers for the building are due by the end of the month. Pacifica claims to have sunk more than $4 million into renovating the eight-story, 72,800 square-foot building. Despite sporting a refinished exterior, the Padre’s insides still have a ways to go. Many of the interior walls have been torn out, leaving exposed metal framing and pipes. Aside from holes in walls and some holes in the floor near ripped out walls, building materials and trash are visible But some of the building’s charm remains like the original flooring in the first-floor lobby, unique architectural elements and antique fixtures in the bathrooms of old hotel rooms — one of the last remaining remnants of the historic hotel that remains. Additional open houses are scheduled for Thursday and June 26. What do you think of the Padre? What do you hope the building becomes? Could the building be part of a revitalization of downtown? 49 comments from 11 users
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posted by
TomW
on Jun 18, 2007 at 01:11 PM
They'll never get their ask for this. From your description, the place needs maybe half a million bucks worth of work, depending on the contractor. We'll see what happens, but I'd love to head down there just to take a look at the disclosures.
posted by
sagefever
on Jun 18, 2007 at 02:18 PM
I am totally biased~these folks ruined my favorite bar downtown~ did they paint over that wonderful fresco? Replace the bathroom with marble like they took out? haha..it is a shame that someone with $ does not step in and save whats left of this wonderful historic place~Spartacus is turning over right now...
posted by
samheath
on Jun 18, 2007 at 02:38 PM
You're right about Spartacus sagefever. I should have made my suggestion to him while he was alive. At least he would have had a laugh.
posted by
sagefever
on Jun 18, 2007 at 02:44 PM
He would have willed the place to you!
posted by
samheath
on Jun 18, 2007 at 03:18 PM
You know sagefever, you just could be right about that.
posted by
adampayne
on Jun 18, 2007 at 03:25 PM
I know the price of materials has gone up considerably, but this project was doomed when the asbestos surfaced and the clean up was not done to code. I can't believe $4 million has been put into the building with so much work left undone. The city should just use eminent domain and pay these guys the original amount they purchased the building for. Let the city sell the building and turn a modest profit while affording a local enterprise to purchase and complete the renovation. It'll take more than getting the Padre up to revitalize downtown, which has become about as appealing as Baker Street, that other boondoggle of mythic proportions blighting the landscape.
posted by
irv
on Jun 18, 2007 at 05:59 PM
I miss the Alamo Tombstone. To many of us who have lived here a long time, the Padre Hotel symbolizes the middle finger to the incompetence and greed of our city and county governance. There are many contributing factors to the demise of downtown Bakersfield. The condemnation of the Padre, for purely political reasons, was only one of them. Allowing Valley Plaza to be built on what was the edge of town next to a new freeway off ramp was another. Sucking up to Tenneco and placing Cal State Bakersfield in the path of another freeway, well, you get my point. The list goes on and on and on. The funny thing is, Uncle Miltie, as he was affectionately known, came from Chicago. So it was pretty easy for the powers that be at the time to label him as the "crooked bastard".
posted by
tonyh
on Jun 18, 2007 at 06:37 PM
Hey Tom, at 72,800 sq/ft, it'd take more than $500,000 to finish the job. Think about it for a minute. Provided that everything is OK structurally and mechanically, the cosmetics alone, in a Hotel would run $48.00+ per square foot. That's almost 3.5 million bucks........................Lots and lots of Bathrooms.............. posted by
irv
on Jun 18, 2007 at 06:52 PM
Holly decimals, tonyh. I'll bet it didn't cost that much to build the place in 1928.
posted by
sagefever
on Jun 18, 2007 at 07:09 PM
He sat on city council and p***ed folks off all the time,plus his hotel was frequented by movers and shakers of the time..sans their wives.Knew too much,not enough power to protect himself.The fresco unearthed under a ton of paint in the foyer was beautiful,rare indeed in B~field..plus best drinks in town..sigh.Turning into artists spaces,very few "rooms to let" and let Sam's idea rule I say.World Class Brothel
posted by
tonyh
on Jun 18, 2007 at 07:31 PM
It may not have, but renovating a Hotel these days, isn't cheap. Bathrooms and Kitchens are the most expensive parts. Think about how many Bathrooms are in a Hotel. That doesn't include furnishings and decorating. Tile work, fixtures and plumbing abound. Old Hotel Bathrooms usually have water damage to be repaired also. The upgrades required to meet fire code were what actually caused the demise of the Padre. The cost of the upgrades were higher than the old Hotel could guarantee for a loan payback. The only way I see for this "Old Girl" to make money again, would be as a Hotel/Lounge(Martini Bar) off the Lobby, Store Front space on the street and a Night Club on the roof. Then, with a good Manager and Publicist, it could be the Jewel of Bakersfield. Even with this arrangement, it'd NEED valet parking. If you can't tell, I've done a little research. The Market Study shows this to be a "Marginal" plan, at best. The local economy just isn't what it needs to be, to draw people of the right age group with enough disposable income to support a genuine night life. If a guy had 300 million bucks to invest downtown, he could make a good return over time. It'd take all of the above, along with a shopping mall, condos and some office space. Then Bakersfield would have the meek beginnings of a Metro Downtown area. If I had that kind of money, I'd do it. posted by
tonyh
on Jun 18, 2007 at 07:40 PM
If anyone reading this (who has money to invest) is honestly looking for an investment opportunity, shoot me a line. I'm open to ideas................ posted by
dusty1215
on Jun 18, 2007 at 07:46 PM
Bummer..when the San Diego company bought it, I had hopes that they knew what they were in for and had deep pockets..apparently they had deep pockets but no clue on what needed to be done. It's wonderful when old buildings are restored and able to be appreciated..but I just don't see Bako as a good place to do this. I would love to be proved wrong however. posted by
tonyh
on Jun 18, 2007 at 07:54 PM
As with any investment, there is always risk involved. The thing here, is to not let our personal feelings taint the business decision. If we could involve enough investors, the individual risk would be minimal. After this endeavor becames profitable, some would be willing to sell out to others, and the Padre would then be a quite lucrative business venture for the remaining share holders. Those that sold out, could still make a reasonable return. posted by
tonyh
on Jun 18, 2007 at 08:01 PM
Dusty, I don't think that they were looking for a long term investment. I think that they were looking for a quick rebuild and sale. They didn't do their homework on it. This would be a longer term investment than most developers are looking to get in to. They want to turn their money over fairly quickly, say, less than five years. This deal, since it requires more than just one Hotel, would take several years to pull off right. posted by
dusty1215
on Jun 18, 2007 at 08:21 PM
See, I thought that too Tony..that they figured toss a few mil at the place and turn it for a profit..your right..they didn't do their homework.
posted by
dusty1215
on Jun 18, 2007 at 08:28 PM
Tony, One of your comments had this: The Market Study shows this to be a "Marginal" plan, at best.The investors should be into the project more for a love of restoring priceless heritage buildings than making a buck methinks. Making your money back would take quite a while in this town and not a sure think either, considering the Padre's location. posted by
TomW
on Jun 18, 2007 at 11:44 PM
Tony, you make some really good points. I have no idea what condition the place is in, but I assume that some of the place is done. From the description, it sounds like they ran out of money in the middle of lunch. Some of the walls are framed, which means some plumbing and electrical aren't in, but the drainage plumbing and panels are. My thought was that you'd get the ground floor open, and get some cash flowing. If it were me, I'd put in a couple of floors of offices to get people into the area and support the businesses downstairs. Above that, I'd put in residential and put in the rooftop bar. As a hotel, it wouldn't work. There's nothing in the area to visit but the jail. I don't know how many of you went to the bar before it closed, but they probably pulled in more cash every night than most of the high end places in town because the people who were there were drinking. I've also got a crew in mind to restore the lobby. They are really great and I think they could do the work well for a good price using American labor and sustainable practices. I'd love to get a copy of the disclosures though and take a walk through. posted by
dusty1215
on Jun 18, 2007 at 11:50 PM
There are 2 more open houses Tom..you coming down anytime soon?
posted by
TomW
on Jun 18, 2007 at 11:54 PM
Dusty. I'm gonna try to get away this weekend, but the condo is in escrow right now so I'm kinda on call. Is this weekend the Bloggers' Thingamajig?
posted by
dusty1215
on Jun 18, 2007 at 11:55 PM
I dunno m'dear..I have been down all week with something that affects my lungs, sinus area and throat. The doc didn't know either but of course gave me Amoxicillan for it.
posted by
TomW
on Jun 19, 2007 at 12:02 AM
Of course. :) Sorry to hear you're down. Hope you're feeling better soon.
posted by
dusty1215
on Jun 19, 2007 at 12:06 AM
If I don't feel better soon you will find me in the obits I fear :Pthe ball and chain will put me out of my misery..no one has cooked for him in over a week! posted by
TomW
on Jun 19, 2007 at 12:09 AM
That doesn't seem like it would solve his "not having food" problem. ;) I'm off. Get some sleep, sweetie. posted by
dusty1215
on Jun 19, 2007 at 12:13 AM
Nite Tom :) The b&c doesn't think past his present..fyi :P
posted by
sfinboston52
on Jun 19, 2007 at 04:04 AM
are they going to convert to condos?
posted by
TomW
on Jun 19, 2007 at 08:31 AM
Depends on the buyer I'd guess, SFinBoston. That would help to recoup the costs faster, but the long term viability would be less since the HOA would probably limit what businesses could go in.
posted by
dusty1215
on Jun 19, 2007 at 08:37 AM
Ryan put up a few more pics..the stained glass one is awesome..and those arches..priceless.
posted by
TomW
on Jun 19, 2007 at 08:41 AM
Geez, just looking at the room with the framing up, I guess they did run out of money in the middle of lunch. The rock in already in the space and the electrical is run.
posted by
mattloch
on Jun 19, 2007 at 10:21 AM
Tony, what do you think the financial requirements would be to chop each floor up into "blocks" and condo-ize it? Sell 100- or 250-sf blocks to people, and let them do whatever they want; studio apartments, single-bedroom units, or combine blocks into larger units. I heard that this was their plan, before the housing market collapsed and Pacifica got desperate for $$$.Anybody buy Pacifica's estimated investment into the place? I think they included the asbestos fines. Did anybody go? Do you know if they put in the required fire sprinkler system? If so, that could account for the large price. That's the only thing that could have raised their costs so high. But they were expected costs. It wasn't like that should have been any sort of surprise to them. posted by
TomW
on Jun 19, 2007 at 10:56 AM
Mattloch, If they put that much money in, they got screwed. I think you're right about the fines.As for chopping it up, there would be no way to do it in such small blocks and have livable space just because of the light and air requirements (Square footage of windows equal to or greater than 10% of square footage of room and half of that has to be openable. I'm guessing from the 72,000 number above that each floor is about 10,000 square feet and each window looks like a 4x5. That means you've got 200 square feet of light (and 100 of air) per side for a total of 800 square feet of light that allows 8000 feet of living space if you can chop it just right. Hallways and mechanical don't count, But you'd still be hard pressed to do much besides commercial in at least part of it. The city might let you grandfather something in, but if you chop it to 100 or 250 square foot parcels, you'd need to cut up the floor again unless you're planning on having shared bathrooms. Tony's $48/ft is pretty high end for cosmetics, but if you're doing a hotel and having outside contractors bid it, it might get there. The operation cost for a hotel would be way too high in my estimation though, since you'd have to have a full crew regardless of vacancy. An apartment or condo building could get by on a much smaller crew. posted by
TomW
on Jun 19, 2007 at 10:58 AM
I've always wondered about the cost of those sprinkler systems. For what they're running, every time I've had it priced is seemed excessive.
posted by
tonyh
on Jun 19, 2007 at 11:22 AM
The parking situation would kill the idea of Condos and Apartments. Commercial Office space is a little more tolerant of poor parking. A Hotel or Night Club can compensate with a Valet Staff. The best fix would be the addition of a Parking Structure behind it. My estimate of $48/ft was aimed at high end. In order to draw people to stay in the Downtown area, it'd have to be a very chic place with a novelty attraction. You're right about the operating costs. They'd be high.
posted by
mattloch
on Jun 19, 2007 at 11:35 AM
Tony, I saw their (Pacifica's) proposed "subdivision" into condo "blocks". They were proposing using the City's public parking structure on the next block for their required parking, and the City was ok with that, at least initially.Tom, I would be certain that their $4mil. has to include sprinklers. If not, they're lying about the price to gut it (and pay their fines). With your ~8,000 of usable living space per floor, you could have 10 800-sf, or 8 1,000-sf condos. Price each chunk at even $100,000 raw (leaving the buyer to do everything internal, adding perhaps another $100- $200,000 to the finished price) makes at least $800k per floor of living space. Assuming the top 5 floors done this way, you're looking at $4.5m, with little to no additional investment by the buyer. The commercial space would be costly to condition, but how much is office space in the Haberfeld renting/leasing for these days? I could see the second floor being turned into office space, and perhaps even the third. But condo/apartments on the top floors would be ideal, and between the two pay for the place with a nice profit. A hotel would simply be unworkable, and too costly. posted by
schuster80
on Jun 19, 2007 at 11:39 AM
I have heard from the city that they are willing to partner with potential interested parties and would allow some use of the 18th Street parking garage. The parking lot behind the Padre is small (7,623 square feet), but the real estate broker said it and the back alley could be used for valet parking or with a shuttle driving residents or visitors to their cars in the parking structure. A parking structure in the small lot behind the Padre would be nice, but given its small size and the cost of such a project, I expect that would be a long shot. I have heard there was once talk of a skyway connecting the Padre to the parking structure across H Street, but I think the chance of that happening is also remote at this point. There is also a 7,800 square-foot basement in the Padre, but I expect the cost of converting that to a small underground parking lot could be prohibitive.
posted by
tonyh
on Jun 19, 2007 at 01:10 PM
I don't think that home buyers in Bakersfield would accept having to park a block away. That would be a deal killer for most people. It'd be a little more acceptable for office space. If that lot behind is only 7,600 sq/ft, it wouldn't be big enough for a multi-story parking structure. I'm not sure what the city requires, but I'd figure that maybe 2.5 parking spaces per unit. posted by
amyped
on Jun 19, 2007 at 01:36 PM
I think there is MAJOR potential here. I would love to see the first and maybe second floor turned into a nice restaurant and some decent size retail spaces that keep a cute downtown kind of feel. The rest of the building converted into really nice condos ranging in size like Sex in the City or Friends. that kind of feel. Put up an awesome sky lounge bar/restaurant on that little rooftop area. I'm pretty sure that'd be really easy to market and sell to the up and coming 20 to 30 year olds. I would want to buy one. I love what they did to the outside of the building. I know there is someone with some money that is willing to risk it and not let this space go to waste. If I could do it I totally would because it'd be really nice to see downtown look a little more classy.
posted by
schuster80
on Jun 19, 2007 at 02:31 PM
FYI. I just posted a link at the top of the blog to a video of the open house if you want to take a look. Here's the link.
posted by
sagefever
on Jun 19, 2007 at 04:19 PM
The fresco's are gone by the looks of it...that is so sad, Pacifica should pay us for that loss..
posted by
TomW
on Jun 19, 2007 at 04:51 PM
A blank slate indeed, Sage. If this place were developed into ground floor bar and restaurant, two floors of commercial, residential above that it could become the anchor for a new downtown. The guy in the video is saying it would take millions to develop, but I'm not seeing it. You can spend a lot of money trying to get the place perfect, and in 5 years, the whole thing will be out of date. Simple is good.
posted by
sagefever
on Jun 19, 2007 at 05:12 PM
I wish the place had gotten a Historic designation or some such.For those who never saw them,the columns in the entry with(with the gilded tops) had just been restored to the original condition.An intricate tracery of vines,leafs,etc...wish I had thought to photograph them,the bathroom on street level was done in small hexagonal tile,marble,the upstairs was a horror from the 70's and not in a good way.The bar was small but all beveled glass and real wood.Tables from 1950ish era,black and red seats..wonder if that all was ripped out or sent to a recyclers place for old buildings.They have places that resell that stuff for folks wanting "real" replacement's for homes etc they fix up..Your right Tom and if folks looked into things like ferro cement etc ,the place could be quite novel looking for much less cash.
posted by
TomW
on Jun 19, 2007 at 10:52 PM
I've seen a lot of remodels of beautiful old houses. The house I'm in now was built along with 7 others on this block just after the 1906 earthquake. The person two houses down just lifted their place and added a second story. The ripped out the original built in and fireplace to put in a staircase. Stuff like that makes me stabby. They also did the whole "granite/recessed lighting/blah blah blah" that was cool in 99 and popular in 03-04. Guess what? They are going to rip it out and redo their kitchen in 5 years. What I'm saying is that people spend all this money and time trying to be current, and by the time you get your stuff installed, it's already dated. Do what's right for the building and keep it simple. posted by
TomW
on Jun 26, 2007 at 02:39 PM
Just got back from my Padre tour. Nice place. I think someone could pull it off quite well and it wouldn't be too tough. The asbestos is the big hurdle, but not as big as it sounds. There's still a lot of stuff to look at like city ADA reqs, HVAC, and the elevators. But they've got a couple of storefronts operating downstairs, so the systems are working.
posted by
mattloch
on Jun 26, 2007 at 02:44 PM
But did you check the sprinkler system? That was what shut Sparticus down for decades. I can't imagine Pacifica's $4mil+ price tag not including it.How much usable space is on each floor? Could you see the bottom floor or two being commercial, with the rest residential? I'm interested what a remodeler/contractor like yourself sees as potential in that place. posted by
TomW
on Jun 26, 2007 at 02:59 PM
Mattloch, the fire suppression system is in and apparently signed off on as is the fire alarm system. Really well tagged too.Each floor is about 8000 square feet. The bottom floor is definately commercial space. I'd love to see a floor or two of commercial above that with small offices. Really small. Sort of artist loft type things. It saves on finish work and on other requirements. Above that I'd go with rentals for a couple of reasons, mostly because I couldn't see condos in that building doing well without dedicating space to a gym and some other amenities. Renters tend to be less whiny about stuff, so you'd have more leeway in the building too. Lastly, you'd need to finish it up and get it sold fast in order to recoup your cash. I asked about the roof and the guy told me that people had looked into it, but wasn't sure if there was a structural report. From the 8th floor, the ceiling looked like a good solid concrete pour, but without an enginneer's report, there's no way of knowing. I did get to walk through Spartacus' old place that still has the carpet and most of the walls. That was kind of fun. posted by
TomW
on Jun 26, 2007 at 03:01 PM
BTW, the agent said a lot of the local hotels are clamoring for convention space. Don't know if that would pay off, but it would certainly save money on the remodel.
posted by
mattloch
on Jun 26, 2007 at 04:07 PM
I can't imagine there being anything resembling "convention space" in the Padre, Tom. I was wondering if the floors were divided into quarters and sold as "spaces" (condos), where the buyers would finish it to their wishes. Leave the cost of remodeling to those who bought it. Why should the building owner decide how people's spaces are filled? Let the buyers construct their spaces to fit their needs. I could see a quarter-floor being set aside as a gym/common area for the residents. Office spaces on the second (and even third) floor would be costly, but would pay out well over the long-term. I just don't see it being turned into a hotel. Talk about pricey! And it would become unavailable to the average Bako citizen. People would care more about it as a condo than a hotel. Who's proud of a local hotel? posted by
TomW
on Jun 26, 2007 at 05:01 PM
Mattloch, office space is lots cheaper to build. No kitchen and fewer bathrooms per sq.ft. I like the idea of setting people up with raw space, I just don't know if others would buy it. If you were to go that route, doing some model condos to show people could do the trick. A gym, a laundry facility take up about half of one floor. For myself, I'd cut up some of the floors, say two, into small artist lofts (150-200 sq feet). Maybe put a gallery downstairs. That way you could sell some of the cool.
posted by
tonyh
on Jun 26, 2007 at 05:54 PM
I don't think rentals or condos would work out with the parking situation. Nobody in Bakersfield is going to want to park a block away from home. They don't have to.
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