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Home My WebLink About01-25-2013 Bartos Architecture Theater ProposalARTOS ARCH�rEC-tU 4 t Preliminary Potential Improvement Study Saratoga Civic Theater 25 January 2013 A pro -bono service provided by Bartos Architecture, Inc. CONTENTS Introduction Pg 1 Facilities Issues and Potential Solutions: Issue 1 pg 2 Facilities Issues and Potential Solutions: Issue 2 pg 4 Facilities Issues and Potential Solutions: Issue 3 pg 5 Facilities Issues and Potential Solutions; Issue 4 pg 6 PHASING DIAGRAMS Potential Solution Diagrams pg 7 -12 POTENTIAL NEW COUNCIL CHAMBERS Potential Council Chambers Concept pg 13 -14 COST MAGNITUDE Cost Magnitude Tables pg 15 -17 CONCLUSION Conclusion and Recommendations pg 18 APPENDIX Issues / Solutions Overlays pg 19 Bartos Architecture, Inc. Saratoga Civic Theater Preliminary Study: 25 January 2013 Introduction This pro-bono report is a preliminary study of potential improvements to the Saratoga Civic Theater. We have provided diagrammatic concepts, potential phasing concepts and related magnitude of cost estimates. Our intention is to provide the City with an outline of ideas for discussion in order to assist with determining the best way to proceed or not proceed with upgrades to this fifty year old facility. The "Obvious" No facility is built to last forever. Uses and needs naturally evolve over time. Physically buildings age and their components need to be replaced and maintained over time. The mechanical and electrical systems serving a building wear out and require maintenance or replacement with more energy efficient systems. Although this is not a comprehensive Cost /Benefit analysis, the City should consider the cost of improvements in the near term versus the long term cost of maintaining the facility. Process So Far The issues and concepts indicated here are based on a few conversations with City staff and two site visits. If the City determines that it makes sense to move forward with improvements, a more detailed study is recommended. Structural, Electrical and Mechanical issue are not considered here — but should be addressed. Various issues identified and ranked by City staff are identified and described in the following pages. We have provided potential improvements or modifications that may address the needs and goals of the City. Bartos Architecture, Inc. Saratoga Civic Theate i , study. 25 January 2013 Scope Although, multiple options are possible for each problem, we have provided one suggestion for each identified issue. The goal of this report is to provide the City with a broad stroke idea of what solutions may be available and a general idea of what those solutions may cost. Please note that an overall complete renovation of the existing facility is not provided herein. We have assumed that the overall finishes and recent seating improvements will remain. We have only considered options for improvements based on identified "Issues." Nevertheless, the building has been well used for many years and is showing its age. In addition to the functional issues currently identified, the City may want to consider an update to any existing Accessibility Surveys /Reports, Hazardous Materials Abatement, Seismic Upgrades and Energy Efficiency upgrades. Participants /Contributors • Michael Taylor, Director of Recreation and Facilities • Dave Anderson, City Manager • Thomas Scott, Facilities Maintenance Supervisor • Mark Bartos, Architect, Bartos Architecture • Ralf Konietzko, Architect, Bartos Architecture Recommended Future Participants • City Council / Planning Commission Members as appropriate • KSAR Staff • Theater Groups • Consultants: Structural, Mechanical, Electrical, Theater pg 1 ISSUE 1 Council Chamber /Stage Renovation • City Council members feel that the current raised stage design creates a physical separation/ barrier between the Council and the public which they would like to eliminate — so that the Council can be seen as a friendly and responsive group more in tune with and part of the community. • Requires several hours, up to 4 times /month to set up and take down each Council /Commission meeting. • Lack of space available for orchestral accompaniment during stage performances. Current Dais Arrangement Bartos Architecture. Inc. Saratoga Civic Theater Pre l inn inary Study: 25 January 2013 Meeting Setup Identified Potential Solutions and Related Issues Lower The Stage To The Level of the Seating Area: » May serve Council needs but stage may be too low for performances. u Complicates design of all other components "back of stage." » Requires mechanical system modifications. Raise The Level of the Seating Area to be Closer to the Height of the Stage: » Recent renovation of seating. Exiting issues will be created due to elevation changes near the stage. a May serve Council needs but stage may be too low for performances. » Mechanical system can remain but will need to be modified. Build A New Council Chambers: Highest Cost. Optimal arrangement for City Council / Commission meetings. • Modify Stage So That It Can Serve Both Functions, with a Portable /Moveable Floor: » Could serve both functions. u Will still require some set up. » Requires new mechanical system. » Technical issues must be solved. Pg 2 Solution Considered:Modify Stage to serve Both Functions Our current focus is to study the Option to modify the stage. We (Banos Architecture) are currently discussing options with a moveable stage manufacturing firm. Additional research including cost analysis, structural analysis, and mechanical design will be required in order to validate this approach. Potential Scope • Excavate below stage to create area for Council Dais. .. . • Straighten Stage edge (remove chevron).�� Function } • Stage floor will fold out to cover Dais area during w• drama performances. • Space at front of stage can be used for orchestra. • Stage floor will be retracted during City meetings. • Space in front of Dais to be used for public lectern. HM from. IIM�M�11 M. i- ..1 `- { -praq M1arA Bartos Architecture. Inc. Saratoga Civic Theater Preliminary Study: 25 January 2013 MN11A1 Wm pg 3 ISSUE 2 Control Booths /Access, Ticket Booth, Concession • Access to the mezzanine level control booths is via a non - code compliant and hazardous stair. No Accessible lift currently exists. • The Control Booths are a hodge -podge of rooms. Detailed discussions with KSAR and theater Groups is necessary in order to develop a program for improvement of this area. • A concession stand in the lobby area has been identified as a desire. • A ticket booth in the lobby area has been. Access to KSAR and Lighting/ Theater Booths Bartos Architecture. Inc. Saratoga Civic Theater Preliminary Study: 25 January 2013 Identified Potential Solutions and Related Issues • Keep lighting booth and KSAR recording booth up stairs: n Requires accessible code compliant stair. » Requires lift. • Relocate sound booth to ground level: » Will necessiatte relocation of toilet rooms. » Affects other potential lobby arrangements (see potential lobby arrangement. Solutions Considered: New Stair and Accessible lift Installing a new stair and lift (if required) is a potential cost effective solution that also works well with a remodeled lobby area. Additional research including cost analysis, structural analysis, and mechanical design will be required in order to validate this approach. Potential Scope • New code compliant stair, new accessible lift. • Concessions stand facing the entry – against existing theater wall. • Ticket booth at left of entry area with exterior window for will -call. omwM, Lnr — TV*Zr pg 4 ARCHITECTURE ISSUE 3 New Dressing Rooms, Stage Toilet Rooms and Storage • Existing actor's dressing rooms, toilet rooms and storage do not function properly for the theater group. � a More discussions are needed with Users in order to verify actual need. Identified Potential Solutions and Related Issues • Rework dressing rooms and toilets. • Addition to back of stage for additional functional space Reconfigure storage: potential excavation below stage right area. • Consolidate mechanical systems and rework/ expand storage space. Dressing Area Bartos Architecture. Inc. Saratoga Civic Theater Preliminary Study: 25 January 2013 "Powder Room" Solutions Considered: New Stair and Accessible Lift We have provided a diagram of a potential back of house addition. This addition would consolidate the activities currently housed in a portable building behind (outside) the stage. Additional research including cost analysis, structural analysis, and mechanical design will be required in order to validate this approach. Potential Scope • Build new code compliant toilet rooms and upgrade dressing rooms with new finishes, lockable storage and lighting within the existing back stage area. • Remove existing dressing trailer. Construct new dressing room space adjacent to back stage area. • Provide passage / connection to both sides of stage. •rr. II or?,. A orr p sr. 71tLA ZA ermA44 P9 ISSUE 4 Toilet Room, Coat Room and Sound Booth • Existing lobby toilets do not comply with current code for number of fixtures based on theater occupancy. • Staff have identified the desire for a new coat room. Existing Toilet Rooms Bartos Architecture, Inc. Saratoga Civic Theater Preliminary Study: 25 January 2013 Solutions Considered: New Stair and Accessible Lift • Construct new toilet facilities. • Demolish existing toilet rooms. • Relocate Sound Booth to ground floor (replacing existing toilet room. • Add new coat room where existing toilet room is demolished. pg 6 POTENTIAL PROJECT PHASING A Note on Phasing The issues identified herein may also be considered potential "phases." We have ordered these based on priorities identified by the City. More detailed study is necessary to determine the potential for keeping the theater in service as each phase is completed. However, in any phasing scenario, completion of modifications to the stage for a new Council /Commission meeting Dais will require closing the civic theater for a period of time. Please flip to the next group of pages. The overlays will show how each project scope area could be done in relation to the others. Bartos Architecture. Inc. Saratoga Civic Theater Preliminary Study: 25 January 2013 PB New Storage New Mechanical /' f, Bi -Fold Door New Dais and Seating Level ew Mechanical Units • Iil6 "•I'6' SARATOGA CIVIC THEATER I ISSUE 1 eartos Architecture, Inc. Saratoga Civic Theater Preliminary Study: 25 January 2013 PS 8 BARTOS ARCHFTEGTURE Optional Accessible Lift -- Ticket Booth - -- L , N ISSUE 2 Bartos Architecture, Inc. Saratoga Civic Theater Preliminary Study: 25 January 2013 pg 9 BARTOS ARCHITECTURE OOILABORA9Q�� ADVOCACY PFEEARC.H EO UCAiION N ISSUE 3 Bartos Architecture, Inc. _ Saratoga Civic Theater Preliminary Study: 25 January 2013 pg 10 BARTOS ARCHITECTURE E N ISSUE 4 Bartos Architecture, Inc. Study: 25 January 2013 pg 0l4lyjM6 gffzjlpV ��rV1 pf�oPO�u DAIS oreN POSITION 9 en 1 � i I i I �-NGW concaere xA0 u,oto P"nou SARATOGA CIVIC THEATER I PROPOSED Dais Bartos Architecture, Inc. Saratoga Civic Theater Preliminary Study: 25 January 2013 p812 BARTARCHITECTUJ POTENTIAL Council Chambers The City has not asked us to look at or consider the cost of new Council Chambers. We are providing this thought only in order to put the potential costs of other "rehab" / improvement concepts in context. A new Council chamber with a completely renovated civic theater (finishes, mechanical and electrical systems) would solve most if not all of the physical /use issues identified in this mini - report. For example, as we have considered the various options available to make the theater as flexible as possible, we have realized that the theater setting for Council meetings may always be problematic. The only way to solve this problem would be a dedicated area or facility for the Councils and Commissions to meet. Incurring the capital expenditure necessary to build a new chamber has not been part of current City discussions. We are not necessarily recommending a new Chambers. Although a moveable stage may be a viable option, it will always require some additional setup time that would not be required in a dedicated Council Chambers. Therefore, although not a central part of this task, we have provided one additional "option" to build new dedicated Council Chambers. Bartos Architecture. Inc. Saratoga Civic Theater Preliminary Study: 25 January 2013 Pg 13 p 0, 4� 0 p v C��t1� C �J C, C, ^CC tiN� ji "s< Bartos Architecture, Inc. 'a. Preliminary Study: 25 January 2013 4 3ff- HAL� fir- ' GYIG TNL'h'R`R I Ri f f I -f �fl� s � j �81a ;@ t { SARATOGA CIVIC THEATER I ALTERNATE PROPOSAL COST MAGNITUDE The following cost models are very general — order of magnitude estimates simply to provide guidance. These cost estimates do not address soft costs or other special site considerations. They are purely intended to put each potential phase /improvement in a budgetary context with the others. Civic Theater Overall Summary Item Potential Cost Issue 1 Stage Area 538,600 Issue 2 KSAR /Control Booths 539,800 Issue 3 Back of Stage Area 397,800 Issue 4 Toilet Room Addition 515,000 1,991,200 Bartos Architecture. Inc. ;a Civic Theater Preliminary Study: 25 January 2013 PS 15 COST MAGNITUDE (continued) The following cost models are very general — order of magnitude estimates simply to provide guidance. These cost estimates do not address soft costs or other special site considerations. They are purely intended to put each potential phase /improvement in a budgetary context with the others. Civic Theater Moveable Stage and New Dais Issue 1 Item Quantity Unit Cost Unit Extended Remarks 1 Stage Area 832 300.00 sf 249,600.00 2 Stage Chevron Repair 72 150.00 sf 10,800.00 automated lift mechanism 3 New Dais 1 100,000.00 ea 100,000.00 automated lift mechanism, wire for presentations 4 New Lecturn 1 25,000.00 ea 25,000.00 5 Mechanical /Stage Renovation 688 150.00 sf 103,200.00 6 Modify Mechanical System 1 50,000.00 ea 50,000.00 538,600.00 Civic Theater Controlbooths /stair, ticket booth, concessions Issue 2 Item Quantity Unit Cost Unit Extended Remarks 1 New Stair 1 20,000 ea 20,000.00 2 New Accessible Lift 1 80,000 ea 80,000.00 3 Concession counter 1 50,000 ea 50,000.00 4 Ticket booth 1 25,000 ea 25,000.00 175,000.00 5 Lobby Renovation 1,480 150 sf 222,000.00 6 Second Floor Renovation 952 150 sf 142,800.00 364,800.00 Bartos Architecture, Inc. _ r;a Civic Theater Preliminary Study: 25 January 2013 pg 16 COST MAGNITUDE (continued) The following cost models are very general — order of magnitude estimates simply to provide guidance. These cost estimates do not address soft costs or other special site considerations. They are purely intended to put each potential phase /improvement in a budgetary context with the others. Civic Theater Back of Stage Renovations Issue 3 Item Quantity Unit Cost Unit Extended Remarks 1 Rehab existing space 780 150 sf 117,000.00 2 Addition 936 300 sf 280,800.00 Civic Theater New Toilet Facilities Issue 4 Unit Cost Unit Extended Remarks 1 Toilet addition 960 400 sf 384,000.00 2 Restripe parking lot 1 10,000 ea 10,000.00 3 Lanscaping & hardscape 1 25,000 ea 25,000.00 4 Demolish existing toilets 300 20 sf 6,000.00 2 Sound Booth Coat Room rehab 300 300 sf 90,000.00 515,000.00 Civic Theater New Council Chambers - for REFERENCE ONLY Item Quantity Unit Cost Unit Extended Remarks 1 New Council Chambers 10000 500 sf 5,000,000.00 5,000,000.00 Bartos Architecture, Inc. Saratoga Civic Theater Preliminary Study: 25 January 2013 CONCLUSION and RECOMMENDATIONS This preliminary mini -report is intended to provide the City with a document to "get ideas flowing" and to put in to context what "things might cost" and how those things might get "accomplished." Before finalizing a direction, additional, more detailed study is necessary in order to develop a complete and useable "Master Plan" of the Theater and perhaps the entire Civic Center Campus. A full master plan would consist of. • Detailed Facilities Assessment • Concepts /Scope definition (Program) • Budget need / Cost Estimates Master Schedule and Phasing Plan In a more detailed process, community input would be crucial, especially input from the users; Theater groups, KSAR etc.. A master plan process should also include review by Structural, Mechanical, Electrical Engineers as well as theater consultant and other consultants as identified. The Civic Theater is approaching fifty years of use. Improvements will be needed more and more over of the coming years in order to keep it in service to the community. Bartos Architecture, Inc. -er Preliminary Study: 25 January 2013 pg 18 Coats i IFIY9=! ISSUE 3 Optional Accessible Lh Ticket Bo ot — Accessible Stair to End Floor ISSUE 2 New Storage New Mechanical r 1 Bi -Fold Door r New Dais and Seating Level C;—New Mechanical Units SARATOGA CIVIC THEATER I ISSUE 1 LILLr -Ily I Saratoga Civic Theater Appendix wc• -r.m v bartosarchitecture.com Saratoga Civic Theater Preliminary Study: 25 January 2013 Page 19