HomeMy WebLinkAboutR2- Economic Development ECONOMIC DEVELOPMENT AGENCY
OF THE CITY OF SAN BERNARDINO
REQUEST FOR COMMISSION/COUNCIL ACTION
FROM: BARBARA J.LINDSET14 SUBJECT: CALIFORNIA THEATRE-
Acting Director Phase I Renovation Workshop
DATE: September 21, 1995
------------------------------------------------------------------------------------------------------------------------------------------
Synopsis of Previous Commission/Council/Committee Actions:
On August 7, 1995,the Commission approved proceeding with$1,000,000 in renovation work for the California
Theatre. Also on August 7th,the Commission expressed a need for a detailed review of the renovation needs of the
Theatre,including the results of recent detailed design studies for the Theatre. On September 18, 1995,the
Commission set September 25, 1995 as the workshop date to review information and take possible action regarding the
Theatre.
Recommended Motions:
(Mayor and Common Council
MOTION A: RESOLUTION OF THE MAYOR AND COMMON COUNCIL OF THE
CITY OF SAN BERNARDINO, CALIFORNIA, MAKING FINDINGS
AND DETERMINATIONS AS TO THE BENEFIT TO THE
(Continued on Page 2)
_A/
i
Administrator BARBARA J. LINDSETH
Acting Director
------------------------------------------------------------------------------------------------------------------
Contact Person(s):Barbara J. Lindseth/John B. Hoe eg_r _ Phone: 5081
Project Area(s): Central City North (CCN) Ward(s): One (1)
Supporting Data Attached: Staff Report
FUNDING REQUIREMENTS: Amount: 935,000 Source: $700,000 Bond Proceeds
$300,000 CDBG
Budget Authority: Adopted FY 1995-96
------------------------------------------------------------------------------------------------------------------
Commission/Council Notes:
------------------------------------------------------------------------------------------------------------------
BJL:JBH:ifc:calf_cdc COMMISSION MEETING AGENDA
MEETING DATE:09/25/1995
Page -1- Agenda Item Number: ION
Recommended Motions [Continued from Page 11:
A: (contd.) VARIOUS REDEVELOPMENT PROJECT AREAS OF UNDERTAKING
CERTAIN IMPROVEMENTS TO THE CALIFORNIA THEATRE
(Community Development Commission)
MOTION B: RESOLUTION OF THE COMMUNITY DEVELOPMENT COMMISSION
OF THE CITY OF SAN BERNARDINO, CALIFORNIA, MAKING
FINDINGS AND DETERMINATIONS AS TO THE BENEFIT TO THE
VARIOUS REDEVELOPMENT PROJECT AREAS OF UNDERTAKING
CERTAIN IMPROVEMENTS TO THE CALIFORNIA THEATRE
MOTION C: Move to authorize completion of design(only) of elements presented in Table A
in the attached staff report for September 25, 1995. Authorize staff to make
necessary changes including compensation in contracts for the Theatre Architect,
the Construction Manager, and specialty engineers.
MOTION D: Direct staff to return on or about the second meeting in October 1995 with
completed plans and specifications, itemized cost estimates, and a discussion of
available funding sources for fiscal year 1996-97 to accomplish the remaining
elements of Table A as shown in the attached staff report for August 17, 1995.
MOTION E: Based upon workshop discussion, award contract for roofing work in the
amount of$ to
MOTION F: Based upon workshop discussion, award contract for primary electrical service
work in the amount of$ to
------------------------------------------------------------------------------------------------------------------
BJL:JBH:ifc:calf_cdc COMMISSION MEETING AGENDA
MEETING DATE: 09/25/1995
Page -2- Agenda Item Number: 6
ECONOMIC DEVELOPMENT AGENCY
STAFF REPORT
------------------------------------------------------------------------------------------------------------------
CALIFORNIA THEATRE
Phase I Renovation Workshop
Development of a $1,000,000 work program for renovation of the California Theatre is
dependent upon the plans and expectations that surround it. This workshop will explore the
specific needs in the Theatre and discuss a series of steps that can be taken as funds are made
available. The work to be done in this fiscal year would be limited to $935,000. A plan for future
upgrades would be determined in October or November after bond refunding allocations have
been discussed by the Commission and Council. Designs would be finished for all of the basic
systems to help match expenditures to available budget in future years. A basic agreement on
approach will be needed to decide the scope of the roofing and electrical contracts now being bid.
BACKGROUND
On February 20, 1995, the Community Development Commission authorized design of$969,000
in improvements to be constructed this year in the California Theatre. Detailed engineering work
over the last 3 months; important changes in the state building code due to the Northridge
earthquake; and analysis by building officials and risk management in the areas of handicapped
access, fire and earthquake safety, have greatly increased the scope of work that confronts us.
On August 7th, the Commission approved proceeding with renovation work limited to
$1,000,000. To fix the exact scope of work, staff needs clarification regarding the nature of the
$1,000,000 limit (for example, does it include or exclude permits, fees, and contingencies) and
certain priorities need to be set. In addition, a plan is needed to indicate how the Agency will
carry out deferred work required by code but not constructed at this time. This will affect which
elements should be constructed now and which will follow next. Decisions regarding the
renovation's scope of services greatly affect the following three elements:
• Design services and bid packages will vary depending upon the chosen work program.
Under a $1 million total work program it appears, for example, that only one half of the
roof work will be constructed. Priority, in this case should be given to the installation of a
full fire sprinkler and alarm system. On the other hand, if this is the first step of a multi-
------------------------------------------------------------------------------------------------------------------
BJL:JBH:ifc:calf cdc COMMISSION MEETING AGENDA
MEETING DATE:09/25/1995
Page -3- Agenda Item Number:
year program. It would be better to completely reroof the Theatre before this winter's
rains. The fire sprinkler system could then be installed next summer and paid for in the
1996-97 fiscal year(see the Source of Funds section below).
• Agency/City liability regarding code requirement deficiencies varies depending upon the
program. As reported on August 7, 1995, it has been found that many code and life safety
deficiencies will remain after completion of a $1 million work program. Adopting a multi-
year improvement program will provide regulating authorities with the detailed action plan
needed to approve operation now despite only partial compliance from the initial
construction. Operation of the theater can continue while a series of steps are taken that
bring eventual compliance in the areas under renovation.
• Marketing and Booking activity ctivity will vary depending upon the selected 12rotara m. The
Theatre's capabilities, and its ability to compete for traveling productions seeking rental
facilities, will be markedly different depending upon the chosen path. At the same time, a
significant lead time is needed to plan bookings for coming seasons. For example, to book
the show Cala, say, for the 1996-97 season, would require an understanding now of the
operating capabilities that will be in place in the theatre late next year. A clear expectation
of the Theatre's future operating capability is be required to land such booking.
Staff is particularly concerned regarding the completion of design work currently under way. The
past several months of detailed exploration have revealed numerous specific requirements that
need attention. These all generallv fit into the assessment presented to the Commission in
February. The timing, however is more immediate than was hoped for at that time. For example,
specific measurements by an electrical engineer have revealed overloaded circuits which must be
corrected now and should not be deferred unless absolutely necessary.
The original plans could not be completed within the adopted contract amounts because the
design work grew significantly as added requirements were determined by engineering studies.
Staff recommends that detailed design be completed for all elements that represent life and safety
issues or basic production and audience elements. At a minimum, completion of design(only)will
allow for more accurate estimates of future work requirements and will provide the Agency with
the plans and specifications needed to bid individual renovation jobs as approved by the
Commission.
Also on Monday, August 7, 1995, members of the Commission indicated that additional
background information was needed before reaching a final conclusion on the scope of work for
design and rehabilitation in Phase I of the renovation of the California Theatre for the Performing
Arts. This workshop is intended to brief the Commission regarding the findings of the detailed
examinations of the building by engineers and Theatre Architect which resulted from the
Commission's approval of detailed design work last February. The result is summarized below in
Table A, The Essential Scope of Work which was also presented in the August 7th agenda item.
------------------------------------------------------------------------------------------------------------------
BJL:JBH:ifc:calf_cdc COMMISSION MEETING AGENDA
MEETING DATE:09125/1995
Page 4- Agenda Item Number:
It is a summary of the code and safety work needed in the theater together with a limited set of
basic production and audience needs.
THE ESSENTIAL SCOPE OF WORK
As presented on Monday, August 7, 1995, the following table summarizes the elements needed to
address the majority of the Theatre's code deficiencies and also meet the most basic production
and audience needs in the Theatre.
Table A: ESSENTIAL SCOPE OF WORK($1,000's)
I
REHABILITATION ELEMENT TOTAL Life Production Audience
Safety Related Related
a. Grid and Arbor $451 $405 $46 $0
b. Exit and Entry Doors 68 68 0 0
c. Fire Sprinklers and Alarm 168 168 0 0
d, Access and Exiting 127 127 0 0
e. Electrical Service and Distribution 711 461 85 165
Ar f. Roofing System and Drainage 187 187 0 0
g. Interior and Exterior Finishes 258 0 91 167
h. Ticket Sales/Box Office 75 15 60 0
I. Miscellaneous 49 20 17 12
DIRECT CONSTRUCTION $2,094 $1,451 $299 $344
Soft Costs (a/e, permits, fees, etc) 19% 398 276 57 65
Contingency at 20% 419 290 60 69
ESTIMATED TOTAL $2,91111 $2,017 $416 F $478
The foregoing does not include all code deficiency needs and does not provide for all of the
required production facility upgrades eventually needed in the Theatre. The full cost is expected
to total about $5 million.
------------------------------------------------------------------------------------------------------------------
BJL:JBH:ifc:calf_cdc COMMISSION MEETING AGENDA
MEETING DATE:09/25/1995
Page -5- Agenda Item Number:
Elements deferred for future fund raising efforts include: renovation of the reception hall area;
handicapped access to the balcony and reception hall areas; renovation of the bathrooms and
plumbing; installation of sound and communications gear; continued restoration of the organ;
renovation of the marque and exterior lighting; acquisition of an orchestra shell; expansion of the
stage and orchestra pit; dressing room remodeling; and, provisions for handicapped dressing
rooms.
These deferred items will probably be handled in groups. For example; when the reception hall is
renovated, the code will require handicapped access to the second floor level. Since the reception
hall renovation involves an upgrade to the balcony lobby, it will also likely require handicapped
access to the balcony area itself. Handicapped access is not proposed for the balcony at the
present time, however, because no remodeling is being carried out in this area and the
requirements are generally only imposed as significant remodeling and upgrades occur in the
affected area. These deferred items will therefore await future fund raising campaigns.
CODE REQUIREMENTS AND LIFE SAFETY ISSUES
This section of the staff report provides a listing of the types of code deficiencies that are present
in the Theatre. Buildings such as this are frequently operated by private owners without meeting
all current code requirements and the code allows many existing non-conforming conditions to
continue so long as major renovation does not occur. The California Theatre, however, must
meet a high standard because it is a place of public assembly, publicly owned. Moreover,
allowing code deficiencies to continue in the building can increase the Agency/City's exposure to
liability. Finally, in areas where major renovations must take place current code standards are
required and would be required even for privately owned buildings. Each of the following
descriptions indicates which specific code deficiencies are involved in the amount shown in Table
A as being allocated to life safety needs.
a) GRID AND ARBOR ELEMENT
GRID -The wooden construction of the stage house grid is a fire hazard. $167,000
Also, the wooden composition of the grid (together with its current four line
configuration) is too weak to meet building code requirements for loading
strength. A five line system and steel grid will correct the load bearing
deficiency and meet fire safety requirements.
------------------------------------------------------------------------------------------------------------------
BJL:JBH:ifc:calf_cdc COMMISSION MEETING AGENDA
MEETING DATE: 09/25/1995
Page -6- Agenda Item Number:
ARBOR RIGGING SYSTEM - The current counterweight loading bridge $153,000
requires that arbors be hand jacked into loading positions; a procedure that
is not safe for stage personnel. Also, access ladders to the grid are open
and exposed. This does not meet CalOSHA and industry standards because
personnel are not protected from falls which are high enough to be fatal.
The current rigging guide system is seismically unstable and does not meet
earthquake standards. The existing tension blocks are worn and need
replacement for safe operation. The current method of rope attachment
does not meet safety standards--both the ropes and their attachments need
replacement. The arbors are too small to carry the required counterweights
and are overloaded by heavier sets. A new rigging system for activating the
fire curtain and smoke dampers is required by the fire code.
AUDITORIUM CEILING- The auditorium ceiling is made of suspended $85,000
metal lath and plaster. It is the same type of suspended ceiling which failed
in several theaters during and immediately after the Northridge earthquake.
It does not meet the new requirements (now adopted) which are based upon
a new understanding about the type of roof construction involved.
Installation of a ceiling catwalk and a roof reinforcement system will
stabilize the ceiling and correctly connect it to the building's walls. The
same system will also meet safety standards required for servicing lighting
systems and installing ceiling connected equipment such as microphones and
spot lines.
LIFE SAFETY SUBTOTAL- Grid and Arbor $405,000
NOTE: The scope of work for audience and production related expenses includes $46,000 for
work on the auditorium ceiling at the ante-proscenium lighting position. If this work is deleted,
an additional $27,000 in code and safety work will be required above. This will be needed to
install ceiling strengthening and access in the forward part of the ceiling that would otherwise
have been stabilized concurrently with the production related catwalk and rigging.
b) EXIT AND ENTRY DOORS ELEMENT
INTERIOR DOORS - Several unrated interior doors need to be replaced $32,000
to meet fire separation requirements. Some double doors need to be
reconfigured with unequal leaves to provide the required width for
wheelchair access. Hardware changes are required in many locations to
meet emergency exit requirements.
------------------------------------------------------------------------------------------------------------------
BJL:JBH:ifc:calf_cdc COMMISSION MEETING AGENDA
MEETING DATE:09/25/1995
Page -7- Agenda Item Number:
FRONT ENTRY DOORS - The entrance doors are too narrow to meet $36,000
code requirements for wheelchair access and must be replaced or modified.
The existing doors do not adequately secure the building which has led to
past attempts to lock the doors with chains or ropes which violate fire safety
regulations. The five existing pairs of doors can, however, be reduced to
two pair of large leaf doors and the lobby improved by moving these doors
out toward the sidewalk on either side of the existing historic ticket booth.
The result will meet code requirements and also enhance the appearance of
the theater from the street.
LIFE SAFETY SUBTOTAL- Exit and Entry Doors $68,000
c) FIRE SPRINKLERS AND ALARM SYSTEM ELEMENT
FIRE SPRINKLERS - Only the dressing rooms and a portion of the stage $143,000
house currently have fire sprinklers. Code requires installation of automatic
sprinkling throughout the building. Installing sprinklers above the ceiling
level in the auditorium will eliminate the need to apply fire retardant material
to steel support members which would be more costly. A new water service
is needed to supply the fire sprinkler system.
DETECTION AND ALARM SYSTEM - A fire alarm system is required $25,000
AFW-
with manual call boxes, smoke detectors, and sprinkler flow detectors. The
system includes visual strobe indicator and an audio evacuation feature that
overrides the house sound system to meet both local fire safety and Federal
ADA requirements.
LIFE SAFETY SUBTOTAL- Fire and Alarm $168,000
NOTE: A scaffold system is required to install the fire sprinkler system. The same scaffold
system can be used for electrical fixture installation and for painting and repairs after the
installation work is complete. The cost of the scaffold system($40,000) is in the Interior and
Exterior Finishes element.
------------------------------------------------------------------------------------------------------------------
BJL:JBH:ifc:calf_cdc COMMISSION MEETING AGENDA
MEETING DATE:09/25/1995
Page -8- Agenda Item Number:
d) ACCESS AND EXITING
BACK TO BACK SEAT SPACING - The existing seats are approximately $127,000
32"from the back one seat to the back of the seat in front of it. Even when
the cushion is folded up, the seat itself occupies 22"leaving an actual aisle
width of 10"for a person to exit. Although patrons are able to get to their
seats, this narrow width does not meet fire code requirements for safe exiting
in panic situations. Increasing the width to current theater standards will
provide a 40% larger aisle width and will meet fire safety standards (a 20%
increase is the minimum needed to meet fire standards alone).
TRIP HAZARD FROM HIDDEN FLOOR TRENCHES - The existing Included
seat rows are not spaced at exactly the same intervals which were intended above.
when the floor was built. The result is that a trench, a few inches wide, runs
along the back of certain rows of seat. These trenches are large enough for a
foot to enter causing stumbling accidents. While a person can grab onto a seat
back to keep from falling, these accidents can cause minor injuries such as
twisted ankles and are a particular danger for elderly or infirm patrons.
MOBILITY IMPAIRED ACCESS - The historic nature of the Theatre Included
precludes meeting all Federal ADA and California Title 24 requirements for above.
handicapped access and seating. Nevertheless, the Theatre's two existing
wheelchair"spots" do not begin to meet the requirements, even just for the
main audience floor. Upgrades to second floor access and dressing rooms will
be coupled to future projects in those areas. The current work, however,
specifically triggers access requirements for the main audience floor. These
requirements can be met in the reconfiguration work described above.
LIFE SAFETY TOTAL- Access and Exiting $127,000
------------------------------------------------------------------------------------------------------------------
BJL:JBH:ifc:calf cdc COMMISSION MEETING AGENDA
MEETING DATE:09/25/1995
Page -9- Agenda Item Number:
e) ELECTRICAL SERVICE AND DISTRIBUTION
MAIN SERVICE - The main electrical service to the theater is $310,000
undersized for the production requirements of most shows. About one
half of the existing service is overloaded by the currently connected
equipment. A new feed from Fourth Street along with transformers,
I meter sections, switch gear and main distribution equipment will provide
a code approved system with adequate power for the theater. This
component also includes costs charged by Edison and the costs of
modifications to the parking lot needed to accommodate the new
transformer.
EMERGENCY POWER- There is currently no approved emergency $35,000
power for the theater. The existing, scattered wall pack battery lighting
units do not provide required illumination levels and are not connected
to the exit lights and other vital safety systems. A centralized battery
inverter system is required to meet current life safety codes.
DISTRIBUTION SYSTEM - In order to correctly connect existing $80,000
fixtures and equipment; new panels, conduit and wiring must be added
after the upgraded main service and new battery inverter system are
installed. Wiring with deteriorating insulation will be replaced as will
any wiring with asbestos containing insulation. Modern code
requirements for conduit installation will be met and subpanels will be
i reorganized to increase operating reliability.
EXIT LIGHTING - The current lighting levels do not provide $36,000
adequate illumination for safe exiting. Fire safety codes require brighter
lighting, particularly in the main auditorium, along with installation of
lighting strips in the floor along the sides of all exit aisles. Additional
fixtures, rewiring and relamping the main chandelier, new low level
pathway illumination, and associated control systems need to be installed
to comply with requirements under current life safety codes.
LIFE SAFETY SUBTOTAL- Electrical $461,000
------------------------------------------------------------------------------------------------------------------
BJL:JBH:ifc:calf_cdc COMMISSION MEETING AGENDA
MEETING DATE:09/25/1995
Page -10- Agenda Item Number:
f) ROOFING SYSTEM AND DRAINAGE ELEMENT
STAGE HOUSE ROOF - The stage house has areas of ponding which $187,000
result in overloading of the concrete roof from standing water. The
existing smoke vents are undersized and do not meet fire code
requirements. Miscellaneous abandoned metal structures on top of the
roof prevent adequate access by firemen to some portions of the roof.
MAIN BARREL ROOF-Leaking water has soaked through the old Included
roofing membrane into the underlying concrete weakening the roof. The Above
roof itself is inadequately tied to the theater walls and is not seismically
restrained. Leaks into backstage areas have created slip/fall hazards and
other leaks are causing material damage to the theater. The roof has
inadequate slope at the parapet wall resulting in poor drainage which
accelerates deterioration of roofing materials. All drainage for the entire
theater is dumped onto the front of house roof placing a heavy demand
on its ability to conduct water to the drain system.
FRONT OF HOUSE/LOBBY ROOF- Composed of three different Included
roof sections, this area was partially reconstructed after the fire on the Above
second floor. The wooden framing for the roof is inadequate and does
not meet code requirements. The framing is not correctly tied to the
walls and can separate during an earthquake. Supports for air
conditioning equipment are inadequately braced and cannot be safely
accessed for service. Leaks cause continuing damage to the ceiling of
the Will Rogers and Don Quixote rooms where some of the ceiling fell in
during last year. Unnecessary roof penetrations add to the leaking
problems.
LIFE SAFETY SUBTOTAL- Roofing/Drainage $187,000
g) INTERIOR AND EXTERIOR FINISHES
None of the Interior and Exterior Finishes components were classed as direct code and safety
items however several of them do impact code and safety issues. Specifically:
a.) Carpeting is worn and is becoming a trip and fall hazard in several locations. The seams
can no longer be stretched enough to meet in some locations. Replacing only threadbare areas
will result in a patchwork appearance in the Theatre. Installing new carpet in the lobby and main
auditorium would eliminate trip/fall hazards at a cost of$64,000.
------------------------------------------------------------------------------------------------------------------
BJL:JBH:ifc:calf_cdc COMMISSION MEETING AGENDA
MEETING DATE:09/25//1995
Page -11- Agenda Item Number: r%
b.) Low level pathway lighting is required in the auditorium aisles along each side of the
carpet as discussed above. If new carpet is not installed, then existing carpet must be taken up,
cut to fit the new lighting strips and relaid. Installing new carpet will eliminate this work. If a
new carpet is not installed then the cost or this retrofit work will need to be added to the cost of
pathway lighting. This cost was not specifically estimated but it should be relatively small..
c.) Installing fire sprinklers that project through the walls and ceilings will damage existing
plaster and painting. Installing required lighting fixture upgrades, strobe exiting lights,
annunciator panels and other required life safety equipment such as fire rated door frames will
damage existing surfaces. Areas with spalling concrete need repair and loose hand railings need
reinstallation, including patching and painting. Interior patching and painting to restore all of
these areas is estimated at $120,000 including scaffolding (see below).
d.) The scaffolding for painting the auditorium ceiling is the same scaffolding that will be used
for fire sprinkler and lighting fixture installation. If this painting is not done, the scaffolding will
still be required for the other work components. Cost of the scaffolding is $40,000 which must be
added to the fire sprinkler cost if the interior is not painted.
The Interior and Exterior finish components are discussed more completely in the comments that
follow on production and audience related costs.
h) TICKET SALES/BOX OFFICE
SEISMIC SHEAR WALL- While the ticket sales/box office element is $15,000
intended to meet audience and production needs, one portion of the
construction is also required for seismic stabilization. A shear wall is
needed in the lobby area to strengthen this part of the Theatre's
structure. If the ticket office is not built, a new shear wall will still be
required in that area. The $15,000 is for the wall alone.
LIFE SAFETY SUBTOTAL- Ticket Office $15,000
------------------------------------------------------------------------------------------------------------------
BJL:JBH:ifc:calf cdc COMMISSION MEETING AGENDA
MEETING DATE:09/25/1995
Page -12- Agenda Item Number:
0
I) MISCELLANEOUS
GENERAL CONDITIONS AND OTHER COSTS - Costs will be $20,000
incurred during construction for various general conditions and pickup
work. These include an onsite superintendent, blueprinting expense,
telephone and trash service, temporary storage requirements, and other
miscellaneous costs.
LIFE SAFETY SUBTOTAL- Miscellaneous $20,000
The subtotals shown above are the same as those shown in Table A. However, as explained by
the notes above, additional costs would be incurred if none of the production and audience related
work were completed. The following summary shows the totals that would result if a1 life
safety elements were constructed.l
SUMMARY: ALL LIFE SAFETY ELEMENTS
ELEMENT Direct Indirect TOTAL
Allocation Requirements LIFE
(Table A) (see notes) SAFETY
a. Grid and Arbor $405,000 $27,000 $432,000
b. Exit and Entry Doors 68,000 0 68,000
c. Fire Sprinkler and Alarm Systems 168,000 0 168,000
d. Access and Exiting 127,000 0 127,000
e. Electrical Service and Distribution 461,000 0 461,000
f. Roofing System and Drainage 187,000 0 187,000
g. Interior and Exterior Finishes 0 184,000 184,000
h. Ticket Sales/Box Office 15,000 0 15,000
I. Miscellaneous 20,000 0 20,000
DIRECT CONSTRUCTION $1,451,000 $211,000 $1,662,000
Soft Costs(a/e, permits, fees, etc) 19% 275,690 40,090 315,780
Contingency at 20% 290,200 42,200 332,400
ESTIMATED TOTAL $2,016,890 $293,290 $2,310,180
------------------------------------------------------------------------------------------------------------------
BJL:JBH:ifc:ca1f_cdc COMMISSION MEETING AGENDA
MEETING DATE:09/25/1995
Page -13- Agenda Item Number:
The foregoing describes the code and life safety issues in the recommended essential scope of
work. It does not, however, include all code and life safety issues in the theater. There will be
deferred work left to be accomplished as specific funding is obtained from private or other
sources and as remodeling takes place in areas not being refurbished at this time. This deferred
life safety work includes:
1) Renovation and replacement of the heating, air conditioning and ventilation
equipment. The existing location of the boiler units does not meet code separation
requirements and, when remodeling takes place in this area, the units will be relocated
to meet fire safety requirements. Bathroom exhaust fans need to be installed and/or
repaired for ventilation requirements. Some of this work may need to be done on a
maintenance basis and may come forward as separate operating budget requests.
2) ADA access will be required to the second floor lobby when the reception room area
is restored to usability. At that time, ADA access to the back of the balcony will be
required and access to balcony restrooms will also be necessary.
3) ADA access will be required when dressing rooms and performer bathrooms are
remodeled. Access for handicapped performers must also be supplied to the
orchestra pit and onto the main stage itself. A handicapped dressing room and
bathroom will need to be constructed.
PRODUCTION AND AUDIENCE RELATED NEEDS
As described in last year's facility analysis, a great number of renovations and additions are
required for adequate operation of the Theatre as a performance facility. Most of these cannot be
carried out at this time due to budget restraints. Items such as rehabilitation of the dressing
rooms, enlargement of the orchestra pit, installation of badly needed sound equipment, renovation
of the marque, and finishing of the reception room on the second floor will all await future
funding programs. Certain basic elements, however, are being recommended here as necessary to
attract touring shows, increasing the performance schedule and thereby reducing the operating
subsidy required from the Agency. These minimum needs are shown in the production and
audience columns of Table A. These two columns relate to each other and the following
descriptions combine both columns in a single description for each performance element.
a) GRID AND ARBOR. The $46,000 shown for the Grid and Arbor element is for an
anteprocenium lighting position in the forward ceiling area of the main auditorium. As it happens,
a steel girder and cross bracing system must be installed in this area for seismic reinforcement.
The steel reinforcement system would cost about $27,000 but it would not need to be installed if
the lighting position is installed. The catwalks, girders, and support members of the lighting
position would serve to replace the required cross bracing system.
------------------------------------------------------------------------------------------------------------------
BJL:JBH:ifc:calf cdc COMMISSION MEETING AGENDA
MEETING DATE:09/25/1995
Page -14- Agenda Item Number:
The Grid and Rigging systems are important generally in increase the Theatre's ability to attract
rentals and reduce operating subsidies. The benefit will be to allow at least two different single-
performance rentals per week because lighting and scenic effects will be able to be moved in and
out in a matter of hours as opposed to days. With the grid and rigging system planed, road shows
and concerts can book one or two night runs in San Bernardino between bookings in Phoenix and
other Southern California cities. PERFORMANCE SUBTOTAL- Grid/Arbor$46,000.
b) EXIT AND ENTRY DOORS. These are required for code deficiency so costs are not shown
for performance needs. The improvements, however, are important for Theatre operations. The
new exterior doors will not only improve the appearance of the Theatre, they will provide for the
changes described in the Ticket Sales/Box Office section below. The Box Office is an important
financial tool for the Theatre. PERFORMANCE SUBTOTAL- Exit/Entry $0
c)FIRE SPRINKLERS AND ALARM. Again, no money is allocated to operations because
these are code required improvements. The primary operational benefit of these improvements
comes from a reduction of exposure and liability for both the Agency and the City.
PERFORMANCE SUBTOTAL- Sprinklers/Alarm $0
d) SEATING ACCESS AND EXITING. Although required for code and safety reasons, this
element has a direct effect on the Theatre's ability to compete. Studies repeatedly show that
competitive success in selling subscription tickets actually depends more on audience comforts
than on the event offerings themselves. This important fact relies first on seating comfort, leg
room and audience ability to see and hear. All of these factors will be improved by the proposed
seating adjustments for the Theatre. This will improve the Theatre's attractiveness to promoters
and agents when they are weighing the prospects for one theater over another in a given area. It
will greatly benefit the local non profit performance groups. No cost is allocated to performance
because the changes are required by code. PERFORMANCE SUBTOTAL-Access/Exiting $0
e)ELECTRICAL SERVICE AND DISTRIBUTION. Table A shows $250,000 in the combined
categories of Production and Audience needs for this element. This will provide for completion
of the light dimmer system for house lighting and the new anteprocenium lighting position. It will
include permanent wiring for the side lighting positions as opposed to the present exposed cabling
and will allow for installation of significant new decorative lighting throughout the auditorium
area to restore the cove lighting effects and beauty of the interior design. This will have a major
impact on the audience in terms of their sense that a change has taken place from the
improvements and money spent on the Theatre.
PERFORMANCE SUBTOTAL- Electrical $250,000
f)ROOFING SYSTEM AND DRAINAGE. Although this is shown as a code issue, it will
increase audience comfort by reducing leaks in the Theatre during performances.
PERFORMANCE SUBTOTAL- Roofing $0
------------------------------------------------------------------------------------------------------------------
BJL:JBH:ifc:calf_cdc COMMISSION MEETING AGENDA
MEETING DATE:09125/1995
Page -15- Agenda Item Number: 9
g) INTERIOR AND EXTERIOR FINISHES. As mentioned in the life safety section, a
significant portion of this work is needed to patch up and repair damage done by the construction
and installation of code required improvements. Nevertheless, the full $258,000 shown for
finishes and carpets, is primarily performance related and is shown in the production and audience
categories. The identity of a theatre is found to be of equal importance to event attendance as the
selection of event programming. Therefore, both the exterior and interior appearance create
revenue back to the Theatre through increased ticket sales. The aesthetic design of the Theatre
compares equally or better than the majority of recently renovated southern California theaters.
This inherent value can become an asset for increased rentals and higher rental rates provide an
appearance is retained consistent with the design. Increased revenue flows through to the Agency
to reduce operating subsidies. PERFORMANCE SUBTOTAL- Finishes $258,000
h) TICKET OFFICEBOX OFFICE. As mentioned in the life safety section, a shear wall is
required in the approximate location chosen as a box office and ticket sales facility. The new
exterior doors will work together with new interior gates to control access to the theatre thereby
creating a ticket sales lobby open to the public during daytime business hours. Two desired
benefits come to the Theatre from this change. First, there is potential rental income from the
ticket sales operation itself. Out of town productions will pay for such a service and it can be
given at cost to local non profits(saving them money in their own ticket operations). Second, the
box office provides control over revenue earned from Theatre ticket sales. This makes higher net-
income rental arrangements possible through sharing of a percentage of ticket sales rather than
charging only flat rate rentals. It also eliminates the present system where tickets for one
organization are bought in one place, tickets for another many blocks distant, and tickets for yet
another at a merchant or other location. A consolidated location will greatly improve the identity
of Theatre for all performances. PERFORMANCE SUBTOTAL- Box Office $60,000
I) MISCELLANEOUS. Miscellaneous matters include general condition, pick up work and
various construction coordination needs including storage, trash removal and other miscellaneous
costs. PERFORMANCE SUBTOTAL- Miscellaneous $29,000
The total of these performance allocations is $643,000. When soft costs and contingencies are
added, the total becomes $894,000. Many performance related needs will be left to future
improvement programs. These include deepening the orchestra pit, enlarging the stage area,
remodeling dressing rooms, installing a modern sound system, renovating the marque to accept
modern signs for traveling shows, finishing the upstairs reception room area and many other
needed improvements.
------------------------------------------------------------------------------------------------------------------
BJL:JBH:ifc:calf_cdc COMMISSION MEETING AGENDA
MEETING DATE:09/25/1995
Page -16- Agenda Item Number:
SOURCE OF FUNDS
Under a multi-year program, the work for the current fiscal year would be limited to the
$1,000,000 amount budgeted for fiscal 1995-96 (FY96) and reaffirmed on August 7, 1995.
Benefit resolutions are attached to make the required findings for this funding.
Funding for the following year, FY97, will be dependent upon several factors. Sources of funding
include CDBG funds, community fund raising potentials, certain historic grant programs,
allocation of Agency refunding bond issues, and possible use of other tax increment sources.
Staff expects that the Commission will have priority setting sessions this fall regarding proceeds
from the 1995 refunding bond issues. Decisions on FY97 funding can be delayed until later this
year after these priorities are established. If modifications in the work program are required, they
can be made at that time. Meanwhile, final design can be completed and serve as an information
base in making allocations and decisions.
RECOMMENDATION
For the above reasons, staff recommends that design proceed for all items presented in Table A
above. Staff is currently bidding the roofing and a portion of the electrical services work. Results
of the bidding will be forward for Commission consideration. After decisions regarding funding
sources are made later in the year, staff will seek bids for the fire sprinklers and, if funding allows,
other elements of Table A. Those bids will be forwarded to the Commission for consideration
and action. Contracts for less than $25,000 will be awarded under the Agency's adopted
Purchasing Policies and Procedures but all expenses will be held to the budget limit of$1,000,000
in fiscal year 1995-96. Adoption of the form motions will accomplish this.
BARBARA J. LINDSETH, Acting Director
Economic Development Agency
------------------------------------------------------------------------------------------------------------------
BJL:JBH:ifc:calf_cdc COMMISSION MEETING AGENDA
MEETING DATE:09/25�/j1995
Page -17- Agenda Item Number: �`
JBH:09/25/95
$1 Million -TOTAL WORK PROGRAM
California Theatre Rehabilitation
% of Allowed
Task Budget Description
0% $0 Grid, Arbor, Steel
55% $37,400 Exit/Entry Doors
100% $168,000 Fire Sprinklers and Alarm System
100% $40,000 Auditorium Scaffolding
0% $0 Accessibility and Seating
100% $320,000 Electrical Service (primary feed)
0% $0 Electrical (distribution/lighting)
50% $93,500 Roofing and Drainage
0% $0 Finishes/Carpeting
0% $0 Box Office/Ticketing
55% $26,950 Misc
685,850 Sub Totals- Construction
$137,170 Contingency (20%)
$156,374 Soft costs (19%)
$979,394 TOTAL WORK PROGRAM
1-2-
*2.0-15;t5-
D:\OFFICE\WPIC\LOCAL\WKSHEETS\CALFPLAN.WB2 Page 1 of 1