FOREST THEATER FACILITY MASTER PLAN: A Study of Patron, User Group & Neighborhood Impact “Interrelationships”

ABSTRACT: The FOREST THEATER FACILITY MASTER PLAN (March 2001) is a comprehensive patron, user group and neighborhood impact “interrelationship” plan commissioned by the City of Carmel-by-the-Sea. Specifically, the elements of the Master Plan include Patron support systems, User group support systems, Neighborhood/Community impact concern areas, Maintenance & improvement needs and ADA Compliance. Selected excerpts from the Master Plan are presented, including Recommendations. Lastly, the “Summary of Recommendations & Costs” (total cost in 2001 dollars, $1,423,000) and “Priority Project Elements with Costs” (total cost in 2001 dollars, $443,000) are presented. Note: Contrary to City Administrator Rich Guillen’s recent mischaracterization of this plan as covering only the American with Disabilities Act, it is a comprehensive, “interrelationship” Master Plan.


FOREST THEATER FACILITY MASTER PLAN

March 23, 2001

The Forest Theater was constructed in 1939-1940 as a WPA project. The Outdoor Theatre seats approximately 540 persons and the Indoor Theatre seats approximately 57 persons. User groups perform in the Outdoor Theatre between May and October and the Indoor Theatre throughout the year.

Selected excerpts from The Forest Theater Facility Master Plan (64 pages), as follows:

Purpose of Master Plan
This Master Plan has been commissioned by the City to update the status of the Forest Theater. It is intended to provide information to the Community and Cultural Commission, City Council and staff in the following areas:

• Assessment of existing conditions of the facility, particularly in relation to current code and accessibility requirements.

• Review of problem areas within the facility, its use, and its impact on the neighborhood and community

• Recommended modifications and repairs needed or desired to improve facility operation and lessen impact on the community. Concept estimated costs and time frame for implementation of improvements.

• Schedule of ongoing upkeep and maintenance requirements needed to prevent deterioration and serve operations, with estimated costs of scheduled tasks.

Previous Facility improvements
Following is a summary of recorded improvements, per plans and permit records in the Planning & Building Department file:
• 1939-1940: WPA construction of theater building.
• 1966: Scene dock (stage left) constructed.
• 1967: Control booth constructed (or reconstructed).
• 1973: Scene dock (stage right) constructed.
• 1975: Restroom building (steel prefab building) constructed. (Replaced an earlier restroom structure in the same location).
• 1975: Towers constructed.
• 1978: Electrical Improvements.
• 1980: Outdoor deck at lower level and Scene Dock expansion
• 1981: Bathroom remodel.
• 1987: New seating.
• 1988: Stage reconstruction & expansion.
• 1997: Electrical upgrades

As stated in the Master Plan, “A systems approach is used in this assessment to create an overview of these interrelationships, first from a patron viewpoint, then from a user group viewpoint, and finally from a neighborhood impact viewpoint.”

The elements of The Forest Theater Facility Master Plan and Recommendations, as follows:

A. Patron support systems:
1 Pedestrian circulation, barrier-free Access, and path lighting
2 Ticket sales
3 Restrooms & restroom accessibility
4 Concessions
5 Theater seating

B. User group support systems:
1 Dressing rooms & onstage restrooms
2 Storage
3 Control booth
4 Sound systems
5 House & stage lighting
6 Loading & unloading – Stage set materials
7 Indoor theater needs

C. Neighborhood/Community impact concern areas:
1 Parking & Traffic
2 Sound from productions
3 Appropriate level of use

D. Maintenance & improvement needs:
1 Drainage around building
2 Stage floor & waterproofing replacement
3 Fire safety issues
4 Trash storage & removal
5 Fence and gates
6 Tree replacement & Forest management
7 Landscaping & Grounds clearance

ADA Compliance:
The American Disabilities Act, passed in 1992, requires building and business owners to provide equal access to, and use of, their properties for disabled persons as that provided to all other users. Although accessibility improvements have been incorporated into the property over time, most do not comply with current ADA or Title 24 (California State) accessibility code requirements. These include:
• Parking space location and design
• Path of travel into and throughout the facility
• Patron and cast restroom facilities
• Acommodation for sight & hearing impaired persons

A. Patron support systems
A1. Pedestrian Circulation, Barrier-free Access & Path Lighting:
(Auto circulation, drop off, and parking is presented later in this report).

Recommendation: Create paths of pedestrian circulation to the midpoint and rear of the house, to supplement the existing concourse in front of the stage.

Recommendation: Provide handicap parking closer to the seating area. Create a path of travel from parking to seating in compliance with ADA requirements. Install designated seating and wheelchair spaces. Provide signage and lighting to accommodate persons with limited movement, sight or hearing.

Recommendation: Remove one row of seats. Install cross-aisle, designated accessible wheelchair areas, exit aisle to Guadalupe, and path to lower level deck area. Construct additional paths and exit gates at the northeast corner of the site (Guadalupe & Josselyn Lane) and near the control booth (exiting to Josselyn Lane). Install path lighting and exit signage.

A2. Ticket sales:
Recommendation: Replace existing ticket booth with larger, shared-use ticket booth on the entry concourse. Install data/communications lines for user computer ticket operations.

A3. Patron Restrooms & Restroom Accessibility:
Long-term Recommendation:
A significant number of additional fixtures appear to be needed to meet code. A monitoring program is recommended to determine if the restroom facility is meeting patron needs during peak performances. If necessary, additional restroom facilities should be constructed.

A4. Concessions:
Recommendation: Remove the existing concessions building to restore pathway. Relocate the concessions building from Sunset Center to the Forest Theater site (see illustration). Modify exterior building materials and/or colors for compatibility with Forest Theater buildings. Create intermission area adjacent to concessions building.

A5. Theater Seating:
Recommendation: Redesign and modify seat back height and angle for ergonomic support of patrons.

B. User Group Support Systems
B1. Dressing Rooms & onstage Restrooms:
Recommendation - restrooms: Construct new single-occupant restrooms at both stage right and stage-left scene dock/dressing rooms, with double-door access foyers so that restroom light and sound does not carry out onto the stage. At least one restroom should be accessible.

Recommendation – dressing rooms: Construct a permanent dressing room expansion equal in size to the current portable dressing room (approximately 8’ by 24’). Design of the expansion may incorporate desired elements from the earlier-designed (but not built) dressing room expansion.

B2. Storage:
Recommendation: Improvement of lower-level storage, or a program for offsite storage for the indoor theater (or both) should be considered to adequately address existing storage problems.

B3. Control Booth:
Recommendation: Enlarge the control to approximately double its size. Construct a wood platform with rails and light enclosure over the enlarged booth, to meet OSHA requirements and provide better appearance of the structure.

B4. Sound systems
Recommendation:
• Study the possible use of high-tech sound systems for best audience enjoyment with minimal neighborhood impact.
• Conduct a sound study during the 2001 summer performance season; use this study as a basis for future sound system standards.
• Minimize high-tower speakers with sound throw into neighborhood. Eliminate the use of mid-house speakers.

B5. House Lighting:
Recommendation:
• Design lighting to illuminate underseat areas for cleaning.
• Need low lighting for safety in audience circulation during performances. Use light rope under seating.
• A lighting study of the facility is recommended.

B6. Loading & Unloading-Stage set materials:
Recommendation: Create a loading dock at the west side of the stage, with gated access from Santa Rita. (Consideration should be taken regarding the grave of Carmel’s famous dog, “Pal”, which could be impacted by widening the existing path for truck access).

B7. Indoor theater:
Recommendations:
Provide separate indoor restrooms for patrons and actors.
Add a mechanical ventilation system or fresh air mixer for furnace.
Eliminate floor level changes at dressing room area.
Improve/standardize lighting/switching. Provide additional power circuits.
Improve storage room, pour slab, and eliminate rat/raccoon infestation.
Install landings and ramps at the entrance doors, to comply with UBC and ADA requirements.
Install fire sprinkler systems.

C. Neighborhood and community impact concerns
C1. Parking & Traffic
Possible long-range solution options
1. Alternate means to decrease vehicle use.

2. Establish transit from existing parking.

Long-term Recommendation:
Identify that a parking/traffic problem exists, that short-term solutions be implemented, and that long-range solutions be investigated. Optimally, the investigation of long-range programs would be incorporated into Carmel’s overall long-range parking and traffic programs.

C2. Sound from productions
Recommendation:
State-of-the-art sound technology can be applied to Forest Theater to create sound systems providing excellent audio for patrons with minimal sound-throw beyond the theater. Development and installation of such sound systems is recommended.

C3. Light impacts from production and house lights
Recommendation:
Replace floodlights with lower-level (non point-source) lighting to eliminate glare beyond (and in) the theater. Use underseat lighting to illuminate ground areas for patron removal of trash and belongings, and cleanup following the show. Minimize late-night operations of house and production lighting.

C4. Appropriate Level of Use
Recommendation:
The Community & Cultural Commission will complete a review of appropriate level of use during this year (2001), with recommended amendments to the Master Plan.

D. Maintenance & improvement needs
D1. Drainage around building:
Recommendation:
Install a new drainage system, including collector drains at the orchestra area, below-grade perforated drain tiles, drainage pipes and release beds at pipe outlets to avoid erosion. (An alternate solution would be to connect the drainage system to the storm drain system.) Waterproofing should be applied to below-grade building walls, either by excavation and application to the outer wall surface, or application

D2. Stage floor & waterproofing replacement
Recommendation:
Install new 2” thick tongue-and-groove redwood or pressure-treated stage floor. Inspect waterproofing to assure continued protection prior to installing new stage floor. Set aside funds annually for stage floor and waterproofing replacement in approximately 2008.

D3. Fire safety elements
a. Emergency vehicle access to Forest Theater and to residences during performance periods.
b. Exit facilities for patrons, cast and actors.
c. Fire pits The addition of wire frame spark arresters to each pit is recommended, to prevent sparks from setting trees or surrounding grasses on fire.
d. Storage of construction materials, paints, costumes and sets
e. Fire protection systems (fire sprinklers)

D4. Trash collection & disposal:
Recommendation:
Install large wheeled trash bins adjacent to audience area, with separate recycling containers to encourage retention of recyclable items. Construct an enclosed trash building (not accessible by animals or visible to visitors) to hold full bins until pickup. Establish a program of regular pickup of trash by hauler.

D5. Fence & Gate Repairs
Recommendation:
Retain existing fence configuration. Modify gate locations, widths and hardware to meet new accessibility and fire exit requirements. Make major repairs to the existing fence (replacing deteriorated or damaged elements necessary for long-term retention of the fence).
• Retain fence in place. Install new posts in addition to existing posts. Replace rotted posts in place. Repair fence panels, removing deteriorated stakes and rails and replacing with new.

Funds should be set aside for both fence rehabilitation and ongoing fence maintenance.

D6. Tree Replanting & Forest Management
Recommendation:
• Plant replacement trees (mixed species) in south half of property. Continue to add seedlings in an annual program.
• Plant replacement trees as part of each phase of construction, following completion of work. Larger size trees should be planted (15-gallon or 24” box minimum)
• Establish program for replacement of understory plantings by planting several during each tree-planting season. Plants should include manzanita, cerrothus, and a mix of grasses/ wild flowers.
• Request that the City Forester and Beach & Forest Commission develop a landscape plan and phased schedule for City implementation of the above recommendations.

D7. Landscaping & Grounds Clearance
Recommendation: Remove abandoned buildings, utilities, hardscaping, and trash. Clean, regrade and landscape altered areas. Establish and budget a program for annual cleaning and landscape maintenance.

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”This completes the Master Plan for the Forest Theater. Following is a summary of recommended improvements and estimated costs for improvement implementation.”

"The complex matrix of issues addressed in this report demonstrate that the Forest Theater, with its history, its forest setting, and its intense use, is a difficult facility to assess. Issues of concern, maintenance requirements, and use impacts may vary over time. The theater should be reviewed on an ongoing basis, to preserve the quality, character, and condition of the buildings and grounds, to foster its operation as a theater, and to best maintain compatibility between the theater and the surrounding neighborhood.”

Summary of Recommendations & Costs
Group A1: Accessible Pathways & Path Lighting/Handicap Parking
• New path to auditorium.
• Remove one row of seating, construct new cross aisle with accessible seating areas.
• New seating to replace removed row of seats.
• New east and north exit paths & exit gates.
• Path lighting.
• Handicap parking stall @ Santa Rita.
• Handicap parking stall @ Indoor Theater.
• New trash enclosures at paths.
• Directional, accessibility & exit signage.
• Railings where required by steep slope of path.

Estimated Cost: $230,000

Group A2: Ticket Sales
• Construct new ticket office structure
• Remove existing ticket booth.

Estimated Cost: $32,000

Group A3: Patron Restroom Upgrades/Accessible Stalls
• New accessible stall additions to restrooms.
• Relocated entrances, new entrance path with privacy screens.
• New exterior board & batt siding, interior tile/gypsum wallboard finishes, plumbing & lighting on restroom buildings

Estimated Cost: $114,000

Group A4: Concession stand relocation & remodel
• Move concessions building from Sunset Center to Forest Theater.
• Install foundation slab and utilities, set building on slab.
• Modify roof and exterior materials for compatibility with Forest Theater setting.
• Install paved area in front of building.

Estimated Cost: $29,000
(Note: The above estimate applies only to relocation, which must be expedited in the near future to comply with the Sunset Center demolition/construction schedule. If this group is performed later as new construction, the estimated cost is approximately $50,000.)

Group A5: Theater Seating
• Modify seatbacks and angles for proper ergonomic design.

Estimated Cost: $43,000

Group A6: Hearing impaired equipment
• Allowance for audio support systems for hearing impaired patrons.

Estimated Cost: $15,000

Group B1: Stage Restrooms/Indoor Theater Restrooms• Construct two-story restroom stacks @ east & west sides of stage, with three upper level restrooms (one accessible) and two lower level indoor theater restrooms (one accessible).
• Modify indoor theater floor plan for access to restrooms.
• Modify scene docks at upper stage for entrance to dressing areas & restrooms.

Estimated Cost: $152,000

Group B2: Upper dressing room/lower storage expansion• Construct new lower-level slab & foundation for dressing room above.
• Construct addition to upper level dressing room.
• Install fire-protective finishes @ storage & dressing rooms.

Estimated Cost: $67,000

Group B3: Loading & Unloading – set materials
• Install gates & path from new parking stall at Santa Rita to west side of stage. Modify stage for loading dock.

Estimated Cost: Included in A.1

Group B4: Sound System
• Conduct sound study.
• New sound system allowance (cost depends on study recommendations).

Estimated Cost: $55,000

Group B5: House Lighting
• Conduct lighting study
• Develop concepts for non-point source lighting for less impact
• New lighting system allowance (cost depends on study recommendations)

Estimated Cost: $31,000

Group B6: Control Booth & Sound Platform• Expand control booth (double existing size)
• Modify control booth roof platform – new railing & deck.
• Separate sound panel outside of control booth.

Estimated Cost: $60,000

Group B7: Indoor Theater
• Ventilation system.
• Remove floor level changes at stage/dressing room area.
• Improve lighting and power systems.
• Add landing & accessible ramp at entrances.

Estimated Cost: $120,000

• Option: Add exit/crossover tunnel at north side of theater.

Net Additional Estimated Cost: $90,000

Group C1: Traffic Impacts
• Modify parking lot, gates and paving for drop off loop.

Estimated Cost: $10,000

• Proactive police control of parking violators.

Estimated Cost (ongoing): ($500. per week during performance season)

Group C2: Sound Impacts Included in B4

Group C3: Lighting Impacts Included In A6 & B5

Group D1: Drainage & Waterproofing around Stage Building
• Install new drains at orchestra area with new drain line around building
• Waterproof subgrade face of building

Estimated Cost: $89,000

Group D2: Stage floor & waterproofing replacement• Replace stage floor deck (inspect waterproofing below to assure condition).

Estimated Cost: $40,000

• Set aside funds for future replacement of stage waterproofing and deck.

Estimated Cost (annual set aside): ($10,000)

Group D3: Fire Safety Elements
• Install screens on fire pits
• Install fire sprinkler system on main stage building.

Estimated Cost: $60,000

Group D4: Trash Collection & Disposal
• Modify access lane to support garbage trucks.
• Construct trash bin holding enclosure.

Estimated Cost: $79,000

Group D5: Fence & Gate Repairs
• Repair, double or replace posts.
• Repair or replace rails.
• Remount stakes.

Estimated Cost: $43,000

Group D6: Tree Replacement
• Implement tree planting program for south portion of site.
• Proceed with tree planting in north site as projects are implemented.
• Establish annual set aside for tree planting.

Estimated Cost: $12,000
($2,000 annual set aside for six years)

Group D7: Landscaping& Grounds Clearance
• Remove existing buildings following project implementation.
• Clear deleterious materials from grounds.
• Recontour and relandscape recovered grounds areas.

Estimated Cost: $56,000

Potential Project Grand Total: $1,423,000
(Estimates are in current (2001) dollar values)


Priority Project Elements with Costs

First Priority: Accessible Pathway to Theater
• Construct one accessible parking stall next to indoor theater.
• Modify existing path/construct new path to theater.
• Install path lighting.
• Install designated space for two wheelchairs.
• Install spark arrestors on fire pits.

Estimated cost – First Priority elements $91,000.

Second Priority: Accessible additions to Patron Restrooms
• Construct handicap stall additions to Men’s & Women’s Restrooms.
• Relocate entrances to south side/widen doors.
Install new accessible path to restrooms w/privacy screens

Estimated cost – Second Priority elements $60,000.

Third Priority: Stage restrooms (upper & lower theaters)• Construct two-story restroom stacks with patron/cast restrooms at lower level, cast restrooms at upper level. One restroom on each level designed for accessibility.

Estimated Cost – Third Priority elements $152,000.

Fourth Priority: Theater cross-aisle & seating
• Remove one row of seating; create cross-aisle.
• Construct new seating to replace removed row.
• Construct new accessible path to east (Guadalupe Street).
• Construct new handicap parking stall at Santa Rita.
• Modify fence and add gates at Santa Rita parking stall.

Estimated Cost – Fourth Priority elements $138,000.

Fifth Priority: Tree planting
• Implement tree planting program for south portion of site.
• Proceed with tree planting in north site as projects are implemented.
• Establish annual set aside for tree planting.

Annual set aside for Tree Planting ($12,000 over six years) $2,000.

NOTE: FOREST THEATER FACILITY MASTER PLAN courtesy of Brian Congleton of CONGLETON ARCHITECT AIA
Office Location:
Eighth Ave & San Carlos St
Carmel-by-the-Sea, CA 93921

Mailing Address:
PO Box 4116
Carmel, CA 93921

Web site: http://www.congletonarchitect.com/

Email: brain@congletonarchitect.com