“MINUTES”
CITY COUNCIL MEETING
CITY OF CARMEL-BY-THE-SEA
July 7, 2009
VII. Consent Calendar
These matters include routine financial and administrative actions, which are usually approved by a single majority vote. Individual items may be removed from Consent by a member of the Council or the public for discussion and action.
K. Consideration of a Resolution extending the agreement with the City of Monterey to provide interim Fire Administration and Emergency Incident Management Services until January 31, 2010, in an amount not to exceed $94,500.
Carolyn Hardy pulled Item K; Agenda Item placed at the end of the meeting.
City Administrator Rich Guillen presented the Staff Report.
Mayor McCloud opened the meeting to public comment.
Carolyn Hardy clarified interim Services agreement from July 1, 2009 – January 31, 2010. She called for the removal of Paragraph 1.2 of the Term of Agreement regarding the exclusive negotiations with the City of Monterey. She expressed a desire for preservation of response time and a cost effective service model as close as possible to a stand alone Fire Department, if stand alone Carmel Fire Department infeasible.
Mary Ellen Thomas, member of the Carmel Residents Association Board of Directors, read a statement prepared by the Carmel Residents Association Board of Directors. CRA called for advantages and disadvantages of four fire service options, including consolation with City of Monterey, JPA with other cities, Cal-Fire and Stand Alone Department. She furthermore requested the issuance of a public report prior to January 31, 2010 appraising all four fire service options.
Jim Thompson, City of Monterey, clarified disagreement between City Attorney Don Freeman and Council Members ROSE and HAZDOVAC; that is, “good faith” effort referred to extension beyond January 1, 2010. Therefore, considerations of other fire services options not subject to “good faith” effort and permitted. However, from Monterey’s perspective, Monterey cannot indefinitely have 6 months interim agreements.
Council Member ROSE stated all options under consideration, “still open.”
Council Member ROSE moved adoption of Item K, with omission of second sentence in Section 1.2, seconded by Council Member TALMAGE, and carried unanimously.
COMMENT:
• The dissonance between the City Council communicating to the public that all fire service options are “still open” and the City Council simultaneously not communicating to the public a plan to determine which fire service option is advisable by January 1, 2010 is alarming.
X. Resolutions
A. Consideration of a Resolution amending the Carmel/Carmel Valley/Ambulance Joint Powers Agreement with Carmel Valley Fire District.
City Administrator Rich Guillen presented the Staff Report, including the fact that the Carmel Valley Fire District felt they were subsidizing the ambulance service; therefore they advocated the dissolution of the Joint Powers Agreement. After meetings, the Carmel/Carmel Valley/Ambulance Joint Powers Agreement is extended for one year and allows time for a succession plan for ambulance service if partnership eventually dissolved.
Note: Three ambulances total, one of which is in Carmel-by-the-Sea.
Council Member ROSE spoke to a Plan to reduce the $400,000 subsidy by “implementing responses at the mouth of the valley.”
Mayor McCloud opened the meeting to public comment.
Carolyn Hardy spoke about a whether or not the plan to reduce subsidy may be offset by increased costs for more administrative duties. She asked about the effects on the partnership if Carmel Valley voters vote down an assessment for fire service. She asked about whether or not Pebble Beach would be interested in forming a partnership in a JPA.
Council Member ROSE stated the City has been approached by three entities for potential partnership in JPA. The Carmel Valley Fire District is in the red by over $1 million. And administrative costs should not represent a significant increase in costs; therefore expect savings due to control of “purse strings.”
Mayor McCloud closed the meeting to public comment.
Council Member ROSE moved approval of a Resolution amending the Carmel/Carmel Valley/Ambulance Joint Powers, seconded by Council Member TALMAGE and carried by the following roll call:
AYES: COUNCIL MEMBERS: HAZDOVAC, ROSE, SHARP, TALMAGE & McCLOUD
NOES: COUNCIL MEMBERS: NONE
ABSENT: COUNCIL MEMBERS: NONE
ABSTAIN: COUNCIL MEMBERS: NONE
B. Consideration of a Resolution Ordering an Election, Requesting the County Elections Department to Conduct the Election, and Requesting Consolidation of the Election.
Consultant Brian Roseth presented the Staff Report.
Council Member TALMAGE asked about the 0.5 acre conservation easement Map and the 12-13 pages of Mitigation Measures in the voter pamphlet; only Question on the ballot card.
Mayor McCloud opened the meeting to public comment.
Barbara Livingston asked for the reading of the text of the ballot measure.
Skip Lloyd asked about the cost of the election.
Mayor McCloud closed the meeting to public comment.
City Attorney Don Freeman read the Question to be placed on the ballot.
Shall discontinuance and abandonment of the Flanders Mansion Property (APN 010-061-005) as public parkland, and authorization to sell the Flanders Mansion Property "with Conservation Easements and Mitigation" as passed on May 12, 2009 by the City of Carmel-by-the-Sea City Council by Resolutions No. 2009-30 through 2009-33, be approved?
City Administrator Rich Guillen stated that costs typically are about $8,000; however, the expectation is this election will cost more than $8,000.
Council Member ROSE moved approval of a Resolution Ordering an Election, Requesting the County Elections Department to Conduct the Election, and Requesting Consolidation of the Election, seconded by Council Member HAZDOVAC and carried by the following roll call:
AYES: COUNCIL MEMBERS: HAZDOVAC, ROSE, SHARP, TALMAGE & McCLOUD
NOES: COUNCIL MEMBERS: NONE
ABSENT: COUNCIL MEMBERS: NONE
ABSTAIN: COUNCIL MEMBERS: NONE
XI. Orders of Council
A. Receive a report and provide policy direction on the schematic design of the Forest Theater renovation project.
City Administrator Rich Guillen presented the report including three identified construction phases, as follows:
1. Performance Related Accommodations - stage (including grade level additions for CET) and seating are interrelated;
Performance Related Accommodations = $ 2,104,071
2. Audience Related Accommodations - audience support facilities for ticket sales, toilets, concessions, and site paths of travel are interrelated; and
Audience Related Accommodations = $ 936,395
3. Site Infrastructure Related Accommodations - electrical power, sound and lighting are interrelated
Site Infrastructure Related Accommodations = $ 319,248
Total cost approximately $3.4 million
Note: Total cost, $3,359,714
Anticipated Process: After approval of Schematic Design, then Design Development, then to Council, then finally Construction Phase.
Mayor McCloud opened the meeting to public comment.
Safwat Malek (Vice-President, Forest Theater Guild) spoke of meeting with the City Administrator as part of Forest Theater Guild and Forest Theater Foundation, his support of the Schematic Design and desire to complete the entire project as proposed in one phase, ideally.
Skip Lloyd read a statement adopted by the Carmel Residents Association Board of Directors objecting to approving a contract for Design Development with RFM Architects at this time mainly because of the lack of public review of the Schematic Design; public review which was previously promised by the City Administrator.
Carolyn Hardy spoke to the $3.4 million cost estimate; however, she observed no costs listed for many items, including an Environmental Impact Report, et cetera. Additionally, she addressed benches, wood fencing and carved “Forest Theater” entry arch and concerns about cost savings to make it affordable.
Stephen Moorer of the Forest Theatre Foundation and PacRep Theatre expressed his thanks to the City Administrator for inviting representatives of the user groups to inspect the Schematic Design and his support for the Schematic Design.
Mayor McCloud closed the meeting to public comment.
Council Member ROSE spoke about the need for quotes for essential items required for safety and ADA requirements. Even with phasing, $3.4 million “not doable by any reasonable measure.”
Mayor McCLOUD spoke to funding possible from Challenge Grants and Proposition 84 Funds for Performing Arts and Parks; however Proposition 84 Funds not currently funded by the State.
Council Member TALMAGE estimated a total of $4 million for project; the City therefore “cannot fund this project.” He suggested pursuing grant money and third party sources for funding. He expressed concerns about safety, ADA requirements and restrooms and bids for those three items.
Consensus of Council Members was in support of a determination of costs for safety measures, ADA requirements and restrooms and directed the City Administrator to meet with Bill Camille.
COMMENT:
• The consensus to scale the Forest Theatre renovation down from the McCann Project to a project involving safety measures, ADA requirements and restrooms speaks to the mismanagement of the Forest Theatre renovation process; that is, the City should have funded the Forest Theater Facility Master Plan, commissioned by the City and completed by local architect Brian Congleton in 2001. The Master Plan represented a comprehensive patron, user group and neighborhood impact “interrelationship” plan. Specifically, the elements of the Master Plan included Patron support systems, User group support systems, Neighborhood/Community impact concern areas, Maintenance & improvement needs and ADA Compliance. The total cost in 2001 dollars was $1,423,000.
(Source: Archived Videos, Regular City Council Meeting, July 7, 2009)
Showing posts with label Forest Theater Facility Master Plan. Show all posts
Showing posts with label Forest Theater Facility Master Plan. Show all posts
Wednesday, July 08, 2009
Wednesday, March 19, 2008
Corrections/Clarifications to Anonymous Comment on Forest Theatre
ABSTRACT: An Anonymous comment was posted on Monday, March 17, 2008 on the Post, Forest Theater Foundation Consultant’s Master Plan for the Forest Theatre For correction and clarification purposes, City Council Minutes and excerpts from CRA Newsletter articles are reproduced. COMMENTS are made regarding Mayor Sue McCloud and the Forest Theatre Master Plan.
Anonymous said...
Um...actually the Congleton plan was never approved by any City Council, it was only "received" from a Cultural Commission that was very combative and quite often negative towards the theatre groups. Since the plan was never actually discussed by any city council, the community never got to weigh in on it, and it was never vetted by the community at large. It is my understanding that the current plan incorporates much of the Congleton plan, but goes further in addressing the overall site, including parking, sound, and other issues that the Congleton plan did not fully address.
(March 17, 2008)
City Council Minutes
Regular Meeting
3 April 2001
VII. Announcements from Closed Session, from City Council Members and the City Administrator
D. REPORT ON THE FOREST THEATER MASTER PLAN
Mayor McCloud clarified for the Council and members of the audience that the Council will receive a report only and no action will be taken.
Denny Gambill, Chairman of the Community and Cultural Commission, introduced Brian Congleton, the City’s consultant regarding this matter. Mr. Congleton presented a report regarding the Forest Theater Master Plan and addressed questions of Council. Included in his presentation was an assessment of existing conditions, an analysis of use and impacts, recommended improvements and an estimate of the cost of improvements.
City Administrator Guillen advised the Council and members of the audience that a workshop regarding the City’s Master Plans will be scheduled to determine how the Plans interrelate to the budget.
(Source: Carmel-by-the-Sea California - Official City Website, http://www.ci.carmel.ca.us/)
CRA News November 2007
"A Forest Theater Master Plan, prepared by architect Brian Congleton, was completed in 2001. It was developed under contract with the city with extensive input from user groups, city staff, neighbors and the public at Cultural Commission meetings."
(Source: CRA News November 2007 http://www.carmelresidents.org/News0711.html)
CRA News May 2001
Forest Theater Master Plan Presented to Council
"Architect Brian Congleton made a special presentation to the City Council in April on the Forest Theater Master Plan. Prepared under the direction of the Community and Cultural Commission, the process included many meetings involving users, neighbors and the public. The goal is to make the theater experience better for everyone involved."
"The all-inclusive report has a bottom line of $1,423,000. The Cultural Commission, however, has outlined priorities to be completed first: audience safety with improved pathways and handicapped parking, improved patron and on-stage rest rooms, improved circulation in the theater and tree planting and reforestation."
"One of Congleton's most innovative ideas is to have the audience enter the theater at mid-section rather than through the crowded orchestra pit. The row of seats in front of the stone wall would ultimately be taken out to make room for pedestrian traffic, with the removed seats replaced at row ends. Other improvements include a larger ticket booth, modifications in the Indoor Theater and improved traffic circulation with a drop-off area for passengers and their picnic supplies. Sound and light studies are proposed to deal with noise and glare in the neighborhood."
"Parking and traffic are especially difficult problems with the surrounding narrow, dark streets. The city is removing some parking spaces because safety vehicles cannot get through with cars on both sides of some streets. A possible solution is to implement a shuttle service from Sunset Center or Vista Lobos."
"A major challenge is balancing the increasing impact of the theater on surrounding residents with the needs of the user groups. The increased length of the season, the addition of two movie nights per week, nightly scheduled performances or rehearsals, enhanced amplification and late-night cast parties are a concern. The Cultural Commission voted to cap seating at 540 persons, which the Forest Theater Foundation has said it will support. A study by Sunset Center staff showed that average audience size over the past eight years is 200 - 250. Over the next few months, the Cultural Commission will hold public hearings to determine the appropriate use level of the theater and the length of the operating season."
(Source: CRA News May 2001 http://www.carmelresidents.org/News0105.html)
COMMENTS:
• Ironically, Mayor Sue McCloud was initially against the Design Traditions Project in part because the consultant was Nore Winter, a non-local professional. Yet, with the Forest Theater Master Plan (2001), Carmel-by-the-Sea architect Brain Congleton was contracted by the City to prepare the Plan which was later unfunded and not implemented.
• If the Forest Theater Master Plan (2001) had been funded and implemented over phrases, as recommended, all of the Plan elements would have been realized by now. Moreover, Brain Congleton would have been here locally to assist throughout the process.
• View a summary of the Forest Theater Master Plan (2001) FOREST THEATER FACILITY MASTER PLAN: A Study of Patron, User Group & Neighborhood Impact “Interrelationships”
• View The Forest Theater Foundation’s NEIGHBORHOOD MEETING on Theater Architect Richard McCann’s “pre-design” for the Forest Theater property
; from the time of the “neighborhood meeting” in October 2007 to the present, the “pre-design,” et cetera, has not been placed on a City Council agenda for a public hearing.
Anonymous said...
Um...actually the Congleton plan was never approved by any City Council, it was only "received" from a Cultural Commission that was very combative and quite often negative towards the theatre groups. Since the plan was never actually discussed by any city council, the community never got to weigh in on it, and it was never vetted by the community at large. It is my understanding that the current plan incorporates much of the Congleton plan, but goes further in addressing the overall site, including parking, sound, and other issues that the Congleton plan did not fully address.
(March 17, 2008)
City Council Minutes
Regular Meeting
3 April 2001
VII. Announcements from Closed Session, from City Council Members and the City Administrator
D. REPORT ON THE FOREST THEATER MASTER PLAN
Mayor McCloud clarified for the Council and members of the audience that the Council will receive a report only and no action will be taken.
Denny Gambill, Chairman of the Community and Cultural Commission, introduced Brian Congleton, the City’s consultant regarding this matter. Mr. Congleton presented a report regarding the Forest Theater Master Plan and addressed questions of Council. Included in his presentation was an assessment of existing conditions, an analysis of use and impacts, recommended improvements and an estimate of the cost of improvements.
City Administrator Guillen advised the Council and members of the audience that a workshop regarding the City’s Master Plans will be scheduled to determine how the Plans interrelate to the budget.
(Source: Carmel-by-the-Sea California - Official City Website, http://www.ci.carmel.ca.us/)
CRA News November 2007
"A Forest Theater Master Plan, prepared by architect Brian Congleton, was completed in 2001. It was developed under contract with the city with extensive input from user groups, city staff, neighbors and the public at Cultural Commission meetings."
(Source: CRA News November 2007 http://www.carmelresidents.org/News0711.html)
CRA News May 2001
Forest Theater Master Plan Presented to Council
"Architect Brian Congleton made a special presentation to the City Council in April on the Forest Theater Master Plan. Prepared under the direction of the Community and Cultural Commission, the process included many meetings involving users, neighbors and the public. The goal is to make the theater experience better for everyone involved."
"The all-inclusive report has a bottom line of $1,423,000. The Cultural Commission, however, has outlined priorities to be completed first: audience safety with improved pathways and handicapped parking, improved patron and on-stage rest rooms, improved circulation in the theater and tree planting and reforestation."
"One of Congleton's most innovative ideas is to have the audience enter the theater at mid-section rather than through the crowded orchestra pit. The row of seats in front of the stone wall would ultimately be taken out to make room for pedestrian traffic, with the removed seats replaced at row ends. Other improvements include a larger ticket booth, modifications in the Indoor Theater and improved traffic circulation with a drop-off area for passengers and their picnic supplies. Sound and light studies are proposed to deal with noise and glare in the neighborhood."
"Parking and traffic are especially difficult problems with the surrounding narrow, dark streets. The city is removing some parking spaces because safety vehicles cannot get through with cars on both sides of some streets. A possible solution is to implement a shuttle service from Sunset Center or Vista Lobos."
"A major challenge is balancing the increasing impact of the theater on surrounding residents with the needs of the user groups. The increased length of the season, the addition of two movie nights per week, nightly scheduled performances or rehearsals, enhanced amplification and late-night cast parties are a concern. The Cultural Commission voted to cap seating at 540 persons, which the Forest Theater Foundation has said it will support. A study by Sunset Center staff showed that average audience size over the past eight years is 200 - 250. Over the next few months, the Cultural Commission will hold public hearings to determine the appropriate use level of the theater and the length of the operating season."
(Source: CRA News May 2001 http://www.carmelresidents.org/News0105.html)
COMMENTS:
• Ironically, Mayor Sue McCloud was initially against the Design Traditions Project in part because the consultant was Nore Winter, a non-local professional. Yet, with the Forest Theater Master Plan (2001), Carmel-by-the-Sea architect Brain Congleton was contracted by the City to prepare the Plan which was later unfunded and not implemented.
• If the Forest Theater Master Plan (2001) had been funded and implemented over phrases, as recommended, all of the Plan elements would have been realized by now. Moreover, Brain Congleton would have been here locally to assist throughout the process.
• View a summary of the Forest Theater Master Plan (2001) FOREST THEATER FACILITY MASTER PLAN: A Study of Patron, User Group & Neighborhood Impact “Interrelationships”
• View The Forest Theater Foundation’s NEIGHBORHOOD MEETING on Theater Architect Richard McCann’s “pre-design” for the Forest Theater property
; from the time of the “neighborhood meeting” in October 2007 to the present, the “pre-design,” et cetera, has not been placed on a City Council agenda for a public hearing.
Sunday, October 21, 2007
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.
**********************
”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
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.
**********************
”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
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