Shubert Theater Feasibility Study Report

Shubert Theater Feasibility Study Report
Prepared for:
Shubert Theater, CAPA-CT,
City of New Haven’s Office of Economic Development,
and the City’s Office of Cultural Affairs
Feasibility Study Team:
Gregg Wies & Gardner Architects, LLC
in association with
Sachs Morgan Studio
AMS Planning & Research
Spiegel Zamecnik & Shah
Shubert Theater Expansion Feasibility Study
Shubert Theater Feasibility Study Report
Table of Contents
1
Executive Summary
2
Vision & Goals
3
Existing Conditions
4
Program & Cost Estimate
5
Conceptual Design & Renderings
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1
Executive Summary
In 2009, CAPA in partnership with the City of New Haven’s Office of Economic
Development completed an architectural feasibility study by Gregg, Wies and Gardner
Architects. The study was funded by the City of New Haven and the Community
Foundation for Greater New Haven.
The purpose of the study was to define and evaluate critical physical alterations to the
facility which would assure its functionality and address current and future space needs.
This study determined the total cost of repairs and renovations that CAPA will be
undertaking are approximately $7 million.
In addition to our feasibility study, CAPA conducted in conjunction with EmcArts and the
New Haven Arts Council we brought members of the arts, education, and business
communities in New Haven together in a series of community sessions to identify—in
addition to the clear physical needs of the building—the importance of the Theater to the
community and what capital improvements could be intrinsically linked to the needs of the
community.
The potential of this project to create a support system for the arts within Greater New
Haven is exceptional. The strength of the improvement campaign is the Shubert Theater
itself. The theater has a history of its own and continues to be the pride of New Haven. Its
restoration and renovation is a visible tribute to the arts and the Shubert Theater as the
premiere venue to the arts and arts outreach.
The Feasibility Study identified the following expansions, renovations and upgrades as part
of the consolidated project:
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Revitalized Front Façade & Plaza- improving the theaters “curb appeal” and position
the Shubert at the heart of New Haven’s entertainment district. Additionally,
extend the Shubert’s “brand” to the adjacent New Haven parking garage and street
corner with signage, lighting and awnings.
New Expanded Lobby/Atrium to improve theater patron’s experience beginning at
the front door including: easier access to ticketing; grand three-level atrium; easy
access to upper levels and seating; and new expanded concessions and bars.
New Theater VIP function room and mezzanine
New street level music showcase/café venue to create seven-day-a- week
performances and opportunities for a variety of entertainment offerings and
events.
New CAPA –CT offices and meeting rooms.
New Patron Restrooms and support services at all levels.
New roof terrace and balcony providing alternative patron event spaces.
Improved back-of-the-house spaces including: actor changing rooms, staff spaces,
subscription and ticketing services, mechanical upgrades and other deferred
maintenance improvements.
The overall cost for the expansions and renovations is in the range of $6 to $7 million not
including consulting fees for architects, engineers and legal services.
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Vision & Goals
Introduction
Shubert Theater management, Connecticut Association for the Performing Arts (CAPA), in
cooperation with the City of New Haven Office of Economic Development and Engineering Dept,
hired Gregg Wies & Gardner Architects (GWG Architects) through an RFQ solicitation to provide
integrated architecture and planning services to evaluate potential changes to the Shubert Theater
in order to enhance the theater’s functionality and address current and future space needs of the
performing arts community. As stated in the RFQ, the Elements of the Feasibility Study should
consider:
• Improving the Shubert Theater’s street presence through modifications to the exterior
façade and plaza;
• Creating a more modern, functional lobby, and possibly adding a jazz club or similar venue
while complementing and capitalizing on the current late evening street activity;
• Creating rehearsal space, especially for dance and orchestra, to better serve the Shubert’s
community partners as well as create opportunities for shared space use;
• Adding office and classroom space that could house various arts groups in New Haven; and
• Enhancing the stage with the addition of a modern acoustical shell.
GWG in collaboration with the sub-consultant team organized a series of meetings and workshops
to engage with CAPA and representatives of the City to identify facility deficiencies; develop a space
program, identify opportunities; and to develop layout options for the theater renovations and
expansions. In addition, the design team surveyed the facility to gain a working knowledge of
building systems and operational requirements; performed a building code analysis including fire
egress study; and identified additional improvements that should be considered as part of the
facility upgrade. One such design improvement was exploring ways to extend the Shubert “brand”
down College Street to incorporate the Crown Street Garage with lighting, screens, and signage.
Shubert Theater & City of New Haven
The Shubert Theater is the only full-size theater and performing arts center serving New Haven and
surrounding areas. Since it first opened in 1914, the Shubert has hosted more than 600 preBroadway tryouts, including more than 300 world premieres and 50 American premieres. These
numbers are more than twice that of any theater in New York, or other tryout cities such as Boston,
Philadelphia, Washington, or Toronto. The Shubert became known as “Birthplace of the Nation’s
Greatest Hits”, a moniker that has stuck even today. Over the years, the Shubert Theater has
presented vaudeville and burlesque, dance, classical and big band concerts, and soloists. Today, the
Shubert is the cultural centerpiece of New Haven, and an economic engine for downtown growth,
attracting more than 100,000 diverse audience patrons annually and generating an estimated $15
million in related revenue.
The existing theater is comprised of the historic 1600- seat theater setback from College Street and
fronted by a late 1970’s, 2-1/2 story steel and glass structure. The setback of the theater’s main
house is due to having originally being fronted by the Adams Hotel through which you accessed the
theatrical house. The addition was a result of an urban renewal process that at first threatened the
theater and ultimately revitalized the facility with a new lobby, ticketing, reception spaces, theater
offices, restrooms and other patron spaces. While the historic core of the theater has had a series of
renovations and is in fairly good condition, the modern front addition is looking “long in the tooth”
and no longer meets both the functional needs of the theater patrons as well as the operational
requirements of the theater’s production team.
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Entrance to Shubert Theater at front of Adams Hotel
Entrance to Shubert Theater through Adams Hotel on College Street
Current Entrance to Shubert Theater
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Project Vision & Goals
Through these studies CAPA / Shubert identified the vision of the project:
As we look to the Shubert Theater’s next 100 years, we envision a vibrant force for the
performing arts in New Haven and Connecticut that will also be an economic cornerstone
and placemaker for the neighborhood. In order to achieve these goals, we will bring
together partners from the public, private and the community sectors to rejuvenate the
theater and the streetscape by addressing significant deferred maintenance and upgrades
to this century old building.
The Shubert Theater Centennial Plan is the pathway to ensure the vitality and success of the
College Street neighborhood while continuing New Haven’s rich history as a destination for the arts.
The planning process identified the following strategic goals, to:
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Serve the evolving needs of the community as a dynamic and vibrant performing arts
center, where world class performers can come to work, live and play.
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Continue the profound, positive economic impact that the Theater has non-arts-related
businesses, drawing visitors to the city and enhancing the quality of life for current & future
residents.
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Provide work for over 100 tradesmen in the construction, renovation and restoration
industries while expanding the 167 non-theater related jobs the Shubert creates each year.
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Add vibrant new spaces and resources for the growing arts community including
opportunities to expanding the business model of building / teching of new national
touring productions.
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Improve services and facilities for theater patrons.
The study and strategic focus groups all agreed the Shubert Theater is the single most important
support for arts and downtown economic revitalization in New Haven.
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Existing Conditions
Built in 1914, the Shubert Theater originally had its
main entrance in the storefront of the Adams Hotel.
The Adams Hotel, a six story structure, was
demolished to make way for the current lobby
which was constructed in the late 1970’s.
The basement level of the Adams Hotel is still in
tack, although heavily altered to reflect its sole use
as support space for the theater.
What originally would have been the hotel’s street
level lobby is now primarily defined by a diagonal
setback to the entrance façade. This setback creates
an exterior courtyard yet it limits the interior lobby,
circulation, and administration spaces for the
theater. The 1970’s renovation was designed largely
supported on the 1914 hotel foundations,
excluding the area of the exterior plaza where the
foundations and basement space still reside.
To the north, the historical Taft Hotel forms the
Shubert’s neighboring street front. This façade is
separated by a ten foot alleyway that grants public
access to Temple Plaza located directly behind the
theater….
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Existing Conditions Continued
Street Level Air Intake System that is Accessible to
the Public and is in Need of Securing for both Safety
and Terrorist Threats
Interior Structural Damage Due to Water Leaks from the
Plaza Above
Brick and Mortar Deterioration that has resulted in
Water Penetration into the Theater
Deteriorating HVAC System and Graffiti Demonstrating
Accessibility from Neighboring Garage to Theater Roof
Top
Deterioration of Rear Fire Escape
Gas Lines in Need of Repair both for Function of the
Building and Public Safety
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Program & Cost Estimate
Introduction
The Feasibility Study Program is the product of a series of Design Workshops where the
design team, in collaboration with Client representatives, identified spaces that were
deficient and required upgrades as well as envisioned potential new expansion spaces that
would enhance theatrical activities and expand potential performing arts activities.
Examples of existing spaces to be improved included patron spaces such as the main
lobby, ticketing, restrooms, consumer bars, circulation spaces, and theater management
offices. Potential new spaces including dance/music practice studios, VIP function rooms,
and a small music/café performance venue. In addition, the team looked at improving
stage access for mounting/demounting shows and exploring overall improvements to
both the “curb appeal” appearance of the main façade and the entry plaza and streetscape
experience for theater goers.
The team agreed upon some basic parameters: the existing historic theater house, for the
most part, would remain untouched; and the expansions and improvements would involve
renovations and modifications to the 1970’s addition. Based on this, the design team
generated a series of conceptual space configurations exploring ways to improve the
patron experience as well as integrate potential new performance studios and theater
operations spaces. The space plan options, in turn, received general cost pricing based on
dollars per square foot ($/SF) to provide feedback to the team, to help identify priorities
and to coalesce on a final direction. In general, the dance and music practice studios
required a major vertical expansion to the front addition and was seen as costly and
impractical. The music/café integrated well along the street front but required the current
VIP spaces and CAPA offices to be relocated to an expanded second level. The lobby was
expanded out towards the street and became the main central organizing space providing
exciting opportunities for function spaces before and during the performances. A
mezzanine was added along the glass lobby curtain wall to connect second level patron
spaces and take advantage of the central atrium. Additional space opportunities were
identified including new restroom locations at upper levels, patron bars, balconies and a
roof terrace.
CAPA offices were located on a new second level stacked over existing footprint. The
basement which housed patron restrooms, changing rooms, mechanical spaces and other
back-of-the-house spaces would be renovated to improve facilities for theater staff, actors
and patrons.
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Conceptual Design Plans & Renderings
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