Wyandotte Theater
Preliminary Conditions Assessment
[ February 19, 2005 ]
 

              I.      Summary 

On Saturday, February 19, 2005 a walkthrough of the Wyandotte Theatre was performed by industry professionals to provide a preliminary condition analysis of the facility.  The purpose of the evaluation will be to provide an overview of the primary and secondary building systems within the building to help establish an appropriate action to complete the reconstruction of the theater.  The systems include: Structural, architectural, mechanical, and electrical.  This is the first step in a process consisting of a chronological series of checkpoints that must result in a positive outcome before proceeding to the following step.   

            II.      Site Analysis

a.     The Wyandotte Theater Site Analysis Addresses three distinct areas of the 175’ wide x 140’ deep property located at the corner of First and Elm Streets in the City of Wyandotte.  Site Access:  Vehicle access is off of First Street at the rear of the property adjacent to a public alley and City owned surface parking lot.  This area provides approximately 100 parking spaces. Building Access:  Main access to the theater, is at the corner of First and Elm Street, and is at grade and handicap accessible.  The retail space entries along First Street are at grade and are handicap accessible.  The loading dock is in the northwest corner at the rear of the building adjacent to the public alley.  City Context:  The building is located in the heart of the central business district in downtown Wyandotte. The theater is part of the Garfield Neighborhood and is, 2 blocks from City Hall, 2 blocks from the waterfront and Bishop Park, 6 blocks from the Bacon Memorial Library, 5 blocks from the historical museum, and 3 blocks from the Yack Arena.  All are within walking or biking distance. 

          III.      Building Conditions Analysis
              

b.     Structural System
The structure is a traditional masonry exterior load bearing walls with steel columns supporting steel roof trusses in both the west and east buildings.  The first floor is a concrete slab on grade.  This includes the lobby area, concession, and sloped floor of the auditorium.  Currently, no floor exists (dirt) in the area proposed as the black box.  An extensive amount of steel was added that includes the west building balcony, stage, theatrical rigging positions, and second floor of east building.  Metal deck has been installed at the balcony and second floor of east building with no concrete topping.  No major structural concerns were observed. 

      c.      Architectural  System
Architecturally the building is significant as a hybrid example of the neighborhood theater and the movie palace, constructed near the end of the Great Depression and before World War II. Theaters built after WWII were often of the multi-plex format with little architectural embellishment. In many ways Wyandotte's theater may be viewed as an early experiment, and forerunner of this national trend.  Yellow brick with red brick linear accents covers the south façade exterior. A corner marquee and curved corner box office has blue tile around the entrance.  The original glazed metal panels exist and are covered by plaster like material. In the late 1990’s nearly $500,000 of structural steel was added to the interior, and progress made towards completing the 1,000 seat auditorium and adjacent black box space.  Improvements were also proposed for the lobbies, areas for refreshment, patron boxes, and extensive office space on the second floor.  Reconstruction work was stopped on the project four years ago.  During that time no activity has occurred.  

Three significant conditions of concern were observed during the walk thru that exists in the facility.

•  Roof – mold is visible on the underside of the roof deck that appears to be gypsum plank or gypsum panels.  Further investigation will be required to determine the roof decks integrity.  Various areas of the roofing system appear to have been compromised, allowing water infiltration.

•  Foundations – Water is penetrating the foundations at the pit that was created to accommodate the pit lift.  JS Vig indicated that a solution to resolve the problem had been determined just prior to the stop of construction. Further investigation will be required.

•  Environmental – Bird droppings exist within the facility and will require remediation.  Additionally, as indicated above, mold exists on the underside of the roof deck in various parts of the facility.  The largest concentration appears in the main theater at the back of house.

d.     Mechanical, Electrical, and Plumbing Systems
The facility is unheated with no apparent air handling systems installed and has no electric service.  Rough plumbing has been installed below the floor slabs at the first floor restrooms. 

e.      Plan / Program Review
This is a cursory review and should not be considered inclusive.  None of these issues should prohibit continuation of the project nor add significant costs beyond what is already proposed.  They include the following: 

Loading dock:
                •  Direct load in – no staging area
                •  Shared door for load-in and load-out
                •  Stage area lost due too folding ramp
                •  Backstage door to small – recommend 10’- 12’ high,     
                         additionally, one in / one out 

Inside and outside noise:
                •  No sound lock at load-in door and west exit of auditorium
                •  Principal entry to black box
                •  East exit from auditorium to concession area
                •  Further evaluation of roof system
                        – outside noise from rain, airplanes, cars, etc. 

Theatrical Lighting positions:
               •  No follow spot locations
                •  No forestage lighting position
                •  No side lighting positions (usually @ proscenium and 45`) 

Storage:
                •  Very little storage
                •  Large area required for Black Box
                •  Property storage room
                •  No place to store acoustic shell 

Concessions:
           •  Counter appears to be about 14’ long
              – recommend minimum 21’ long
              assumes 3 to 4 servers at 6’ each to serve capacity) 

ADA (American Disabilities Act):
                •  Barrier free dressing room required at stage level
                •  Barrier free access to orchestra pit 

Control Room:
                •  Proposed size is appears acceptable
                •  No location for follow spot or film projection
                  (could use TV projection) 

Stage Power:
                •  1,000 to 2,500 amp recommended 

Patron First Aid Room:
                •  No location indicated 

Sight Lines:
                •  Movie sight lines different then performance
                •  Balcony appears bad unless staggered
                   – additional evaluation required 

Box Office:
                •  Appears line-up could block access to black box unless
                   door is for exit only 

Stage Size:
                •  Appears satisfactory – 30’x70’ recommended minimum 

Gift Shop:
                •  No location indicated 

Restroom Capacity:
                •  Recommended – 1 toilet per 20 seats
                                         – 23 for women and 12 for men
                •  Provided – 9 for women and 10 for men 

General Observations:
                •  Two exits required from basement and orchestra pit,
                   and second floor dressing rooms unless through office area
                •  Intent of barrier free seating not serviced
                •  Dressing rooms seemed under sized
                                -     Too many showers and sinks
                                -     No flexibility
                                -     No star dressing room
                •  No space for musicians to warm up
                •  No space to store geni-lift
                •  Black box tech booth too small
                •  Green room too small
                •  Location of dimmer and amplifier room?               
                •  Only one actor entry point to black box
                   unless you enter thru auditorium
                •  Laundry room (remote location in basement)
                •  Stagehands locker rooms / tech office / tech repair

Action Steps
                -     Review design/construction issues with consultants,
                     architects and contractors
                -     Seek additional expertise, as required,
                     in both theatre design and acoustics
                -     Develop new designs as necessary and feasible;
                     revise cost estimates based on new designs
                     and existing construction
                -     Determine funding needs and means  

          IV.      Cost Analysis and Redevelopment Incentives 

a.   Cost Estimate Analysis Considerations
The following major accounts will be considered in subsequent stages in the comprehensive analysis of the theater rehabilitation: 

1.   Site Development
Includes all work required which lies within the contract limit line and five feet from the edge of the building, i.e., grading and fill, fencing.  Roads and parking, utilities, landscape development, walks, site lighting, street furniture and site graphics.

2.   Building Construction
All normal costs of building construction, restoration and renovation; within five feet of the building line; items required by code (fire extinguishers, cabinets, fire alarm systems, etc.)  

3.   Fixed Equipment
Includes fixed equipment such as storage lockers, security equipment and food service equipment.  

4.   Site Acquisition / Demolition
Money budgeted for purchasing the project site and/or demolition of existing structures. 

5.   Movable Equipment
Includes all normal moveable furnishings such as window coverings, lamps, furniture, and equipment but does not include operational equipment. 

6.   Professional Fees
Cost for basic architectural and engineering services. 

7.   Contingency
A percentage of the total construction cost to serve as design contingency, bidding contingency and construction reserve to cover discovery issues, i.e., field and change orders, etc. 

8.   Administrative Costs
An allowance for items for which the owner is responsible for during the planning and construction process, i.e., legal fees, insurance, testing materials, site survey, reimbursables, additional services, and special consultants.
 

b.     Potential Applicable Redevelopment Incentives

1.    Michigan Obsolete Property Rehabilitation Certificate (Act 146)
       •  Exemption of ad valorem taxes on rehabilitation value and
          new construction project expansion for up to 12 years
       •  Applies to buildings only
       •  New construction eligible only in combination with
          rehabilitation work 

2.     Federal Preservation Tax Credit
       •  20% for Historic Rehab, or 10% for pre-1936 structure rehab
       •  Requires private entity own and rehabilitate structure 

3.     Federal Section 170(h) Conservation Easement
       •  Dedication of Theater building facade
          to IRS 501(c)(1)/(3) entity
       •  Enables taking of tax liability deduction 

4.     Michigan Brownfield Redevelopment Single Business Tax Credit
       •  10% of redevelopment value
           (demolition, rehab, new construction).  

5.     Michigan Brownfield Redevelopment Tax Increment Financing (TIF)
       •  Reimbursement of approved eligible activities
       •  Amortized over period with interest on outstanding balance
       •  Infrastructure is eligible as Wyandotte is a designated
          local unit

 

            V.    Conclusion

It was the general consensus of the industry professionals that the preliminary conditions assessment of the facility provided adequate information to conclude the building is sound and can support the completion of the restoration.  The areas of concern outlined within this summary may have cost implications, but little ramifications on the stability of the structure.  The next step of our chronological series of checkpoints that must result in a positive outcome before proceeding are as follows: 

Action Steps

•  Assemble Conceptual Operating Plan to define range of opportunities we intend to explore.  Identify what operating uses may work, how they would be supportive of the community interest and how they would be conducted.

• Define how control of the site will be obtained.  Negotiate with current stakeholders and establish what they would require to transfer control.  If we can secure an adequate option with appropriate terms, we will then identify what funding sources can be solicited to achieve this objective.

•  Solicit viable operators to submit proposed plans and select an operator to work with the City of Wyandotte that will yield the best outcomes for the community.

•  Prepare rehabilitation plans and define what funds are needed.

•  Prepare funding solicitations to identified sources and submit.

•  Once adequate funding sources have been secured, arrange for rehabilitation team to complete the project.

          VI.     Appendix
a.     Reconstruction Drawings (Gensler Associates, 1999)
                     i.      Floor Plans
                    ii.      Exterior Elevations
b.     Existing Photographs
                     i.      Interior
                    ii.      Exterior
c.      Historic Photograph
d.     Edward Francis, FAIA, Gunn Levine Associates
                      i.     Resume
                     ii.     Project Experience


 

Wyandotte Theater


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Preliminary Conditions
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