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CALVARY BAPTIST CHURCH RELOCATION FEASIBILITY STUDY -.:.- -tE:,,", i5, d ~ t11'3 oq-ol-o5 calvary baptist church relocation feasibility study 20 SOUTH OSCEOLA AVENUE CLEARWATER, FL m, ONE COMPANY Many SolutionsSM CALVARY BAPTIST CHURCH RELOCATION Preface I' " >I I Table of Contents 1.0 - Goals and Objectives 2.0 - Existing Structure Evaluation 2.1 Facility description 2.2 Calvary Redevelopment Site 2.2 Existing Structure Evaluation 3.0 - Structural Relocation 4.0 - Potential Sites · SITE 1 Bottom of the Bluff off Cleveland · SITE 2 Parking Lot between Harbor view Center and the Main Library . SITE 3 The site adjacent to the MSB · SITE 4 The new City Hall proposed site south of Pierce. (Calvary High School site) · SITE 5 The top of the bluff at the termination of Cleveland and Osceola 4.1 Utilities 4.2 Comparative Site Evaluation 4.3 Photos 4.4 Diagrams 5.0 - Adaptive Re-use Options 6.0 - Preliminary Schedule 7.0 - Preliminary Conceptual Cost Estimate 8.0 - Executive Summary Hl~ ONE COMPANY Many SolutionsSM CALVARY BAPTIST CHURCH RELOCATION Goals and Objectives Objective The main objective of the Study is to determine the feasibility of creating a usable facility from the existing Calvary Church through adaptive re-use. The Church is being sold and is targeted for demolition due to the redevelopment of the site. Given the unique architectural character of the Church and its history, its' preservation is instrumental to retaining the historical heritage of the downtown urban core. Therefore secondary objectives will include the following: · Retain the historic integrity of the building while retrofitting the interior to today's standards · Preserve the heritage of the downtown urban core as consistent with the redevelopment guidelines Goals In the larger sense, a relocation project of this magnitude needs to answer the question, at least in a preliminary way.......... can it work? Therefore the Study will endeavor to provide guidance or answers to the following fundamental issues to the Project. · WHERE CAN IT GO? . HOW CAN IT BE DONE? · WHAT COULD IT BE USED AS? . HOW LONG WILL IT TAKE? . HOW MUCH WILL IT COST? . IS IT FEASIBLE? WHERE CAN IT GO? Five potential sites within the general area of the Church have been identified and the goal will be to determine which sites are best suited for the intended purpose. Building placement and amenability will be considered, as well as site logistics as it impacts the structural move. Potential Sites 1 Bottom of the Bluff off Cleveland 2 Parking Lot between Harbor view Center and the Main Library 3 The site adjacent to the MSB 4 The new City Hall proposed site south of Pierce. (Calvary High School site) 5 The top of the bluff at the termination of Cleveland and Osceola I' 'II I go' r\ ~II "'I' ',. -' C.',,' 'I . 0 I( " ~ h. )) II l.~,. 11 HOW CAN IT BE DONE? The study will identify what is involved with relocating the building, the logistics and its complexities. The integrity of the existing structure will be evaluated in a preliminary way, and address the question as to whether the building can be sub-divided or severed. WHAT COULD IT BE USED AS? Various possible uses or scenarios for the facility will be considered. So far, possible uses identified include a performing arts center, or a possible city hall. The goal in considering the possible uses will be to determine the feasibility of each use, which is most practical, how much retrofit would be required, and what the schedule and cost considerations for each would be. Operational aspects of the prospective uses will be considered to the extent that they are useful in helping to define the project. This could include a quick conceptual study on how the building could work as another use. Additional considerations include what mix of program offerings could there be. Also considered will be an identification of the building upgrades necessary such as toilets, ADA retrofit, code upgrades for exiting, and electrical upgrades. HOW LONG WILL IT TAKE? A preliminary schedule will identify the major milestones and illustrate the overall framework for the relocation plan. The intent will be to begin to understand the complexities involved and how they may relate to each other and how the various efforts could be phased. HOW MUCH WILL IT COST? The preliminary cost estimate will begin to establish a budget and conceptual cost estimate for the overall project. A rough cost budget will be developed which will look at approximate retrofit costs as well as a rough estimate for the relocation itself. Operating costs will be identified by the City as well as any funding sources. HDR will not necessarily recommend a specific option. The study will however provide the City with guidance on key issues and concerns, and address the feasibility of each option. Hl~ ONE COMPANY Many SolutionsSM CALVARY BAPTIST CHURCH RELOCATION Domed Church development Church domes were originally constructed of masonry, frequently reinforced with iron chains around the base to counteract the outward thrust of the structure. Early examples of domes used in churches dates back to 350 AD such as in the Church of Santa Costanza in Rome. The first great octagonal domes were built by the Architect Fillipo Brunelleschi for the Florence Cathedral. This immense structure topped with a lantern and consists of an outer roof shielding and inner masonry shell very much like the Calvary Church dome construction. These domes constructed during the Renaissance became the prototype for domes throughout the world. Since then, as technology has developed, domes are now constructed of reinforced concrete, wood, or steel. Shown here are the two basic types of church plans; centralized and cruciform. The Calvary Church is a combination of the two types and is more centralized. (",r.lf:tl.i::t>l.tvlf;.t> s", ~\Ii~, r~, J>l4ft."", Ib..(.l.+t~,p..,.f ~-1j.ht;UI."h. "i.r.~I.~.W') An oculus or (eye) in the center of the dome admits light through the light monitor or outer shell. Although the Sanctuary is technically defined as the immediate area around the altar it is most often used to refer to and describe the main auditorium. Brief History of the Calvary Church Designed in 1922 by JC Fulton and Sons from Uniontown Pa. the Church is considered to have great historical significance. It is a distinctive architectural landmark in the City of Clearwater and a good example of Neo-Classical architecture popular in the 1920's. Originally established as the Midway Baptist Church on March 25, 1866, it was the first Church in Clearwater and Rev. C.S. Reynolds was the first Pastor. At that time it was a log cabin. r"~~ tory f::';~~r~~~ 'B1l/tfJtif, ebt:tt The construction of the domed Sanctuary began in 1923 with the help of a wealthy woman from the north whose identity is unknown. The construction cost at that time was $200,000 and the auditorium construction was completed in the fall of 1926 with a Church membership of about 400. The Great Depression of the 30's ensued and when the wealthy benefactor died shortly thereafter, the money promised for construction was in jeopardy. The local residents and community united and brought the Church back into stability. Rev. Smith was instrumental in helping to raise the $10,000 in cash to prevent mortgage foreclosure. Eventually in 1944, the mortgage was paid oft. The Church is ilL" shaped with al large free spanning auditorium located under the domed roof. Three exterior arcades flank the auditorium and once provided passage to the Church through the vestibules. The Baptistery is located on the north side (Cleveland St) and the arcade directly behind the Baptistery at one time received patrons from the parking lot to the north when the Church was originally built. The first floor of the two story hall of the south wing was used for gathering space for various uses and was partitioned off with sets of handsome wood doors allowing the spaces to open up to one another if desired. The second floor was used as a Sunday School or classroom. The bay size between columns is approximately 17'-0" and the columns are of concrete encased steel construction. Stairs are located in the two southern vestibules to connect the two floors. The stairs also lead to a basement space which was used for storage and the original boiler. The second level of the south wing connects with the second level of the auditorium which contains the balconies for the auditorium, and used principally for additional seating. The choir platform and organ are directly above the Baptistery, and are also connected by stairs. 1';[ ,'c" ! ,'I I Hl~ ONE COMPANY Many SolutionsSM CALVARY BAPTIST CHURCH RELOCATION e 'f l Calvary Site Redevelopment Opus South, the Developer for the Calvary Church Redevelopment property is now expected to close on the $15 Million dollar property in October of this year. Typically however 50% to 80% of the units are pre-sold prior to construction commencement. This process has started and interest is reportedly strong and going well. UR Shown here is the twenty five story condominium tower that will rise high above the bluff and dominate the downtown skyline. Other developments are also planned to the north and are now in the conceptual design stages. The overall development is called "Water's Edge" and the first phase includes a 25 story condominium tower with approximately 157 units and 6 units per floor. It will also include 10,000 SF of retail space, two story town homes, and a four level parking structure with roof promenade and pool deck. The Developer has agreed to donate the Sanctuary, but would still demolish the Worship Center, EB1, and EB2 buildings. The scheduling of these efforts into the overall development schedule for the adaptive re-use of the Church is critical. The Developer has requested that the Church be removed from the site by the end of January 2006. This date will be critical to the scheduling of the adaptive re-use project. Immediately to the left or south of the condominium tower is access to the four level parking garage. Retail will also front on Osceola Ave. The dotted line shows where Cleveland St. could be removed. The resulting public way however would not allow for convenient public access to the waterfront due to the limited parking in the immediate area. This will be addressed later in the study. The Church now stands where the town homes and garage are proposed at the corner of Cleveland and Osceola. It is possible to see the water and the bridge from the intersection. Hl~ ONE COMPANY Many SolutionsSM ~}"l'J f: J h~ , 'iF '~EB? ".. .... ~ lfr..... ....' ." ~ l ' \\ORSH I i' ('I '\TER Note how the building is obscured by trees on both sides which hides the beauty of the building The Calvary Baptist Church as it exists today. Photo shows the Sanctuary with the Worship Center to the rear, EBl and EB2 to the side Hl~ ONE COMPANY Many SolutionsSM CALVARY BAPTIST CHURCH RELOCATION Existing Structural Evaluation Foundation The concrete footings range in size from 27" square to 52" square. The footings are 12", 15", and 18" deep. The perimeter foundations carry the majority of the wall loads and are 9" deep. The tops of the concrete piers are approximately 2'-6" below the first floor. The masonry foundation itself is approximately 17" thick. The first floor is approximately 5'-0" above grade (varies) and the steel beams around the perimeter are framed into the masonry foundations Basement Originally intended as a storage area, parts of the crawlspace are excavated. Also, the basement was used to house the original boiler. First Floor Construction The first floor is constructed of 2 x 10 and 2 x 12 wood joists at 12" O.c. with cross bracing and supported by 8" and 12" steel beams. Parts of the first floor such as the arcades are of reinforced concrete with tile, also supported by steel beams. Massive masonry piers support the arches above the entryway portico. The first floor area is 12,230 SF Second Floor Construction The second floor is of steel beams and wood joists and the loads are transferred to columns. The columns are steel encased in concrete. Floor framing around the dome is principally of wood construction, including the balconies. The second floor area is1 0,110 SF. Exterior Wall Construction The fa<;ade or exterior wall is principally of masonry construction, likely double wythe with yellow face brick used on the exterior. The joints are raked. The lantern of the dome is stucco on the exterior which is backed up by wood frame. tt18 structure Windows are wood with tracery and are arched in most locations. The stained glass windows are also protected by storm windows on the exterior. The masonry arches are roman arches with brick header courses. The windows are both fixed and operable (pivot). Exterior doors are hollow metal with glass, and many doors have been added. Roof The roof has the distinctive green barrel vaulted roof tile at the dome as well as the hip roof framing for the remainder of the building. There are copper gutters with drain leaders which carry water away from the roof quite effectively. The roof is composed of 2 x 8 wood rafters with braces and collar ties supported on steel beams. A masonry chimney protrudes through the roof. Interior Floor Plan The Sanctuary building contains approximately 22,330 SF of space and the auditorium currently seats approximately 250. The EB 1 Fellowship Hall contains approximately 14,040 SF of space, was built in 1955 at a cost of $142,000 The EB2 building contains approximately 29,120 SF of space and was built in 1961 The Worship Center contains approximately 22,500 SF of space. The auditorium is approximately 68 ft by 68 ft. and the underside of the dome is approximately 54 ft above the first floor. The exterior arcades have now been enclosed in three locations to add space to the interior. Dome The octagonal dome is surrounded by three tiered steel trusses with a circular wood plate at the base. Wood purlins also help to frame the dome, along with steel purlins and 2 x 12 wood rafters sistered to form the roof dome itself. The dome is of double shell construction with an exterior light monitor admitting natural daylight. This part of the dome is called the lantern and also contains three window on each side.The majority of the roof load from the dome is transferred down to the foundation at eight locations in the corners of the auditorium. This is called the load path. I '; I ",' I "I 2 Hl~ ONE COMPANY Many SolutionsSM CALVARY BAPTIST CHURCH RELOCATION Remodeling The building has been remodeled several times over the years. The EB1 building was built in 1955 and renovated in 1997. The EB 2 building was built in 1962 and the Worship Center was built in 1989. An overhead bridge now connects the Church to EB2 at the second floor. An elevator has also been added. There is an expansion joint between the Worship Center and the Sanctuary and it is unknown exactly how the west side of the Sanctuary was modified and covered over when the Worship Center was added. Renovation to the existing Sanctuary, kitchen, Fellowship Hall and some office space was completed in 1997 at an approximate cost of $3.5 Million. The entire property is valued at approximately $15 Million dollars. Estimated Weight The weight of the building has been roughly estimated at 3000 tons. This estimated weight needs to be further evaluated by actual calculation and the main load points need to be established. The perimeter foundation carries the majority of the weight and only dead loads are considered for structural relocation. Reinforcement Precautions Certain portions of the building will need to receive additional reinforcement during the relocation. This is sometimes accomplished though the use of "flitch plates" and helps to protect the integrity of the walls and openings due to the additional induced stresses from jacking. Some minor destruction is likely to ensue, and this is usually able to be easily repaired once relocated. This will be especially important at the corners of the auditorium. Sub-division of the Sanctuary Building The building structure is currently in compression in its natural rested state, and is considered a rigid structure. There are basically tow types of domes; hi-rise and low-rise. The Sanctuary dome is low-rise and this dome structure is considered even more rigid. , ~ ,d ,~~ i,Hll", J~> r II II r~ '~'l. ~ ,,., ,<t:h 1 ~ ' l il tL"J~:/ >:.., l__~ ~ V Hydraulic jacking introduces tension into the structure and therefore induced stresses. This makes the structure more susceptible to masonry cracking and is a concern. The rigid dome structure bears on top of the masonry walls and piers and this is the critical defining structural element. The notion of sub-dividing the building in order to make it easier to transport has been initially evaluated. The logical place to divide or cut the building is at the juncture of the "L" shape, leaving the dome intact. It is not feasible to divide the dome"in half". Our Structural Engineers and the Structural Movers both agree that it is not feasible to cut and sub-divide the building, although it is possible. Such extensive precautions and reinforcements of the existing structure would be required so as to make it unfeasible within any reasonable timeframe (additional 4 -5 months), or cost budget (additional $1 million). Since the dome is supported in the four corners with masonry pillars, taking away the other two piers would cause toppling action and require that a steel structure be built just to support it from falling while the dome was cut. This is actually possible, but extremely difficult and risky. It is also believed that the building, once cut, would never go back together quite right due to the wall and floor deformities from the induced stresses. Photo-documentation It is highly recommended and typical in an adaptive re-use project to archive and photo document the existing building prior to any modifications. This is usually done on a room by room basis with particular attention to the architectural details. It is an entirely non-invasive process but makes note of any modifications from the original plans. The documentation should also include as much information as possible about the existing building systems such as breaker panels, hvac systems, valves, incoming services, etc. Asbestos Abatement An asbestos report has been prepared for the Developer for the Sanctuary property and this document has been transmitted to the City. . Hl~ ONE COMPANY Many SolutionsSM CALVARY BAPTIST CHURCH RELOCATION ,/'" /. - ,/'" :-.\1 ..._/<~ "..<t., . -- "'-.., : /' " ~, . ....~/ '... / ~.._--- ._----.- _.._--~ ':'-;<' , ...." .(T"J~ o? ~ '7." /'It>--. ----.-"....--.-.~.-. '~J . . '~' . /.' ;,r-_ ,.,;..,.....' ~ I i -....... '~...._.;~' "',!~ L.;~ ,.~..........(~. Original drawings by JC Fulton and Sons BASEMENT WINDOWS NOW ENCLOSED HANDICAP RAMPS ADDED MULTIPLE ENTRANCE DOORS ADDED OSCEOLA STREET ELEVATION I '.Ie'c' I (d I i ~].2~~ dJ r'cl\jV~ rlg'. S ..... )" . 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The intent with this location would be to use the church as a city hall, not a performing arts center. It is however compatible with the surrounding area. Unfortunately there is a major drawback with this location and that is that the road width/clearance to get the church to this location is too narrow. Obstacles such as mature oak trees, fire hydrants, light poles, traffic signal standards/control boxes, etc are just a few examples of what would create obstacles. This is not the major problem however. It is the clearance between buildings. Not even the church dome by itself would fit down the street route let alone the church intact. It is therefore not a feasible site due to the narrow road width of approximately 45 ft. Alternate routes would be the same such as down Cleveland St. Site 2-library parking lot Located at North Osceola adjacent to the Main Library, the intended site would be in an appropriate location in the parking lot. Although this site is about 600 ft away, it also unfortunately falls into the same category as site 1 above. The church simply will not fit down the street, even though this road width is wider (by about 10ft.). Again, even if the building were sub-divided, it still would not be feasible since the dome is about 68 ft. in dia. The roadwith is about 55 ft. The only possible alternative would be to take the church down the hill and go around Harborview Ctr. And come back up the hill. This is not feasible due to the maneuvering and adjustments that would be required. This possibility has been reviewed with the Structural Movers. . Site 3-top of Cleveland St Located at the intersection of Osceola and Cleveland St., this location is directly adjacent to the church, in fact only 100 ft. away. This is the closest site. The possible uses at this location vary.The size of the church are approximately 127 ft. by 129 ft. The street is about 45 ft. side with 10 to 12 ft on either side for sidewalks, etc. The ROW is wider than this however. The church would need to be sited at least 20-25 ft away from the Harbor view Ctr. And that means that the church would impinge upon the Redevelopment property by at least 80-90 ft. This would require that the Developer completely revise their entire Phase I layout. The impact to the Redelopment site would be so great that it is apparent that it would be met with great resistance and given the time constraints etc., it is not feasible. Please refer to the graphic which depicts this.Other considerations include that there would be little to no room for expansion, there is not dedicated parking available, and it would block the vista. VV~.".:j if it gO"? Site 4-bottom of the bluff This site may be located anywhere along the "edge" at the bottom of the bluff directly behind where the church currently sits. The physical location does not present quite the challenge as it may seem at first, for moving it down the grade. This has been verified with the Structural Movers who would actually perform the task. It would be difficult but it is very "do-able". This location is below the 28 ft. contour and therefore would require a referendum to site the building there. It is however the most ideal setting for the church and locating the building there would offer spectacular views and proximity to perhaps the most desirable place in Clearwater. All other parameters for the site are also very good. This site is considered feasible Site 5-calvary high school This site is located on Pierce St and Osceola where the Calvary High School currently sits. It is directly adjacent to the current City Hall site which makes it a candidate for reuse as a city hall due to the overall redevelopment of the property. It is also possible to consider other uses as well but given the location, it could be difficult to arrange a public/private partnership since the Developer intends to close on the property in October and would therefore own the site. Due to the arrangement between the City and the Developer however, it could be used as a city hall. The site is close and therefore makes for one of the easier moves. It is even possible to consider the current city hall parking lot as a staging area. The church could not sit on the hydraulic dollies very long however, due to safety concerns, etc. Demolition of the EB3 building, or High School, would be required which is out of synch with the Developers phasing. This could possibly be a logistical and financial drawback that would have to be further discussed with the Developer, again, given the time constraints. Otherwise all other site parameters appear suitable and therefore this is a feasible site Criteria used in evaluating the potential sites may be viewed simply as follows . Will it fit? . Is it compatible? . Can it function . Can it expand? . Are there any constraints? Refer to the following site evaluation matrix for a summary presentation of these issues. Hl~ ONE COMPANY Many SolutionsSM II "'I I I I I o ." 111 0 :-oo~~oQ ~ ~ ~ ~ ~ ~ N$Q' ""-'""I-tJ-C: ~ ~ ~I:b ~ ~ ~ '"' ::; ):0 1XI _ ""I - l.lJ .... r- ;::: r- 5 -l ~ :::ji:::j :::j <: ,,<1,,< "< , i ~ I -<io -< -< -<jl1 -< mlm m m)> m en ~ enlen (J) :D'en I " I I r I I I 1 , I I I -<I~ -< -<'-< 11 mlOfm'm m )>I~ en ri\:(J)len en :D,en t 1 1 I I , , t I 1 I I I I I I IOl::D1 m m I < enl ml-l 1 "'0 2 r :012 -< 012 O'Olololill,olo 1"'0 -l I :0 I m m I l:otol I I I ~~ ~ tT1 V)n ~ 0 ~s: ~ ""'0 .... ~ ~ Z "'", ~ '" (J)O-~l""""I-Cl.-1 - . 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"":::u 00 :OVc.. -m on )>-t ~ 4JJoU ~ / eno "'- -<-I r--< zO m "TI ~o _ r- -1m ::I:)> -I ;;:0 :t:~ m)> 0-1 ::I:m c:;;:O ;;:0 o :t: () )> r- < )> ;;:0 -< ~ )> " ::::! en -t () :t: c: ;;:0 () :r: 0;;:0 r- m m r- :1>0 ~~ )>::::! ;;:0 ?'Z '""" "';;:0 00 ::lOt- -m )>0 () -I ~ I I I, r--"f I I 1-" t I F ., .. -I m ;;:0 ;: Z )> ::! o Z o "TI -I ::I: m )> >< en tt :S en c: )> r- .." 0 ::v -I ~ r- 0 ::3 !l en tD () < ::I: tD m Q 3: ::J m a. ~ en 3: =t tD )> tD (j) - m ;;:0 -< CALVARY BAPTIST CHURCH RELOCATION Adaptive Re-use Options Ideas have been put forward for various possible adaptive re-use options for the Church. Projects such as the one contemplated here in Clearwater have been successfully completed elsewhere in the Country. The Project must first overcome the obstacle dealing with the perception that the adaptive use of a church for profit making purposes is desecration. Second, religious structure present difficult design problems since they are not usually built for flexibility (except for the auditorium). It needs to be pointed out that the best information available indicates that the building is not listed on the National Register for Historic Places. It is also equally important that the building has not been deemed eligible for nomination. This is a formalized process that has consequences for funding opportunities. The auditorium is an ideal space for a flexible arrangement of uses. This may come in the form of various venues, a Council Chambers, a large meeting hall, or banquet facilities, etc. The historic features of the building will need to be identified, since it is important to preserve those very features which we seek to retain. Often, highly ornamented spaces will receive the greatest attention to preservation, and it is with this eye that we retain what is to be considered the fabric and historical features which cannot be altered The various adaptable uses for the Church may include the following · PERFORMING ARTS CENTER . VISUAL ARTS CENTER · CULTURAL ARTS CENTER · CLEARW A TER VISITORS CENTER . MUSEUM . RESTAURANT · CORPORATE RETREAT 1'~1!;" 1 ,Ii ' VVt'lat C;OU:i eil a"s? ~~ ~ D i Sometimes, ideas spark other ideas, especially when a project is at the beginning stages of conception. Given the time constraints which challenge any opportunities due to the threatened demolition, the most practical and feasible uses tend to rise to the surface quickly. The most plausible adaptive reuses for the building are sometimes measured by a show of interest. The Ruth Eckerd Hall Center for the Performing Arts has expressed interest. Also, due to the redevelopment of the Calvary site by Opus South, the City is currently facing the challenge of finding new facilities for the neighboring City Hall. These two options appear to be the best available possible reuses for the church and consequently will receive the focus in attempting to answer the question... What could it be? The first adaptive reuse option presented is the City Hall and the two scenarios developed are as follows i. Retain only the Rotunda or dome of the Sanctuary and relocate it onto City Property where a new City Hall would be built around it. ii. Relocate the entire Church structure to the City Property and allow it to become used or converted to a City Hall Both scenarios are represented on the following page as how this could best be done at a conceptual level. The first option has significant structural challenges to it, and our Structural Engineers have explored this idea. Although it is possible, it is not feasible given the time and cost constraints The second scenario is also shown and is more feasible, but presents other obstacles. The total square footage of the Sanctuary (Church) is approx. 22,330 SF. The current square footage of the existing City Hall is 26,150 SF. The new City Hall is programmed to receive 54,000 SF of space which includes some departments form the MSB but more importantly, allows the City Hall to grow. Given these apparent disparities, this scenario is not feasible. Other options exist, such as using Church as a temporary City Hall until new quarters can be found/built, but what then becomes of the Church? These types of conditional programs for adaptive reuse do not generally work out. This leaves us with the Performing Arts Center. This option will be discussed on the following pages. Hl~ ONE COMPANY Many SolutionsSM CALVARY BAPTIST CHURCH RELOCATION The various uses for a Performing Arts Center, Museum, Corporate Retreat, etc presented earlier have been culled. There is no expressed interest or viable candidate for the Church's use as a Museum or Corporate Retreat. That is to say, not as of yet. Based on discussions with Ruth Eckerd Hall representatives and their consultants, the most sensible approach to adaptive reuse is for flexible space which could accommodate a variety of venues. These can be either music or theatre based. The only venue that does not appear feasible is a major theatrical presentation due to the physical size and space constraints. It would however be excellent for; · Chamber music . Comedy · Single stage . Music hall · Modern dance . Recitals . Small studio theatre . Play theatre . Folk . Dance . Recitals · Rentals · Community groups . Film series . Private school functions - graduations · Weddings/Banquets . Choral Programs . Jazz . Classical · Community theater · Clearwater Chorus . Family programming Since the above uses are decidedly the most sensible and logical uses for the facility, a few different possible arrangements have been presented in the following pages. Again, specific stage arrangements need to be flexible. V~Vhat C()tAi! ~ r-,ij 8' S:~? lJ .w.. r~' The auditorium and balconies have approximate seating capacities of 350 based on 15 SF/person and a seating capacity of 752 based on 7 SF/person. The Florida Building Code will have to be further evaluated to refine these numbers. The numbers of 15 SF/person are for tables and chairs, and 7SF/person is for concentrated (chairs). A few quick facts and principles are presented to aid in understanding some theatre lingo: The two major design components in a performing-arts center are the size and shape of the stage, and the seating configuration. 1. Music halls generally wrap the audience around the orchestra in the same space. 2. Dramatic and musical theater forms involve a variety of designs. Six major types of theater buildings and audience seating arrangements are: 1. Proscenium or picture frame · Most prevalent type in Western architecture · Refers to the wall with the large opening that separates the audience from the stage, stage framed by the opening · Auditorium floor usually sloped · Often at least one balcony above the auditorium floor 2. Arena stage or theater in the round · Stage surrounded by the audience 3. Thrust or open stage · Seats arranged around a platform that extends into the audience 4. Amphitheater 5. Black box or studio · Type of minimal performance space developed in the 60's for inexpensive experimental work, new plays · A large rectangular room painted flat black or muted color, usually equipped with complex overhead lighting grid and movable seating, usually 50 to 200 seats 6. Created or found space Pa~:\" ~ pi ~ fiR ONE COMPANY Many SolutioniM CALVARY BAPTIST CHURCH RELOCATION Building upgrades will be required not only to bring the church into modern day code compliance but also to adapt it to a performance based type facility. These adaptations are identified as follows: . TOILETS . EXITS · BUILDING SYSTEMS . ELEV A TORS · ADA COMPLIANCE · ACOUSTICS Panels Baffles Materials . LIGHTING Stage/performance An elevator will have to be added to comply with the ADA and other additional exiting added for Assembly use space. In public/private partnerships, a ground lease is often employed as well as a management agreement. A referendum is required for this Site 4 adaptive reuse alternative. ~ i"1 ,;'. ~ t1 \f it]' 1/-"1 ',," f" fJ'.' ii! i ~ l, ~~7~ ILl p~!:...\,,' l d ~ 'i "I, )'II! Ll ~t Hl~ :..,- ~,d ONE COMPANY Many SolutionsSM CALVARY BAPTIST CHURCH RELOCATION OFFICES ~ GALLERY : i DISPLAY :: ~ Ill! , , , , , , ~ ;.'. ~--. ...~. -, . + - ~ . .',"'. ill " " . i ~ iii GALLERY' : DISPLAY . j iii ,I /' ~ / -PUBLIC TOILET Second floor plan PUBLIC TOilET III MEETING ROOM KllrnE~ MffiJfa FWOO ...........~ MEDJfa ROOM Off'IC'U . Neue TOIlfl What couid it t>>e used as? .. IiIilIII TERRACE LOBBY III It' First floor plan PUBLIC TOILET possible performing arts layouts alternate a Hl~ ONE COMPANY Many SolutionsSU CALVARY BAPTIST CHURCH RELOCATION RECEIVING eJ I!!l iii &!l'iou- - MEETING ROOM ==~ MEETING ROOM OFFICES El PUBLIC TOILET III LOBBY III I I additional enhancements slIch as outdoor dining terrace VERTICAL CIRCULATION , I --J I - -f.-- ~ ~'.~:~ :~. ..,-1- . i :-, .. .J. rL L -+-. I , , I .,- 'I EI!!ii!J EE!i!!i!!I LOBBY MEETING ROOM II r GALLERY DiSPLAY .... III II i, - 1:1:\... \ .. ,/ -)W.... ... ~~"' > TICKETING PUBLIC TOILET II iii III " CALLERY I ' DISPLAY iii III VVhat coudc;j H tJe use(~ ,as? . ~ '. - -. --'- VERTICAL CIRCULATION LB!l _ LOBBY . ....J~r ~. [~ .'PUBLlC TOILET III il MEETING ROOM PUBLIC TOILET alternate b Hl~ ONE COMPANY Many SolutionsSM SCHEME 4 SITE PLAN CALVARY BAPTIST CHURCH RELOCATION PROJECT CLEARWATER, FLORIDA Hl, It I I 'I I ~ ~~ ~ tT1 C.l)n ~ 0 ~~ "" "i:l .... :> ~ Z "'M -< ~ performing arts center ferendum retro-fit site preparation structure relocation demolition public/private I I 15"'" ~H ra- ::s. ::s. a. a. -;::+ "0 "0 c: CD g:,< CD CIl -C') CD _ a., JU5' C') 0 j- "0 OJ a. ::J :::!:.C/) "0 o -, .... CIl CD IrO' ~ ::J ::J ::r CD CIl CIl co 0 "0 CD :0' ,CD 0" OJ 3 ::J f-- .... ::J CIl 0' C') =1; D) a. CD 0' g a.: CD '0' 0 ~ m (ji' C') ::J. CD 0- 0 c: CD 'Q 0 OJ 3, f-- OJ .... 3 5' a. CD, ~ OJ at co -g, .eCll. 'e- OJ <' 3 CD .... <p e- O' OJ 0- c: a: :E a: CIl ...... OJ 2- ::s. .... - a.~ - OJ CIl a. ~ < CD t: - - ;::+ 0 "0 CIl - (jj" 0 OJ CD ::J :;::- C') OJ CD 3~ c-- -g, "0 "0 CD CD a. .... 0 .... (!) 3 Q: [ rn ~, ...... ...... f-- fe' .... N ~ 0' CD OJ (!) c: ::J - a: - a. r)' rro CD' ~' f-- a.. CD C') CIl 3 0 x ;:;: 0 2- 0 a. iD' OJ CD .... < 3 - CIl Q. OJ m ai g, OJ ...... ...... 0' )> - ~ (') ::l S Z OJ 0 a. OJ ~. C') - m - - (') .... OJ S' ID ID ru !E.. rn OJ CIl .... a. - - 'CD co 2t1 .... .... ,CIl .... ,21 ~, !e @" OJ ::J a. (') - CD ...... 0 - t: CIl .... 0' .... '~ C') CD 'OJ CD OJ - ~~ CIl " 3 rn ~, ...... - ~ - iii" .... - rn t: g !:2.. C') ...... -- c: 0 .... t: c.. CD - ::l (') :g. ::J,O 0' = - 0' -, 0' _, (1) -, ::J CIl i::l co 5' e- rn ~ u CD. f-- '~ 3 0 < (1) - 0' a.: c.. r-- ID 3 0 e- g N' lD (') e- m OJ ::l - (') . t: 0 "0 ::J t/) - - .... t: (') - <'p .... I\) ~ 0 Z -l :c lfI 0 C') C') c: I{~ re OJ c: co CIl CD "0 I\) o o en o ~ ::J o < a. CD C') w' ::J m 0- I\) 0 0 0) I 0 3 ~ OJ .... 0 :J (.Q ~ OJ "0 .... 3 OJ '< n :t:. r- < :t:. ;a -< DJ :t:. -,;, -I .... en -I n ::J: c: ;a n ::J: ;a m r- e n :t:. -I .... e z ..-to ,....... Q) ^ CD .~ ~ ~ (f) - OJ - r- - -{ "< ~ -4 c: CJ ""< CALVARY BAPTIST CHURCH RELOCATION conceptual level cost estimate/budget (J) o:-..c~-i1 ~~ ({j c:n c E ~= o '<..-}o= ~ Q) D~ ASBeSTQSABATEMENT " review/sef-uplbarrl. ", abatement "." ' rrlQnltor ' . disposal unit ". ., 4500Q sf unit unit 5,000 45,000 7,eOO ,7;500 865,000 sub-total ril'il "'-'.J 233,500 337500 c: (D $425,250 sub-total 1,745,000 '~ v? o $2,181,250 sub-total 1,840,000 o $2,318,400 total building relocation and retrofit costs not incl not incl 8425,250 82,181,250 ~ I : FURNITURE FIXTURES AND EQUIPMENT , ""furnishings,,' " ' .' equiJ>m~Qt ' 200,000 125,000 S325,000 sub-total o 25,000 65,000 1,200,900 40,000 o o S 1,330,000 sub-total total building/site development costs NO DEEP FOUNDATIONS ASSUMES SLAB ON GRADE STRUCTURED PARKING IS MORE est asbestos costs are for eb1 and worship ctr est demo costs are for eb1 and worship ctr 64,000 , 500,000 18,QOO " '220,000 125,000 325,000 $l,252,5QO {SO,OOO 5150,000 FUNDING SOURCI;$ EST ;,lees gi'ants/donatiom~ CRYsupport ,. 642,100 ~Q,OOO 530,400 S 1 ,2b2,500 52,318,400 sub-total $4,924,900 TOTAL BUILDING/SITE AND OPERATING COSTS :125,000 !i.L;}}Q&LJQ $6,579,900 51,252,500 815QOOO $1,402,500 $7,982,400 CALVARY BAPTIST CHURCH RELOCATION It is best to summarize by going back to our original questions. frl' i~. ;()j 0; "' ",. ~ ' Out of the five potential sites evaluated, only one was found generally feasible given the overall intended use, time, and cost constraints, etc. (site 4).The only apparent drawback to this location is that a referendum is required to locate the building on this site. Otherwise it is a magnificent location for the intended adaptive re-use. HO'\J\J can H he d ne? It would be quite difficult but it is feasible. Discussions with Structural Engineers and Structural Movers have given credibility to the once thought, almost impossible task of moving this 3000 ton church. The building has been evaluated and holes would have to be cut in the foundations and the building would be jacked up and transported on hydraulic dollies. Reinforcements would reduce the risk of damage to this very solid and sound structure. ~ AD h ;';J) 'w' ,1" fil! inn 1~ ~n\P! ~ H,~ f::)j7'\~ u't! u ~ <OJ~, \h.? ,<,-,:7 '~':J ~ ~ lL ~ '"'-.., \0.1;1 ~ ~ ~-,,)j Both a city hall and performing arts center were considered. The city hall option is not feasible because it reduces the area below what the city currently has and this would come at a high cost. A performing arts center on the other hand is a good match for the church and this type of adaptive reuse (church to performing arts center), and has been successfully completed in other cities. The goal in its use will be to remain flexible with a mix of program venues. Ruth Eckerd Hall and staff is looking at additional program possibilities and comparative models :r\) J' Ed m j~ [fa "",; It will take the resources of the city, the cooperation of the developer, and the desire by a supporting private partner. Also, well organized fund raising efforts will be necessary to maximize the full potential of what the church could inevitably become. It would be a collaborative effort and there is some risk involved. Upfront costs would have to be expended and there is some uncertainty with a referendum. How ~ong ~J\!UI it ua~{e? Anywhere from 6-8 months for moving the church onto its new foundation, and 8-12 months for the retrofit into a new Performing Arts Center. The schedule is aggressive and is linked to the Developers own schedule and their cooperation. The schedule has many parallel efforts that would need to be orchestrated concurrently. Also, given the schedule for redevelopment of the church property and threatened demolition of the church, the decisions necessary to move forward will need to happen quickly. j'iow much ~vm Ii cosi? It is difficult to say with any great accuracy, but..... it is estimated probably between $6 and $7 Million. A structural mover needs a due diligence period to fully access the building prior to being able to commit to costs with any real accuracy. Also, an actual program and design will have to develop and evolve for the facility which is the nature of any project. Hl~ ONE COMPANY Many SolutionsSM