INDEX
Executive Summary
Existing Building
History
Structure
Stage and Theatrical
Systems
Auditorium
Public Spaces
Asbestos
Heating, Ventilating,
and Air Conditioning
Plumbing
Electrical
Basic Dimensional
Information
Possibilities for
Renovation
Functional Issues
Code Issues
Minimum Renovation
Renovation as
Performing Arts Center
Program
Stage
Auditorium
Public Spaces
Management Spaces
Recommendation
EXECUTIVE SUMMARY
The Coyle Theater is
an old building in a prominent Charleroi location with an interesting lower
facade and a pleasant auditorium. It is the only movie theater remaining open
in downtown Charleroi.
To continue the
useful life of the Coyle, renovation will be required very soon. A thorough
maintenance renovation, without major alteration or addition, could cost
$500,000.00 to $1,000,000.00. This should be done.
HISTORY
The Coyle Theater was
built about 1895 by Robert Coyle in a Belgian Renaissance Revival style as a
44' x 100' brick streetfront building with an auditorium on the second level.
Large bracketed wood gabled trusses spanned the width of the auditorium roof.
Sometime before 1911 a small central balcony was removed from the facade at the
second floor and a canopy supported by chains was added about 2/3
of the way up the street level fenestration.
In 1927 the theater
was reconstructed. This reconstruction probably included extension of the
building through the 22' alley to the East of the existing theater. A large
steel beam was placed along the length of the removed Eastern wall to carry the
ends of the large wooden trusses and to bear the load of steel beams supporting
a new ceiling in the auditorium and a new flat roof over the 22' wide addition.
The central gable feature was removed from the facade and the large arched
windows were closed with masonry on the third floor. The canopy was extended
the width of the building. The entire interior must have been constructed new
within the stretched exterior shell as part of this reconstruction. A
street-level auditorium with an orchestra pit, and a larae balcony were
constructed to serve a vaudeville and movie audience.
1938-1939 saw
redesign of the interior in a subdued Art Deco style with fabric on the walls,
acoustic tile on the proscenium, and air conditioning added. At this time, the
canopy was also probably given its deco-style marquee cover and a large
vertical illuminated "movie house" style sign was added. The theater
has probably not been altered much since, except for some renovations to the
front lobby and concessions area completed since 1980
STRUCTURE
The Coyle Theater
building is red brick bearing party walls on the East and West property lines,
with red brick masonry walls closing the North and South ends. The North wall
facade was embellished with pilasters and a corbeled-brick cornice. The
roof is a combination of a ridged roof with an added flat roof, all supported
primarily by steel beams. The gable is supported by large wooden trusses. (See
"History" section for a description of the roof construction.)
The main street-level
floor of the building is concrete poured, apparently, on grade-beams, mostly
unexcavated below. The stage floor is wood on concrete with a basement below.
The balcony is supported on large transverse steel built-up beams and constructed
with a system of steel risers and wooden treads.
The building seems
basically to be structurally sound, but should be more closely inspected as the
first step in the process of design of a 'renovation. Masonry walls and copings
may need pointing and repair, steel members may be subject to concealed
rusting, etc. The roof is built up. even on sloped portions, of
bituminous-impregnated felt and tar. It will probably need replacement before
too long.
Exterior doors and
windows are original, made of wood, and are in very poor condition. Several of
the exterior doors lack proper hardware and are held closed by means of wedges.
AUDITORIUM
The auditorium is
generally square in shape, slightly wider than deep, with a single
horseshoe-shaped balcony. Walls are pilastered, ceilings are flat. Only the
back wall of the orchestra seating floor, front portions of the side walls
below the balcony, the face of the balcony, and the front wall of the
projection booth are curved. Finishes are plaster, except that major portions
of the sidewall above the balcony are padded with fabric in a deco-style
pattern.
The auditorium's
shape should make its natural acoustics very good, though the size of the room
may indicate that reverberation time could be low, making the auditorium more
sympathetic to performances of dramatic theater, chamber music, and lectures
than to full scale orchestral performances of romantic scores.
The proscenium
surround seems well-shaped to assist natural acoustics, but is currently
covered with sound-absorptive tile, which should be removed. Additionally, a
large HVAC grille in the audience right side of the surround detracts from its
acoustic properties
Seats on the
orchestra floor are in two center and two side sections, divided by three
aisles. Center sections are rows of 11 on each side of a center aisle. Across
side aisles and along side walls are side seating sections with rows of 2 to 4
seats. Rows are spaced 30" back-to-back. A cross-aisle separates the back
wall of the auditorium from the last rows of the two center sections. The last
rows are on concrete risers about 3" high. Most seats are about 20"
wide.
Seats in the front
section of the balcony are also in 2 center and 2 side sections. The center
section consists in rows of 12 on each side of a stepped center aisle. No seats
have been placed against the sidewalls, but side sections there could accommodate
an additional 18 seats on each side. Back-to-back spacing of front balcony
seats is set by balcony riser spacing here at 32. Riser heights range from
15" to 17". Seats at the front of this section are 20" -
20-1/2" wide, but seats are only 18" - 19" wide at the back of
this section. The balcony front rail is solid for a height of 1,-8"
above the floor, but a metal rail mounted at the top brings the total height to
2'-7". No rail is provided between backs of seats in the last row of the
front balcony and the cross-aisle between this and the second balcony.
The second balcony
is faced with a rail which is 4'.-6" high at the front on the cross-aisle,
but only 2'-0" high from the seats behind. Seats are in 4 sections with 3
aisles as below, but the center sections on each side of a stepped center aisle
have only 8 seats in each row. A 25' wide, 8' deep projection booth takes up
most of the back of these sections. Side sections have 3 to 7 seats per row,
the number governed by a vomitorium at each side wall at the front of the
section. Back-to-back spacing here is also dictated by the riser spacing, and
is 31" to 31-1/2". Riser height is a
more-or-less uniform 14-1/2".
As previously
mentioned, balcony floors are wood attached to steel risers. These wood floors
are somewhat noisy in spots, when walked-on. Steps in aisles are wood, and
aisles are carpeted in a rather attractive deco-style patterned carpet.
Most seats seem to
be of a 1920's vintage, with a cast iron row-end standard which incorporates
ornamental work and a "clamshell" cover for integral aisle
illumination. The chairs have wooden backs and seats upholstered in a variety
of materials. The seats are not self-rising.
Because auditorium
doors are in such poor condition, and because numerous other paths exist for
sound to enter the auditorium, intrusive noise would be a problem during a
concert or theater performance. Additionally, though the HVAC systems were not
on while we were in the building, their age and the nature of their
installation makes problems with HVAC noise almost a certainty.
ASBESTOS
Asbestos may be
present in pipe insulation, "acoustic" tile, "acoustic"
plaster, fireproofing, etc. The first priority of any renovation should be
identification and abatement of this hazard by a qualified contractor.
HEATING, VENTILATING AND AIR CONDITIONING
Existing heating is
a hot water system to radiators throughout the building. The auditorium and
public spaces are heated and cooled by a forced-air system, with peripheral
radiation and radiators at windows. The gas-fired boiler is located in a room
underneath the stage where the gas service enters the building. Both this
boiler and the 50-gallon domestic water heater in the same room seem to be of
relatively recent vintage and in serviceable condition.
Flues for these gas-fired units cross the
ceiling of the corridor below the stage.
Air conditioning is
by chilled water produced by a central compressor/heat exchanger unit in a room
under the stage. The condenser is roof-mounted. This electrically-powered unit
is an antique, but current building staff seems to feel that it functions well.
Heat exchangers/air
valves are located in small rooms at each side of the front of the Auditorium.
The main fan is on the old fly floor on stage left in an enclosed space.
Ventilation is
provided locally as required. including at the mezzanine-level ladies' restroom
and at the projection room. The ventilation may not be adequate to provide the
code-mandated airchanges.
Building insulation
is minimal and should be supplemented.
Any complete
renovation of the Coyle Theater would involve complete replacement of all HVAC
systems. To save construction cost, the room-heat and domestic water heaters
could continue to render service for a period of some years, as could, to a
lesser extent, the air conditioning system.
Present condition
and suitability of interior climate control as described by the building's
present owners and users should be considered when necessary system renovations
are evaluated.
PLUMBING
Water service and
venting systems seem to be a mix of original and various renovations. No
fixtures are in very good condition, and the number and location of fixtures is
not suitable for any reasonable use of this facility. Plumbing systems should
be completely renovated, with additions of fixtures as described elsewhere in
this report.
The building is not
sprinklered. Renovation would have to include provision of a pump and sprinkler
system to include all spaces except the auditorium and other public spaces
above grade.
ELECTRICAL
Power seems to be
adequate for this theater's current use, but would probably need to be increased
for any renovation or change of use. Electrical service and distribution
equipment is antiquated and was installed at various locations through-out the
building at the various times that new installation was required. Distribution
should be centralized at the service entry and sub-distribution should be
centralized in the three locations which will require maximum power
concentrations: the stage, the front of the house, and the projection booth
(where distribution to facade signs is also located).
General lighting
levels seem very low and should probably be supplemented or lighting systems
should be replaced. Orchestra seating floor has no aisle lighting, while
balcony step-lighting is irregular.
All branch circuit
wiring should be replaced in a complete renovation.
Emergency lighting
is by batteries located in a room off the balcony above stage left.
The main house panel
is in the stairway below the west vomitory which leads down to the Men's
Restroom.
BASIC DIMENSIONAL
INFORMATION:
1. Lot
Area: 66' X 100'
Approximate Total
Building Area: 14,000 s.f.
2. Major
Interior Space Dimensions:
Seating Areas:
Orchestra: 63' wide x 56' deep
Balcony: 63'
wide x 46' deep
Volume of
Auditorium: approx. 141,500 Cu. ft. Height of Orchestra to Ceiling: 43' Height
of Orchestra to Balcony Soffit: 11' Height of Balcony to Ceiling: Front - 30'
Rear - II'
Lobby: 40' wide x
15' deep x 14' high
3.
Stage
Dimensions:
Stage: 17' deep (+2'
nose) x 39' wide
Proscenium: 34' wide
x 22' high
Height visible from
last row of orchestra seats: 15'
Fly Floors: 12'
wide, 20' above stage
Grid Iron: 50' above
stage
Stage Floor to
Grade: 2'-2"
Height of stage
floor above front of orchestra seating floor: 3'-6"
Orchestra Pit: 6' wide
x 30' long (between stairs)
Seating capacity at
13 sq. ft./musician is 15 musicians
4. Total
Existing Seating: 871, with space for 59 more 19-20" seats
Orchestra: 531
Seats forward of
balcony: 194 Seats under balcony: 337
Balcony: 340, with
space for 59 more Section 1: 144, with space for 36 more Section 2: 196, with
space for 23 more
Seating distance to
stage (at centerline): First Row Orchestra: 10'
Last Row
Orchestra: 61'
First Row
Balcony: 35'
Last Row
Balcony: 85'
POSSIBILITIES FOR
RENOVATION
At various times in
the past, the Coyle was probably an impressive, albeit small, performance hall
and later a simple, but attractive, small movie theater. The theater is
currently a worn movie theater which will shortly cease to be viable for any
performance, cinematic or live, if the facility is not renovated.
A range of renovation
possibilities should be considered, and the potential benefit should be weighed
against the cost of the renovation. Though Charleroi planners are primarily
interested in exploring the possibility of converting the Coyle to a
multi-capability Performing Arts Center, the theater stands a better chance of
remaining economically viable if capability of showing movies there is not
designed away. Additionally, as a civic-minded renovation, the needs of a whole
community to have a movie theater must not be ignored. It could even be decided
that the cost of converting the Coyle into a Performing Arts Center is too
great when weighed against the potential benefit, and so the present use of the
theater should not change. The theater must, in this case, still be renovated
in order to survive, but the costs will be much less.
FUNCTIONAL ISSUES
Whether renovation
will be aimed at turning the Coyle into a Performing Arts Center or only to
extending the viability of the theater as a movie house, certain structural and
functional problems should be addressed as the minimum scope of work:
1. Asbestos
Abatement: existing asbestos as previously explained, should
be located and
removed by a qualified contractor.
$10,000
- $100,000
Assume
for estimating: $50,000
2.
Structure: existing structure should be thoroughly checked and repaired or
supplemented as required.
$5,000
min.
3. Site: handicapped
access should be provided. $15,000
4. Exterior
Envelope:
a. Roof membrane should be
replaced with repair of substrate and
probably addition of
insulation. $40,000
b. Masonry walls and copings
should be repaired and repointed as
required. $30,000
c. Insulation should be
added wherever possible. $25,000
d. Exterior windows should be
replaced or rebuilt with thermal
glazing. $5,000
e. Exterior doors should be
replaced or rebuilt with new hardware and
weatherstripping. $15,000
f Marquee, large sign, and display boxes should be checked
for cosmetic and
structural defects and repaired as required $5,000
5. Interior:
a.Doors: all doors and hardware
should be replaced or repaired as
required. $15,000
b. Handrails at stairs
should be replaced or repaired. $5,000
c. All restrooms should be
completely renovated as previously
described. $40,000
d. General improvement and repair
should be done with attention to details: repairs of scorched lampshades,
replacement of seat-end
"clamshells", patching of
carpet, etc. $80,000
6.
A new air-conditioning unit should be provided, and existing heating system
should receive a thorough inspection and renovation as required. Ventilation
should be upgraded as required.
$125.000
7.
Plumbing system especially fixtures, should be completely renovated,
with number of fixture increased. $75,000
8.
Main electrical service should be replaced and branch circuits replaced or
renovated as suggested after careful inspection and
evaluation of existing. $100,000
Estimate
Subtotal: $690.000
CODE ISSUES
Design for
renovation should account for many features of the existing structure which are
not in conformance with current codes. Some of these are:
1. No access-way
is.provided for handicapped patrons. Nor are restrooms provided which are usable
by patrons in wheelchairs. This subject was addressed in the previous section.
2.
Existing auditorium seats are not of the self-rising type. This means that
back-to-back spacing does not give the 12" walking room prescribed. Even
new self-rising seats on the main floor would probably not allow sufficient
space unless the spacing was increased. Aisles on the orchestra seating floor
are not lit -- those in the balcony are only lit intermittently. The rail at
the front of the balcony is of insufficient height at the bottoms of the step
aisles.
All seats should be
replaced (a new seat can incorporate the design of the antique cast ends) or a
variance obtained for continued use of the existing seats. Aisle-lighting
should be brought to Code conformance
both in the orchestra and at both
balconies. $100,000
3. All areas of
the building except the auditorium and public areas above
grade should be sprinklered. $50,000
4.Wallcovering
fabrics, carpet, and seat upholstery in the auditorium is probably fifty years
old and may not retard flame-spread and inhibit release of noxious fumes as
required by modern codes. Carpet should be replaced. $25,000
5.
Proscenium
has no fire curtain. One should be provided. $25,000
6.
Smoke hatches above the stage may not function, and should be checked
and replaced or rebuilt. $15,000
7.Exit doors hardware does not function
properly, and in some cases doors have been wedged shut. This is a dangerous
situation and should be corrected immediately. This sublect was also addressed
in the previous section.
8.Number
of restroom fixtures is inadequate. Restrooms should be renovated. This subject
was addressed in the previous section.
9.Stairs, ramps, etc, are not designed
with landings and slopes in conformance with modern codes. Variances should be
obtained to allow continued use.
10.Electrical
service and distribution equipment is antiquated and isntalled in a cumulative
fashion which makes the system disorganized and possibly hazardous. All electrical
service and main distribution circuits should be renovated as previously
described.
Estimate
Running Subtotal: 5895,000
MINIMUM RENOVATION
A minimum renovation
of the theater should address all the issues described above and could cost
from $500.000 to $1,000,000. (A complete renovation, without major alteration
or addition, should be budgeted at about $70/s.f.) Construction could take a
year to a year and a half following a minimum 6-month period for preparation of
drawings and specifications. Architectural costs for this work would be in the
neighborhood of 8-10% of construction cost.
AUDITORIUM
The Coyle auditorium
is a simple but pleasant room which could remain essentially unchanged in
appearance through renovation, but which would benefit from attention devoted
to reversal of the progressive dilapidation which has been allowed to claim the
space for the past thirty years. Apart from the more important changes listed
elsewhere in this report, such as removal of the tiles around the proscenium,
or addition of a lights boom/bridge near the front of the house, only repair
and painting is necessary in most of this space. The seating, however, was
designed fifty years ago. Besides its non-conformance to current Codes, it is
not constructed to the current accepted standards for audience comfort and
should be
re-designed. Climate control systems, also, are fifty
years
old. They should be
replaced by systems which will also meet current comfort and energy-efficiency
standards, but which will meet the strict low-noise criteria of an auditorium
for performing arts.
SEATS
The original seats
themselves are sturdy and rather comfortable. The cast iron standards and
perhaps even the wooden backs can be retained and re-used, after re-working,
re-upholstering, and re-finishing. The seat pans and hinges, because they are
not self-rising, should be replaced, but the seats themselves could be
re-upholstered in a material woven to match the original.
Estimated
Cost: $100,000
As previously
described, the layout of the seats could be redesigned to meet current Codes,
increase audience comfort by allowing greater width per seat and greater space
between rows, and even maximize seat pricing and number of seats which can be
accommodated. Here is one way to do this (which is also shown on the
accompanying drawings):
Orchestra Floor: a
center section could be provided with 18 seats in each of 19 rows from the
orchestra pit rail to the back wall. Row spacing of 34" is a minimum for comfort, but allows four
additional seats, per 1984 BOCA Code, over the old 14-seat maximum. (14 seats
is still the Pa. Fire & Panic Code maximum, so variance would be required.)
Existing risers would have to be altered (in an additive way, to minimize demolition)
to meet the new 34" spacing, and the rear cross-aisle would be eliminated.
Radiators at the rear of the seating would be relocated, since seats would be
placed directly in front of them.
Aisles on each side of the center seating section would widen from
42" at the front to two 5' door pairs at the back. Doors at the front of
the orchestra floor are not necessary for exiting -- the rearward pair would be
eliminated, and the forward pair would be converted to a single 3' wide door.
Sloping of floors in these front corners would be eliminated -- height
difference to stage would be taken up by stairs between the auditorium and the
stage.
Side seating
sections would again have rows spaced at 34", with number of seats per row
varying from 2 at the front to 6 in most rows.
All seats would be
about 21" wide, which should be very comfortable for most people.
As previously
described, aisle lighting should be provided.
This arrangement
would accommodate 516 seats on the orchestra seating floor, with no center
aisle where the most expensive seats should be.
Sightlines to the
stage floor -- and this translates to soundlines, also -- should, mainly due to
the small size of the house, be very good. The overhead cutoff of the
proscenium opening due to the balcony overhang is rather severe at back rows,
but this is not an unusual condition, and can be taken into consideration in
the production of events and in the pricing structure of the seats.
First Balcony:
Back-to-back spacing of first balcony seats would remain fixed at 32" by
the existing risers, but the center stepped aisle would be eliminated by moving
the steps. A single center seating section would have 16 seats in each of the 6
rows. The two aisles would have a constant 4' width defined by the width of the
wooden steps. Seating sections on each side would have 6 rows of 8 seats each.
Again, variance would be required from the state for the row widths greater
than 14 in the center and 7 on the sides.
Small stageward legs
of the front balcony would be devoted to private seating boxes which could
accommodate perhaps 6 loose seats on each side.
This arrangement
will accommodate 192 seats (not counting box seats) in the First Balcony.
All seats will be
about 21" wide.
The rail at the
front of the balcony should be raised at stepped aisle ends, in conformance
with Code. A new rail should be provided at the front of the cross-aisle behind
the last row of seats.
Second Balcony:
steps and risers in the second balcony
should remain unchanged. With existing back-to-back spacing of 31 to 31 1/2", 208 seats 21"
wide should be accommodated in two center sections 8 seats wide and in side
sections 3 to 7 seats wide. Approximately 20 seats could be lost if developers
decide that followspot/projection operators require a-toilet facility.
Sightlines throughout the balcony are generally very good for the stage
with its front in the current position. If the stage is thrust out into the
auditorium to gain depth, sightlines to those portions forward of the
proscenium will not be as satisfactory.
CLIMATE CONTROL
New fans and
ductwork should be provided in the attic and in the space inside the balcony to
sufficiently increase the cross-sectional area of the air supply system so that
more cooling air can be supplied to the audience (to increase their comfort) at
a much lower rate of speed (to reduce the noise generated by the system). Fan
rooms must be acoustically isolated, and large accommodations must be made to
the larger volume of equipment and ductwork which will be necessary to achieve
the comfort level and acoustic control desired for a satisfactory climate
control system.
Estimated
Cost: $250,000
PUBLIC SPACES
As with stage
support facilities, the existing Coyle Theater has very little of the necessary
lounge, lobby, concession, and restroom space, and virtually no space for the
great volume of additional space which is required to provide these amenities
which are so necessary to a functional performing arts center.
While a typical
theater patron requires 7 square feet of seating space in the auditorium, he
can use 10 square feet or more when he is not confined by his seat at
intermission or while entering a show. Everyone, however, does not leave their
seat at the same time, and so the total area of public spaces generally needs
not exceed that of the auditorium.
Concessions are
generally liked by theater patrons but are really required by the operators of
the theater, who find that the income generated by sales of food, souvenirs,
and liquor are an indispensible supplement to their receipts. There are never
enough. One feature which is universally sought after by managers of performing
arts centers is space for a club, where favored patrons can meet for a meal, a
drink, or just a discussion. Such a club space, though, is a luxury and is not
accounted for in our proposed program.
The
restroom facilities at the Coyle are seriously deficient, as has been
previously discussed, and should be a priority for renovation.
The
existing lobby and concession area could be expanded by moving the back wall of
the auditorium into the seating area. The cost of this alternative in seats
lost probably exceeds the benefit of the relatively minor addition of space
which could be realized.
Because the Coyle
cannot accommodate additional public spaces in the existing building, adjacent
space must be found. This report and the accompanying drawings of the proposed
renovation are predicated on the availability of space in the next-door
building for stage support, public spaces, and management spaces.
Estimated cost of
improving public spaces: $250,
MANAGEMENT SPACES
As previously
discussed, the complex nature of the facility and the greater marketing
requirements of the constituents make the management space needs of a
performing arts center far greater than can be accommodated in the one room
which is currently allocated for that purpose in the Coyle Theater. These
spaces should be provided in the building adjacent to the theater, where they
will probably take a whole floor.
Estimated
Cost: $150,000
(not including
property acquisition costs)
TOTAL ESTIMATED
PERFORMING ARTS CENTER RENOVATION COSTS:
Minimum
Renovation: $ 595,000
(Excluding Restrooms,
HVAC, and seats)
Stage, Public
Spaces, and Management Spaces Renovation: (Including Restrooms, HVAC, and
seats, excluding
property acquisition,
professional fees, etc.)
TOTAL: $2,395,000
The previously-listed
estimated costs are intended only as a very rough indicator of the relative
magnitudes of construction costs for various scopes of work. The total,
however, should probably be accurat to within 20%. A budget for complete
renovation should be $120-$150/s.f., not including property acquisition costs,
professional fees, etc.
For comparison, a
new Performing Arts Center could probably be constructed for $150 per square
foot or for a building with the program size of the Coyle Theater, $3.5-$4
million dollars.
RECOMMENDATION
To make the Coyle
Theater a center for staging of diverse performing arts would be a difficult
and expensive undertaking. The result could be a quite satisfactory small
facility. The limited seating, and so limited ticket sales, would make
amortization of the construction cost nearly impossible. Coyle Center for the
Performing Arts would have great difficulty competing in an open theatrical
marketplace with some surrounding university or high school auditoriums which
have lower operating expenses, no construction debt, and a greater number of
seats to sell. The ambience of the Coyle would be a huge plus, but a great deal
of community support will be necessary for a long time to allow this conversion
of the Coyle.
On the other hand, a movie theater is an amenity
which no community should be without, and the Coyle is the last movie theater
in downtown Charleroi. The community could benefit by the repair and renovation
of the Coyle to continue to fill the purpose for which it has been built, not
only by the continuation of the cinema service, but by the improvement of a
pleasant historical building on the main street. Some smaller live performances
which require minimal support could continue
to be staged there.
