WORCESTER MEMORIAL AUDITORIUM ADAPTIVE RE-USE STUDY

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1 Worcester Art Museum Route 70 Worcester Memorial Auditorium Highland Street Lincoln Square Belmont Street Main Street Major Taylor Boulevard WORCESTER MEMORIAL AUDITORIUM ADAPTIVE RE-USE STUDY

2 TABLE OF CONTENTS Introduction Existing Conditions Images Existing Conditions Narrative Existing Conditions Site Plan Existing Conditions Plans Existing Conditions Sections Existing Conditions Elevations Code and Zoning Adaptive Re-Use Opportunities and Limitations Adaptive Re-Use Opportunities and Limitations Plans Adaptive Re-Use Opportunities and Limitations Sections Conclusions and Recommendations WORCESTER MEMORIAL AUDITORIUM ADAPTIVE RE-USE STUDY Worcester Memorial Auditorium Adaptive Re-Use Report 1 LINCOLN SQUARE WORCESTER, MASSACHUSETTS Page 1

3 INTRODUCTION OVERVIEW : WORCESTER MEMORIAL AUDITORIUM ADAPTIVE RE-USE The purpose of this report is to (a) provide a general record of the building and site existing conditions, (b) comment on applicable code, ordinance, and regulations that will affect the re-use of the structure, and (c) discuss and illustrate the opportunities and limitations for adaptive re-use of the structure. If adequate interest exists in re-use of the Worcester Memorial Auditorium, this report will evolve into a feasibility study with costs for improvements and construction implications. Constructed as a monument to the veterans of World War I, the Worcester Memorial Auditorium is a building of enormous historical value to the city. To assure preservation of the building, appropriate viable uses must be identified and developed within the structure. It can be argued that the key to preservation of any historic building is to maintain active use of the structure, assuring continued security and maintenance. As new and better venues within the city have come forward, the need for the Worcester Memorial Auditorium as a place for sporting events and performing arts has diminished, leaving the structure greatly underutilized for the past thirty years. Construction of the DCU Center, restoration of Mechanics Hall, renovation of Tuckerman Hall, and the reopening of The Hanover Theatre for the Performing Arts, all point to the need to find appropriate new uses for the Memorial Auditorium to assure its preservation. This report considers specific potential new uses for the structure that are well suited to the spatial qualities of the existing building. This proposed re-use will have minimal impact on the existing spaces while incorporating necessary contemporary building systems. The potential re-use of the Little Theatre as an IMAX theater with an expanded stage for small venue performing arts, a museum for the Grand Auditorium, preservation of the War Memorial, and office space and/or creative industry space or residential/small hotel space at the Highland Street and Institute Road wings are all viable prospects for adaptive re-use. The process of identifying and attracting new uses for the Worcester Memorial Auditorium should consider the benefits (and responsibilities) of reusing such a significant structure. Uses that will prove compatible with the North Main Economic Development Strategy, proximity to Institute Park, proximity to I-290, and development of a cultural district should be given a priority. HISTORICAL CONTEXT Spearheaded by Robert Stoddard, the Worcester Memorial Auditorium was envisioned as a monument to World War I veterans and was designed by architects Lucius W. Briggs and Frederic C. Hirons. The building was completed in 1933 at a cost of $2.1 million by the prominent Worcester general contractor George A. Fuller Company. Among the most important features of the structure is the large scale mural located at the upper level of Memorial Hall which was painted by world renowned artist Leon Kroll. The primary components of the building include the Memorial Hall and Lobby, the Grand Auditorium, and the Little Theatre. Flanking the auditorium on the north and south elevations were lobbies, offices, and lounges. The building served as venue for the performing arts, college basketball, high school graduations, and a variety of celebrations and receptions. As other superior venues for these activities became available throughout the city, the use of the Worcester Memorial Auditorium steadily declined. Recently, the Worcester Juvenile Court relocated from the structure, leaving the building with minimal utility. INTRODUCTION Worcester Memorial Auditorium Adaptive Re-Use Report 1 LINCOLN SQUARE WORCESTER, MASSACHUSETTS Page 2

4 Salisbury Street Sitewall & Stairs Salisbury Street Elevation Salisbury Street Main Entrance Door Detail Salisbury Street Sitewall Detail Typical Salisbury Street Entrance EXISTING CONDITIONS - IMAGES Worcester Memorial Auditorium Adaptive Re-Use Report 1 LINCOLN SQUARE WORCESTER, MASSACHUSETTS Page 3

5 Highland Street Elevation at west end Highland Street Entrance view at plaza level Highland Street - Entrance Highland Street Entrance view from sidewalk Highland Street Entrance view from stairs Highland Street Southern elevation EXISTING CONDITIONS - IMAGES Worcester Memorial Auditorium Adaptive Re-Use Report 1 LINCOLN SQUARE WORCESTER, MASSACHUSETTS Page 4

6 Harvard Street - Sign Institute Road - Entrance Institute Road - Approach Harvard Street view of North Wing Harvard Street - Entrance Harvard Street Gateway EXISTING CONDITIONS - IMAGES Worcester Memorial Auditorium Adaptive Re-Use Report 1 LINCOLN SQUARE WORCESTER, MASSACHUSETTS Page 5

7 Cornice - Typical Little Theatre Exterior Wall Typical Stone Condition Auditorium Stage Roof Edging Typical Condition North Terrace Stair & Wall Typical Condition Building Corner Stone Typical Condition North Terrace Wall Typical Condition EXISTING CONDITIONS - IMAGES Worcester Memorial Auditorium Adaptive Re-Use Report 1 LINCOLN SQUARE WORCESTER, MASSACHUSETTS Page 6

8 Stage and Proscenium Balcony Opposite Stage EXISTING CONDITIONS AUDITORIUM Worcester Memorial Auditorium Adaptive Re-Use Report 1 LINCOLN SQUARE WORCESTER, MASSACHUSETTS Page 7

9 Memorial Hall Kroll Mural Memorial Hall Memorial Hall EXISTING CONDITIONS MEMORIAL HALL Worcester Memorial Auditorium Adaptive Re-Use Report 1 LINCOLN SQUARE WORCESTER, MASSACHUSETTS Page 8

10 EXISTING CONDITIONS - NARRATIVE A cursory view of the building indicates that the structure has been well maintained by the City of Worcester, its current owner. The exterior walls of the building, veneered with limestone, indicate minimal cracking and moderate displacement of mortar. The interior of the structure reveals minor, superficial, and isolated cracking of plaster and peeling paint, and a few minor stains indicating past roof leaks. The roof membrane was reported to have been recently replaced when the Juvenile Court occupied the basement level. The building systems, i.e. mechanical and electrical, are all in need of replacement or upgrade. Exterior The exterior of the building is faced with limestone panels of moderate thickness and moderate size. The general body of the Auditorium appears in good structural condition, though repointing throughout and some repair areas are required. The walls with the Little Theatre are similar except the south wall, where panel displacement is noted. The Memorial Hall is also similar except there is corner block displacement at the front corners. The condition of the buttress walls, side walls, and stair walls around the building is poor, some buttress walls are integral with the building, and will need to be rebuilt. The terrace could not be observed except in part through the gate. At the south side it appears that a newer waterproofing membrane was applied, and appeared to be simply carried up the limestone wall panels. The condition of the majority of the concrete retaining walls, concrete stairs and concrete pavement and walls is poor. The monumental granite stairs appear to be in fair condition. The granite steps will require complete repointing and some relaying, which due to the scale of these stairs, will be a monumental task and cost. The main building entrances, with the exception of the wood ramps, are inaccessible to the handicapped. It would be anticipated that the two side entrances and plazas would be rebuilt to be accessible and it would be recommended that many of the stairs and walls may be eliminated in the process. At the Little Theatre entrance, the walk could be rebuilt allowing accessibility to some doors. The Memorial stairs and entrance would be unfeasible to provide accessibility with this monumental stair. Accessibility to the Memorial Hall could be through the main side entrance to the facility. Interior The interior of the building is generally vintage to the construction with exception of the juvenile court. The materials used throughout are of high quality that would have been anticipated for use in a municipal facility. With the exception of age, the interior is in good condition, though all will require complete rehabilitation for the area tenancy, and overdue refurbishing. It is reported that the roof has been kept in good repair. Mechanical and Electrical The mechanical and electrical systems are vintage to the building, and it should be anticipated that with new tenancy the systems would need to be replaced. EXISTING CONDITIONS - NARRATIVE Worcester Memorial Auditorium Adaptive Re-Use Report 1 LINCOLN SQUARE WORCESTER, MASSACHUSETTS Page 9

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24 CODE AND ZONING The primary regulations affecting potential re-use of the Worcester Memorial Auditorium include the Architectural Access Board Rules and Regulations, the City of Worcester Zoning By-Law, and the Massachusetts Building Code (soon to be replaced by the International Building Code). ACCESS BOARD The construction value of the work necessary to prepare the building for new uses will exceed all the thresholds of the Access Board regulations and will require full compliance / upgrades and/or waivers. It is anticipated that alterations will require compliance with the regulations and all components of the existing building that are not in conformance with the current regulations must be brought into full compliance or a variance is obtained for specific items that are technically unfeasible or compliance would be excessive in cost while providing no benefit to the handicapped. The AAB Regulations require that all the new work and alterations shall be done in accordance with the new code. It also should be anticipated that many features of the existing building to remain are not in compliance and relief from the code will be required. A full variance report and documents will have to be provided to the state Access Board for review. Non conforming existing items that potentially will be candidates for relief would be existing stair configuration, nosings, railings, slope and internal access at the Little Theatre heights and clearances of existing components. ZONING The Auditorium is presently a permitted non-conforming existing use. The zone is B0.1.0 in a mixed use overlay district. The mixed use overlay district allows only uses allowed in the underlying district, B0.1.0 Theatres are not allowed in a B0.1.0 district, however this use may be considered as a permitted non-conforming use. Museums are allowed in B0.1.0 districts Office use is allowed in B0.1.0 districts Hotels are not permitted in B0.1.0 districts Food service (restaurants) is not permitted in B0.1.0 districts If proposed uses are not permitted, a zone change or variance will be required. The current Zoning By-Law as it pertains to parking would require between 900 and 1,000 parking spaces to support the existing Auditorium. With only 6 parking spaces provided on site, the Auditorium relied upon ground parking at adjacent off-site lots. Although the B0.1 district requires on-site parking to satisfy zoning requirements, the redevelopment of the North Main Street area will include new ground lots and parking structures to support new uses. With the relocation of the Registry of Deeds and Courts to the Central Business District, lots adjacent to the Worcester Memorial Auditorium are available to support parking requirements of new Memorial Auditorium tenants. CODE AND ZONING Worcester Memorial Auditorium Adaptive Re-Use Report 1 LINCOLN SQUARE WORCESTER, MASSACHUSETTS Page 23

25 BUILDING CODE REVIEW The Worcester Memorial Auditorium was constructed to satisfy the requirements as an Assembly Use with an occupant load greater than 4,000. The construction type appears to satisfy the Building Code Requirements for Type 1 Fireproof construction and as such would exceed the Building Code for most potential new uses. As an existing building, the Massachusetts Code Article 34 defines required code upgrades and new construction within an existing building. Classifications of the existing building and potential uses follow. Auditorium (existing) HAZ-6, A1 Use Group Auditorium Little Theatre HAZ-5, A3 Use Group Museums HAZ-4, A3 Use Group Hotels HAZ-2, R-1 Use Group Offices HAZ-2, B Use Group Parking Garage HAZ-3, S-1 Use Group (313.2) Section Item 6 any alteration or change in occupancy within an assembly use group shall comply with the requirements of the code for new construction, except that the earthquake requirements need only to conform to 78 CMR Other uses, provisions of Article 34 would be applicable. The Section has implications for use of the Little Theatre as an IMAX theater. Seismic category table , HA2 Category 2 is applicable. Section , indicates resistance must be in conformance with and the building shall be investigated for the presence of special earthquake hazards as described in , and hazards shall be corrected. There are no significant limitations to the adaptive re-use of the Worcester Memorial Auditorium relative to the current Massachusetts Building Code or soon to be published International Building Code. All new construction within the existing building must meet the Building Code for new construction and continuation of an existing use, such as the Little Theater, may be maintained. Upgrades to the existing structure should be anticipated but are expected to be minimal. CODE AND ZONING Worcester Memorial Auditorium Adaptive Re-Use Report 1 LINCOLN SQUARE WORCESTER, MASSACHUSETTS Page 24

26 ADAPTIVE RE-USE OPPORTUNITIES AND LIMITATIONS Although it is possible to convert virtually any building to accommodate alternate uses, the successful adaptive re-use of a structure hinges on the identification of new uses that can sensitively exploit the existing building features. The highest and best uses for the Worcester Memorial Auditorium will preserve the Memorial Hall, minimize subdivision of the Grand Auditorium, reuse the Little Theater in its current form, and limit the potential tenant mix to compatible neighbors. The Higgins Museum, currently at Randolph Road, has expressed interest in studying the prospects of developing the Auditorium as a new home for its collection and supporting functions. The Museum is an example of an ideal tenant for the primary Auditorium space and will soon begin a Feasibility Study to address details of costs, schedule, and other implications for its potential relocation to Lincoln Square. Using this proposal as a model, subsequent pages of this study include a concept for development of the Auditorium to house the Higgins Armory Museum. This section also deals with implications and opportunities for other potential uses of the structure. THE BASEMENT Available: 41,000 Gross Square Feet Analysis: The basement has two large access doors at the south and north side, originally having been constructed for building loading and access. The entrance off Highland Street is relatively steep, while the entrance off Institute Road has a slight incline. The area under the Auditorium has a typical column spacing of 18 x 23-6 which would allow parking between the columns for up to 70 cars should parking within the basement become its highest and best use. However, the basement is well suited for tenants through offices and classrooms in support of the museum. It is ideal, due to some space limitations, that 10 parking spaces be developed, and the remaining space be renovated for storage, classrooms, or offices. These new spaces could be utilized by any of the tenants in the upper levels. A service lift would need to be considered in order to bring storage items from the garage loading area to the upper levels. THE AUDITORIUM Available: 25,500 Gross Square Feet - First Floor 16,100 Gross Square Feet - Potential Additional Floor Analysis: The existing Auditorium includes a massive decorative proscenium and 7,500 s.f. stage which was once a venue for a wide range of performances. The Auditorium also is characterized by clear spans in both the long and short dimensions resulting in approximately 25,500 s.f. of floor space. From floor to ceiling the building offers well over 60 feet of height within which an additional floor or floors could be introduced to increase available, usable square footage. Since the space is no longer used as an Auditorium, there is no real purpose in keeping it at its current height although the grandness of the existing space should be maintained. The wide expanse would give the tenant ample freedom in designing a layout for any purpose. Stairs and an elevator would need to be added to provide circulation to the new upper level. At the lower Auditorium level the stage could be eliminated, allowing use of the existing floor area below the little theatre as part of the main space. At the upper level the 2 nd level floor would continue into the stage area, the proscenium opening remaining. The auditorium is presently served through side lobbies off Institute Road and Highland Street, with the Grand Entrance Hall as the primary entrance to this space; this is ideal because it allows for three potential entrances. The Memorial space is significant and now largely unseen, so consideration could be given to the utilization of the lower lobby space as an adjunct space to the Auditorium s prospective new use that would provide renewed access to the Memorial. THE LITTLE THEATRE Available: 7,300 Gross Square Feet 2 nd Floor 3,200 Gross Square Feet 3 nd Floor (335 seats 2 nd Floor / 292 seats 3 nd Floor) Analysis: The Little Theatre is organized in such an unusual way that to develop it into additional tenant space would be unwise. It would be best suited to another theater related purpose, such as an intimate performance space or a movie theater. The present side wings contain toilet rooms, storage/office rooms and stairs/circulation spaces. The toilet rooms would need to be made accessible, and access to the upper levels would need to be provided, or variance granted by the access board. The upper level is currently served by two sets of stairs on each side. We suggest that one pair could be omitted and space used to add the accessible bathrooms, storage, elevator or other rooms. The Little Theatre could also be used independently or as an adjunct space to the Auditorium s tenancy. The stage, which presently is to be used in conjunction with the main auditorium, could be portioned off providing a reasonable sized stage for this theater, having ample depth and side wing space. ADAPTIVE RE-USE OPPORTUNITIES AND LIMITATIONS Worcester Memorial Auditorium Adaptive Re-Use Report 1 LINCOLN SQUARE WORCESTER, MASSACHUSETTS Page 25

27 MEMORIAL HALL Available: 8,100 Gross Square Feet 1st Floor 6,300 Gross Square Feet 3 rd floor Analysis: Memorial Hall should not undergo any alterations. The City has an obligation to the history of Worcester and to the veterans for whom the memorial stands, and because of this, it should be restored to its original glory and be maintained thereafter. The murals painted by artist Leon Kroll should also be restored in order to attract visitors to this historically significant site. The joint use of the Memorial Hall lobby should be considered in conjunction with the main Auditorium usage. THE NORTH AND SOUTH WINGS NW Available: 7,700 Gross Square Feet - First Floor 8,000 Gross Square Feet - Second Floor (7,575 Gross Square Feet Terrace area) Analysis: Given their excellent exposure to Institute Road and Highland Street and multiple opportunities for entrances, both the North and South Wings provide many options for adaptive reuse. The North Wing, which fronts Institute Road, a quiet street with curbside public parking available, is well suited to a range of potential tenants from residential and creative industry, through office functions. The four doors that serve as entrances provide strong opportunities for a lobby, in which an elevator would need to be added to make the upper floors accessible. This lobby could serve as an entrance to a hotel / apartments, or in support of an auditorium tenant. Three means of egress are already present in this space, thus eliminating the need for additional stairs, although renovation may need to be done on some of the stairways in order to meet certain codes. The circulation would have to be located along the wall closest to the auditorium in order to free up the windows to allow as much lighting into the living spaces as possible. The remaining spaces, after determining the location and layout of the lobby, elevator, and central circulation, would be subdivided to support tenant needs. The basement area also has the potential of being utilized in conjunction with the North Wing tenant. The potential of utilizing the terrace area should be explored for seasonal opportunities including roof garden, dining terrace, etc. The South Wing, a mirror image of the North Wing, opens onto Highland Street and enjoys strong exposure to Lincoln Square, a heavily trafficked primary city street. This wing has many doors located along its facade wall which provide many locations for a lobby, although the main three doors are the best selection as the circulation from the sidewalk is already developed. The south wing could also serve as the entrance to one of the auditorium s potential uses. An elevator would also need to be added to provide access to the second floor, unless the existing elevator is utilized for this space. Main circulation could travel on either the side closest to the auditorium, or down the center. Public restrooms would need to be provided along a main circulation route. There are currently two means of egress, which satisfy the requirements, but renovation may need to be done in order to meet certain codes. The remaining spaces, after determining the location and layout of the lobby, elevator, central circulation, and restrooms would be subdivided to create offices, conference rooms, and workrooms. ADAPTIVE RE-USE OPPORTUNITIES AND LIMITATIONS Worcester Memorial Auditorium Adaptive Re-Use Report 1 LINCOLN SQUARE WORCESTER, MASSACHUSETTS Page 26

28 EXISTING BUILDING AREA (G.S.F) POTENTIAL TENANT AREA (G.S.F) AREA TOTAL SF AREA TOTAL SF BASEMENT 41,000 SF BASEMENT (4,000 SF of mechanical area) 37,000 SF LITTLE THEATRE 10,500 SF LITTLE THEATRE 10,500 SF Second Third 7,300 SF 3,200 SF Second Third 7,300 SF 3,200 SF MEMORIAL 14,400 SF MEMORIAL 14,400 SF Lobby Hall 8,100 SF 6,300 SF Lobby Hall 8,100 SF 6,300 SF NORTH WING 15,700 SF NORTH WING 15,700 SF SOUTH WING 15,700 SF SOUTH WING 15,700 SF AUDITORIUM 25,500 SF AUDITORIUM (Assumed third floor added at 16,100 SF) 41,600 SF TOTAL SQUARE FEET* 122,800 SF TOTAL SQUARE FEET* 134,900 SF * Upper support floors are not included in total. PROPOSED MUSEUM AREA FLOOR Basement First Second PROPOSED GROSS SF 12,000 SF 28,500 SF 3,500 SF Third 16,100 SF TOTAL 60,100 SF ADAPTIVE RE-USE OPPORTUNITIES AND LIMITATIONS Worcester Memorial Auditorium Adaptive Re-Use Report 1 LINCOLN SQUARE WORCESTER, MASSACHUSETTS Page 27

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30 Existing Proposed EXISTING / PROPOSED RE-USE - INTERIOR Worcester Memorial Auditorium Adaptive Re-Use Report 1 LINCOLN SQUARE WORCESTER, MASSACHUSETTS Page 29

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37 PROPOSED ENTRANCE HIGHLAND STREET Worcester Memorial Auditorium Adaptive Re-Use Report 1 LINCOLN SQUARE WORCESTER, MASSACHUSETTS Page 36

38 PROPOSED MUSEUM INTERIOR Worcester Memorial Auditorium Adaptive Re-Use Report 1 LINCOLN SQUARE WORCESTER, MASSACHUSETTS Page 37

39 CONCLUSIONS AND RECOMMENDATIONS The Worcester Memorial Auditorium is a building of enormous importance to the heritage of the City of Worcester. To assure its preservation, appropriate new creative industry uses for the building must be identified and developed. The structure has been well maintained and is adaptable to a range of potential uses as illustrated within the report. Although its time as a venue for sporting events and performing arts use is past, the structure can serve the community in other capacities. It is a recommendation of this report that a feasibility study be undertaken to attract appropriate new uses to the building, identify costs for restoration and new construction, and report on the details of regulations affecting the adaptive re-use of the structure. The potential for successful development of the structure for an IMAX theater, museum, offices, gallery, restaurant, and a hotel imply minimal disruption to the original patterns of use and offer the prospect of long term preservation of the original building features. A strong potential for reuse of the building has risen out of the interest of the Higgins Armory Museum, whose current facilities make it impossible to utilize the full capabilities of their extensive collection. The auditorium space, which would be divided into two floors for maximum capacity, would be an ideal move for the Higgins Museum, and would give the Higgins the space that it needs to expand. In addition, this move would place the Higgins in a much better location in the midst of many other culturally significant buildings including the Worcester Art Museum. Two potential entrances, one on quiet Institute Road, the other on busy Highland Street, gives the Higgins a choice of what type of face it would like to present to its visitors, and there is ample parking in a lot across Harvard Street that was previously used when the Auditorium was occupied by the Juvenile Court. CONCLUSIONS AND RECOMMENDATIONS Worcester Memorial Auditorium Adaptive Re-Use Report 1 LINCOLN SQUARE WORCESTER, MASSACHUSETTS Page 38