Orchestra Pit

MEMORANDUM

DATE: October 9, 2012 TO: City Council Members FROM: Jennifer Bruno, Deputy Director RE: Resolution prioritizing optional elements to be included in the New Performing Arts Center project

PURPOSE OF THIS BRIEFING  Review Administration’s proposed prioritization of optional elements for the project to inform the City’s project team going forward  Consider a resolution (tentatively on Oct 23rd) formally setting the prioritized list of optional elements for the project

KEY ELEMENTS A. The Administration has provided a resolution for Council consideration that sets the order of prioritization for optional elements to be included in the new Performing Arts Center project. B. The Administration has provided their recommended prioritized list based on public feedback from various public workshops, meetings with stakeholders including various arts groups (see Appendix 1 of the Administration’s transmittal), recommendations from professional staff, as well as feedback from the RDA Board of Directors and Subcommittee. The Council may wish to review this list and decide whether or not it concurs with the prioritization proposed by the Administration or if the Council would like to re-prioritize (see list below). 1. Note: The Administration is continuing to conduct public workshops and solicit feedback via traveling workshops, social media, online tools and presentations to various stakeholders. Because all public workshops have not concluded, the Administration has indicated that they will report back to the Council if feedback from future public input alters the prioritization of optional elements. 2. The Administration indicates in order to meet the project’s established schedule it would be ideal to give direction to the architects as soon as possible so that all elements can be considered early in the design phase and can be factored into the project budget. The architects are heavily involved in the public workshops, and will continue to receive feedback as well. C. The Administration has divided their list between Tiers 1 and 2, with elements in Tier 1 being elements that logistically need to be built or at least partially designed along with the building now, and elements in Tier 2 being elements that can be phased in later as funds become available (either through the project contingency budget or through outside funding sources). The Administration indicates that

1 the placement of these elements in Tier 2 is not to indicate their secondary importance, but rather to recognize that alternate funding sources and varied timing could be pursued. 1. There is currently approximately $10 million slated in the project budget for “optional elements” items. 2. Additionally, the project budget currently has about $12 million contingencies (Design, Construction, Developer, etc), about 11% of the total project budget. While these funds are often used to cover unforeseen expenses, if other savings are realized before the end of construction, they could be applied towards adding other optional elements to the project (assuming they don’t need to be designed with the project initially). 3. The project team is handling the initial planning stage as if all elements are included in the initial planning phases of the project, so all will be conceptually designed and planned in the coming months. 4. Once the scope of the project is better defined, and the cost of the included elements is more concrete, the project architects will be able to tell the City how far down the list of prioritized optional elements the current budget will get (note that the architects may be able to combine some elements into a multi-purpose space – this idea was reinforced in the public workshops as a desirable outcome). This information will be shared with the Council by the end of the year. 5. The resolution included in the transmittal specifies that if anything on the prioritization list needs to change based on new information, the Administration must come back to the Council for re-prioritization. B. The following is the Administration’s list of prioritized optional elements, along with brief statements from the Administration as to the benefits of including the element in the project, and staff notes based on feedback heard in the recent public workshops:

Tier 1 Administration Comments Staff notes from public feedback 1. Black Box  Community use for small arts groups  This emerged as a common theme Theater  Requested as high priority by local arts from the Public Meetings held by the community project team – feedback was the desire  Allows for increased audience for it to be multi-functional, and development opportunities interface with Regent Street  May be designed into original theater building depending on design development

2. Rehearsal  Requested by local arts community Space  Could also be used by touring shows  Would be incorporated into original theater development

2 3. Banquet  Potential revenue generator for theater, Facilities/ helping enhance theater profitability  Community use for businesses and Meeting Room organizations  Would need to be incorporated into basic theater design 4. Roof Terrace  Could produce revenue as a rental  Emerged as a common theme from space, contributing to theater Public Workshop #1 profitability  Nice green space amenity we don’t have in this part of downtown  Could earn LEED points for building if combined with a green roof

5. Winter  Could be a nice amenity and public  Themes in Public Workshop #1 were Garden space – an indoor/outdoor plaza for this space to be dynamic and a  Offers a great opportunity to have a walkway between Main and Regent, true multi use space and day and night with a high level of accessibility. The activity generator public desired this space to be as  Contingent upon cooperation and active and inviting as possible. probably participation with office tower developer  Significant amenity to the office tower development Tier 2 (note: all cost estimates for Tier 2 items were provided in 2010, and may not reflect current plans regarding scope or options. Cost estimates are provided for general reference only) 6. Mid-Block  Reinforces Downtown master plan  Public liked this idea as a way to Walkway  Reinforces City walkability goals connect Regent Street parking.  Connects parking on Regent street to  Regent Street pocket park was key ($2.5m) other arts venues in the Downtown element.

Cultural Core  Using winter garden as mid-block  Connects potential Regent street walkway was raised as a possibility. retail/other uses to activity and public transit on Main Street  Creates connections to other arts venues 7. Regent Street  Generated excitement from community  Large focus of feedback in Public Improvements during public workshops Workshop #1 was on Regent Street  Could be phased later as funds are Activation ($1.2m) available  Important for Regent to have good

lighting and signage in order for activation to work, as well as a sense of entry  Potential to close to vehicular traffic on occasion 8. Regent Street  Advances downtown vitality and  Regent Street activation was a focus Retail economic development goals of UPAC  Many comments centered on using  Could be designed as part of the project regent to focus on small scale retail, ($3.75m – this but phased in when funds are available  more intimate “backstage” hangout - contemplates music, street performers, food, drink, building 15,000 sf casual seating

3 of new retail space in the theater building itself)

MATTERS AT ISSUE A. The Council may wish to ask the Administration if there are elements that are currently assumed to be in the project budget that might be eliminated in favor of funding one or more of these “optional elements.” The Council may wish to ask the Administration to come prepared with a cost comparison for a variety of theater elements. B. The “Tier 2” elements, while they are possible to be phased over time and funded from other sources, are not contemplated in the City’s 10 Year Capital Facilities Plan, and are not planned for in the RDA’s future budget planning for the Downtown. The Council may wish to ask that the Administration come up with a viable financing scenario to fund these elements if they are deemed critical to the success of the Performing Arts Center project (SAA, RDA funds, CIP funds, combination, etc). Note: The Administration indicates that the project team has been asked to find a way to fund all optional elements within the performing arts center project budget. If the project team can do this, alternate financing may not be needed (or not needed to the full extent of the element’s cost).

BACKGROUND/PUBLIC PROCESS A. The Administration held numerous meetings with stakeholders in the development of the feasibility analysis for the performing arts center. B. Since beginning the design phase of the project, the project architects, along with the City’s Strategic Communications’ firm, have been conducting a variety of Public Workshops and public engagement efforts. Public workshop #1 included 100 attendees over 2 days – See Appendix 1 of the Administration’s transmittal for a summary of themes that emerged from those meetings as well as verbatim comments. Feedback from these meetings informed the Administration’s recommendation for prioritization of optional elements. C. The project team will continue to solicit public feedback and inform the project team, RDA Board, and RDA Board subcommittee of developments. D. The project team is working from the following list of 11 “criteria for success” for this project, which were developed with feedback from the RDA Board, County Staff and other stakeholders: 1. Create a state-of-the-art performing arts venue capable of attracting first-run touring Broadway productions. 2. Activate Main Street and Regent Street during both the day and evening hours with a rich programmatic mix of activities and uses.

4 3. Create an operationally self-supporting 2500 seat performing arts venue, mixed use and civic development that creates an exciting regional, downtown destination. 4. Leverage the economic impact of 222 S. Main and the New City Creek development to benefit the revitalization of Main Street and Regent Street. 5. Enhance the Salt Lake City, Salt Lake County and Utah image as a sophisticated, vibrant and exciting place to live work and play. 6. Introduce new and broader audiences to the downtown cultural core. 7. Create date availability at the new theater and existing venues for entertainment and cultural engagement not currently in the marketplace. 8. Provide robust civic engagement in the design and development process. 9. Create an operational structure that will prioritize activity within and around the building and other existing downtown arts venues to the highest extent possible. 10. Design and construct the project at an acceptable quality, delivered on time and on budget. 11. Design and construct the project to be phased with the office tower to follow later, with the possibility of a usable temporary plaza on the corner.  The Council may wish to review and/or adopt these criteria formally or discuss other related policy priorities that should be considered throughout the design process.

E. These criteria and additional, more detailed feedback from the Board, County, and stakeholders, formed a framework for the project team to draft the Owner’s Requirements Document (ORD), which is essentially a statement of “bare minimums” for the project architect to follow as the project is designed (attached to this staff report). The RDA Board of Directors will be reviewing this document and potentially adopting it at the October 9, 2012 board meeting. The ORD addresses minimum standards and establishes value statements for the following topics: General Values: 1. Goals for the development itself (LEED Silver, number of seats, enhance downtown, etc) 2. Main Street as the most important street in Salt Lake City 3. Respecting the features of the buildings on Main Street and the streetscape including ornamentation, materials, human scale, tree canopy, pavings, and façade wall. 4. Mid-block crossings are important in Salt Lake City’s pedestrian areas. 5. The project should respect existing agreements with the Tribune Building, as the building will remain. 6. Activation of Main Street 7. Preservation of the brownstone building on 100 South (Martine).

5 8. Activation of Regent Street – including connections between City Creek and the Gallivan Center, the opportunity for the intersection of Regent and 100 South, and a mid-block connection between Main and Regent Streets. 9. Orpheum Avenue is an important connection between Regent and State Streets. 10. Plum Alley is and should remain a service alley for businesses on State and Regent Streets. 11. The theater lobby has an important relationship with Main Street, and should provide linkages with Main Street and Regent Street. 12. Salt Lake City invests in renewable energy and efficiencies. Theater-specific values 1. The Theater is intended to be a flexible-use house 2. The quality of the Theater Lobby is important to the experience of patrons and the activation of Main Street, and must provide essential services to patrons. 3. Theater specifications including hall, stage, loading dock, HVAC, Acoustic Isolation. 4. The Roof of the Theater is highly visible from adjacent buildings and should provide a pleasing appearance from other adjacent buildings. 5. A black box theater may be considered. 6. Other spaces – premium ticket room, pre-function event space, and orchestra pit.

6 Utah Performing Arts Center Owner Requirements and Context Considerations

The Redevelopment Agency of Salt Lake City

April 23,2012

9 Exchange Place Boston Building, Suite 725 Salt Lake City, Utah 84111

Draft for Review Introduction Goals of this development vision are: Introduction

“More than any other factors, artistic and cultural offerings define a sophisticated, 1. Activate Main Street and Regent Street during both the day and evening hours with a cosmopolitan city. They create the physical and emotional spaces that become a programmatic mix of activities and uses. “sense of place” for residents and for visitors from the region and throughout the 2. Create a successful, operationally self-supporting 2500 seat arts venue, mixed use and world. Enhancing these offerings and promoting them to new audiences will stimulate civic development that creates an exciting regional, and downtown destination. 001 economic activity, support business recruitment and retention, increase residents’ satis- 3. Leverage the economic impact of 222 S. Main and the new City Creek Center faction, and generally enhance the livability of Utah’s capital city.’ development to benefit the revitalization of Main Street and Regent Street. Values and Goals Mayor Ralph Becker 4. Enhance the Salt Lake City, Salt Lake County and Utah images as sophisticated, vibrant and exciting places to live, work and play. The Utah Performing Arts Center is a significant element in Salt Lake City’s vision for 5. Introduce new and broader audiences to the downtown cultural core. reinforcing and further developing the arts district within the Downtown. This project 6. Create date availability at the new theater and existing venues for entertainment and is planned as a collaboration between public and private enterprises. cultural engagement not currently in the marketplace. 7. Sustainable Design objective minimum LEED Silver. The Redevelopment Agency of Salt Lake City in partnership with the Mayor and City Council are developing a 2500 seat theater located between Main and Regent Streets Project components and related existing and proposed developments include: on the 100 South to 200 South block in Downtown. The goal is to add a significant • Utah Performing Arts Center – 2,500-Seat Theater cornerstone to the growing Arts District and to complement recent developments on • Mixed-Use Retail and Office Tower – 440,000 square feet the blocks north and south of the Project Area. • Regent Street Garage – 10,000 square feet of retail and 1,000-car parking facility • Main and Regent Streets Retail – 19,500 square feet of retail The City also envisions that this project will support other related retail and commer- • Regent Street Improvements and pedestrian amenities cial development on Main and Regent Streets. Enhancement of the area by this devel- • Mid-Block Walkway – secured, lighted walkway and pedestrian amenities opment is envisioned to be a driver for economic development in the 100 to 200 South • Utah Theater Renovation – retail and theater use as proposed film center block. Existing streets in the area are a combination of late nineteenth/early twentieth • Gallivan Center at the South end of Regent Street century historic buildings and late twentieth/early twenty-first century buildings. The • City Creek Center with connection to Regent Street and Main Street project site contains buildings constructed or significantly modified between these two periods of intensive development. Value Statement The various components of the Performing Arts Center and the Mixed–Use Retail and office This project is intended to enhance linkages between the City Creek Center to the tower should be designed to facilitate phasing due to the timing of the market demand, but to north and Gallivan Center on the south. Opportunities for mid and through block cross- also be functionally and aesthetically compatible. Improvements to the Regent Street Ga- ings associated with the project will promote long term goals for Main Street vitality. rage, the related Regent Street Retail and Street improvements and the Mid-Block Walkway The Utah Performing Arts Center also provides a significant element in the developing should be considered in the planning of the initial phase of development. They are critical to Arts District complementing Capitol Theater, the historic Utah Theater, Rose Wagner both the user experience and the overall success of the development plan as well as City and Performing Arts Center, Abravanel Hall, Salt Palace Convention Center, and various Redevelopment Agency goals. While integrated in design with the theater, construction of galleries in the immediate vicinity. the office tower and other developments proposed in the initial planning may proceed independently. This project will include a public engagement process for planning and design. The City and Developer will collaborate to develop the process and provide leadership for “Make no little plans; they have no magic to stir men’s blood.” – Daniel Burnham public input and consensus.

Draft for Review Purpose of the Owner Requirement Document Introduction The purpose of this document is to identify the core values of Salt Lake City related to the development of the UPAC project. The location of the site within the historic Main

Street district, adjacent to the City Creek Center, provides great opportunity to provide additional momentum to the rapidly changing downtown area. The adjacent connec- Purpose tions to possible future development and existing urban amenities make this site a key- stone in the developing downtown.

Process Four workshop sessions were held with representatives from the Mayor’s Office, the City Council, the Redevelopment Agency, and the development Team. These workshops provided the value statements and core ideas that are framed in this document. The workshop discussions were supplemented by informal discussions and interviews with many other interested groups and individuals.

A brief tour of a number of facilities that offer some comparison to the UPAC project included: Bass Hall, Austin, Texas, The Long Center, Austin, Texas, and DPAC in Dur- ham, North Carolina. The tours included conversations with the managers of each of the facilities resulting in frank discussion of the positive and negative attributes of each facility. These lessons learned discussions were very useful in understanding the overall values and objectives for the project.

Draft for Review Mormon Tabernacle Arts District Temple Square

Assembly Hall

002

Urban Context

Abravanel Hall City Creek Center Salt Palace Convention Center

Utah Theater

Capitol Theatre

UPAC Site

Gallivan Center

Rose Wagner Center for

Arts District Diagram Draft for Review City Creek Center

100 South Street Site Orientation Proposed Tower

Site 003

Urban Context

Proposed Project Orpheum Avenue Site Main Street Main Street State Street State Street Plum Alley Regent Street Regent Street 200 South

Gallivan Center Site Orientation Diagram Draft for Review SAMPLE SHEET

Text Supporting Value and Objective This sheet is provided as a guide to the format of the document. The document is divided into two major categories. The Subject first seeks to capture the values that RDA and Salt Lake City have described relative to the site and its context. The second describes considerations and observations about the proposed theater

Number designating the idea described in the

sheet 000 Urban Context

Diagrams used to illustrate the idea

Value Statement Each idea sheet contains a value statement in this location in bold italic text. These statements were generated in workshops held with RDA and Salt Lake City representatives. The findings of these work sessions are distilled into a Value Statement that articulates the priority that the design of the project should accomplish

Design Guideline Statement.

A Design Guideline Statement is intended to convey to the developer, the design team, and the construction manager what needs to be done to incorporate the Value Statement into the project.

Photographs uses to illustrate the idea. Draft for Review Importance of Main Street Main Street Main Street has always been the most important street in the city. Major hotels and businesses have had Main Street frontages. Temple Square, Hotel Utah, The Kearns Build- ing, First Security Bank Building, The Clift Building, The Boston and Newhouse buildings, and recently, One Utah Center, the Wells Fargo Tower, The Grand America Hotel, 222 South Main and many other significant landmarks have claimed Main Street addresses. 004 Urban Context The new City Creek Center project immediately to the north, and Temple Square further north, renders the development site as a key element connecting the City Creek attrac- tion to the rest of downtown.

For most of its history, Main Street has been the commercial, financial and retail center for the City. As mining and railroad money began to flow into Utah in the late nineteenth Main Street is the most important street in Salt and early twentieth century Main Street was transformed with beautifully crafted and detailed multi story buildings. The best contiguous remnants of this era exist between Lake City 100 South and 200 South. Portions of both sides of the street remain relatively in tact except the northern portion of the east side of the street. This area has been designated as the site for the development of the theater. This area of Main Street is of great historical significance to Salt Lake City. It also presents a wonderful pedestrian environment with trees, elegant stone paving, appropriate street furnishings, dining, galleries, and other amenities that make it one of the most pleasant urban areas in the state. The character of this area should be preserved as a vibrant remnant of Utah’s diverse past and present vitality.

Many planning discussions and planning documents for Salt Lake City have presented a vision of this portion of Main Street as an automobile free pedestrian and mass transit corridor.

Theater Location The location of a grand theater here presents a great opportunity to enhance the north eastern portion of the street. The design of the theater should complement the existing context and streetscape.

The presence of the entry and marquee for the Utah Performing Arts Center Theater should be on Main Street.

Draft for Review Building Ornamentation Main Street

Building ornamentation is abundant in the Main Street block between 100 and 200 South. Carved stone and cast terracotta features are present in almost every façade. Beautiful cast iron ornamentation has also been used. This rich ornamentation was typical of the best urban buildings created during the late nineteenth and early twentieth century. Utah gained statehood at about this time and the construction of the neo-classical 005 State Capitol and Richardson Romanesque City County Building marked the develop- Urban Context ment of Salt Lake City as the regional urban center for commerce and culture.

The ornate facades contribute significantly to the pedestrian, transit and automobile experience of this historic area of the city. Clearly these fine examples of late nineteenth and early twentieth century American urban architecture should be preserved. In addition, they provide a rich context for the theater. The buildings on Main Street are ornate. This

The rich ornamentation of building facades contributes to the street experience. The ornamentation adds significantly to the street theater should acknowledge the ornamentation of these historic buildings experience.

Draft for Review Main Street Streetscape Main Street Much has been accomplished by Salt Lake City to improve the streetscape of Main Street between 100 South and 300 South. The pedestrian scale is enhanced by mature trees in raised beds complemented by polished stone seat caps. Elegant and simple stone paving adds to the experience. Sidewalk dining and occasional flower pots give color and life to the experience. 006 The tree canopy, building façade overhangs, balconies, awnings, and cornice lines all Urban Context contribute to the comfortable walking environment. The placement of trees, light poles, and other strong protective elements lend a feeling of protection from traffic and light rail activity by providing a perceived barrier to separate the pedestrian from transit.

The historic buildings in this area are constructed of enduring and elegant materials with The streetscape of Main Street is a beautiful com- heavy relief, coursing, and decorative detailing. These building facades have been bination of human scale, ornate building facades, crafted to enhance the street level experience by providing a comfortable and sophisticated experience at close contact. They also provide very pleasant visual experience plantings, tree canopy, paving and street furnish- when viewed across the width of the street. ings In addition to relating to the historic context, the theater should also increase street level activity. One of the primary objectives of the theater and mixed use development is to increase street level activity throughout the day and evening.

The existing streetscape should be preserved and enhanced by the development of the theater.

Draft for Review Materials Main Street Buildings on Main Street between 100 and 300 South are constructed of long lasting materials that are beautiful and contribute to the overall character of Main Street. Glazed terracotta and cut and polished cubic stone and glass are the major materials at the street level. Stone paving in this portion of Main Street also enhances the experience of rich materials.

007 Urban Context The materials selected for buildings and paving in this portion of the City have lasted a century. Many of the materials will last for many centuries to come if properly maintained. These materials of enduring beauty are a very important part of the character of Main Street.

The buildings at 117 South Main and 125 South Main contain numerous important ma- The buildings on Main Street are constructed of terials and decorative elements. These include polished stone finishes, elaborate vaulted ceilings and skylights, murals, and sculpture. Other buildings to be demolished to facili- elegant and enduring materials. These materials tate construction on this site may contain significant building features and materials. contribute to the experience of the street.

The design of the UPAC should explore every option for repurposing these materials and elements in the new project. The ceiling and skylight of the 115 South Main building hold particular importance. Appropriate use of these historic elements will be considered by Salt Lake City and the RDA.

The façade of the new theater on Main Street should be constructed of elegant enduring materials that are similar to, or compatible with the existing façades on Main Street.

Draft for Review Crossing Main at Mid-Block Main Street

The large blocks in Salt lake City have been successfully managed for the pedestrian by providing crosswalks at approximately the midpoint of the block. In the Central Busi- ness District, these pedestrian crossings are often managed for pedestrian safety with signal lights for automobile and mass transit lines.

008 Where light rail stops occur, the block crossings are usually near the ramp terminus for Urban Context the train. Examples of this are on Main Street at about 250 South and Main Street at about 50 South. No light rail stop occurs in the block between 100 and 200 South. A pedestrian crosswalk does occur at approximately mid-block and is controlled with a signal light.

The historic Utah Theater is located on the west side of Main in the vicinity of this Mid-block crossings are important in Salt lake City pe- crossing. The Tribune Building is on the east side of the crossing. The extension of this axis through the block to Regent Street should be to the south of this building and need destrian areas not align directly with the crosswalk. Salt Lake City has requested that the through the block connection to Regent Street be linear without visual obstructions.

The design of the mid-block crossing must provide for a safe, efficient, and aesthetically pleasing connection between Main Street and the activity of Regent Street.

Early planning studies have suggested a ‘Winter Garden” concept to connect the existing parking on Regent Street with the Theater Lobby and future mixed use high rise building.

The mid-block crossing on Main should continue through the block to Regent Street and align with the Utah Theater.

Draft for Review Tribune Building Tower Main Street

The Salt Lake Tribune Building marks the southern boundary of possible development for the theater on Main Street. The Building provides clues for the scale and height of the new theater. Early studies indicate that the theater may be approximately the same height as the Tribune Building Tower.

009 Agreements for areas adjacent to the north side of the building should be honored in the Urban Context design of the theater and the mid-block crossing. An agreement exists that limits the height of the UPAC project on Main Street adjacent to the Tribune Building.

Newspaper Agency Printing rooms and dock areas associated with the Deseret News and the Tribune were located on Regent Street in the recent past. Presses were visible to pedestrians on Regent Street and printing of both newspapers provided activity along The UPAC project should respect existing agreements Regent Street at all hours of the day and night. regarding the Tribune Building

The Tribune Building Tower is not a part of this development project. However, the Tribune Building will remain and the UPAC project should respect existing agreements considered in all development related to the theater.

Draft for Review Activation of Main Street Main Street

The location of the project was carefully selected by to fulfill a number of objectives regarding the downtown area. Enlivening Main Street between 100 and 200 South is one of the stated objectives for the placement of the project in this important historic location.

010 The theater will undoubtedly provide significant activity on Main Street when perform- Urban Context ances occur. It is important that the design of the Lobby and other planned amenities create activity when the theater is dark. Multi-function retail and food service components should be designed to function independently of the theater when performances are not occurring and support the theater when hosting a show. These elements should be placed at street level and carefully planned with existing and new circulation patterns created by the UPAC project and other adjacent developments. The UPAC project should enhance activity on Main

Street

The UPAC project should provide a catalyst for activity on Main Street between 100 and 200 South during scheduled performances and at other times during the day and evening.

Draft for Review The Brownstone Building 100 South Street The Brownstone Building on 22 East 100 South represents a beautiful example of late nineteenth early twentieth century urban architectural design. It has supported viable business for many years and should not be adversely effected by this development.

Agreements for areas adjacent to the south side of the building should be honored in the design of the theater and the mid-block crossing. 011 Urban Context

The service alley accessed from Regent Street and 200 South currently provides access to the rear for deliveries and limited parking. The current site selected for the theater will alter the current circulation for service and parking to this building. The RDA intends to consider the building and building site in the design review process. This building should be preserved during all development related to the theater. The Brownstone on 100 South should be preserved

The Brownstone Building should remain and be considered in all development related to the theater.

Draft for Review Regent Street and 100 South Regent Street

Regent Street provides a unique opportunity for the continuation of the retail development begun at City Creek Center. The concept of primarily pedestrian environments with slow vehicle access and limited “teaser” surface parking is a model that has found success around the world. Regent Street provides all of the essential elements for this successful pattern. Regent Street should remain open to slow vehicle traffic to service 012 the parking structures and the theater loading requirements and other uses on this block. Urban Context

The history of Regent Street also illustrates the viability of the mid-block street for smaller commercial enterprises. Retail shops at the lower level of multistory buildings were successful there. New development along Regent Street should seek to capture a continuation of the connections already established. No development should occur that will be detrimental to this future development.

The existing buildings that face 100 South at this Regent Street intersection do not The intersection of Regent street and 100 South is an strengthen this relationship. A visual link between the theater and this important intersection is important to enhance future development on Regent Street. important opportunity to continue the retail zone at City

The development of retail on Regent Street is enhanced by the connection at mid-block Creek Center to the City Creek Center. The activation of Regent Street with additional retail development or ancillary facilities to the theater is a priority for the design of this project. How- ever, it must be designed to accommodate phasing and maximize integration of other adjacent properties to create a cohesive theme for this development. The character of this retail development will, of necessity, be smaller in scale than City Creek Center and will provide opportunities for smaller local establishments to realize proximity benefits achieved from this desirable location. The theater should be planned to enhance this opportunity.

Theater operations will require loading facilities. If street level access is required by the design, these areas should be carefully integrated with the retail components to provide a functional and appropriately scaled frontage.

The theater should be designed to enhance the intersection of Regent Street and 100 South. This presents an opportunity to continue the retail zone established by City Creek Center south along Regent Street.

Draft for Review Regent Street and the Gallivan Center Regent Street

Regent Street is unique in its relationship to the Gallivan Center. It is the only street in the city that provides a direct axial relationship to this important public space. The early design for Gallivan included a continuation of the this important mid block crossing. A mid-block crosswalk at

200 South on axis with Regent Street has been preserved in all of the de- 013 velopments on block 57 and a strong axis within the plaza has been de- Urban Context veloped in the alignment of Regent Street.

Parking is available under the Gallivan Center plaza. This parking is also proximate to the planned theater location. The pedestrian environment and experience of connection of Regent Street to the Gallivan Center should be improved. Additional parking development is not required by the UPAC project. Regent Street is a direct connection between City The visual connection south along Regent Street to the Gallivan Center would provide increased activity from the Gallivan Center toward the Creek Retail and the Gallivan Center City Creek Center. The development of small scale specialized retail and arts related occupancy along Regent Street will significantly increase pedestrian activity between these City amenities. Activities and concerts at the Gallivan Center could be enhanced by the close proximity to these developments.

The concept of a black box theater, if included in the project, may also have a presence on Regent Street that will strengthen this connection.

The presence of a theater entrance and marquee would enhance the connection of Regent Street to the Gallivan Center.

The theater development should enhance the visual connection of Regent Street and the Gallivan Center.

Draft for Review Through Block Connections Regent Street A mid-block connection between Main and Regent Street is a priority for this project. This pedestrian connection will contribute to the success of retail establishments on Regent Street, while also benefitting Main Street Businesses with enhanced connectivity to proximate parking.

The location of the through block path works best near the center of the 014 block and somewhat adjacent to the midblock street crossing. These ele- Urban Context ments need not be exactly on axis but the through block crossing should be visually evident and convenient to the street crossing.

The through block connection may also cross or include the service alley connection to Regent. Vehicle parking and east/west traffic should be not be planned. Occasional slow crossing of service vehicles may be considered. A pedestrian connection between Main Street and City Master Plans do not allow vehicle curb cuts in this section of Main Street. The connection from Main to the service alley should be pedes- Regent Street near mid-block is a priority trian traffic only. If the service alley is not engaged by the through block crossing, the crossing should be reserved for pedestrians. A clear line of sight should extend from Main to Regent Street for security and safety of pedestrians.

The theater development should include a through block connection between Regent Street and Main Street.

Draft for Review Characteristics of Orpheum Avenue Orpheum Avenue

Orpheum Avenue provides an important connection between State and Regent Street. A portion of the avenue has been improved with street plantings and brick pavers. The pedestrian experience on Orpheum is pleasant for this portion of the street. No commercial or retail activity exists on Orpheum. Entrance to a parking structure associated with the of- 015 fice space behind the theater façade on State Street is the most promi- Urban Context nent activity.

The Regent Street parking garage occupies air space above the Orpheum Avenue on the west portion of the block adjacent to Regent. Plum Alley intersects Orpheum under the parking structure in this area. This area forms a rather confusing circulation pattern used mainly for access to various surface parking lots and parking structures. Orpheum Avenue is an important connection be- Orpheum Avenue may provide essential circulation to the theater and Re- gent Street. The vista to Regent Street is obviously heavily impacted by tween Regent Street and State Street the Regent Street Garage. Enhancements to the garage and the axial alignment with the future facade on Regent Street present important opportunities for the improvement of Orpheum Avenue.

Planning for the theater should respect Orpheum Avenue and its future potential as a vital link between Regent Street and State Street.

Draft for Review Characteristics of Plum Alley Plum Alley

Plum Alley extends from 200 South to Orpheum Avenue. Most of the street is either covered by the Regent Street Garage or paralleled by the ramp that climbs to the first level of parking.

Historically, Plumb Alley was used as the service drive for buildings on 016 State and Regent Streets. The viability of rear access to business on Re- Urban Context gent and State have been compromised by the construction of the Regent Street Garage.

The creative enhancement of the dark and enclosed areas in the vicinity of Plum Alley, Orpheum Avenue, and Regent Street is important to the theater visitor experience. It is anticipated the many theater patrons will park in the Regent Street Garage and pass through this area after dark. This area presents opportunities for enhanced pedestrian safety and con- Plum Alley is the service alley for businesses on tributions to the arrival and departure experiences of theater patrons. State Street and Regent Street Early planning studies have recognized the importance of this area as a linkage to future developments of the theater, and mixed use high rise building planned for the corner of 100 South and Main Street.

Planning for the theater should respect Plum Alley and its future potential as a vital service corridor for development on Regent Street and State Street.

Draft for Review Existing Service Alley Service Alley

The service alley between Main Street and Regent Street extends from 200 South to the parking area behind the Deseret News Building and turns east to exit onto Regent street neat the intersection of 100 South and Regent Street. This alley is required for service to businesses on

Main Street and Regent Street. 017 Urban Context The service alley is important for existing and future businesses on both Main and Regent Streets and should be maintained. It is obvious that the development of the theater will affect the current configuration circulation for this alley. Alterations to the service alley are governed by existing agreements with business owners on Main and to a lesser extent, Re- gent Street.

Agreements are in place for the realignment and repair of the service al- The service alley provides access for businesses on ley between the RDA and adjacent building owners. The planning for the UPAC project should respect these agreements. Main Street and Regent Street

Planning for the theater should respect the need for a service alley and its future potential as a vital service corridor for development on Re- gent Street and Main Street.

Draft for Review Theater Lobby and Main Street Theater -Lobby The relationship between the Theater Lobby, Main Street and Regent Street is very important. The site has been selected by Salt Lake City to stimulate economic growth and enliven the Downtown Central Business District. This area of the City has sustained significant cycles of economic success and decline throughout the past 150 years. 018

City Creek Center has replaced ZCMI and Crossroads malls on the Urban Context blocks to the north and has provided important connections to the project block for development and street level pedestrian activity. It is envisioned that this will contribute significantly to the development of Re- gent Street and Main Street in the 100-200 South Block.

The scale of the lobby at the street level should be appropriate to Main Street and should respect the historic scale established by other structures in the vicinity. The exterior of the theater should present an architectural The Theater Lobby has an important relationship presence that provides a memorable experience for theater patrons and provides activity at the street level at times when there is a performance. with Main Street It is also important that the theater development enhance and encourage related activities that will bring economic activity to the downtown area at other times.

The idea of a downtown performing arts center is an important element to the vitality and success of Downtown. By creating a visual connection from the Theater Lobby to the cityscape, it will serve as a catalyst for shopping or dinning activities both before and after the performance. The Lobby should also be considered an important place making opportunity, and should be designed to provide elements and amenities to engage the public even when there is no performance in the theater.

The design of the theater should integrate with the design of a potential office tower at the corner of 100 South and Main Streets. Consideration should be given to a winter garden or public space as a forecourt or enhancement to the lobbies of both facilities. Consideration should also be given to making this programmable space that can host performances or events when the theater is not in use.

The Lobby is a critical element in the success and acceptance of the theater in the City. It creates the connection between the theater and to the City and should be designed to provide a memorable experience for patrons and provides activity at the street level.

Draft for Review Anticipated Pedestrian Arrival to the Theater Theater -Lobby

The Regent Street entry will have a connection to the City Creek parking facilities and the Regent Street retail, dinning and parking facilities. This entry point is important because of its physical proximity to adjacent parking structures, City Creek Center, and the Gallivan Center.

019 The Main Street entry will be the connection to downtown Salt Lake City Urban Context and its cultural core. It will also serve as the primary entry for patrons arriving on Trax or parking in other nearby facilities. Both entrances should be flexible areas that integrate the uses and activities of the Lobby with the street. The Lobby should also be considered an important place making opportunity. It should provide elements and amenities that will engage the public regardless of whether a performance is taking place in the theater. The Theater Lobby provides linkages from Main A passageway linking these two entry points may also serve as a connector to the future office building and the Regent Street parking. There Street and Regent Street should be a retail component to the space that enlivens it during the day and brings the public into the space.

The Theater Lobby provides opportunities to enhance Regent Street and Main Street and presents a significant place making opportunity. The location of existing parking and mass transit suggest linkage through the block.

Nearest Parking at Regent Street Nearest Trax Station at 50 South Main

Draft for Review Net-zero and Sustainable Design and Construction Renewable Energy and Sustainability Salt Lake City is aggressively investing in renewable energy and facility efficiencies. The City intends to include new construction projects in an initiative that uses only electrical power that comes from renewable, City based power sources. There are ample opportunities for the development of solar power generation, co-generation facilities and other sources of renewable energy within City boundaries. 020 Energy Environmentally Responsible Building Practices The City also should lead the way in other sustainable building design and construction practices. Selection of building materials, engineering of building systems, general design and construction practices, should all lead the project toward environmental responsibility from inception to completion of its life cycle.

Salt Lake City aggressively invests in renewable The UPAC project should provide electrical load and design informa- energy technologies and efficiencies tion to facilitate conformance to Salt Lake City’s stated goal of net-zero facilities. The project should also use best practices relative to environmental responsibility for design and construction.

Draft for Review

Utah Performing Arts Center Theater Considerations

The Redevelopment Agency of Salt Lake City

Note: These requirements are for features and optional elements that may or may not be included in the final building pro- 9 Exchange Place gram subject to the public engagement process, user input, Boston Building, Suite 725 and technical input from the operator and design consultants Salt Lake City, Utah 84111 and the project budget.

Draft for Review Flexible- Use Theater Theater –Use Requirement

Touring Broadway, commercial presentations and pop music concerts will be the most frequent users of the hall. These will be primarily amplified presentations. Anticipated occasional use by community users and presentations of larger classical opera and ballet will require adjustable and expandable levels of acoustic quality. Adjustable features facilitate 021 the tuning of the hall to alter the acoustic characteristics of the room for Theater those performances.

The hall should be designed so that it could provide the qualities required for annual performances of the classical presentations. The acoustic design should consider reflective surfaces, absorptive surfaces and be flexible as well. If the performance is fully amplified, curtains or soft areas need to be available at critical locations. If it’s an operatic or non- amplified instrumental performance some absorptive surfaces will need The theater is intended to be a flexible-use house to be retractable. The Long Center in Austin, Texas uses a system of retractable, adjustable curtains carefully placed to create this flexibility. to accommodate Broadway, Opera and Ballet

The hall itself will not be designed as a fully acoustic hall for symphony performances. Moveable symphony shell components will not be included in the project design.

It is very important that the theater possess an intimate feeling and creates a sense of community in the hall.

The primary design of the Hall should serve amplified touring Broad- way performances, commercial presentations, and concerts. The design should also be flexible to accommodate occasional acoustical performances.

Draft for Review Theater Lobby – quality of the Space Theater -Lobby

The character of the Theater Lobby space should contribute to the experience if designed properly. The experience includes the anticipation of a grand experience from the time the patron leaves home to the time the curtain goes up. Each step along the way should add to that. The point of entry to the theater is critical as it establishes the expectation to come. 022 The Theater Lobby then, is an additional heightening of that experience Theater with the culmination being the theater itself.

The Theater Lobby is an active waiting area to enter the Hall. The finish and quality of this space should contribute to the experience. The Theater Lobby will mark the building entry point. The activity of the Lobby will also enliven the streetscape adjacent to it. Many patrons will step outside at intermission and activity within the Lobby provides life on the street. The quality of the Theater Lobby is important to the experience Services for theater patrons should be distributed throughout the Lobby of patrons and the activation of Main Street for efficient circulation and to maximize access to concessions and other amenities. The quality of the Theater Lobby should contribute to the theater experience and should be flexible to provide for the functional requirements of all performances planned for the theater. It should also contribute to activity on Main Street.

Draft for Review Services provided in the Theater Lobby Theater -Lobby

Within the Theater Lobby, there needs to be opportunity for people to receive a variety of services and goods. Restrooms must be readily available to the patrons. They must be sized such that a high volume of people can pass through the doors in a short period of time (20 minutes). Food and other amenities need to be stationed throughout the lobby to mini- 023 mize the travel distance and time that the patron needs to wait for the Theater purchase of an item. Some food service stations should be moveable to a storage or prep area, relocated to the lobby for service and then stored once the intermission is over or restocked and replaced in a convenient location within the lobby. This will provide theater management the ability to “tune” the lobby to the performance and utilize the space for other special events or rentals.

The materials should be conducive to the experience, yet they must be The Theater Lobby provides essential services to theater durable to resist the wear and tear. Maintenance and care of the materials in the space must be considered in the finish selections. patrons-The flexibility of services is essential Food and beverage sales make a significant contribution to the economic viability of the theater. Food and beverage services should be provided in convenient locations throughout all levels of the theater lobby. Catering kitchens should also be provided adjacent to the Premium Ticket area and in one other location adjacent to the Lobby and Conces- sion Area for final plating and presentation of hot food items. Restaurant and other food service available to the public at all times will support the theater function during performance nights. Such restaurant spaces should be planned on Main and Regent Streets in conjunction with the Theatre. Flexible food an beverage service should be planned for the theater in a way that captures revenue generating opportunities..

Draft for Review Hall Theater –Hall The design of an opera house and a flexible-use hall are similar: both tend to have side boxes, two balconies, an orchestra pit and need to be well isolated from exterior noise.

Carpeting should be installed in the theater aisle only, not under the seats. Acoustic ceiling baffles or shaped panels for approximately 50% of 024 the ceiling shall be provided. Adjustable acoustic curtains at the side Theater walls and rear of the theater. Catwalks to access the acoustic ceiling drapes.

The Broadway House relies on loudspeaker systems to send mixed sound from microphones to the patrons with large speaker arrays located around the hall. Many halls do both exceedingly well. Bass Hall in Ft. Worth, Bass Hall in Austin, the Long Center in Austin, The Schuster Center in Dayton, and the River Center in Columbus, Georgia are a few examples. Theater Configuration– Hall

Ceiling in the Hall The ceiling in the Hall should be designed to serve the acoustical requirements of the multi purpose function. Architectural ceiling finishes should also be provided to enhance the beauty of the Hall when the house lights are up.

The Hall shall be configured to accommodate the flexibility of the theater function for planned performances. Adjustable systems may be required for this flexibility.

Draft for Review Stage Theater—Stage Minimum Stage Dimensions (Playing Area) The intended minimum dimensions for most touring musicals are: • SL - 40ft left of stage centerline to the nearest obstruction in the wing. Open to the grid. No fly floor/gallery above. • SR - 40 feet right of stage centerline to the nearest obstruction in

the wing. Open to the grid. No fly floor above. 025 • US/DS - 50 feet minimum from curtain line to nearest obstruction Theater on the upstage wall. That footprint is required to accommodate a modular deck, carried by most musicals, into which are incorporated cable slots, lighting, and other items specific to the show. A show deck can not be modified while the show is on tour.

Recommended Dimensions - Wing Space Wing space is critical to all attractions, especially to touring Broadway Theater Requirements-Stage shows. At least one side of the stage must have a deep wing. Clearances overhead are critical in the wings. Called out dimensions must be clear under any obstructions, including structure, pendant lighting fixtures, air ducts and sprinkler pipes. Height 30 feet clear under any obstructions, including air ducts installed under fly floors. Side A 18 feet from edge of proscenium opening to the nearest obstruction in the wing. Side B 40 feet from edge of proscenium opening to the nearest obstruction in the wing.

Rigging and Rigging Areas Straight-lift counterweight sets, spaced @ 6” on center, are preferred. Double purchase counterweight rigging is not preferred but can be used in special circumstances on a limited basis. Two locking rails are required, with one at the stage level and another at the fly floor. Standard theatrical fly floors on both sides of stage with weight loading capacity as well as facilities for under-hanging are recommended. Standard C-channel theatrical grid with open access to all blocks and the line-set head-block area is minimal. Access traps with house supplied chain motor conveyance systems are recommended together with easy z-stairs access to all rigging areas through fire stair- wells.

Draft for Review Loading Dock Theater—Loading Dock

Capacity Space required for three trucks to unload at the dock at one time. At least two dock-levelers are required. The Loading Dock area must be covered to protect against rain and snow. Provide a separate dock area for a full size dumpster which must not obstruct loading activities. Dumpster 026 must be easily accessed from the dock during normal use. Theater

Doors - Access A large acoustic loading door at the dock not just a roll up. If there are two roll up doors separated by a long corridor regular roll up doors may be sufficient. Provide roll-down doors opposite each truck location. Pro- vide a personnel door leading from the dock to the receiving area. Install stairs up to the dock from the roadbed. Provide service at the dock for power hook-ups and cable pathways (access ports and cable hooks/trays) Theater Requirements-Loading Dock for TV trucks and tour busses.

Receiving Area Beyond the direct pathways leading from the trucks to the stage provide space for sorting and temporary storage of road boxes and other freight. The Loading Dock should be enclosed and hidden from view. Loading Dock access will not be allowed on Main Street. Grading at the Loading Dock should provide flat area for a minimum of 60’ at the Loading Dock so that trailers are level and cargo does not shift during unloading and loading. Grading of the access route and turning radii for the approach of trucks must be confirmed. If this access is from Regent Street, minimal impact to future potential development must be provided. The Loading Dock capacity and configuration are very important to the profitability and success of the theater.

The Loading Dock access and configuration are important in attracting and completing agreements with touring shows and can be significant to the annual bottom-line profitability of the entire facility. The dock should be designed to easily accommodate these touring shows.

Draft for Review Acoustic Requirements for HVAC Systems Theater –HVAC and Acoustic Isolation

A presentation hall for acoustic performances needs a quieter air system, lighting, and piping than a Broadway House. Ducts are larger and the units are more remote from the hall and stage. NC 15 noise criteria is used for opera, while a less restrictive NC20 or 25 is used for Broadway

Houses. A Hall for both uses the quieter systems, and Broadway benefits. 027 Theater Low velocity supply air should enter and leave the hall to provide the most energy efficient and comfortable environment.

Over the past 10 years, contemporary theatre auditorium design has em- braced newer climate control engineering that provides maximum patron comfort while also providing very efficient energy conservation. These “micro-climate” systems require early review and design of theater air spaces such as the plenums under the seating areas and unique applica- Requirements for Heating Ventilating and Air tion of directional air cannons and “air within the seating” systems. This is worthy of serious consideration at the early design phase of the theater Conditioning and Acoustic Isolation and also engages potential for more LEED points overall.

Run-out duct velocities: 300 t0 350 fpm range for run-out duct velocities to diffusers with a minimum length of 8 to 10 feet lined duct (1” liner) downstream of balancing dampers. Main duct velocities: 500 to 700 fpm and may go as high as 1000 fpm further from the outlet. 1” duct liner for NC 25 is permitted. Duct lining at the last fifty feet of the duct run to the hall. Use round duct if possible for the acoustic space.

Mechanical system rated at NC25 on stage for amplified.

The Theater design criteria for noise from the mechanical system is NC 25.

Draft for Review Acoustic Isolation Theater –Acoustic Isolation Sound isolation from exterior sound is very important. The walls of the house and door openings should provide for isolation of exterior sound from adjacent urban environments.

The location of the theatre on Main Street in the downtown area will require special consideration so that noise associated with transportation 028 and other urban activities do not interfere with performances. The light Theater rail line passes the site on Main Street in close proximity to the theater.

Three layers of dry wall will be sufficient where the theater abuts adjacent interior space. Six inches of concrete is required on the stage house roof to eliminate rain noise. Isolate foundation and structure of the auditorium from the surrounding building by a minimum two inch air gap. Theater doors: sound lock with carpet, acoustic panels on one wall and acoustic tile ceilings at very theater door, with solid wood or hollow Requirements for Acoustic Isolation metal doors and gaskets in lieu of the acoustic doors.

The hall should be isolated from exterior noise and sound so that patrons are not distracted during a performance.

Draft for Review Theater Roof Theater –Roofscape

The roof of the theater is highly visible from medium and high rise resi- dential and office buildings in the immediate vicinity.

Investment in food and beverage service areas, covered lounges, table service areas, restrooms and separate access from the lobby create a Pre- 029 mium Ticket Experience. Additional important earned revenues and op- Theater r portunities for event rentals may not be directly associated with the at- traction on the main stage.

The roof of the theater could include an accessible roof garden/Plaza and provide a pleasing appearance from other tall buildings adjacent to the theater. The Roof of the Theater is highly visible from adjacent tall buildings

Draft for Review Purpose Black Box Theater—Concept

Black Box Theatres can be small, intimate, professional theaters in which community talent, playwrights, performers, directors and designers, can exercise, expand and test their talents while challenging their audiences. They are serious workplaces or creative factories; they are safe havens in which emerging talent can take risks. In the Black Box Theater the focus 030 is placed on the writing, the actor, and on explorations of relationships Black Box among actors and audiences.

The typical Black Box Theatre is a two-story square or rectangular room with a flat floor and 150 to 300 movable seats. Often, such theatres are intentionally devoid of architectural character with their floors, walls and ceilings painted flat black. Black curtains on traveler-tracks border the space. Catwalks extend across the entire room to provide safe access to the scenery and sound and lighting equipment installed there. A Black Box Theater may be considered in the

A proscenium or end stage seating format is rarely used. Seating is often Utah Performing Arts Center arranged on three or four sides of a central stage. Many have fixed seating arrangements but many others use loose chairs to allow unlimited options for seating arrangements.

Kinds and Frequency of Use An annual schedule of room use would reveal that performances are the least frequently scheduled activities in the theatre. Acting rehearsals, dance classes, music, crew calls, meetings with multi-media use, and social gatherings are also commonly scheduled.

Utah Performing Arts Center could include a multi-purpose black box type theatre, but the overall investment and impact to the goals of the artistic community and the operations cost need further study and consideration.

Draft for Review Black Box Theatre—Features Black Box Theater—Features

Frequent changeovers from one activity to another must be expected. If included in the project, a black box theater should be designed and equipped to facilitate rapid adjustments of format. Ample immediate adjacent storage is required to accommodate the variety of furnishings and equipment that associate with one use or another. 031 Black Box A system of telescoping seating risers with integral seats must be provided to serve events for which a conventional end stage set-up is required. Such seating can be set in place quickly with little labor and is easily removed to restore the room to its usual open arrangement.

Gallery A gallery on four sides of the room for tech support and/or public access should be considered. A system of overhead catwalks to provide rapid Black Box Theater and safe access to lighting and rigging should also be considered.

Resilient wood flooring Resilient flooring is required across the entire room

Draft for Review Premium Ticket Amenities Theater –Premium Ticket Space Space should be created adjacent to the Theater Lobby for a special function and Premium Ticket Room. This would include exclusive access and more private amenities for those willing to purchase access to these functions as part of a ticket increase or in recognition of a major contribution to the Performing Arts Center.

032 Functions associated with this space would include private restroom fa- Theater cilities, exclusive bar, concession services, possible catered food and snacks. Observations from other site visits suggest that the space is most useful if it is associated with the Orchestra Level or Loge Level of seating. When the distance from the best seating is too great, patrons do not utilize the space. Access from the Lobby is very important during performances but is not a requirement for the non performance function of the space. Premium Ticket Room Accommodations at Intermissions It is important to offer a private intermission space to premium ticketholders. This private area or room must be limited to use by premium ticket holders. The premium ticket-holders space must be easily accessible from premium seat locations and must cater to all of the needs of its patrons during and before intermissions. • Toilets • Refreshments • Wet Bar • Coat Room • Lounge Area • Catering Kitchen • Merchandise Sales • Easy access back to seating locations • Special parking privileges

This space would also be available for functions at times when the theater is dark. These spaces and functions would be available for lease for receptions, awards, corporate functions and other uses.

The Theater should include a space reserved for Premium Ticket holders that would serve multiple functions when the theater is dark.

Draft for Review Pre-function Event Space Theater –Pre-function Space Additional operating revenue can be generated by providing pre-function space for social gatherings before performances. Such pre-function events require a private or semi-private area reserved for the purpose. Ticketholders attending pre-function parties are admitted an hour or so before the house is opened and remain there during the walk-in, usually the last half-hour before curtain time. 033 Theater Pre-function space must be situated inside or within easy reach of the main lobby. Floor area must be programmed at +- 9sf per person for this use but the space can be carved out of a segment of the main lobby provided it can be situated out of the path of patrons arriving during the walk-in. The following amenities should be provided: • Toilets • Refreshments • Wet Bar Pre-function Event Space • Catering Kitchen

It must be recognized that catered events of all kinds provide an increas- ingly important segment of the earned income of many performing arts centers. Often, the amount of income earned is directly proportional to the ability of the lobby areas to accommodate such uses. Catering kitchens are often removed from theater programming to reduce initial construction cost. The Main lobby and other public spaces must be designed in anticipation of social gatherings unrelated to performances that will be held there. These events are often catered.

A pre- function space should be included in the design of the theater to maximize revenue and provide additional flexible event space.

Draft for Review Orchestra Pit Theater –Orchestra Pit Requirements for the Orchestra pit for travelling Broadway performances rarely exceeds 30 musicians. Sound is mainly electronically controlled through computer control systems and therefore the pit has sound soak- ing materials on most surfaces.

Wheelchair Access 034 An orchestra pit must be wheelchair accessible. Accommodating wheel- Orchestra pit chairs adds complexity and so the problem must be addressed from the outset.

Access to the Pit Consideration should be given for least one entry door to the pit near the mid-point. Access through doors at opposite ends of the pit only can often be difficult. Orchestra Pit Orchestra Pit Lift A pit lift will be used to transport freight from the stage down to a storage room beside the pit. Place storage rooms at the level of the basement floor, with door and ceiling height to roll items off the lift at the same level in consideration of touring Broadway electronic equipment located in the pit. This basement storage area is used for music stands, musician’s chairs, and perhaps large frequent user-owned musical instruments. Theatre chairs from the orchestra pit in-fill seating for Broadway may be stored under the theatre seating deck or under the stage while the acoustic presentation orchestra is engaged. Alternatively, in the option of no orchestra or no theatre seating on the pit, the lift can serve as an extended apron when raised to the stage level. Theater seat wagons mad a seat storage system will also be required.

Draft for Review Conclusion Conclusion In an attempt to identify Salt Lake City’s core values in relation to the Utah Performing Arts Center, many hours have been invested into workshops, interviews and discussions used to compile the information con- tained within this document. We believe the most important concepts and goals for this project have been identified at a “macro” level. This information should be used as a guide as the project moves into design and detailed planning. It should be noted that this information is intended as a guideline and is subject to some adjustment and modification as further research is completed and additional input is received. Deviation from, or changes to these guidelines should be at the express written direction of the Redevelopment Agency and Salt Lake City.

The UPAC will be an exciting addition to the downtown area of Salt Lake City. It is a significant element in Salt lake City’s vision for reinforcing and developing the downtown arts district. It is imperative that the planning, design, and construction be executed in a thoughtful and purposeful manner. We believe this document will provide a firm foundation for that process.

Draft for Review RALP H BECKER

OF FICE OFTHE MAYOR

CITY COUNCIL TRANSMITTAL

Date Received: ~ /'L of Staff Date sent to Council: ~ r2-

TO: Salt Lake City Counci l DATE: October 3, 2012 S0ren Simonsen, Chair

FROM: David Everitt, Chief of Staff Office of the Mayor

SUBJECT: New Perfonnmg Arts Center Option Prioritization

STAFF CONTACT: Helen Langan, Senior Advisor to the Mayor Ext. 6244

DOCUMENT TYPE: Resolution

RECOMMENDATION: The Administrati on reconunends the City Council adopt the attached li st of pri oritized optional elements fo r the UPAC project.

BUDGET IMPACT: None at thi s time

INTRODUCTION:

In the original Utah Performing Arts Center feasibility study, whi ch was created by GTS in 2010 to guide the City'S decision making on the proj ect, a list of additional options that could be successfully integrated within the project were included in the repoft.

GTS in programming the UPAC has recommended the inclusion of as many of these additional features as possible - because other successful theaters across the country that have been models for thi s development, successfu ll y utilize similar options. Because thi s project has a finite budget, the Administration is seeking the Council 's endorsement of the attached li st of prioritized opti ons. Please note, it is tbe Administration's goal to include as many of these elements as possible in the final design of the project and we will know more about how many of these features will ultimately be funded as we go through the design and budgeting process in the months to come.

451 SOUTH STATE mEET, ROOM 306 P.O. BOX 145474, SALT LAKE CITY, UTAH 84114 ·5474 TELfPHONE: 801-535-7704 FAX: 801·535·6331 www.slcgOll.com ® .«"' ...... Please also note that the Administration’s suggested priority list is in response to the need to get this document to the Council for their consideration of principles we are thinking about at this stage of their review, BUT as we go through the public engagement process and our review with the Council, we’ll be prepared to modify these recommendations.

Also, now that Salt Lake County is formally on board as a partner on this project and as a minority-owner and operator of the facility, we have begun working with them to evolve the approach to decision making to an even more inclusive, collaborative, consensus driven style that includes our new partners at Salt Lake County in a meaningful way with regards to key theater decisions.

By the end of the year, the Administration will report back to the Council on what items from the prioritized list have or have not made it into the project, in the event that any of these options don’t make it into the final UPAC budget.

BACKGROUND/DISCUSSION:

GTS developed this list of options in consultation with numerous members of the arts and business community during the research phase, completed as part of the feasibility study for the UPAC.

Since the completion of the feasibility study, these optional features have been the subject of extensive discussion with the community and the City in numerous formal and informal settings. More specifically, the City’s UPAC team incorporated consideration of these elements into the earliest stages of the UPAC public engagement process, so that the community feedback could help inform the prioritization. In fact, during the first public workshop, these options were discussed with more than 100 community representatives over two days. The emerging themes and suggestions from the first public workshop were the basis for much of the Administration’s recommended prioritization of these optional features. A detailed report on the first public workshop is included in the appendix.

The City Council subcommittee working on the UPAC has also been asked to give feedback on these optional elements at various stages of the project over the past two years.

In order to keep the project on schedule and on budget, early direction must be given to the architects as they begin design work, which is why the Council is being asked to approve this list of recommended priorities at this time. As previously stated, the Administration’s goal is to include as many of these options in the final project as possible. The original list of optional elements in the 2010 GTS report included the following items:

- Mid-Block Walkway - Black Box Theater

- Roof Terrace - Additional Rehearsal & Support Space for Local Arts Groups - Banquet Facility - Regent Street Retail - Regent Street Improvements - Venue Impact Mitigation – DONE – Addressed in County Operating Agreement - Operating Reserve/Working Capital – DONE – Addressed in County Operating Agreement

As noted above, two of the items from the original list have already been addressed in a different way through the agreement that has been reached with Salt Lake County which will allow the Salt Lake County Center for the Arts to be the theater operator.

UPAC Project Goals and Success Criteria:

Based on feedback from the RDA Board, the project team along with the County and City staff formulated the following list of 11 criteria for success in order to help guide the project forward towards common goals. These criteria have driven much of the discussions and will inform the design process along with the Owners Requirement Document (ORD), which will be reviewed and potentially adopted by the RDA Board this month.

1. Create a state-of-the-art performing arts venue capable of attracting first-run touring Broadway productions.

2. Activate Main Street and Regent Street during both the day and evening hours with a rich programmatic mix of activities and uses.

3. Create an operationally self-supporting 2500 seat performing arts venue, mixed use and civic development that creates an exciting regional, downtown destination.

4. Leverage the economic impact of 222 S. Main and the New City Creek development to benefit the revitalization of Main Street and Regent Street.

5. Enhance the Salt Lake City, Salt Lake County and Utah image as a sophisticated, vibrant and exciting place to live work and play.

6. Introduce new and broader audiences to the downtown cultural core.

7. Create date availability at the new theater and existing venues for entertainment and cultural engagement not currently in the marketplace.

8. Provide robust civic engagement in the design and development process.

9. Create an operational structure that will prioritize activity within and around the building and other existing downtown arts venues to the highest extent possible.

10. Design and construct the project at an acceptable quality, delivered on time and on budget.

11. Design and construct the project to be phased with the office tower to follow later, with the possibility of a usable temporary plaza on the corner.

Prioritized Optional Elements for the UPAC

Please note the architects may be able to combine some of the spaces listed below in the design, in order to make them more active, usable, and affordable, and allow the project to complete more items on this list – this concept of multi-purpose spaces was also a theme that received positive feedback during the first public workshop.

Also, priority has been given to elements of the project which must be designed within the main theater structure, so that if the budget is limited and elements outside of the building are not funded by the UPAC project budget itself, the City may still maintain the option of funding them through other revenue sources. We have used this distinction as a primary divider between Tier 1 and Tier 2 priorities. If we have funding limitations for some of the options, we may be able to address these items by phasing them over time or adding them as funds are identified to complete them. Completing the basic theater within the budget available and achieving quality elements that will insure success should be the first priority when considering prioritization of elements.

If circumstances arise that cause us to reprioritize this list, the Administration will return to the City Council for another look at prioritization.

Tier 1 - Priorities and Benefits

1. Black Box Theater a. Community use for small arts groups b. Requested as high priority by local arts community c. Allows for increased audience development opportunities d. May be designed into basic theater design depending on design development 2. Rehearsal Space a. Requested by local arts community b. Could also be used by touring shows c. Would be incorporated into basic theater design 3. Banquet Facilities/Meeting Room a. Potential revenue generator for theater, helping enhance theater profitability

b. Community use for businesses and organizations c. Would need to be incorporated into basic theater design 4. Roof Terrace a. Could produce revenue as a rental space, contributing to theater profitability b. Nice green space amenity we don’t have in this part of downtown c. Could earn LEED points for building if combined with a green roof 5. Winter Garden a. Could be a nice amenity and public space – an indoor/outdoor plaza b. Offers a great opportunity to have a true multi use space and day and night activity generator c. Contingent upon cooperation and probably participation with office tower developer d. Significant amenity to the office tower development

Tier 2 Priorities and Benefits

6. Mid-Block Walkway a. Reinforces Downtown master plan b. Reinforces City walkability goals c. Connects parking on Regent street to other arts venues in the Downtown Cultural Core d. Connects potential Regent street retail/other uses to activity and public transit on Main Street e. Creates connections to other arts venues 7. Regent Street Improvements a. Generated excitement from community during public workshops b. Could be phased later as funds are available 8. Regent Street Retail a. Advances downtown vitality and economic development goals of UPAC b. Could be designed for early but phased out when funds are available

We look forward to working with the City Council, Salt Lake County, and the public as we proceed with UPAC Theater design in the coming months.

Appendix

1. Resolution 2. UPAC Workshop 1 Feedback Summary Report

RESOLUTION NO. 2012

(Approving the List of Prioritized Optional Elements for the Utah Performing Arts Center)

WHEREAS, the City, in partnership with Salt Lake County, is working to create a state of the art performing arts venue capable of attracting first run touring Broadway productions; and

WHEREAS, the City and County seek to create a successful operationally, self supporting 2,500 seat performing arts venue, together with a mixed use and civic development that creates an exciting regional downtown destination; and

WHEREAS, in addition to creating this performing arts center ("UPAC"), the City has identified various other goals for this portion of the downtown area that would be enhanced by the development of the UPAC; and

WHEREAS, the UPAC feasibility study was created to guide the City decision making on this project, and included a list of additional options that could be successfully integrated within the project, subject to available fund.ing; and

WHEREAS, in order to keep the project on schedule and on budget, direction must be given to the architects as they begin design work on the project so that the prioritized design elements can be incorporated into the project; and

WHEREAS, the City Council has now reviewed the proposed prioritized optional elements for the UPAC and is desirous to give appropriate guidance to the Administration and to the architects for the future development of this project.

NOW, THEREFORE, be it resolved by the City Council of Salt Lake City, Utah, as follows:

1. The prioritized optional elements for the UPAC, attached hereto, shall be and hereby is

approved with the priority li sted. 2. The Administration is encouraged to use its best efforts to maximize the number of

optional design elements that may be incorporated into the proj ect, within the limitations

of availab le funding.

3. If circumstances arise that cause a significant reprioritization of this list, the

Administration is requested to return to the City Council for further discussion of this

Issue.

Passed by the City Council of Salt Lake City, Utah, this day of ______

2012.

SALT LAKE CITY COUNCIL

By~~~~~ ______CHAIRPERSON

ATTEST:

CITY RECORDER

/.PPROV!:.D AS TO FORM Snit Lake Cit)' Attorney'!; Office Onl. !p_s-/Z-/}

at~'---F 71 'k----- Tier I - Priorities and Benefits

I. Black Box Theater a. Community use for small arts groups b. Requested as high priority by local arts community c. Allows for increased audience development opportuniti es d. May be designed into original theater building depending on design development 2. Rehearsal Space a. Req uested by local al1s com munity b. Could also be used by touring shows c. Would be incorporated into original theater development 3. Banquet Facilities/Meeting Room a. Potential revenue generator for theater, helping en hance th eater profitability b. Com munity use for businesses and organizations c. Wou ld need to be incorporated into basic theater design 4. Roof Terrace a. Could produce revenue as a rental space, contributing to theater profitability b. Nice green space amenity we don't have in this part of downtown c. Could earn LEED points for building if combined with a green roof 5. Winter Garden a. Could be a nice amenity and publi c space - an indoor/outdoor plaza . b. Offers a great opportunity to have a true mu lti use space and day and ni ght activity generator c. Contingent upon cooperation and probably participation with offi ce tower developer d. Significant amenity to the office tower development '

Tier 2 Priorities and Benefits

6. Mid-Block Walkway a. Reinforces Downtown master plan b. Rein fo rces City walkab ility goals c. Connects parking on Regent street to other arts venues in the Downtown Cultural Core d. Connects potential Regent street reta il/other uses to activity and public transit on Main Street e. Creates connections to other arts venues 7. Regent Street Improvements a. Generated exc itement from comm unity during public workshops b. Could be phased later as funds are available 8. Regent Street Retail a. Advances downtown vitality and economi c development goals of UPAC b. Could be designed for earl y but phased out when funds are available Appendix

Workshop #1: Emerging Themes

Workshop #1: Verbatim Comments Emerging Themes From Workshop #1

Black Box Explore if the area could support more than one black box, be creative in the design to ensure its multi use, multi-purpose capacity and combine it with a larger space that could be used for other functions banquets, receptions and parties. The black box could create an indoor/outdoor interface and bring activity out to the street.

Green Roof Terrace Incorporate a green roof terrace with connectivity to the office tower roof that entices the public with a restaurant and bar, music, kid's area and outstanding views. The terrace would need to have access starting at ground level.

Winter Garden An inviting, dynamic winter garden that serves as a lobby, walkway between Main Street and Regent Street, and expands the use of the building with day-time and night-time activities and always accessible is desired. The Winter Garden could include retail and gallery space as well as a coffee shop.

Character of building • The building is translucent, transparent, porous, inviting, interactive, glowing, bright, clean, elegant, "Human Scale Vibe", intimate, not boxy, a nucleus for cultural area, no back side, memorable piece of architecture, icon and landmark. • There should be no back side to the building and all facades need to be considered. • There is connectivity between Main Street to Regent Street through the building with lobby space in front and back. • The building has a commanding entrance with a "tasteful" marquee on the building corner @ 100 South and Main so it is seen from all four directions. • The historic fabric should be respected by building on the past and using historic elements and salvaging architectural features.

Regent Street Activation • Regent Street could be a vibrant, creative, and animated but also intimate space that ties into the Utah Performing Arts Center (a "private access" feel) with welcome entryways from all directions inviting the public to venture further. • During the day-time, Regent Street is authentically local with a cafe and an art focus; in the evening it an intimate "theatrical "backstage", a post show place for indulgence and a bit of debauchery that connects to the past but is always changing-offering something new in a smaller separate social neighborhood feel that is branded with the New Performing Arts Center look and feel. It is a gathering place with food, drink outdoor "unfenced" seating that is open late for frequenting after shows, with music, a performing arts ticket office, art making and street performers. • Focusing Regent Street on the pedestrian; closing access to vehicle traffic at specific times is desired. However, the conflicts with the parking garage and staging/loading need to be addressed to encourage street level activity. • Regent Street retail could be local, small mixed use retail on both sides of the street. There is a concern that the retail must be visible and marketable. • Creating a sense of entry on Regent Street with visible entry points that invite people in is important. • Having good lighting on Regent Street is important and will add a sense of safety.

Main Street Activation • Main Street is the "public" access, is visibly stimulating and "porous" with Regent Street. • The focus should be on Main Street with minimal investment in Regent Street. • Sidewalk activity can be increased with restaurants that have outdoor seating and retail. • Drop-off area for theater goers needs to be carefully planned with a wide sidewalk. • The connectivity to Regent Street could be a mid-block walkway or through the winter garden or both.

Midblock walkway Connecting Regent Street and Main Street for parking, access and retail was discussed. Creating a mid block crossing and using the winter garden lobby were raised as possibilities. The idea of a Regent Street pocket park becoming a focal point at mid-block walkway was suggested.

Connectivity!Activity The theater should be designed with respect for adjacent buildings while having multiple uses. Interesting, fun and inviting streetscape is encouraged including possible glass wall on east side, green walls, softer lighting, street performances, interactive, tactile.

Transportation Public access must be easy, traffic flow fluid, and off-street parking for bikes, cars and trucks staging and loading straightforward. Foot traffic should be encouraged. Options for theatre drop-off locations for taxis and seniors should be explored. Public transit should be promoted.

Challenges The theater should include soundproof rooms for crying kids where they can see and hear (but not be heard). Parking access issues with street level activity on Regent Street will need to be resolved. Open and public spaces will need to be controlled for transient population. Verbatim Comments From Workshop #1

Social Places + Cultural Spaces 2012-09-19

Gallery/Retail

Make it a combination black box/rehearsal/retail space

Should be visible inside to outside, outside to inside

Block Box

Need more than one. Second black box too.

Multiple black box spaces. Wagner is always booked to the max.

Need as much black box space as possible

Black box on 20d floor visible to community

Black box absolutely required - Readings, classes, rehearsal space

Can they be integrated in buildings/design if not programming?

Rehearsal space needs to be in addition to black box

Need a lot of banquet and party space- explore combining with bl~ck box/banquet space

Black box for community performances, used for other functions too.

Black box - sense of celebration and what we have to offer locally

IIBlack" will limit functions, make this an attractive room

Putting black box next to theatre and lobby with ease flow

Black box for local artists will activate Regent St.

Banquet space included

Banquet/black box on side of building - needs easy loading into spaces

Black box rehearsal should be part of vibrant SLC community.

Important to arts community. Less is more. Small intimate space.

Black box with transparency on Regent Street

Leave some room. Rehearsal space/black box that could be built out if we have more funding.

Black box and Winter Garden on second story and first floor for technical

Not necessarily IIblackll multi- purpose space Black box/rehearsal space will be smaller venue for local use

Black box/rehearsal are different from the rest - can they activate Regent St

Will add revenue, will help local arts organizations

Denver Galleria is a good example of multi-use space

This can be multi use without significant investment

For locals. Yes

Home for young/fledgling organizations within UPAC, allowing young to mix with art patrons.

Black box is essential

Give black box attention

Black box entices passerby on Main Street

Multiple - Up to 3 black boxes. One on Regent, two in PAC building

Caters to existing art community

Limit to multi use space

Winter Garden needed for black box space and for groups

Reception center spaces - revenue generator with catering attached

Create an indoor/outdoor interface. Bring black box activity out to the street

Include sculptural area/art near or in black box-rehearsal space

Green Roof Terrace

Terrace looking over Main Street

Love roof top terrace

Looking over Main and Regent SI.

Green RoofTerrace will be a "Revenue Making RoofTerrace"

Good opportunity to see downtown from top

Roof garden open to office tower roof top too

Rooftop terrace, intimate space with bar and restaurant drink wine, summer nights

Develop activity to attract people to the roof garden

Kid's area on roof top garden Good music on roof top

Roof terrace views

More opportunities to see musicians on roof

Roof terrace would need to have access starting at ground level

I like the roof top terrace, new vision - penetration aspect

Retail Gallery

Don't need retail as part of theatre, o.k. on Regent St.

Regent Street

Create an entrance feeling onto Regent from all directions. i.e.: 100 South, 200 South, Drpheium.

Vibrant. Major focus

Regent St holds much more potential and promise

Entry points are important, invite people in.

European feel

Tie to UPAC

Focus on Regent

Group gathering space at Regent St. UPAC "front door"

Ticket office @ Regent St. with open space including all SLC ticket venue sales

Connect to Main St.

Theatrical "Backstage" feel

Relate to college going into Tribune Bldg.

Place for indulgence - connect to past

Bring cultural history back - this used to be China Town at some point in the past.

Draw from current and past cultural ethnicity of SLC

Create a sense of entry on Regent St. Entry points are important for inviting people in.

Create welcome entryways on Regent Street

Arch- Call out Regent St. w/overt visual tie in

Give a reason to walk down Regent St. Part-time street closures due to need for parking garage access

Grown up spaces on Regent Street

Bring back a bit of debauchery

Regent needs creativity, animation, and interesting landscaping.

Pavers and banners

Regent always changes - always new. changing banners etc.

Smaller neighborhood feel

Bars, food, drink, tapas that are open late on Regent St. so people can congregate after show on Regent St.

Regent St as "Night Time Street" wine, desert, post show events

Summer time dining

Retail @ Regent St. parking garage

Music, place to hang out late on Regent St.

Regent is separate social place

Regent Street adult oriented, bars, outdoor seating

Balconies, spaces above Regent, creation oltwo tiers offun and revelry

Regent St - 2nd story balcony wlretail to observe sidewalk and people below.

Retail and cafes

Galleries and boutiques

Regent wlopen space, cale, and lights at night

In favor oltemporarily blocking Regent lor ped activity

Can it be completely pedestrian only?

Ped only

Can it be closed at times?

Walking culture- tie Gallivan into Regent

Walking connections Irom Gallivan to UPAC. Establish walking culture from UPAC to Gallivan Festivals at Gallivan will connect to UPAC through Regent

Local retail like 300 South

Enliven the corners of Regent Street

Fun/Inviting streetscape

Close off Regent Street

Closed off Regent with restaurants

Art making and public art space and performance space

Retail on both sides of Regent. Glass wall on east side

Green walls on Regent. If any street trees, they need to be columnar

In between spaces should have economic programming

Creative essence on Regent Street needs to evolve.

Needs to be authentic SLC, not City Creek. local, local, local. Intimate. Eateries. Galleries.

Intimate/private

Local retail, local restaurants, like 300 South, but not as quirky

Like Beer Hive and Martine.

Let demand determine Regent Street development

Retail on both sides

Food on Regent Street is important

Combine festivals on Regent Street and Gallivan

Mix uses. i.e.: 300 5./300 East

I like Regent St. Connection spaces can be informal

Lighting- take a look at archival photo's for lighting

Physical changes include: lights, paving, and NO sidewalks

Lighting should be softer, not harsh white light. More yellow/mellow

Needs good creative lighting

For some lighting will add to sense of safety on Regent Street. Lighting at night coordinated with shows and holidays

Continue street light scheme from City Creek onto Regent Street

Good lighting

Make Regent Street more inviting with a demonstrated style to bring it all together.

How can Regent St. augment the vision of Main Street?

Ticket office possibly on Regent Street

Sky bridge over Regent St. so you can check out the view

Program and effective use of spaces on Regent St.

Closing access to vehicle traffic on Regent during specific times

Break Regent into functional units and into multi-use street Le.: loading, eating, retail, peds, local shops

Minimal investment on Regent, but don't preclude anything.

Regent 51. can happen with or without other elements

How does re-defined Regent St. influence the future of block development?

Make Regent 51. loading feel less alley-like.

Maintenance Lighting Controlled access Openness to east Screened loading dock Dock could be an art space Branded loading docks - Celebrate the area Regent Loading Dock Snow scheduling Make loading dock be part of Regent SI. character Stage elevation? Look at basement opportunities for storage

Change name of Regent 51. to Transforming Street

Winter Garden

Winter Garden expands use of building. Creates social component.

Negative is that public place sometimes interrupts theater performance Narrow space to work with. Should be walkway to guide people to PAC and nearby options.

Winter Garden is both an alley and a lobby

Go through whole building Main to Regent

New and unique and therefore important

Winter Garden is both internal and external

An activation opportunity

Winter Garden nice idea

Winter Garden is mid-block walkway that extends into office tower, have music here too

Winter Garden is mid-block walkway -front of lobby

Restaurant and gallery in this area may be wasted space because this happens on Main St. right now

Use Winter Garden for retail and gallery

Make this always accessible. Make sure it's inviting

Create a dynamic Winter Garden lobby area. This is a public area and can connect to Roof Garden.

People are interested in Abravanel Hall lobby~ but can't get in because it is closed. Idea of Winter Garden makes building interesting, alive and inviting.

Winter Garden may help attract patrons. People can see the PAC without having to buy a ticket, may become intrigued and want to attend in the future.

Winter Garden should be a public available lobby

Atrium access needs controlled hours

Winter Garden needs restaurant

Feels like we are trying to do too much. PAC comes first.

Office tower can help drive activity to Winter Garden

Lobby area facing Main, has to be enticing to draw in people/drive traffic

Seen as a walkway. Only one walkway needed.

This will help

Make it a living space 24/7 with year round activity

Walkway option

Retailer + Customer needs natural reason to be there. SLC library has trouble filling it's shops. Lobbies become alive with walkways

Gathering space, good flow of activity.

Coffee shop and gallery space is important here.

Theatre needs this to attract other type of activity, such as bar, and restaurants.

This is a great opportunity to create a building where people can just explore.

Don't design a building with a wedding and banquet focus

We have a public space unless doors are locked

Main Street

Focus on Main Street} minimal investment on Regent Street.

Visually stimulating

Outdoor eating on Main

Outdoor seating dining - lunch

Main St. gallery- extension of high-end retail from City Creek

Main and Regent need to be porous

Main Street public vs. Regent private/intimate

Connection to Regent w/Winter Garden or mid-block walk

Theatre drop off on Main st. (wide sidewalk)

Mid-Block Walkway

Connect Regent and Main st. with mid-block crossing

Regent pocket park - focal point at mid-block walkway

Alley connector between FEDEX and Walker Bldg. to Main and Regent. Clean up the alley and make it photo worthy

Mid-block with a node of active pocket park

What are the options? A plaza space?

How to tie in west/east. Literally or figuratively

Mid-block walkway will help Regent garage parking

Line up w/crosswalk on Main 5 Years From Now... Character - Building Feels Like

Commanding entrance with a sense of arrival for PAC

PAC needs to be an iconic landmark of Salt Lake City. To be kept for many years.

Translucent, porous, permeable, inviting

Building will have a glow, bright. When people approach they will know where they are

Lantern at night - different feel at night

Building will speak for itself

Design grows out of the place

Demonstrate a new architectural fit withe community and region. Clean and elegant

If Human Scale Vi be"

connectivity to urban context

Intimate factor is critical, less conventioneers- more local

Is a more sculptural object building

Don't go boxy

Continuity of facades is important

Would not want building to be "Look at Me" Contextual and humility

Contextual, transparent, porous

Shared lobby a "good idea" interface with tower,

Walk through lobby for public uses

Events and banquets as part of lobby

Place for public to interface with artists after show

Splashy lobby as an entrance on Main Street

Defined entrance with walkway

Planetarium like lobby, front and component to drive (people) traffic

Nucleus for cultural area

NO back side - all facades need to be considered Shape entrance to bldg. on Main Street

Plenty of bathrooms!

Doors for easy accessibility to cafe and gift shop

Stage door location/exposure is important

Kitchen area needed

Tie in to local community with art/design of building and public lobby

Promote as center of culture

Include smaller moments vs. big box

Tower lobby connection to theatre lobby

Too permanent of structures detract from traveling companies

Good Examples: (Mitch, I think this is your table - what are these good examples of?)

East 4'" Street - Cleveland

Maiden lane, San Francisco

Pearl Street, Boulder

Historic Context

Use historic elements. Salvage architectural features.

Repurpose as much as possible

Want to see historic barrel vaulted glass ceiling in Winter Garden

Historic elements like barrel vaulted stained glass will be part of the PAC walkway/gallery

Preservation of 4 story atrium bldg. on Main incorporated into lobby space. Historic feel with a modern twist

Highlight the history of the Printing Press on Regent

Incorporate seagull sculpture into project or on Regent Street

Save the seagulls

Architects should try a design putting PAC in existing historic building

Historic building will be saved

Respect historic fabric l incorporate historic elements if it makes sense The new building is modern with respect for scale of adjacent historic street front.

No historic reference in a post modern expression

Historic preservation please

Marquee

Marquee on the building corner @ 100 South and Main. [t wil[ be seen in all four directions, especially from west down 100 South to Salt Palace. Great tasteful marquee

Marquee that is great and tasteful

Marquee should face 100 South

Marquee/banners/kiosks showing for all theatre's in SLC

Development Connectivity

Any development will have respect for adjacent buildings

Should be [ike a mullet-business in front + party in back

Build a destination

Office building and PAC integrate

Mid way walk ways

Encourage foot traffic from City Creek

True Arts Center-Heart of Arts Culture.

Lobby space in front and back

Break down scale of block

Big signs along Main, not just the building is a draw.

Consider truck parking for large shows

Lower dock/lower floor as part of stage.

Loading dock for trucks at truck height

Flexibility to move materials

Add a driveway from Regent SI. for trucks and entry

Use Orpheium for loading

Loading underground Easy access for loading docks

Nice dressing rooms, no florescent lighting

Activity

Black box used by lots of company's

Want visitors and shoppers from City Creek to see Utah's performing arts

See rehearsals and performances

Sell merchandise/memorabilia

Smaller shows, comedy (Seinfeld)

Emphasize music as an activation tool

Cafe inside

Be able to see through from Main to Regent - View from City Creek

Pathways to connect all the way to Exchange Place

24/7 retail venues

Post show + daytime activity

"You don't have to go home, make a night of it!"

Windows in rehearsal area so people can watch

Street performances, interactive, tactile.

Drinks and desert near the theatre

An All Inclusive Night Out" Easy to find theatre, and places to eat, get a drink, see a show

Vitality on streets, with gaps due to theatre

Something happening on Sundays

Visually interesting Main Street

Restaurants and bars are important to drive activity. These are community gathering spaces.

Walkway that leads to Winter Garden which is on 100 South and Main as part of office tower.

A place for out of out of town visitors from around the region and world. SLC and PAC Tourism destination. The Center and area become a great weekend getaway experience.

Activate the Sidewalk Area: i.e. temporary pianos Regent St. will be a shared street

Right size of retail on Regent that is intimate

Make what is going on in the building the top priority.

Theatre offices in D-News building lower level will give us more theatre space.

Flexibility and multi-uses

City regulations like "fenced outdoor dining" NOT INVITING. This limits vibrancy.

Activity spills into the City fabric, not fenced in.

Outside patio seating on sidewalk or street

Support local business and restaurants

Pocket park. children oriented area on NE corner of Regent Street/2DD South

Art on street to entertain kids, perhaps in Winter Garden or on Roof Top Terrace

Classes for kids during the day, camps, reading corner, etc

Daytime acting and performance classes for kids

Interactive amenities that kids like. Sculptures - water fountains

Malleable art on street

Outdoor children's theatre venue

Children's' performances, as well as adults

Lighting

Signature lighting

Lighting that helps me know my way

Housing

Housing for performing artists

Housing will be part of the program

Right size local space UPAC will be successful if ....

There is national awareness of what SLC offers.

Foot traffic to Main Street restaurants

Small retail spaces along Regent and Main to encourage complexity and local uses

A catalyst to urban revitalization in our area, not a suction or vacuum, should not provide too much and be too insular

Multiuse conference space, meeting space Black Box Memorable piece of architecture Icon and landmark Connect with the past while moving forward Diversity of arts and people Accessibility

Connectivity

Way-Finding

Creativity

Lighting Sculptures Animation UPAC is a central location - catalyst UPAC is the connective tissue Build the destination and the support mechanism will come

Mixing spaces

Black box

Demographically, economically, cultivate and diversify

Transportation

Patron parking has to be a good experience getting to the theatre. Has to be accessible.

Multiple drop-off locations

Senior drop off location

Maximize transportation options.

Taxi drop off on Main

Drop off cones, taxi stations, promote TRAX.

Parking education for both downtown residents and those that come to downtown City Creek is likely parking garage

Easy parking

Shared bike parking

More parking

Do we have enough parking?

Is parking easy to get to?

Reluctant to use Regent St garage for Main St. business

Parking is bad, people don't drive on Main st.

Drop off elderly/drivers underground from tower.

Make parking feel good w/theatre and retail

Direct people with temporary/removable blockages

Bike collective. Rent and drop off bikes on Regent St. or on roof top terrace.

Traffic and pedestrians mix.

Soften visual impact of Regent St. parking garage

Street car on 100 South or 200 South.

Regent Street is for parking. Main Street is real opportunity

Covered walkway from parking garage to theatre. Make it clear that it is part of the design

No skywalk to parking

Skywalk to parking

Entry level drop off

More parking education .. Use City Creek parking as a model: Le.: "Park Here", well lit, bright garage. Perception of safety in City Creek garage. Way-finding is good at City Creek Parking

Parking signage like Portland.

Loading underneath Regent onto Orpheium? Challenges

Sound proof crying room in show like New World Symphony Hall.

Crying kids - Need soundproof room for crying kids where they can see and hear but not be heard

Resolve parking access conflicts with street level activity on Regent Street

How will traffic in/out of garage affect feel of Regent St.

Access to Orpheium is difficult.

Regent cannot be closed down because of loading needs

Transient population in Winter Garden

Will public spaces be used by the homeless?

We need to agree on concepts first

Not enough demand for retail on Regent Street