A11
ADMINISTRATIVE REPORT
Date: January 28, 1997
TO: Vancouver City Council
FROM: Director of Civic Theatres
SUBJECT: Asbestos Abatement - Queen Elizabeth Theatre/Vancouver
Playhouse complex.
RECOMMENDATION
THAT Council approve capital funds not to exceed $580,000, in
advance of approval of the 1997 Capital Plan Budget, for removal of
asbestos impregnated materials in the Queen Elizabeth Theatre and
Vancouver Playhouse Lobbies. Source of funds to be the 1997-1999
Capital Plan.
CITY MANAGER'S COMMENTS
The City Manager recommends approval of the foregoing.
COUNCIL POLICY
There is no policy directly related to this subject.
The 1997-1999 Capital Plan includes funding for Civic Theatres of
$850,000 which includes $500,000 for asbestos removal in the Queen
Elizabeth Theatre and $350,000 for expansion of women s washroom
facilities at the Orpheum.
PURPOSE
This report requests approval of capital funds in the amount of $390,000
for removal of asbestos-impregnated ceiling finishes from the Main and
Mezzanine Lobbies of the QET and an additional $190,000 to remove the
same kind of finishes from the Playhouse Main and Upper Lobbies.
BACKGROUND
The Queen Elizabeth Theatre was completed in 1959, the Vancouver
Playhouse in 1962. Typically for that time, many of the ceilings in the
complex were textured with a material that contains asbestos fibres.
During 1993, 1994 and 1995 cracks and bubbles began to appear in some of
ceilings, indicating delamination. In the QET upper lobby, some patches
collapsed and were cosmetically repaired. The ceilings of two dressing
rooms in the Playhouse collapsed - they were stripped and refinished.
An area of one lower lobby in the QET collapsed - it was stripped and
refinished. The ceiling of one of the star dressing rooms in the QET
collapsed and all of the others were noted to be delaminating - they
were stripped and refinished.
As a result of the progressive failure of these ceilings, a specialist
consultant was asked to advise on the situation. The analysis indicated
that deterioration of the bond between the textured asbestos-containing
layer and the plaster layer above it was underway. The upper lobby
ceiling of the QET was deemed to be the highest risk. Accordingly,
funds were allocated from Supplementary Capital and that ceiling was
removed in the summer of 1995.
DISCUSSION
Queen Elizabeth Theatre
A spontaneous collapse in a main public area of the theatre would
trigger closure of the theatre until abatement and remedial work is
completed. In such a case, liability is not limited to the cost of
abatement, disposal of carpeting and the cost of remedial finishes.
Closure of the theatre would catastrophically impact a Licensee with a
show running. Gross ticket sales for a standard 8-performance week in
the QET can exceed $1.2 million per week. Based on the 1995 upper lobby
ceiling removal, the theatre would be closed for at least 3 weeks, even
working around the clock.
The Main and Mezzanine Lobbies are the most critical areas as all
entrances to the auditorium open off these lobby areas. There are
asbestos ceilings also in the Lower East and West Lobbies, but these
areas are relatively self-contained and we believe that a collapse there
could be contained without closing the theatre. Similarly, there is one
remaining backstage room, the QET Rehearsal Hall, with an asbestos
ceiling; this room can also be separately contained.
The extent of the areas affected (12,500 sq. Ft.) and the height of many
of the ceilings will require closing the theatre for an estimated period
of 6 weeks, based on no scheduled overtime. There is time in the coming
summer to complete the removal of the designated textured ceilings
without impacting theatre bookings and without incurring premium labour
rates. Advance bookings for 1998 and subsequent years may not offer
such an opportunity for closure.
Vancouver Playhouse
Although the Capital Planning Team did not recommend the Playhouse
Theatre project as part of the 1997-1999 Plan, the consultant advises
that we should be equally concerned about spontaneous collapse of
asbestos-containing ceiling finishes there and he has encouraged us to
include the Playhouse in this application. The Playhouse has a number
of areas with asbestos textured ceilings; the Main and Upper Lobbies,
the Recital Hall and Green Room and all but two of the Dressing Rooms.
As with the QET, only failure of the Lobby ceilings (6,000 sq. Ft.)
would cause closure of the theatre. The other rooms can all be
contained.
Project Timing
The project is estimated to require 6 weeks for removal and remedial
work which is available in the QET from June 2 to July 20, 1997 and from
July 7 in the Playhouse.
FINANCIAL IMPACTS
QET Main and Mezzanine Lobbies; removal and
remedial work where necessary including
electrical, mechanical and life-safety systems: $390,000
Playhouse Main and Upper Lobbies: $190,000
TOTAL for both: $580,000
Although there are always unknowns involved in renovations, we believe
these estimates allow adequate contingency and are conservative. To the
extent that the final cost exceeds the $500,000 budgeted in the Capital
Plan, it is recommended to fund the excess from the $350,000 budgeted
for the Orpheum washroom expansion.
CONCLUSION
Capital funds are requested, in advance of budget approval, to remove
delaminating asbestos-impregnated lobby ceiling finishes in the Queen
Elizabeth Theatre/Vancouver Playhouse complex. The time needed is
available in June and July 1997, without impacting bookings. Estimated
cost of the project is: QET - $390,000; Playhouse - $190,000.
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