Thomasville Auditorium Comprehensive Plan_Exe.pdf

making the difference

Comprehensive Facility Plan

Thomasville Municipal Auditorium City of Thomasville, Georgia

October 1, 2025

Executive Summary City of Thomasville, Georgia

Turner & Townsend Heery | Theatre Projects | 2

Executive Summary 3

Next Steps 7

Strategic Goals 8

Appendix A: Facilities Condition Assessment 9

Appendix B: Auditorium Acoustical Study 117

Appendix C: Background Documents 121

Contents

Rev Status Originator Approved Date 0 FINAL Seung Hee Kim Gena Buhler 10/01/25

City of Thomasville Municipal Building & Auditorium Turner & Townsend Heery | Theatre Projects

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As a continuation of the 2025 Market Study for the Thomasville Municipal Auditorium (Auditorium), led by Theatre Projects, the City of Thomasville engaged Turner & Townsend Heery and Theatre Projects in summer 2025 to conduct a comprehensive facility assessment and renovation planning study. This initiative aimed to address critical life safety concerns, evaluate long-term facility needs, and develop a phased renovation strategy that integrates life safety improvements and historic preservation with modernization goals and community impact.

The resulting plan provides a clear and actionable roadmap for revitalizing the Auditorium as a safe, accessible, and vibrant civic and cultural venue.

Project Background and Planning Process The Thomasville Municipal Auditorium, constructed in 1938, is a 39,000-square-foot facility with a seating capacity of 1,171, located on the upper levels of the Thomasville Municipal Building. As both a performance venue and a community gathering space, the Auditorium has long served as a cornerstone of Thomasville’s civic and cultural life. However, decades of deferred maintenance and aging infrastructure have increasingly limited its usability and introduced safety risks throughout the facility—particularly on the stage and within the audience chamber.

Theatre Projects’ market study identified several key findings:

• Strong community demand for a modernized, accessible venue,

• Clear support for a phased renovation approach,

• Opportunities to expand programming, attract touring performances, and serve a broader audience.

To realize these opportunities, the facility must first meet essential safety standards for artists, staff, and audiences. At the time of the Market Study, a rigging system inspection conducted by Georgia Stages highlighted significant life safety concerns in the stage area. Additionally, during Theatre Projects’ December 2024 site visit, several safety issues were observed—including the absence of a fire suppression system in the general assembly (audience chamber) space, despite the use of pyrotechnic elements during local performances (South Georgia Ballet’s Nutcracker production).

Turner & Townsend Heery led the project management and planning effort in collaboration with Theatre Projects and LSTN Consultants, with additional support from the Turner & Townsend Facility Conditions Assessment team.

The City convened a dedicated internal planning sub-committee to guide the next phase of work. Meeting bi-weekly, the committee meetings were facilitated by Turner & Townsend Heery team members, and included:

• Scott Chastain – City Council Member

• Mark Harmon – Chief Building Official

• Stephen Stewart – Public Works Superintendent

• Kenny Thompson – City Planner

• Fire Chief Tim Connell – Fire Chief

• Mary Patchunka-Smith – Project Manager

The City Management team—Chris White, Cheryl Sealy, and April Norton—provided strategic oversight and review throughout the process.

Project team members conducted site visits in June and July 2025 to complete detailed facility inspections. In August 2025, Project Director Gena Buhler and Vice President Jesse Frasier traveled to Thomasville to lead a City Council Discovery Tour and present preliminary findings during the City Council retreat.

Executive Summary

Photo: Turner & Townsend Heery, August 2025 City Council Retreat

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Assessment Key Findings

Facility Condition Overview The detailed Facility Conditions Assessment report (Turner & Townsend August 2025) and Acoustical Study (LSTN August 2025) are included in the report appendices.

The project team identified the following priority areas requiring attention:

• Fire & Life Safety: No sprinkler system is currently installed; the fire alarm system is outdated and beyond its expected service life.

Emergency lighting and egress systems are inadequate and at end of service life, with no aisle lights or sufficient architectural lighting in the audience chamber.

• Acoustics: The audience chamber exhibits flutter echo due to wall shape and surface quality, poor sound isolation from windows, doors, and ceiling, and uneven low-frequency distribution (audio equipment).

• Environmental Concerns: Conditions conducive to mold were observed, including water intrusion, discoloration, and damage to walls and ceilings. The City reports the presence of asbestos-containing materials, and lead-based paint is also likely present.

• Envelope: Deteriorated masonry, windows, and ornamental features were noted. Roof systems show signs of ponding and failed sealants, although the roof is currently under warranty. Annual roof inspections are not conducted.

• Interior: Water damage to plaster walls and ceilings, outdated finishes, worn carpet, tripping hazards, and ADA deficiencies in restrooms and egress routes were observed.

• Mechanical, Electrical, and Plumbing (MEP) Systems: HVAC and plumbing systems are residential-grade and outdated. Electrical panels and lighting require replacement, and immediate code-compliant repairs are necessary.

• Production Equipment: The rigging system poses life safety risks. Much of the technical equipment is at or nearing end-of-life, with some components requiring immediate replacement.

• Structural: Concerns were noted at the cornice and utility deck, along with cracks in concrete stairs and elevated slabs, which present potential falling hazards.

Phased Renovation Strategy The planning team, in collaboration with the City’s sub-committee and City Management team, developed a two-phase renovation strategy to address immediate life safety concerns while enabling long-term enhancements that support expanded use and revenue generation. Current rough-order-of-magnitude (ROM) cost estimates project a total project budget of approximately $18M (including Phase 2 cost escalations). Further ROM budget details can be found in Figure 1 (pg. 5).

Given the current condition of the facility—including significant life safety deficiencies—it is strongly recommended that operations cease until the necessary safety modifications are implemented. Continued use of the facility with knowledge of the existence of life safety issues creates potential liability for the City and poses unacceptable risks to artists, staff, community members, and audiences.

Photo: Turner & Townsend Heery, August 2025

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Phase 1: Life Safety and Deferred Maintenance (~$6.5M)

Phase 1 focuses on addressing the most urgent life safety and operational concerns to enable the safe and sustainable reopening of the Auditorium. The scope of work includes:

• ADA modifications

• Auditorium ceiling repairs

• Auditorium lighting upgrades

• Entry sequence improvements (carpet, paint)

• Exterior/façade repairs

• Facility fire alarm system replacement

• Facility MEP and structural repairs

• Fire suppression system installation

• Production equipment replacement

• Rigging system modifications and replacement

• Water intrusion remediation

Rebranding and marketing enhancements—currently planned under the 2026 Special Facilities Operations budget—will be coordinated alongside Phase 1 to support a refreshed external identity that reflects the revitalized interior.

This phase is primarily focused on life safety improvements and will allow the venue to safely host events while planning and fundraising for Phase 2 continues. Given the severity of the existing life safety deficiencies, the facility should remain closed until these critical upgrades are completed to ensure the safety of all occupants.

Phase 2: Facility Enhancements (~$11.5M)

Phase 2 focuses on expanding the facility’s functionality, improving the visitor experience, and supporting long-term operational sustainability. The scope of work includes:

• Street-level renovations and reconfiguration

• HVAC system replacement

• Additional production equipment replacement

• Next Steps

This phase builds upon the life safety improvements completed in Phase 1 and is designed to elevate the Auditorium’s performance capabilities, accessibility, revenue generation (adds additional rentable spaces) and public-facing presence. Enhancements will support broader programming opportunities, increased community engagement, and improved operational efficiency.

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Figure 1: ROM Cost Model

Source: Turner & Townsend Heery, CBRE/Turner & Townsend, Theatre Projects, LSTN

Thomasville Municipal Auditorium - ROM Preliminary Budget v1.1

Details Combined Budget Phase 1 Life Safety

Phase 2 Improvements

Construction Exterior Construction $2,047,000 $2,027,000 $20,000

Interior Construction $5,224,000 $359,000 $4,865,000

Life Safety / Fire Protection / ADA $1,615,000 $1,355,000 $260,000

Design Contingency - 5% $444,300 $187,050 $257,250 Construction Contingency - 15% $1,332,900 $561,150 $771,750 Construction Escalation (4.5%/yr.- assume 2 yrs) $463,050 $0 $463,050

Subtotal - Construction $11,126,250 $4,489,200 $6,637,050

Testing Subtotal - Testing $510,000 $230,000 $280,000

Production Equipment Rigging System $449,000 $449,000 $0 Production Equipment Auditorium $265,000 $65,000 $200,000 Loose Chairs (seating) $44,000 $44,000 $0 Flexible Event Space Equipment Allowance $2,000,000 $0 $2,000,000

Subtotal - Production Equipment $2,758,000 $558,000 $2,200,000 Signage

Subtotal - Signage $103,500 $23,500 $80,000 Professional Services

Subtotal - Professional Services $1,527,000 $562,000 $966,000

Permitting & Legal Subtotal - Permitting & Legal $80,000 $40,000 $40,000

Contingency Owner's Contingency 10% of Overall Cost $1,610,575 $590,270 $1,020,305

Subtotal - Contingency $1,610,575 $590,270 $1,020,305

Total Project Budget $17,715,325 $6,492,970 $11,223,355

Photo: Turner & Townsend Heery, August 2025

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Immediate next steps include securing authorization of funding for Phase 1 and establishing a design and construction timeline aligned with operational goals. Given the necessity of building closure, Phase 1 planning should begin promptly to meet the targeted construction window of March 1 – October 31, 2026.

Phase 2 represents a broader effort in both planning and funding and will position the Auditorium as a modernized civic and cultural asset for future generations. To ensure continuity across systems and infrastructure, full facility design (Phase 1 and 2 elements) should be incorporated into Phase 1 design efforts. This integrated approach will streamline implementation, reduce future disruptions, and support a cohesive renovation strategy across both phases.

Immediate Actions

• Phase 1 Planning Authorization: Authorization should be secured no later than September 12, 2025, with Owner’s Representation / Project Management contracts finalized by October 5, 2025.

• Pre-design mobilization tasks (to be led by Turner & Townsend Heery):

o Extension of Theatre Projects’ theatre planning consulting services o Selection and interview of architectural design team o Planning & analysis o Cash flow analysis for $6.6M Phase 1 budget o Fundraising strategy development o Water availability study (City-led) o Operational forecast

The phased approach is designed to minimize disruption and allow for scalable operations:

Figure 2: Combined Project Timeline

Source: Turner & Townsend Heery

Next Steps

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Strategic Goals

The comprehensive plan aligns with the City’s strategic priorities and community values:

• Ensure life safety and code compliance

• Preserve historic integrity

• Expand community access and programming

• Support tourism and economic impact

• Foster youth arts and education

Turner & Townsend Heery and Theatre Projects remain committed to supporting the City of Thomasville in advancing this important initiative. The Thomasville Municipal Auditorium continues to be a vital civic and cultural resource. This plan provides a clear, phased framework for preserving its historic character while addressing critical safety needs and supporting long-term operational sustainability.

Photos: Turner & Townsend Heery City of Thomasville