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Featured Project
The Jose Theater
The restoration of the Jose Theater has been a great journey for our firm as there is no greater reward in the construction business than taking dilapidated buildings and bringing them back to life.
This particular project has blessed us with an overwhelming sense of pride and satisfaction, as it is so beautiful, and was so challenging.
When engrossed in such complex and intense projects, you are unable to enjoy them until the work is completed and you're able to stand back, take a deep breath, and begin to look at them objectively.
-Jim Salata
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Short History of the Theatre Jose
The Jose Theater, originally named "The Theatre Jose," was the creation of David Jacks of Monterey Jack Cheese fame. The theater was originally used for vaudeville productions and opened its doors in 1904. San Jose architect Edward Binder was contracted for its design.
Over the years, the Theatre's use changed dramatically as did its physical workings. These changes began within a few years of its original construction. The fly was extended toward the east and the stage enlarged. Instead of live performances, moving pictures were introduced with a live orchestra. As vaudeville faded and moving pictures became the rage, the theatre converted completely to a film venue.
The theater began a long period of neglect after its last major remodel in 1955 according to Linda Larson Boston's year 2000 history of vaudeville and the Jose. In 1991 the Jose closed its doors and remained vacant until 1999 when local developer and Garden City Construction client/developer Jim Fox contacted our firm to begin investigating existing conditions to develop preliminary budgeting of the seismic retrofit costs.
What we Discovered……
The theater's deteriorated condition was clearly evident as we first began to explore it. It was in ghastly shape. An early era velvet curtain was still in place torn and tattered, its hand painted scrollwork barely visible. The white vinyl screen had holes from vandals and paint ball wars. Years of debris and broken equipment were strewn on the back-stage and storage rooms. Manila ropes holding the sandbags had broken and rigging was hanging from the fly at obtuse angles.
Dim shafts of light weakly penetrated backstage from broken panes of glass in a skylight above the stage that illuminated swirling streams of dust. Hundreds of tickets proclaiming a five-cent entry fee were strewn upon a back-stage mezzanine. Sagging plaster hung from areas where the roof had leaked for years in the same locations. The catacomb-like dressing rooms were littered with debris, peeling paint, and falling plaster. As you walked on the wooden floors, years of spilled sodas made it feel like fly paper. The ceiling was covered with a brown dripping nicotine stain. The ornamental cast iron seating was worn and torn. There were several cracks in the south wall extending from the footings fifty feet to the parapets. The glazing in the front windows were painted over with peeling butterscotch-tinted paint as the seventies storefronts shouted in sharp contrast to the terracotta and brick exterior……..
Amid all the neglect however, was a tremendous amount of integrity. Most of the original ceiling and its cast-plaster ornamentation were intact. The brass balcony railing and walls were in reparable condition. The tin ceiling in the lobby was in excellent condition. The terra cotta exterior could be cleaned and restored given we had found the original pieces to replicate, and early chandeliers could be restored to operable condition.
Pre-construction Services
In early 2000, Berger Detmer Architects of San Francisco were contracted by the San Jose Redevelopment Agency to take the lead on architecture and structural design along with Biggs Cardosa Associates of San Jose. Garden City Construction was hired to perform pre-construction services under the auspice of Berger Detmer. These services included; cost analysis, assisting with historic analysis, construction sequencing, constructablity, architectural and structural design input, developing hazardous abatement scopes, shoring design, and value engineering.
After several rounds of design and budgeting spanning the better part of a year, Garden City Construction was hired to perform the seismic retrofit, the restoration of the façade and marquee, and the demolition of neighboring buildings to facilitate the work.
The Seismic Retrofit Work
As the abatement and selective demolition for the retrofit ensued, parts of the original building were discovered including the orchestra pit, original moldings, stenciling, signage, lamp shades, placards, movie posters glued to the walls, sandbags, and carbon arc projectors. The most significant finds were the ornamental plaster frieze uncovered on the balcony face after removal of plaster soundproofing material, and broken pieces of the original terra cotta cresting located in the mansard attic.
The retrofit spanned approximately nine months and was completed in November 2001 within days of the original schedule. The scope of the retrofit included the removal of the south wall, which had cracks large enough to place your arm through, installation of hundreds of anchors, roof framing additions, massive concrete footings, structural steel frames, sheer walls, thousands of dowels, and gunite.
One of the work items we are most proud of was the shoring and framing system we developed along with the structural engineer that entailed the temporary support of the entire roof structure to facilitate the demolition of the 50-foot tall by 147-foot long wall constructed of un-reinforced masonry. This system also served as formwork for the new shotcrete wall. The face-brick was saved and reused to replicate the wall as a veneer hardly discernable from the original.
Restoration and Tenant Improvements
While the retrofit was in progress, the San Jose Redevelopment Agency was in negotiations with the Improv Comedy Club as the preferred tenant for the entire building. The San Jose City Council approved an agreement with Tony Baldino and the Improv Club in the fall of 2001 and in February 2002 Garden City Construction was selected as the lowest responsible bidder for the theater restoration and the tenant improvements. Those improvements included; a full service kitchen, new mechanical system, new electrical service and distribution, an elevator, sound and lighting, the restoration of interior finishes, and a period restroom core. The work was accomplished with a remarkable team of craftsmen who were highly dedicated to the success of the project and gave us their expertise in resolving restoration and other issues. The project was completed in time for the grand opening in November 2002.
In Conclusion
We are grateful to have been the contractor for the restoration of the Jose Theater and trust that you enjoyed this story and our journey. We encourage you to see the wonderful acts of the Improv Comedy Club in San Jose's architectural treasure; "The Jose Theater."
We would like to thank the following people and organizations that made this fantastic project possible.
Mr. Jim Fox of Saratoga Capitol
The San Jose Redevelopment Agency
Mr. Tony Baldino of the Impov Comedy Club
San Jose Mayor Ron Gonzales
The San Jose City Council
The San Jose Historic Landmarks Commission
The Preservation Action Council of San Jose
Mr. Jim Matteucci of the San Jose Building Department
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