Farrar Associates of Newport has been the general contractor for the Opera House project (Newport Performing Arts Center) and is responsible for a considerable amount of work completed under phase one and funded by a 2014 state Council of the Arts Bond Referendum.
James Farrar, President of Farrar Associates, after some initial confusion on our part, responded to our questions that revolved around the construction and prospects moving forward.
According to Farrar, there has been no further construction for some eight years.
Included here is Farrar’s description and comments on the project. While the article refers to the 2014 cultural arts bond, we’ll explore that bond issue, matching funds, and expenditures associated with that bond issue in a future article.
While more than $8 million worth of work was completed, according to past projections by Performing Arts Center officials, the complete project could cost $30 million. Melissa Caldwell Quinn, Newport Performing Arts Center managing director, has said that “NPAC’s general contractor (Farrar) provided a revised construction budget estimate for the project in 2024.
This 2024 construction budget estimates that it will cost $10.1 million to complete the existing theater building and open the stage for audiences and events. This amount is in addition to the $8.4 million invested in phase one…Phase three will include completion of the annex building (new build) and the fourth-floor patron space. These spaces are part of the whole project. However, they will require additional funding and are not required to open the theater for performing and events.”
WUN: Could you elaborate on the redesign?
FARRAR: “This 2024 construction budget estimate was based on a conceptual idea to redesign the plan and program that included reducing the projects scope and its cost. We prepared a conceptual estimate that included major value engineering exercise that would exclude the roof top garden, the Annex building addition and other previous project requirements” (Farrar later explained that included items like prevailing wage and historic preservation). “These conceptual ideas, if accepted, would result in a redesign with substantial modifications to permitted plans. The revised plans would then be estimated when completed, reflecting current cost.”
FARRAR: “As requested, the following are my notes, which I trust will provide you with insight into the project and its time frames. A building permit for the project was obtained in 2016 and expanded in 2018. The permit fees exceeded $190,000. Active construction work began in 2016 and continued to approximately the end of April 2018. During this timeframe, work was executed in accordance with the owners’ cash flow. Work was stopped at the end of April 2018 due to a lack of funds.
“Work completed during the above timeframe was $4,016,686.75 (including $154,936.66 of the total $191,770.66 in permit fees). The work completed with this expenditure was the most complicated and difficult phase of the project.”
WUN: Note: The four million dollars relates only to construction costs and does not include such items as architectural fees, permits, and other design and administrative expenses. The breakdown, from both the NPAC and Rhode Island State Council on the Arts, will be included in a future article.
FARRAR: “Work completed includes, but is not limited to:
- Demolition and abatement, allowing for construction.
- Significant structural improvements, large structural steel supports reinforcing the building, including supports for proposed roof garden and buildout.
- Structural wood framing was installed reinforcing the existing structure.
- Elevator shaft was constructed for a four-story elevator.
- Sprinkler system rough infrastructure is installed.
- Sewer construction – tied to city sanitary.
- Annex building foundation.
- Masonry rear wall of stage from below grade to roof lines rebuilt.
- Stage comprised of reinforced concrete foundations with orchestra pit. This area includes a tunnel, which is below the building’s foundation, providing access from one side of the stage to the other.
- Completion of raked balcony seating and adjacent areas completed.
“The above represents major improvements we considered as phase one of the project. The successful completion of phase one positioned the project for phase two to the project to completion.
“Unfortunately, the funding for the project’s completion was not in place and work was stopped in 2018. Over the past several years, the opera house building committee has discussed options for lowering projected costs. I am not informed of definitive decisions in this regard. We do know changes to the original plans require revised architectural and engineering designs.
The phase one work from an engineering and constructability perspective was truly extraordinary, setting the project on a solid basis for completion. Temporary measures were in place when the project was stopped in 2018 to protect the building. These conditions require attention and further consideration in maintaining. We remain hopeful this will take place; with confidence I can say it was very fortunate that phase one was completed several years ago. Doing this type of heavy work in 2026 or beyond would have added considerable cost.
“Although we have not been actively involved since work stopped in 2018, we continue to offer help, recommendations, and support.”
WUN: You said a building permit was issued in 2016 and expanded in 2018. What did the initial permit cover and what was it expanded to? Was there any expiration on the 2018 permit extension?
NOTE: Quinn had responded to a similar question, stating that “the most recent Building Permit was issued in May 2018, and the scope of the work stated on the permit is ‘renovations to the building per approved plans by Building, Zoning and HDC that are here in the office.’ There is no expiration date on the permit.”
However, Newport has adopted the state Building Code, which says if work is suspended or abandoned for 180 consecutive days after it has begun, the permit expires and must be renewed or re-applied for under the current code.
Farrar provided a breakdown of permits.
- 2016 City of Newport limited demolition permit $584
- 2016 permit for limited scope of work for $35,200 installation of structural steel preparing for construction
- 2016 road closure permit $300
- 2017 City of Newport obstruction permit $750
- 2018 Permit fire department review cost $26,685
- 2018 full building permit $128,251.66
Total: $191,770.66
Newport’s Opera House has been under renovation for 25 years. It’s still not open.
