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Frank Theatres Dispute Preservationist's Claims

Tourism | Thu, 10/15/2009 - 2:20 pm | Read 2053 | Commented 21 | Emailed 5
Tags: Beach Theatre, cape may, demolition, Frank Theatres

By Jack Fichter

CAPE MAY – Bruce Frank, president and CEO of Frank Theatres, the owner of the soon to be demolished Beach Theatre here on Beach Avenue, disputes facts presented to Cape May’s Planning Board this week by those trying to save the 50 year old theater.

Franks said after demolition, the Beach Theatre’s lobby and items such as the leaded glass over the doorways will remain and be restored. He said a presentation to the Planning Board contained a number of errors.

Frank said the front of the building will remain including all the shops and even the theater marquee. He said the front of the building has significant deterioration in the granite bases under the windows which will be restored to original condition.
The claim the Beach Theatre is the last movie theater at the shore built into a row of shops is completely untrue, said Franks. He said Frank Theatres owns theaters in Stone Harbor and Ocean City that also have stores in the front.

“They are testifying to things that are inaccurate,” said Franks. “People should understand what we are doing, we are saving a piece of history in that you are saving the front of that building and making it part of something that’s much more beautiful.”

He said the theater is an old building that contains asbestos.

“Even if we were to keep a theater on the property, we would still tear that down,” said Franks.

He said the design of the roof prevents installing larger movie screens. Franks said they were preserving the portion of the building “that was worthy of preserving.”

The theater lobby will be part of a future condominium complex or hotel. Franks said plans for condos have not been abandoned but he did not know “what would ultimately happen.” He said Frank Theatres would do “what’s best for the building and what we think is best for the area.”

Attendance at the Beach Theatre during the past summer was dismal.

“If you saw the small amount of people that went there, it wouldn’t fill one of our complexes for one night, the whole summer’s admissions,” said Frank.

He said the Beach Theatre Foundation still owes Frank Theatres almost $50,000 in rent.

Frank said the theater section of the building would be demolished no later than the first of the year. He said asbestos removal would start in the next two weeks. The stores will continue to operate after the demolition.
There are no plans for immediate construction of a condo or hotel project. Franks said they had several years to start construction.

While the stores have free standing rear walls, a temporary wall will be constructed at the rear of the theater lobby following demolition of the theater section, he said.

Franks said people at the shore no longer support “cinema in any material manner.” Theaters in Ocean City are only marginally profitable, he said.

“The seashore theaters have gone by the wayside because there are other things to do,” said Franks.
He said people like the theater on a rainy day.

In contrast, the Frank Theatres in Rio Grande are doing well enough to merit an expansion to add four more screens before next summer. Before Christmas, projection will be converted to digital, said Frank.
In addition, Frank Theatres is negotiating with Johnny Rockets Restaurants to open a location at the site.
Johnny Rockets is an international restaurant chain that provides the food, in a nostalgic atmosphere featuring hamburgers, shakes and malts.

Frank said they approached Ritz Carlton to build a boutique hotel on the Beach Theatre site. He said that may be something that will be considered in the next couple of years.
The opening of a new convention hall across the street could interest a hotel developer, he said.

Frank said there is no rush to build on site with Frank Investments inventory of 125 commercial properties in seven states.

“Right now, the theater loses money, it would be better off as a parking lot,” said Frank. “We would make more money.”

He said it is not uncommon to tear down and replace movie theaters after 25 years of use.

Frank said his advice to the City of Cape May, had they been interested in owning the Beach Theatre, would have been to tear it down and put something modern it its place.
He said demolishing the building will save Frank Theatres money on operating losses and real estate taxes. Frank said no one tried harder to successfully operate the theater than the Beach Theatre Foundation.

Print | Email Updated 16 weeks 4 days ago

Comments (21)

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Tue, 10/27/2009 - 3:54pm - Posted by: station21chief

It is really interesting to see how two intelligent people, like Mr. Mock and Mr. Testa explain their positions in a mature and reasonable manner, while immature and ignornant persons fail to make an argument for their points.

Sun, 10/18/2009 - 5:05pm - Posted by: Vongobongo

Mr Mock, Why don't you buy the theater yourself?

Sun, 10/18/2009 - 4:49pm - Posted by: CrewChef

Last I knew Vongobongo was an active republican party leader. Why would he want Porn in Cape May.

Sun, 10/18/2009 - 4:17pm - Posted by: Bob Mock

Mr Testa's letter should be on the front page of the next edition of the Cape May Herald.
It should be required reading by every citizen of Cape May. The fact is the Beach Theater is the heart of the beach front/business district. It is a gem that needs to be preserved.
What an absolutely excellent analysis of what we all suspected.....!

Sun, 10/18/2009 - 4:08pm - Posted by: Vongobongo

Save the Theater and put put porno in there .

Sun, 10/18/2009 - 4:00pm - Posted by: J Testa

Jack Fichter’s latest online article about the impending demolition of Cape May’s historic Beach Theatre was a disservice to Herald readers.

Since 2008, I’ve served as a member of the Board of Trustees of the Beach Theatre Foundation, Inc., the not for profit corporation dedicated to saving that structure. In that role, I’m personally familiar with the BTF's efforts and its relationship with Frank Investments, the theatre’s current owner. I write this comment concerning the noted article individually and not as a spokesperson for the BTF.

Accepting that Bruce Frank is entitled to his own opinions, I was shocked by the scope of gross inaccuracies and misimpressions in the article. Two glaring ones need to be dealt with now, namely: (i) the insinuation that the BTF is some kind of rent scofflaw, and (ii) that Cape May can’t and won’t support a local cinema. These falsehoods could have been avoided by adhering to basic principles of responsible journalism—corroboration and critical analysis. By failing in that regard, Fichter created a false picture for Herald readers and effectively became a mouthpiece for the Frank Organization.

On the first point, had the reporter bothered to check his facts, he would have discovered that while Bruce Frank may claim the BTF owes additional rent, Frank is well aware his claim has been formally disputed, and that it is offset by a counterclaim from the BTF. The claim arises from the landlord’s attempt to collect certain “common area maintenance” charges, the nature and amount of which were consistently disputed by the BTF. Again, had the reporter checked his facts, he would have found out that standing against the rent claim were claims by the BTF that the landlord failed in his lease obligations at the outset to provide basic operational systems, like cooling, heating, plumbing and electrical, all of which required large expenditures by the BTF to make the Beach Theatre operational for the 2008 season. Full documentation exists to support the BTF’s position, and Bruce Frank was aware of that. Jack Fichter chose to remain blissfully ignorant.

The truth is that the BTF not only made capital expenditures neglected by the landlord (and required by the lease), but it also paid its rent for an original 12 month lease term, paid its rent for a six month extension of the lease ($50,000 while the theater remained closed for the winter season just to keep the structure standing), and offered to renew the extended lease for the 2009 season, a proposition that was rejected by the Franks.

That brings up the second issue, Cape May’s ability and willingness to support a local cinema. Certainly, it is true that fewer people have patronized the Beach Theatre under the Franks, making it unprofitable. However, there is also an obvious reason—under the Franks, the Beach Theatre complex has become a derelict property from lack of ordinary maintenance and capital expenditure—the roof leaks, the AC fails, the heat emits noxious fumes, the electrical system collects safety citations like Cape May gives out parking tickets, the seats and curtains grow mildew, and the plumbing resembles an outhouse. Small wonder, when combined with unimaginative programming and a conscious attempt to front load other Frank properties, the Beach Theatre lost community support and became a “loser” for an organization so focused on profits and disconnected from the City’s welfare as the Franks.

The BTF applied cosmetics to the theatre and ran it for one season, 2008. Our operating results were, I understand, significantly better than the Franks—suggesting at least to me that the problem isn’t Cape May, but rather the Franks. I believe our test demonstrated that the demography of Cape May, the tourist base and full time residents can support a revitalized local cinema house that offers stimulating programming in an attractive environment. More than just projecting films, the BTF sees the theatre as the nucleus for cinema events, like film festivals, film education and live performance venues. Consistent with the revitalization of the Beach Avenue business district area symbolized by Cape May’s planned new Convention Hall across the street from the site, the Beach Theatre can have an important role as a cultural institution for the public in Cape May—as indeed it was when first constructed in 1950. Finally, the BTF is a non-profit organization and can tap into public programs, and obtain tax-deductible support for its Beach Theatre efforts from donors, as well as ticket buying patrons. The BTF doesn’t have to produce a profit for the Frank family. It can operate for the benefit of the community.

The myth that the Beach Theatre has to be a loser is being propagated by the persons most responsible for it becoming one—the Franks. While the real causes of failure do not rest on the Beach Theatre or Cape May, Fichter’s unquestioning acceptance of Bruce Frank’s assertions make it seem that way, oiling the path to an “inevitable” destruction and apartment conversion (the only project the Franks could conjure up when regrettably they got a demolition permit they would not get today).

In my view, the article was carelessly rushed to press resulting in a disservice to the Herald’s reading public.

James A. Testa
Cape May, NJ

Sun, 10/18/2009 - 11:22am - Posted by: Bob Mock

It is always interesting to listen to the opposition. When they resort to name calling and cussing you know they are running scared. Further it negates their argument.
Mr Common Sense..You are not a preservationist. Otherwise you would know the parameters for historic designations by the US Dept of the Interior. You do not have your facts straight. Mr Frank needs to present a better plan to the community than a parking lot/condos. I have not heard one word about the tax incentives and benefits of restoration of green buildings in reference to the Beach Theater for the Frank Investment Group. These incentives are for private owners that restore historic properties and should be most attractive to Mr Frank. Has anyone educated Mr Frank about these advantages?
Mr Frank is a business man and wants to maximize his profits per square foot. We all understand that. But.. Mr Frank is also a leader in the community and the best business leaders are sensitive to the community . He needs more information which he clearly does not have. The Beach Theater should be a win/win for both Mr Frank and the Cape May Community.
Regarding the demolition permits...any permit can be reversed.

Sun, 10/18/2009 - 9:22am - Posted by: Common Sense

Not everything in Cape May is historical and it's time you realize that. Kooks like you would force this company to continue operating a business that loses money each year, just so you can say you won. That's just plain anti-American and it's wrong. Half the people who support keeping this theatre probably haven't seen a movie in it in years. Those that have, see maybe one of two movies a year and they think that makes them some kind of big savior to the cause.

Point blank- a demolition permit has been issued to the Frank family to demolish this broken down theatre by the HPC. The fight is over, as it should be, and a building that is NOT historical will be brought down. I imagine that if anyone were to actually prevent the building's demolition, they would be sued by the Frank family for millions.

I am very vocal in my support for the many historical buildings in Cape May and I am a preservatist myself, but I have the good sense to know what is and is not worth preserving. I wouldn't fight to preserve that ugly Akroteria if it were to be bulldozed (built by your preservationist hero on the formerly-historic Atlantic Gardens site) and I won't fight to preserve a decaying building that hasn't done any good business in years.

The idea that 'Cape May needs a theatre' is ludicrous. If one is needed so badly, why hasn't the general public patronized the one we've had?

Sat, 10/17/2009 - 10:21pm - Posted by: Bob Mock

Regarding Mr Vongobongo:
Mr Vongobongo has run out of his reasons to tear down the Beach Theater. He has resorted to swearing and making illogical statements. Interesting that he is scared to death to state his real name.

The Real Issue:
Mr Frank should recognize the importance and significance of the Beach Theater
to the Cape May community and work with community leaders to come up with a better solution than parking lots or condos (also known as the Wildwood solution for every problem). THE BEACH THEATER STAYS !

Sat, 10/17/2009 - 4:56pm - Posted by: capemaygasworks

Mr/Mrs/Miss/Ms Vongobongo, et al
The only reason the Beach Theatre is, as you call it, a dump is the fact that the Frank Corporation allowed it to become a dump. (It’s call demolition by neglect.) The Hunts maintained a first class property. The Franks have milked the building for everything possible including destroying the nice entrance and lobby to make minuscule areas for rented stores far in excess of the original number that were part of the Beach Theatre building. This must fall under the ‘anything for a buck’ department. Now, for the final blow, they are going to go after even more money, first, it seems as a parking lot, (how Wildwood), and then as overpriced tacky condo’s. Perhaps you should study the history of Cape May and learn a bit more about its past and how that past is its future. You only seem interested in development. There is a lot to more to Cape May than your push for unlimited development. In fact, development needs to be controlled in Cape May. Fortunately, Cape May has its historic designation and that has prevented wholesale destruction. If you do live in Cape May, what have you done to stop the so call ‘decline’ that you keep mentioning? If you do not live in Cape May, please shut up. I suppose that you really want unlimited development and the destruction of the historic properties that make Cape May a fantastic place. Perhaps you prefer the plastic of Avalon and Sea Isle and even the new houses in Cape May. You reference the need for parking. Ok, it will be a parking lot for some time but the ultimate plan does not add parking to Cape May, only more congestion as a result of condo’s that will immediately become rentals. Just where will all of those cars park? As for the Washington Street Mall, it has all the charm of a landing strip when it could have been a pleasant Victorian garden surrounded by stores.

Sat, 10/17/2009 - 3:58pm - Posted by: Vongobongo

Hey Mr. Mock you sound really confident so go purchase the building yourself !! Do with it whatever you choose! Go ahead Bob! What ? you don't have a pot to piss in or a place to throw it? Thought so. Have a nice day and good luck!

Sat, 10/17/2009 - 1:34pm - Posted by: Bob Mock

Mr Vongobongo and Mr Whitespider need to tell us about their big future plans for Cape May. I am sure they would like to tear down all of those old nasty buildings in Cape May and build lots of parking lots and fast food resaurants..then Cape May can be like everywhere else in the US and they could have the town to themselves.
The fact is the Beach Theater is part of Cape Mays heritage ,and it is very clear that the Frank Investment group didn't try very hard to make it a viable commercial property ,nor do they have much of a plan for the Beach Theater sites future.
It's interesting that Mr Vongobongo is a little shy about revealing who he is....Additionally, speaking badly about water rats and calling yourself Whitespider seems to be a bit of a contradiction. It is itime for both of you to take off your halloween masks!

Sat, 10/17/2009 - 11:12am - Posted by: whitespider

Such a heated debate on a building which will be demolished as it should be. All things die eventually. I feel sorry for the big water rats, however, who have made the place their home for many years and have feasted well on the leftover candy and popcorn..

Sat, 10/17/2009 - 12:09am - Posted by: Vongobongo

Mr. Mock, What relevance is it to know my name? The theater foundation was given more than enough time to try and save this dump and even got Gaffney to scam a loan from the city to know avail. Cape May desperately needs parking so why fight it ? The town has been in DECLINE almost every year that passes So something is not being done right there. There has been very little commercial development in CAPE MAY that is so desperately needed ! Cape May needs to reinvent itself and obstructionist like you need to get out of the way! Look how long it took to get that Mall re done? that was an absolute disgrace !!

Fri, 10/16/2009 - 10:56pm - Posted by: Bob Mock

If Mr Vongobogo truly believed in what he says in his comments, he should have enough integrity and courage to use his real name. Screen/User names are for cowards. So Mr Vongobogo....put up or shut up!

Fri, 10/16/2009 - 1:49pm - Posted by: John F

Mr. Vongobongo. You are partially right. Government can't tell people what they can do with their property, unless it is bad for the community. I hate to tell you, but even in good old USA, the good of the many outweighs the good of the few.

Why is good to retain our historic buildings? because they are the last, tangible links to our past, and the things that made our shore towns what they are. And, they can be profitable. Historic buildings attract visitors (of cousre, not the type who might be pals with Mr. Vongobango, but that's not my propblem). Vistiors (decent ones) spend money, but don't cost us a fortune in municipal services. That is good for our economy. Then there is the good old aesthetic value of preserving the look and feel of quaint seashore towns.

Cape May County is notorious for tearing down beautiful old buildings to put up crXp. I know that land is limited. And Lord knows, it is opriced so only the rich can afford. But why don't people NOT BUY historic places that have to be torn down so they put up their condos and McMansions. There have to be other parcels on the market. Greed and 'soulessness" is epidemic, let's hope somebody saves the Beach theater.

And, for Mr. Franks information, until the Harbor theater in Stone Harbor was all chopped up into a multiplex or whatever they call it, there were NO STORES on the front of the theater. And, there is only one there now, an ice cream shop.

Fri, 10/16/2009 - 7:52am - Posted by: capemaygasworks

Finally, the Franks speak. So, the building has asbestos contamination and mold. Asbestos is understandable given the age of the building. Why was there no asbestos remediation? Was the public exposed? Mold is a result of poor HVAC. When operated by the Hunts, there was no mold; there was an excellent HVAC system. The Franks intent is to demolish as soon as possible. The statement says that the building prevents a large screen. Well, the Franks most likely never saw the size of the CinemaScope screen that was in the building. However, with the tiny screening rooms in the theatre, you cannot achieve a good screen size. Yes, the Franks asked a very unrealistic price for the building. Was that to prevent the sale? The article seems to indicate that the theatre part of the building will be demolished to make room for a parking lot as condo development is very dead in the water right now. Many classic movie theatres have been transformed into excellent performing arts centers. Smart people in Asbury Park recognized the Paramount theatre and restored it to a performing art center. With the right kind of thinking, that could have happened to the Beach Theatre. Far too many obstacles were thrown in the way for that to ever be achieved; we will now have the Beach Theatre parking lot.

Thu, 10/15/2009 - 8:50pm - Posted by: Vongobongo

Cape May and you frauds can CRY all you want but you can't tell people what to do with their property!! So put up or SHUT UP!!

Thu, 10/15/2009 - 7:59pm - Posted by: CapemayJimbo

Perhaps someone would have taken this obvious problem off their hands if a more realistic price than the 12 million asked at the time was quoted. Did they tell the appraiser about the asbestos and the crumbling foundation at the time? Why is this just coming to the surface now?

Thu, 10/15/2009 - 7:52pm - Posted by: CapemayJimbo

NO ONE COMES TO CAPE MAY TO SEE THE NEW BUILDINGS.

Exactly right and right again on the asbestos.......the worst thing you can do is disturb it............They used the same excuse to rip down the Golden Nugget in Wildwood and bury what was left of the dream that was once Hunt's Pier.

(2) The next scare tactic .... "the building has mold"

Oh and when did it start? 1960? I think I was exposed and have permenent respetory damage..........maybe more have too....humm..

Thu, 10/15/2009 - 6:19pm - Posted by: Bob Mock

The residents of Cape May are standing up for their community and Mr Frank has taken notice. The intention of Mr Frank is to build Condos at the Beach Theater site .Just ask Wildwood NJ how well they like their zillion empty condos. Theaters across the nation are having a record year....movie houses always prosper in a down economy. Interesting the Beach Theater is not following the national trends. The Beach Theater is part of the fabric of the community of Cape May. Perhaps Mr Frank could be a little more creative in his planning and show interst in the future of Cape May. NO ONE COMES TO CAPE MAY TO SEE THE NEW BUILDINGS.
In regards to tearing down the Beach Theater because of asbestos-----you can always bet they will play the following cards to scare the community:

(1) The building has asbestos and that is bad....The reality is many buildings have this material and if undisturbed it is not a problem.