Download Riverside Studio - Tulsa Spotlight Theatre

HISTORIC BUILDING SURVEY
RIVERSIDE STUDIO / SPOTLIGHT THEATER
TULSA, OKLAHOMA
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December 2013
RIVERSIDE STUDIO / SPOTLIGHT THEATER
HISTORIC BUILDING SURVEY
1.INTRODUCTION
A. PURPOSE/OBJECTIVES OF THIS REPORT
This report documents the current (2013) existing physical condition of the historic Riverside Studio/
Spotlight Theater located at 1381 Riverside Drive in Tulsa, Oklahoma. Its intent is to:
1.
Describe the current physical condition of the building and make recommendations for repair;
2.
Document a clear understanding of the building’s architectural, historic, and cultural value;
3.
Determine the current needs of the building’s owner (The Tulsa Spotlighters, Inc.) and how the
building can best be utilized and re-purposed to meet those needs;
4.
Determine an appropriate approach toward renovation that minimizes disruption and maximizes
preservation of the historic attributes of the building; and
5.
Provide an estimate of probable construction costs that can be used to solicit appropriate funding.
Where appropriate, this report includes photographs and other documentation as needed to help clarify
recommendations and findings.
Riverside Studio / Spotlight Theater 2013
December 2013
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2.
EXECUTIVE SUMMARY
The Riverside Studio/Spotlight Theater is an internationally known building designed by Bruce Goff during
his formative years as an architect. It is considered a masterpiece of 20th Century American Architecture
and an irreplaceable part of Tulsa’s rich architectural history.
Although minimally maintained to allow continued use as a theater, the building continues to deteriorate.
Most significantly, the exterior stucco exhibits substantial cracking and spalling which allows water to
penetrate into the building on all sides. Continued water infiltration through the walls and roof is allowing
mold growth which is apparent in many areas, especially in the upper portion of the residence. In order to
minimize further deterioration, complete replacement of the roof and stucco is an immediate critical need.
While most of the structural components of the building are still in reasonable condition, further, detailed
investigation will be necessary once the roofing and stucco are removed.
It is also evident that the existing mechanical, electrical, and plumbing systems are all inadequate and
beyond their useful life. The current electrical systems do not appear to be original to the building and do
not meet the requirements of the current building codes. While the electrical equipment appears to be in
working order, much of it is old, poorly maintained, and difficult to repair as replacement parts become
harder to find. Additional receptacles also appear to be needed throughout, especially in areas that
support the audio/visual systems.
View from Riverside Drive
December 2013
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Two centralized HVAC (heating, ventilating, and air conditioning) systems serve the theater through
exterior, surface mounted metal ductwork that enters the building through the original transom lites
located above doors on either side of the theater space. Of these, at least one unit is beyond its useful
life while the other appears to be in fair condition. Neither is original to the building and the locations of
the units and ductwork detract significantly from the architectural character of the building. Both should be
removed and replaced with newer systems (and in different locations), to serve the entire building.
Despite the current physical conditions, the architectural features that define the uniqueness of the
building remain mostly intact. Those include the large round window on the front façade, the stair-stepped
windows interspersed with black vitrolite glass accents, and the general massing that both separates and
connects the original intended uses.
Exposed Ductwork & Mechanical Equipment
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3.
HISTORY AND SIGNIFICANCE OF RIVERSIDE STUDIO /
SPOTLIGHT THEATER
The Riverside Studio, as it was originally known, was designed and built in 1928/29 for Patti Adams
Shriner, a trained musician and music teacher, who maintained several music studios in Tulsa. The
building was originally designed to serve as a music studio/recital hall for her students and a separate, but
connected, private residence for her.
According to the documented history, Ms. Shriner was forced to give up her studio in 1933. Various banks
owned the building until Richard Mansfield Dickinson, an actor, purchased it in 1941. He used the building
as a residence and speech-drama studio. According to the Tulsa Spotlight Theater website:
“In 1953, Dickinson and a small group of performers known as the Tulsa Spotlight Club gave their first performance
of The Drunkard. Since that performance, the troupe has performed the melodrama and olio each Saturday night
in what is now known as The Spotlight Theatre”. They also report that The Drunkard is one of the longest running
theater productions in the country and “one of the few places in town where you’re encouraged to boo the bad guys
and cheer the good guys as the story unfolds on the stage”.
The building was designed by Bruce Goff (1904-1982), a child prodigy that apprenticed for the Tulsa
based architectural firm of Rush, Endacott and Rush when he was twelve years old. He designed the
Riverside Studio when he was in his 20’s and, despite the lack of any formal architectural training, is
considered among the pioneers of the “organic design” movement. At age 25 he reportedly became a
partner in the firm, which was renamed Rush, Endacott, and Goff but, due to the depression, the firm
formally dissolved in 1932. He served as the Chair of the School of Architecture at the University of
Oklahoma from 1947 until 1955 and
is recognized throughout the world as
a “master architect”.
The Riverside Studio/Tulsa Spotlight
Club was added to the National
Register of Historic Places in 2001,
in part, for its recognition as a highly
personalized Bruce Goff original. The
building is also known throughout
the world and has been published
countless times.
Riverside Studio Architect Bruce Goff (I) with Frank Lloyd Wright
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4.
GENERAL CHARACTERISTICS OF THE SITE AND BUILDING
The Riverside Studio/Spotlight Theater is located on an irregular shaped hillside lot facing Riverside
Drive and the Arkansas River in midtown Tulsa. The immediate neighborhood is primarily residential and
includes mostly 1920’s era, single family, one and two story homes, along with some small apartment
buildings and several larger mansions from the same era. Houston Avenue, to the east of the property,
serves as a primary arterial into downtown Tulsa.
The building itself is generally two stories tall with flat built up roofs and a white, rough textured, stucco
exterior. The residence includes a small third floor at the rear of the building that includes an extra
bedroom. The building contains about 5,000 square feet (including the original basement). In plan, the
building consists of several irregular projecting wings that step up the hillside with an on-grade entrance
on the lower level of the residence. On-grade entrances also exist on the east side of the Music Room
(theater) although some of those doors are currently blocked. The main (front), Studio entrance that faces
Riverside Drive includes two sets of exterior stairs that lead to a common recessed landing that provided
access to separate doors into a common entrance hall. Only one of these two doors is currently available
for access into the building.
The architectural character of the building has been categorized as both “Art Deco” and “International
Style”. Both were design styles that first appeared in the early 1920’s and flourished for many years.
They are now described as “formative” styles of the Modern Movement in architecture which dominated
architectural styles for most of the 20th Century. While the Riverside Studio may have some similar
characteristics, its overall design style is more appropriately categorized as “modern”.
Aerial Photo of Site
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DECORATIVE FEATURES
The most dominating decorative feature of the building is a 14’ diameter circular window located front and
center on the Riverside Drive elevation. The window includes partially etched individual glass panes that
create an abstract geometric pattern said to be derived from music scores. The circular window is flanked
by small, outwardly stepped windows that alternate with smaller black opaque glass tiles (Vitrolite) that
contrast with the white stucco and form a diagonal pattern that is suggestive of musical notation. The
pattern also extends to the side elevations of the entrance hall.
The references to music are universally accepted as accurate and intentional, given the original use of the
building and the architect’s well known love of music.
View from Riverside Drive
December 2013
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5.
DETAILED FINDINGS
A.GENERAL
The building was originally organized into two separate
functional uses – a music studio/recital hall and a residence.
The stage served as a link between the studio and residence,
and the original kitchen and “dinette” were located to serve
both residential and studio functions. In its current use as a
theater, the stage is still used as the connection between the
public (theater) side and the more private (backstage) side.
The formal front entrance to the building faces Riverside
Drive and originally served as the studio entrance. The
residence had a separate entrance, garage, and driveway on
the Houston Avenue side. Although the garage door has been
removed and the garage space incorporated into the building,
the driveway and entrance to the residence still exist. This
entrance now serves the backstage area.
The Recital Hall is currently used by the Tulsa Spotlighters as an auditorium for regularly scheduled
performances of “The Drunkard” and “Olio”. The stage is raised above the auditorium floor by three
risers (2’-0”) and includes a proscenium and an apron (the area of the stage that projects forward of the
proscenium). The overall width of the open stage has been reduced by a few feet to accommodate wings
on either side of the stage deck that are out of the line of sight. The wing on stage left also provides space
for a small Control Booth.
Stage lighting is controlled from a small mezzanine located at (and above) the rear of the theater that is
accessed by a wall mounted vertical ladder.
Interior View of Theater
“Front of House” areas include an office/
ticketing area and kitchen on the first floor
that originally housed four individual music
studios. Immediately above are bathrooms
and storage areas that originally housed
four additional music studios. The central
two story Foyer is used as a lobby for the
auditorium. A closet near the front door has
been modified to connect a hand dug “tunnel”
under the auditorium and stage to the original
basement area under the residence. Previous
structural repairs to support the building in
this area are obvious.
The original Residence is used as supporting spaces for cast and crew. The original Living Room is used
as a “Green Room” while other spaces (including the original garage and servant quarters) have been
reorganized to accommodate dressing rooms, storage, and other backstage needs. The upper floors are
primarily used for storage.
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B. ENVIRONMENTAL CONCERNS
Based on age, the existing building may contain harmful building materials, such as asbestos (roofing)
and lead paint, which were commonly used during the first half of the 20th Century and now considered
hazardous. When left undisturbed, these materials are usually considered safe. Once disturbed however,
they can be hazardous to human health and the environment. Abatement of these materials is regulated
by various federal, state, and local laws and regulations. The building should be tested by a certified
Industrial Hygienist or testing lab to confirm the presence and type of hazardous materials. Once
identified, the removal process can be defined and the material removed in accordance with the law.
There is also a strong likelihood that the building contains mold caused by long term water infiltration
through the roof and exterior walls. Although mold occurs naturally in the environment, it can aggravate
various respiratory diseases and, in some cases, may contain mycotoxins that could present health
hazards to humans. Testing can help determine the type of mold and the hazard it presents. In most
cases, surface mold can be removed by cleaning and disinfecting with bleach and water. However,
porous materials that contain mold, such as gypsum board, ceiling tiles, carpet, and wood products,
should be completely removed and replaced. All wall cavities should also be opened to determine the
extent of mold and the need for removal.
Damage in the Residence Due to Water Infiltration
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C. SITE
The overall site generally slopes down toward Riverside Drive and the Arkansas River. Vehicular access
to the site is limited to a small concrete driveway and separate curb cut along Houston Avenue that leads
to an unimproved (and mostly flat) gravel parking area. A city sidewalk follows along Houston Avenue
to the corner of the site but does not extend along
Riverside Drive. Due to the slope of the site, ADA
compliant accessibility to the building is extremely
limited. Re-grading a portion of the site from the
existing driveway to the (east) side doors at the
theater level space may provide some limited ADA
compliant parking with direct access to the theater.
Similar accessibility to the front entrance along
Riverside Drive may not be possible or desirable,
given the existing grades, locations of the stairs, and
the restricted accessibility within the lobby space.
The site also includes several mature trees and
shrubs that are primarily located along recycled
concrete retaining walls that are dry stacked and
perpendicular to either side of the building at the
Aerial Photo of Site
theater level. The retaining walls are in disrepair and
should be replaced. Although retaining walls are indicated on the original 1928 drawings, the recycled
material does not appear to be original to the building. The trees and shrubs should be evaluated and
pruned, or removed, as necessary. In addition, a landscape Master Plan should be developed to enhance
the overall appearance of the site and implemented after building restoration is completed.
The original documents also describe the areas above these retaining walls as large “Garden Plots” that
were planned to extend from the building to the property lines. These areas are not currently being used
as garden plots.
Surface drainage is obvious and adequate in most areas of the site, except along the edges of the
building where roof drainage is allowing water to erode the grade and potentially undermine the
foundations. Building downspouts should be replaced and reconnected to underground drainage that will
direct water away from the building.
Other site improvements should include new railings and steps at the main building entrance, restoration
of the fountain and pool, a new sidewalk along Riverside Drive, and improved site lighting.
It should also be noted that a major reconstruction of the building may trigger building code requirements
for additional on-site parking. Further discussion with the city is required to confirm.
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D. STRUCTURAL SYSTEMS
Recent structural reviews were conducted in April and August of 2013. A previous structural review was
conducted by the same author in February, 1997 as part of a study conducted by the Tulsa Foundation for
Architecture. A summary of recommendations is described below:
STRUCTURAL SUMMARY OF RECOMMENDATIONS
The 1997 report included five structural recommendations as
described below:
1.
Repair rotted Kitchen floor joists;
2.
Repair an undermined footing in the basement to prevent soil
bearing failure under the stage;
3.
Repair a damaged downspout and connect it to an
underground drain to direct water away from the building
perimeter;
4.
Repair missing and damaged plaster over the main entrance;
5.
Repair roof leaks.
Item 2, the most important item on the list at the time, was
completed and is obvious in the basement. Follow up on the other
items will require the following:
Incomplete Diagonal Downspout
1.
Rotted Kitchen floor joists. Repair will require temporarily
shoring of the existing joists, jacking them up to be level with the floor, and adding supplemental
joists for reinforcing.
2.
Repair undermined footing. Complete and functioning as intended.
3. Repair and redirect damaged downspout. All gutters and downspouts need to be replaced and
connected to underground drains that will redirect water away from the building perimeter.
Excavated Passage Under Stage
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4.
Missing and damaged plaster over main entrance. The missing plaster still allows water penetration
into the structure and is likely causing damage to the wood roof members. During renovation, when
scaffolding or a lift is available, a closer inspection of the wood framing in the area of the missing
plaster should be made to determine how much damage and/or wood rot has occurred as a result
of the long period of exposure to the elements. Damaged and rotted wood should be replaced along
with the plaster.
Damaged Soffit
5.
Repair roof leaks. Roof leaks cause rapid and serious damage to wooden roof structures. While
there are indications that some roof patching has occurred over the years, other areas continue to
leak. The entire existing roof should be removed, damaged wood decking and framing should be
repaired or replaced and a new, lightweight single ply roof membrane should be installed. Rigid
insulation should be added between the wood roof deck and the new roof membrane. This will both
resolve the roof leaks and reduce the stresses on the roof framing.
Roof Patching
Roof Patching
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Additional (2013) structural recommendations are as
follows:
Floor Joists and Framing - The capacity of the existing
wood floor framing is approximately 40 psf (pounds
per square foot) throughout. However, for current
non-residential use, a major renovation may trigger
a code requirement to increase the floor loading
capacity to meet current non-residential building code
requirements. Doubling up floor joists under the theater
seating area and reinforcing the wood girder under
the leading edge of the stage should resolve the most
severe floor loading issues. In other areas, removal
of heavy plaster ceilings and replacement with lighter
weight gypsum board (as recommended in other
sections of this report) should help resolve any other
concerns.
More specifically, a single floor joist located under the
“Green Room” (originally the living room) is cracked
completely at a knot. This joist should be repaired as
soon as practical.
Roof Joists and Framing - Much of the existing
wood roof framing is likely within current code limits,
especially if the existing roofing material is replaced
with a single ply roof membrane and the heavy plaster
and lath ceilings are replaced with lighter weight
gypsum board. Some of the longer roof joists however,
were not accessible for inspection and should be
further investigated during the restoration process to
confirm their size, species, spacing, and condition.
These include the roof joists over the main (front) entry,
and the adjacent two-level areas on either side of the
Main Entry Hall. Rotted or damaged wood should be
replaced and any areas that do not meet current code
requirements should be reinforced.
December 2013
Floor Joists Under Theater
Cracked Floor Joist Under “Green Room”
Exposed Wood Lath
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Structural Connections – The use of steel straps or
bolts to reinforce connections at structural columns,
beams, and framing, was not a common practice
in wood framed buildings in the earlier part of the
20th Century. These are more common now and
are primarily used to minimize building movement
during earthquakes or high winds. Mechanical
connections should be added to reinforce
connections between the floors, roofs, and exterior
walls.
Stucco Walls – Although stucco is not a structural
component of the building, the existing condition
of both the interior and exterior stucco is poor
enough to warrant ongoing concerns about the
structural integrity of the building walls. All cracked
stucco should be removed to allow the structural
clay tile that supports the stucco to be inspected
and repaired as needed. Once completed, exterior
surfaces should be covered with new stucco while
interior surfaces should be covered with lighter
weight gypsum board.
Missing Interior Stucco
Cracked Exterior Stucco
Steel Lintels – Lintel angles normally occur at the
top of exterior windows to support the weight of the
walls that cross over the window openings. Angles
are typically exposed and painted and tend to rust
over the years. Lintel angles should be further
investigated to verify the extent of rusting. Those
that are severely rusted should be replaced while
all others should be cleaned and repainted.
Building Settlement – A single story portion of
the building (located at the north end of the west
elevation) shows several vertical and horizontal
cracks that may indicate some settlement of the
foundation. This portion of the building is not shown
on the original 1928 Bruce Goff drawings and may
have been added during construction or later (and
may explain why this area alone is settling). In any
case, the foundation should be exposed, analyzed,
and reinforced as needed.
December 2013
Building Movement
Due to Settlement
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HISTORIC BUILDING SURVEY
E. ARCHITECTURAL SYSTEMS (EXTERIOR)
1.Stucco
The exterior finish of the building is a traditional cement based 3-coat stucco system applied directly to
hollow structural clay tile. Stucco was also used to cover the original garage door opening and several
old window openings during subsequent renovations. Much of it is cracked, loose, and delaminating from
the clay tile. Several previous efforts at repair are obvious. Given the current condition, all of it should
be removed down to the clay tile and completely replaced with a new stucco system that matches the
original design intent. Removal of the stucco will also allow for examination and repair of the structural
clay tile.
Deteriorated Exterior
Stucco
2.
Roofing/Flashing
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Ro
The original documents indicate the
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primary roofing material to be “4-ply builti
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lt
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w
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up asbestos”. The existing roofing material
Lo
should be tested for asbestos containing
material and abated as necessary. In any
case, all existing roofing material should be
removed and replaced with a new single
ply roofing membrane to reduce weight
on the roof structure. Before placing the
new roofing membrane, the existing wood
structure should be inspected for damaged
or rotted material and replaced or repaired
as necessary. All metal flashing should also
be removed and replaced. Edge flashing
and other flashing visible from the street
should be replaced to match the profile
Metal Edge Flashing
and dimension of the original flashing. The
three balcony roof decks that were originally intended to be accessible from the residence should also be
replaced and reinforced with an additional walking surface.
December 2013
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HISTORIC BUILDING SURVEY
3.
Window Systems
The existing windows are original to the building and a
contributing feature of Bruce Goff’s original design. The
windows are comprised of single paned glass in “rolled
steel” frames, a very popular method of window framing
in the first half of the 20th Century which allowed larger
openings and improved the fire safety of buildings. The
frames themselves appear to be in good condition and can
be easily repaired in place after all caulking, paint, glazing
compound, glass, and light rust is removed. Paint should be
tested for lead as previously described before the cleaning
process begins. Missing screws should be replaced and
any hinges, latches, handles, etc., on casement units
should be removed, cleaned, repaired as needed, and reinstalled. The final paint color should be as close
to the original color as possible.
Many of the original windows also included operable interior window screens that roll up into the frame.
The screens and frames themselves are in poor condition but many may be repairable.
With the notable exception of the iconic round window near the front entry, all
single paned glass should be replaced with insulated glass units to improve
thermal efficiency. The large (14’ diameter) front window includes etched (and
non-etched) glass panels that would more appropriately be replaced with 1/4” (or
thicker) single paned glass to minimize distortion of the
etching pattern, another contributing feature of Goff’s
original design.
Interior Roll Down
Screen
Interior View of Lobby
Window
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HISTORIC BUILDING SURVEY
The tall, decorative leaded glass window located in the stairwell of the
Residence should be cleaned and repaired in place.
Elevation with Leaded Glass
Interior View - Leaded Glass
Exterior View - Leaded Glass
Window openings that have previously been
removed and filled in should be reopened and
refitted with new rolled steel windows that match
the original design. If those window locations
are still functionally inappropriate for the use
inside, further consideration should be given to
obscuring the glass, installing interior window
coverings, or other interior solutions that will
accommodate use of the space.
Outline of Removed Windows
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4.
Vitrolite Glass Accents
Vitrolite is a trade name for structural pigmented glass, a popular building material used during the first
half of the 20th century and primarily associated with Art Deco, Art Moderne, and Streamlined architectural
styles. It is identified by trade name on the original 1928 drawings and used as small (6” X 12 ½”)
decorative black accents on the otherwise white surface of the building. The original design included
34 individual panels including 11 that are either missing or broken. Although the material is no longer
manufactured, it appears to be available on the Internet in limited quantities. Other glass products such as
“spandrel glass” may also serve as appropriate substitutions.
Vitrolite
Damaged
Vitrolite
5.
Metal Roof Caps
Tin roof caps are noted on the four lowered corners of the front structure that faces Riverside Drive.
These are small in area (approximately five square feet each), physically separate from the main body
of the roof, and highly visible. A larger tin roof cap is also indicated above the front entry. As decorative
features, the roof caps should be replaced in kind.
Metal Roof Caps
December 2013
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6.
Alphonso Iannelli Sculpture
The front entrance to the building was accented by an abstract concrete sculpture designed by Alphonso
Iannelli, an Italian-American sculptor, artist, and industrial designer that was well known to Bruce Goff.
Iannelli’s design included “pipes that dripped water over the sculpture onto chromium cups of varying
sizes to create music-like tones as the water splashed into the pool below”.
Now painted white, the original concrete sculpture was black and orange with an inlay of metal. The
fountain elements have all been removed. Photos of the original work have not been found.
Front Building Elevation with Iannelli Sculpture
Iannelli Sculpture
December 2013
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F. ARCHITECTURAL SYSTEMS (INTERIOR)
1.
Interior Partitions
All interior plaster partitions in the residence should be
removed and replaced with gypsum board to reduce
the weight imposed on the structure. The interior plaster
surfaces of exterior walls should also be removed
and the wall cavities checked for mold or wood rot.
Damaged wood framing should be replaced as needed.
Plaster walls in the studio portion of the building should
be inspected for soundness and repaired as needed.
Missing Interior Plaster
2.Ceilings
All plaster ceilings in the residential portion of the
building should be replaced with gypsum board to
reduce weight on the structure. Plaster ceilings in the
studio portion of the building should be inspected for
soundness and repaired as needed.
3.Floors
Missing Ceiling Plaster
The theater and stage floors consist of exposed
hardwood (maple) strip flooring. Most other flooring
is indicated on the original drawings to be pine and
primarily covered with carpeting. All carpeting should
be removed and the floor re-covered with materials
appropriate for current uses. The maple hardwood
flooring should be re-sanded and refinished.
4.Doors
According to the original documents, there were a total
of 14 exterior doors on grade level with three additional
doors on upper levels that lead to balconies. Of the
fourteen grade level doors, two have been removed and
the openings covered in stucco. Due to the deteriorated
condition of the stucco, these two door locations are
obvious. New doors and frames to match the original
should be installed in these openings.
Theater Exit Doors
Six of the 14 grade level doors are steel framed and
lead directly out of the theater space. Of these, two are
still operable and serve as fire exits while most of the
others are locked or blocked by mechanical equipment.
All six doors should be cleaned and repaired (including
the transoms above each door).
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One of the remaining doors on the rear of the building was recently replaced with a steel door for security.
The remainder of the doors (five on grade and three on upper levels) are solid core wood in wood frames.
Those with glass inserts should be repaired where possible or replaced in kind. The two main entry doors
to the residence also had exterior mounted screen doors that have since been removed.
Most interior doors are solid core slab doors with no intrinsic
historic value.
Recently Installed Steel
Door
Original Entry Door at
Residence
Stucco “Patch” at Old Exterior
Door Opening
Rear Entry at
Residence with
Damaged Screen
Door
December 2013
Interior of Rear
Entry Door in
Residence
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5.
Interior Decoration
Among other features, the Riverside Studio was noted for the
original artwork produced by Olinka Hrdy, a Prague, Oklahoma
born artist favored by Bruce Goff. For the Riverside Studio, she was
commissioned to produce 9 large (5’ x 13’) murals inspired by musical
evolution. The murals extended from floor to ceiling and continued on
for another foot on the ceiling. Eight murals decorated the Recital Hall
while the ninth was centrally located in the main Foyer. All nine murals
have been missing for many years and are presumed destroyed.
Although the murals were known to be painted in place, a 1947
letter from First National Bank to the “Southwestern Art Association”
(the forerunner to the Philbrook Museum of Art) indicates that these
murals were painted on canvas and after removal, stored at the bank
for a time by a Mr. E. W. Pollock. Given the evidence, the murals were
probably painted on canvas that was previously applied to the walls
of the building, a fairly standard practice at the time. Philbrook has no
record of receiving them. A penciled note on the 1947 letter simply
states “rejected” and initialed by “P.P.”
Olinka Hrdy on Scaffold in
Building Lobby
1947 Letter Regarding Hrdy Murals
December 2013
Preliminary Study of Lobby
Mural Entitled “Symphony
of the Arts” by Olinka Hrdy
(courtesy, Fred Jones Jr.
Museum of Art, Norman OK)
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RIVERSIDE STUDIO / SPOTLIGHT THEATER
HISTORIC BUILDING SURVEY
Preliminary studies of theater murals by Olinka Hrdy (courtesy, Fred Jones Jr. Museum or Art, Norman, OK)
“Choral Music”
“Modern
American Music”
“Music of the
Future”
“Orchestra
Music”
“Piano Music”
“Primitive Music”
“String Music”
“Vocal Music”
December 2013
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RIVERSIDE STUDIO / SPOTLIGHT THEATER
HISTORIC BUILDING SURVEY
G. ACCESSIBILITY
Accessibility to the Riverside Studio/Spotlight Theater
and other “places of public accommodation” is required
by the federally mandated Americans with Disabilities
Act (ADA). Among other things, it requires that equal
or similar physical access is provided for persons
with disabilities to private establishments such as
restaurants, hotels, retail stores, hospital, museums,
and other such places that accommodate the public.
As a National Register listed building, the Riverside
Studio/Spotlight Theater qualifies for extra
consideration if the accessibility requirements of the
Sloped Site Limits Common Access
Act would “threaten or destroy the historic significance
of the building”. In that case, alternative accessibility may be allowed if the State Historic Preservation
Officer (SHPO) agrees. The ADA also makes exceptions for buildings located on sloped sites where direct
common access may not be possible. The Riverside Studio/ Spotlight Theater should qualify for both.
The most obvious accessibility needs of the building include accessible bathrooms and an accessible
means of entry to the theater. Accessible bathrooms can likely be added to the building on the west side
of the theater space (in the area currently occupied by exterior ductwork and mechanical units), while
access to the theater can be met by creating an accessible path from the doors on the east side of the
theater to a new parking lot with accessible spaces located between the building and Houston Avenue.
These are alternative solutions that would require approval by the SHPO and local building officials. Most
other requirements of the ADA can most likely be met within the defined accessibility guidelines.
West Elevation Showing Exposed Ductwork and Mechanical Unit
December 2013
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RIVERSIDE STUDIO / SPOTLIGHT THEATER
HISTORIC BUILDING SURVEY
H. MECHANICAL, ELECTRICAL, AND PLUMBING SYSTEMS
ELECTRICAL SYSTEMS
A)General
The current electrical systems serving the
Riverside Studio/Spotlight Theater do not appear
to be original to the building. Although the
electrical equipment appears to be in working
order, much of it is old, poorly maintained,
and much of the installation does not meet
the requirements of the current building code.
In addition, spare and replacement parts for
the existing equipment are no longer readily
available.
B)
for
ns
Tra
on
cati
Lo
mer
le
r Po
e
Pow
Exterior Primary Electrical Distribution
System
The building is served by a pole mounted utility
transformer approximately 200ft from the existing
Utility Access to Building
building. The pole and transformer are located
in a utility easement between two buildings to the northwest of the property. The electrical service is fed
overhead to a single meter located on a rear (northwest) exterior wall of the building.
C)
Facility Secondary Electrical Distribution System
The pole mounted transformer secondary is tapped to provide a 208Y/120V, 3-phase, 4-wire services.
We were not able to look inside the meter enclosure, but it appears that main feeders are spliced and
tapped into three main switches which serve sub-panels located inside and outside the building. The main
disconnects and one sub-panel are located on the same exterior wall as the utility meter. The disconnect
switches and conduit are surface mounted and have been painted over. It was not possible to determine
the size of the disconnects without removing the paint from the surface.
D)Conductors
The existing conductors for branch circuits and feeders are copper.
E)
Circuits and Receptacles
The existing receptacles are all grounding type devices. Several locations are protected by Ground Fault
Circuit Interrupter (GFCI) devices as required by code, while other areas do not have GFCI protection.
Various receptacles appear to be ad-hoc additions throughout the building although many spaces still lack
an adequate number of convenience receptacles based on current practice. The equipment booth which
houses the A/V equipment, for example, does not have enough outlets to operate properly.
December 2013
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RIVERSIDE STUDIO / SPOTLIGHT THEATER
HISTORIC BUILDING SURVEY
F)
Grounding and Lightning Protection
The electrical system appears to be properly
grounded in most locations. We were not able to
observe whether the secondary systems were tied to
ground with a bonding jumper. There is no lightning
protection system installed on the building.
G)
Interior Lighting
The interior lighting in the building is a mixture
of incandescent, halogen, linear fluorescent and
self-ballasted compact fluorescent (CFL) lamps.
Additionally, the theater space includes a significant
Electrical Service at Building
amount of specialized theater production lighting.
None of the installed lighting systems meet current energy codes. Overall, the installed lighting systems
represent an ad-hoc approach that is similar to the receptacles throughout the space. While some
emergency lighting and exit signs exist, the overall emergency lighting does not meet current code
requirements for egress.
H)
Exterior Lighting
The exterior lighting fixtures need to be repaired and, in most cases, replaced. There are no emergency
fixtures installed for egress.
I)
Lighting Controls
Most spaces have single pole light switches of various age and design. The switch heights vary and,
in many instances, do not meet current accessibility requirements. There are no occupancy sensors or
advanced controls systems.
J)
Energy Conservation
There are no significant energy savings measures in place.
K)
Special Systems
The building has telephone and cable TV service.
L)
Fire Alarm Systems
There is no fire alarm system installed in the building.
December 2013
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RIVERSIDE STUDIO / SPOTLIGHT THEATER
HISTORIC BUILDING SURVEY
HEATING, VENTILATING AND AIR CONDITIONING (HVAC)
SYSTEMS
A)General
The building does not include a centralized HVAC system.
There are however, two, 5–ton, ground mounted packaged
units that serve the main theater space. One unit, located
on the east side of the building, is approximately two-three
years old and in fair condition. The other unit, located on
the west side of the building, appears to be greater than
10 years old and in poor condition. Both units provide
heat and air to the theater space through exterior, surface
mounted, ductwork that enters the building through original
transom lights located above doors on either side of the
theater space. Ducted returns bring air back to the units
from the main lobby of the building and the adjacent
supporting spaces. The packaged units are controlled by
standard residential style thermostats and are not original
to the building.
Other spaces in the building are served by window
mounted residential air conditioning units and floor
mounted gas radiant heaters.
West Side Mechanical Unit
Radiant Heater in “Green Room”
December 2013
Page 28
RIVERSIDE STUDIO / SPOTLIGHT THEATER
HISTORIC BUILDING SURVEY
PLUMBING
A)General
The building currently has seven individual restrooms as follows:
•
Four restrooms (two men and two women) are located at the front of the building on the upper level
to serve the general public during events;
•
Two restrooms are located near the women’s and men’s dressing rooms in the back of house area;
and
•
One restroom is located on the second level of the residence.
The fixtures in each restroom are clean and, in some cases, fairly new. No plumbing leaks were noted in
any of the existing restrooms.
A small food prep Kitchen is located adjacent to the Lobby in the southwest corner of the building on the
lower level. The fixtures are not original to the cabinetry, and appear to have been cobbled into place.
A single gas fired, tank type, water heater that serves the entire building is located in the basement. The
water heater is new and the installation appears to be code compliant.
FIRE SPRINKLERS
The building does not have a sprinkler system installed.
December 2013
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RIVERSIDE STUDIO / SPOTLIGHT THEATER
HISTORIC BUILDING SURVEY
6.
BUILDING EXPANSION
In addition to the restoration efforts described in this report, physical expansion of the building appears to
be necessary in two (2) areas to support the current needs of the Tulsa Spotlighters:
1.
Accessibility for the public: Physical accessibility to all levels of the building by individuals with
disabilities is severely limited due to a sloping site and multiple interior levels. Adding elevators and
ramps to connect all levels of the building is impractical and detrimental to the historic attributes of
the building. However, accessibility directly to the Theater can be accommodated by locating several
accessible parking spots adjacent to the Houston Avenue drive and extending an accessible path to
the on-grade doors located on the east side of the Theater. Accessible bathrooms can be located in
a physical building expansion located on the west side of the Theater space.
2.
Backstage support spaces: The Residence, as currently organized, appears to be inadequate
for all the backstage activities needed to support the theater productions. Although an elevator
to connect all three levels of the Residence is physically possible, it’s also impractical due to the
small areas of the upper floors (and expensive). A more practical solution expands the building
immediately behind the stage and allows backstage spaces on both sides of the stage to be
connected.
December 2013
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RIVERSIDE STUDIO / SPOTLIGHT THEATER
HISTORIC BUILDING SURVEY
The building also lacks on-site parking as required by
the zoning code. While a recent re-striping of Riverside
Drive added a significant amount of on-street parking
immediately in front of the building, a substantial
renovation of the building might trigger a requirement
to add on-site parking as well. The sketch above
indicates some limited opportunities for on-site parking.
December 2013
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RIVERSIDE STUDIO / SPOTLIGHT THEATER
HISTORIC BUILDING SURVEY
7.
CONCLUSIONS AND RECOMMENDATIONS
The Riverside Studio has undergone numerous physical alterations over the years to accommodate the
needs of the Tulsa Spotlighters. While some of these alterations have negatively affected the architectural
character of the building, none appear to have caused any permanent damage that would diminish its
cultural value. Blocked in windows and the placement of mechanical units on the side patios are the
most obvious examples. Other interior modifications, although well intentioned, lack the same quality of
construction found in the original building and should be modified or rebuilt to meet the requirements of
the current building code.
Functionally, the building continues to operate as originally designed, although the primary uses have
changed. The original Music Studios and Foyer now serve as a Theater, Reception Hall, and “front of
house” support spaces while the Residence serves as “back of house” for cast and crew. In both cases,
the stage allows the unique organization of the building to be realized and maintained.
The current physical condition of the building, however, is less secure. Ongoing leaks in the roofing
and exterior stucco skin continue to allow water to infiltrate into the building while leaky gutters and
disconnected downspouts allow water to reach the building foundations. Mold and wood rot are evident in
the Residence and at least one small section of the building appears to be separating and settling. Both
the roofing and stucco need to be completely replaced while the settled portion of the building will require
additional foundation support.
Interior finishes, as expected, are well worn and in need of complete replacement. In addition, many of
the plaster ceilings and walls in the residence have failed and fallen, exposing wood lath and damage
from water infiltration. All indications of mold should be removed along with all remaining interior plaster
on walls and ceilings. Walls and ceilings to remain should be resurfaced with lighter weight gypsum
board.
The existing mechanical, electrical, and plumbing systems are also beyond their useful life and should
be completely replaced with newer, more efficient systems. To accommodate individuals with disabilities,
some consideration should also be given to adding new ADA accessible toilets on the Theater level.
Despite the deficiencies, the Riverside Studio/Spotlight Theater continues to provide significant cultural
value to the community. Sold out performances and a continuing stream of architectural “tourists”
indicates both a useful building and an ongoing public interest in the work of Bruce Goff. Restoration of
the building will increase attendance, create more interest, and generate international press. It will also
reduce operating costs, make the building more attractive for events, and extend its useful life.
December 2013
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RIVERSIDE STUDIO / SPOTLIGHT THEATER
HISTORIC BUILDING SURVEY
8.
ESTIMATED CONSTRUCTION COSTS
Costs are relative and can vary tremendously depending on a variety of factors. Those factors may include
the local construction climate at the time of bidding, the size of the project, and the specific technical
requirements of the work. In addition, square footage costs for renovation/restoration work on National
Register listed buildings may also tend to be a little higher depending on the level of detail, the availability of
specialized craftsmen, and the quality of the materials being specified.
The following construction cost estimate assumes that the entire work will be built as a single project by a
General Contractor or Construction Manager familiar with historic restoration work.
SITE IMPROVEMENTS
New Property Survey
$ 4,800.00 (allowance)
To locate property lines, underground utilities, easements, and 1’ contours.
Remove/Replace Garden Retaining Walls (100 linear feet)
$ 30,000.00
Includes removal of existing rubble concrete wall, and Installation of a new concrete retaining wall with decorative stone veneer.
New Parking Lot$168,000.00
Includes paving, curbs, drives, and associated sidewalks for 21 new on-site parking spaces.
Upgrade Landscaping$ 60,000.00 (allowance)
Includes new site plantings and landscape sprinkler system. Requires development of an overall site landscaping plan.
New Site Lighting$ 18,000.00
For building entrances and new parking lots.
New Railings/Stairs at Front Entry
$ 12,000.00
To meet current accessibility requirements.
Revise Grading$ 30,000.00 (allowance)
To accommodate parking, landscaping and accessibility needs.
December 2013
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RIVERSIDE STUDIO / SPOTLIGHT THEATER
HISTORIC BUILDING SURVEY
New On-Site Paved Parking Includes concrete paving, retaining walls, and curbs
New Sidewalk Along Riverside
$180,000.00
$ 12,000.00
To improve public accessibility
SUBTOTAL$514,800.00
STRUCTURAL
Repair Wood Framing
$ 7,200.00
$ 18,000.00
To support the existing single story building on the northwest corner
Add Basement Retaining Wall
$ 60,000.00 (allowance)
To clean, repair or replace rusted steel angles above window openings.
Repair/Stabilize Building Settlement
$ 6,000.00
An allowance to repair any broken clay tile that is exposed after removal of stucco.
Repair/Replace Steel Lintel Angles
Includes doubling up floor joists under the Theater space to meet non-residential code requirements.
Repair Structural Clay Tile
$ 30,000.00
Includes replacement of rotted floor and roof joists, repair of broken joists, and the addition of mechanical connections to wood framing
Strengthen Theater Floor Joists
$ 24,000.00
To support the exposed dirt
SUBTOTAL$145,200.00
December 2013
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RIVERSIDE STUDIO / SPOTLIGHT THEATER
HISTORIC BUILDING SURVEY
EXTERIOR
Remove/Replace Exterior Stucco$180,000.00
Includes complete removal and replacement of stucco system.
Remove/Replace Gutters and Downspouts
$ 120,000.00
Includes removal of single paned glass, new insulated units, paint removal, repair, and repainting of existing steel frames, repair of hardware, and new caulking.
Add Missing Steel Windows $ 18,000.00
Includes removal and replacement of all roof flashing.
Repair/Reglaze All Steel Windows
$ 42,000.00
(NOTE: does not include asbestos abatement)
Replace Flashing and “Tin Accents”
3,600.00
Includes complete replacement.
Replace Roof / Add Rigid Insulation
$
$ 60,000.00
Includes re-opening old window openings, new steel frames to match existing, insulated glass, and hardware.
Replace Missing Vitrolite (11 tiles)
$ 12,000.00 (allowance)
Allowance includes purchase and installation of new tiles and removal of broken tiles.
Termite Treatment (400 L.F. AT $8.40/L.F.)
3,360.00
Includes typical liquid treatment around entire building.
Restore/Replace 17 Exterior Doors
$
$ 36,000.00
Includes 3 new metal doors with glass lites, in-kind replacement of 5 decorative wood doors, restoration of 6 metal double doors, and 3 new doors on upper levels of Residence. Also includes new hardware.
December 2013
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RIVERSIDE STUDIO / SPOTLIGHT THEATER
HISTORIC BUILDING SURVEY
Misc. Exterior Repairs
$ 18,000.00 (allowance)
This is an allowance to fix minor miscellaneous items as they are discovered.
SUBTOTAL$492,960.00
INTERIOR
Lead/Asbestos/Mold Testing and Removal
NOT INCLUDED
Replace Stage Curtains/Backdrop
NOT INCLUDED
Remove/Replace Plaster Walls w/Gyp Board in Residence
$ 90,000.00
Replace Plaster Ceiling w/Gyp Board in Residence
$ 60,000.00
Repair Interior Stairs/Handrails
$ 18,000.00
Repair/Replace All Interior Doors
$ 30,000.00
Restore Lobby/Theater Finishes$120,000.00 (allowance)
Theatrical Improvements
$ 60,000.00 (allowance)
Replace Kitchen w/Catering Kitchen
$ 30,000.00 (allowance)
SUBTOTAL$408,000.00
MEP
Mechanical ($12.00sf x 5,000sf)
Includes new toilet room fixtures, new sinks, and janitor’s closet.
Fire Suppression
($24.00sf x 5,000sf)
$120,000.00
Includes new power distribution system and new interior lighting.
Plumbing
$120,000.00
Includes 3 new central mechanical units, new ductwork and removal of old equipment.
Electrical
($24.00sf x 5,000sf) ($4.80sf x 5,000sf)
Includes a new, code compliant, recessed fire sprinkler system throughout the building.
December 2013
$ 60,000.00
$ 24,000.00
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RIVERSIDE STUDIO / SPOTLIGHT THEATER
HISTORIC BUILDING SURVEY
Communications, A/V
($3.60sf x 5,000sf)
This is an allowance. Communications and A/V systems are undefined.
Replace Theatrical Lighting and Sound Systems
$ 150,000.00 (allowance)
This is an allowance. Theatrical systems are undefined.
Replace Decorative Lighting
$ 18,000.00 (allowance)
$ 60,000.00 (allowance)
This is an allowance to repair or replace light fixtures in the theater and lobbies as needed with historically accurate fixtures.
Security System$ 12,000.00
Includes door sensors, motion and glass breakage detectors, fire/smoke sensors, horns/sirens, strobes, etc.
SUBTOTAL$564,000.00
ART
Recreate Olinka Hrdy Murals (9)
$ 90,000 (allowance)
Photographs of the actual murals have not been found. This report includes photos of preliminary studies by Olinka Hrdy provided courtesy of the Fred Jones Jr. Museum of Art in Norman, OK.
Alfonso Ianneli Sculpture (The Waterfall)
$ 18,000.00 (allowance)
Repair/Restore Fountain and Pool
$ 30,000.00 (allowance)
Includes repair/replacement of supply and drain lines and new pool liner.
Repair Stained Glass
$
6,000.00 (allowance)
Includes in-place lead cleaning/repair, re-caulking, etc.
December 2013
Page 37
RIVERSIDE STUDIO / SPOTLIGHT THEATER
HISTORIC BUILDING SURVEY
Restore Frame/Replace Round Window Glass
$120,000.00
Includes restoration of steel frame, paint removal, repainting, new ¼” glass with etching to match historic glass.
SUBTOTAL$264,000.00
NEW BUILDING ADDITIONS
Accessible Toilet Addition (750sf x $300)
$225,000.00
Backstage Support Building (400sf x $270)
$108,000.00
SUBTOTAL$333,000.00
TOTAL ESTIMATED CONSTRUCTION COST
$2,721,960.00
CONTRACTOR OH&P (AT 15%) $ 408,294.00
CONTINGENCY (AT 25%)
$ 782,563.00
GRAND TOTAL$3,912,817.00
December 2013
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RIVERSIDE STUDIO / SPOTLIGHT THEATER
HISTORIC BUILDING SURVEY
9.
CREDITS AND REFERENCES
Herb Fritz, AIA............................ Principal Author
Tom Wallace, PE........................ Structural Engineer
Brandon Pinkerton, PE............... Electrical Engineer
Kory Zehr, PE............................. Mechanical Engineer
Laura Wainwright....................... Editor
Phillip Baily................................. Photography
An accurate assessment of an historic building requires detailed input from a variety of sources.
Supporting information in this report was provided by:
Tulsa Foundation for Architecture, Tulsa, OK:
— “Riverside Studio” a conditional report dated February 14, 1997;
KPI Architects, Tulsa, OK:
— “Property Assessment Report” dated April 10, 2012
Arn Henderson, Norman, OK:
— Riverside Studio application to the National Register of Historic Places, 2001
Art Institute of Chicago, Chicago, Illinois:
— Original drawings by Bruce Goff, circa 1928
David Jameson, Chicago, Illinois:
— Information on Alfonso Iannelli
Fred Jones Jr. Museum of Art, Norman, OK
December 2013
— Images of Olinka Hrdy murals
Page 39