riverside studio

Original Rendering By Bruce Goff

HISTORIC BUILDING SURVEY

TULSA, OKLAHOMA

December 2013

RIVERSIDE STUDIO / SPOTLIGHT THEATER

December 2013

RIVERSIDE STUDIO / SPOTLIGHT THEATER HISTORIC BUILDING SURVEY

1. INTRODUCTIONA. PURPOSE/OBJECTIVES OF THIS REPORTThis 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 recommendationsandfindings.

Riverside Studio / Spotlight Theater 2013

December 2013


2. EXECUTIVE SUMMARYThe 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. Mostsignificantly,theexteriorstuccoexhibitssubstantialcrackingandspallingwhichallowswatertopenetrateintothebuildingonallsides.Continuedwaterinfiltrationthroughthewallsandroofisallowingmold 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 investigationwillbenecessaryoncetheroofingandstuccoareremoved.

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 workingorder,muchofitisold,poorlymaintained,anddifficulttorepairasreplacementpartsbecomehardertofind.Additionalreceptaclesalsoappeartobeneededthroughout,especiallyinareasthatsupport the audio/visual systems.

View from Riverside Drive

December 2013


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 theunitsandductworkdetractsignificantlyfromthearchitecturalcharacterofthebuilding.Bothshouldberemoved and replaced with newer systems (and in different locations), to serve the entire building.

Despitethecurrentphysicalconditions,thearchitecturalfeaturesthatdefinetheuniquenessofthebuilding 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

December 2013


3. HISTORY AND SIGNIFICANCE OF RIVERSIDE STUDIO / SPOTLIGHT THEATERThe 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 ownedthebuildinguntilRichardMansfieldDickinson,anactor,purchaseditin1941.Heusedthebuildingas 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 basedarchitecturalfirmofRush, 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 partnerinthefirm,whichwasrenamedRush, Endacott, and Goffbut,duetothedepression,thefirmformally 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

December 2013


4. GENERAL CHARACTERISTICS OF THE SITE AND BUILDINGThe 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.

Thebuildingitselfisgenerallytwostoriestallwithflatbuiltuproofsandawhite,roughtextured,stuccoexterior.Theresidenceincludesasmallthirdfloorattherearofthebuildingthatincludesanextrabedroom. 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”.Bothweredesignstylesthatfirstappearedintheearly1920’sandflourishedformanyyears.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

December 2013


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 createanabstractgeometricpatternsaidtobederivedfrommusicscores.Thecircularwindowisflankedby 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


5. DETAILED FINDINGSA. GENERALThe 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 performancesof“TheDrunkard”and“Olio”.Thestageisraisedabovetheauditoriumfloorbythreerisers (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.

“FrontofHouse”areasincludeanoffice/ticketingareaandkitchenonthefirstfloorthat 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 beenmodifiedtoconnectahanddug“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 reorganizedtoaccommodatedressingrooms,storage,andotherbackstageneeds.Theupperfloorsareprimarily used for storage.

Interior View of Theater

December 2013


B. ENVIRONMENTAL CONCERNSBasedonage,theexistingbuildingmaycontainharmfulbuildingmaterials,suchasasbestos(roofing)andleadpaint,whichwerecommonlyusedduringthefirsthalfofthe20th 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 byvariousfederal,state,andlocallawsandregulations.ThebuildingshouldbetestedbyacertifiedIndustrialHygienistortestinglabtoconfirmthepresenceandtypeofhazardousmaterials.Onceidentified,theremovalprocesscanbedefinedandthematerialremovedinaccordancewiththelaw.

Thereisalsoastronglikelihoodthatthebuildingcontainsmoldcausedbylongtermwaterinfiltrationthrough 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.

DamageintheResidenceDuetoWaterInfiltration

December 2013


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 toanunimproved(andmostlyflat)gravelparkingarea.AcitysidewalkfollowsalongHoustonAvenueto 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 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 foradditionalon-siteparking.Furtherdiscussionwiththecityisrequiredtoconfirm.

Aerial Photo of Site

December 2013


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

The1997reportincludedfivestructuralrecommendationsasdescribed below:

1. RepairrottedKitchenfloorjoists;

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:

1. Rotted Kitchen floor joists. Repair will require temporarily shoringoftheexistingjoists,jackingthemuptobelevelwiththefloor,andaddingsupplementaljoists 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.

Incomplete Diagonal Downspout

Excavated Passage Under Stage

December 2013


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.

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.

DamagedSoffit

Roof Patching

Roof Patching

December 2013


Additional (2013) structural recommendations are as follows:

Floor Joists and Framing - The capacity of the existing woodfloorframingisapproximately40psf(poundsper square foot) throughout. However, for current non-residential use, a major renovation may trigger acoderequirementtoincreasethefloorloadingcapacity to meet current non-residential building code requirements.Doublingupfloorjoistsunderthetheaterseating area and reinforcing the wood girder under the leading edge of the stage should resolve the most severefloorloadingissues.Inotherareas,removalof heavy plaster ceilings and replacement with lighter weight gypsum board (as recommended in other sections of this report) should help resolve any other concerns.

Morespecifically,asinglefloorjoistlocatedunderthe“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, especiallyiftheexistingroofingmaterialisreplacedwith 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 confirmtheirsize,species,spacing,andcondition.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.

Floor Joists Under Theater

Cracked Floor Joist Under “Green Room”

Exposed Wood Lath

December 2013


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 connectionsbetweenthefloors,roofs,andexteriorwalls.

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.

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.

Missing Interior Stucco

Cracked Exterior Stucco

Building Movement Due to Settlement

December 2013


E. ARCHITECTURAL SYSTEMS (EXTERIOR)1. Stucco

Theexteriorfinishofthebuildingisatraditionalcementbased3-coatstuccosystemapplieddirectlytohollow 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.

2. Roofing/Flashing

The original documents indicate the primaryroofingmaterialtobe“4-plybuilt-up asbestos”. Theexistingroofingmaterialshould be tested for asbestos containing material and abated as necessary. In any case,allexistingroofingmaterialshouldberemoved and replaced with a new single plyroofingmembranetoreduceweighton the roof structure. Before placing the newroofingmembrane,theexistingwoodstructure should be inspected for damaged or rotted material and replaced or repaired asnecessary.Allmetalflashingshouldalsoberemovedandreplaced.Edgeflashingandotherflashingvisiblefromthestreetshouldbereplacedtomatchtheprofileanddimensionoftheoriginalflashing.Thethree balcony roof decks that were originally intended to be accessible from the residence should also be replaced and reinforced with an additional walking surface.

Deteriorated Exterior Stucco

Multipl

ePlyR

oofing

Low Spot

Metal Edge Flashing

December 2013


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 inthefirsthalfofthe20th Century which allowed larger openingsandimprovedthefiresafetyofbuildings.Theframes 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

shouldberemoved,cleaned,repairedasneeded,andreinstalled.Thefinalpaintcolorshouldbeascloseto 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 thermalefficiency.Thelarge(14’diameter)frontwindowincludesetched(andnon-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

December 2013


The tall, decorative leaded glass window located in the stairwell of the Residence should be cleaned and repaired in place.

Outline of Removed Windows

Exterior View - Leaded Glass

Interior View - Leaded Glass

Window openings that have previously been removedandfilledinshouldbereopenedandrefittedwithnewrolledsteelwindowsthatmatchthe 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.

Elevation with Leaded Glass

December 2013


4. Vitrolite Glass Accents

Vitroliteisatradenameforstructuralpigmentedglass,apopularbuildingmaterialusedduringthefirsthalf of the 20th century and primarily associated with Art Deco, Art Moderne, and Streamlined architectural styles.Itisidentifiedbytradenameontheoriginal1928drawingsandusedassmall(6”X12½”)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.

5. Metal Roof Caps

Tin roof caps are noted on the four lowered corners of the front structure that faces Riverside Drive. Thesearesmallinarea(approximatelyfivesquarefeeteach),physicallyseparatefromthemainbodyof 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.

Vitrolite

Metal Roof Caps

Damaged Vitrolite

December 2013


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


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.

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

Thetheaterandstagefloorsconsistofexposedhardwood(maple)stripflooring.Mostotherflooringis indicated on the original drawings to be pine and primarily covered with carpeting. All carpeting should beremovedandthefloorre-coveredwithmaterialsappropriate for current uses. The maple hardwood flooringshouldbere-sandedandrefinished.

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.

Six of the 14 grade level doors are steel framed and lead directly out of the theater space. Of these, two are stilloperableandserveasfireexitswhilemostoftheothers are locked or blocked by mechanical equipment. All six doors should be cleaned and repaired (including the transoms above each door).

Missing Interior Plaster

Missing Ceiling Plaster

Theater Exit Doors

December 2013


One of the remaining doors on the rear of the building was recently replaced with a steel door for security. Theremainderofthedoors(fiveongradeandthreeonupperlevels)aresolidcorewoodinwoodframes.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.

Original Entry Door at Residence

Interior of Rear Entry Door in Residence

Recently Installed Steel Door

Stucco “Patch” at Old Exterior Door Opening

Rear Entry at Residence with

Damaged Screen Door

December 2013


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.Themuralsextendedfromfloortoceilingandcontinuedonfor 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

Preliminary Study of Lobby Mural Entitled “Symphony of the Arts” by Olinka Hrdy

(courtesy, Fred Jones Jr. Museum of Art, Norman OK)

December 2013


“Choral Music” “Modern American Music”

“Music of the Future”

“Orchestra Music”

“Piano Music” “Primitive Music” “String Music” “Vocal Music”

Preliminary studies of theater murals by Olinka Hrdy (courtesy, Fred Jones Jr. Museum or Art, Norman, OK)

December 2013


G. ACCESSIBILITYAccessibility 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/SpotlightTheaterqualifiesforextraconsideration if the accessibility requirements of the Actwould“threatenordestroythehistoricsignificanceof the building”. In that case, alternative accessibility may be allowed if the State Historic Preservation Officer(SHPO)agrees.TheADAalsomakesexceptionsforbuildingslocatedonslopedsiteswheredirectcommon 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. ThesearealternativesolutionsthatwouldrequireapprovalbytheSHPOandlocalbuildingofficials.MostotherrequirementsoftheADAcanmostlikelybemetwithinthedefinedaccessibilityguidelines.

West Elevation Showing Exposed Ductwork and Mechanical Unit

Sloped Site Limits Common Access

December 2013


H. MECHANICAL, ELECTRICAL, AND PLUMBING SYSTEMSELECTRICAL 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) Exterior Primary Electrical Distribution System

The building is served by a pole mounted utility transformer approximately 200ft from the existing 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.

Utility Access to Building

Transformer Location

Power Pole

December 2013


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 ofincandescent,halogen,linearfluorescentandself-ballastedcompactfluorescent(CFL)lamps.Additionally,thetheaterspaceincludesasignificantamount 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

Theexteriorlightingfixturesneedtoberepairedand,inmostcases,replaced.Therearenoemergencyfixturesinstalledforegress.

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

Therearenosignificantenergysavingsmeasuresinplace.

K) Special Systems

The building has telephone and cable TV service.

L) Fire Alarm Systems

Thereisnofirealarmsysteminstalledinthebuilding.

Electrical Service at Building

December 2013


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 mountedresidentialairconditioningunitsandfloormounted gas radiant heaters. West Side Mechanical Unit

Radiant Heater in “Green Room”

December 2013


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.

Thefixturesineachrestroomarecleanand,insomecases,fairlynew.Noplumbingleakswerenotedinany of the existing restrooms.

A small food prep Kitchen is located adjacent to the Lobby in the southwest corner of the building on the lowerlevel.Thefixturesarenotoriginaltothecabinetry,andappeartohavebeencobbledintoplace.

Asinglegasfired,tanktype,waterheaterthatservestheentirebuildingislocatedinthebasement.Thewater heater is new and the installation appears to be code compliant.

FIRE SPRINKLERS

The building does not have a sprinkler system installed.

December 2013


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 smallareasoftheupperfloors(andexpensive).Amorepracticalsolutionexpandsthebuildingimmediately behind the stage and allows backstage spaces on both sides of the stage to be connected.

6. BUILDING EXPANSION

December 2013


The building also lacks on-site parking as required by the zoning code. While a recent re-striping of Riverside Driveaddedasignificantamountofon-streetparkingimmediately 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


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 mostobviousexamples.Otherinteriormodifications,althoughwellintentioned,lackthesamequalityofconstructionfoundintheoriginalbuildingandshouldbemodifiedorrebuilttomeettherequirementsofthe 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.

Thecurrentphysicalconditionofthebuilding,however,islesssecure.Ongoingleaksintheroofingandexteriorstuccoskincontinuetoallowwatertoinfiltrateintothebuildingwhileleakyguttersanddisconnected 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 theroofingandstucconeedtobecompletelyreplacedwhilethesettledportionofthebuildingwillrequireadditional foundation support.

Interiorfinishes,asexpected,arewellwornandinneedofcompletereplacement.Inaddition,manyofthe plaster ceilings and walls in the residence have failed and fallen, exposing wood lath and damage fromwaterinfiltration.Allindicationsofmoldshouldberemovedalongwithallremaininginteriorplasteron 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 becompletelyreplacedwithnewer,moreefficientsystems.Toaccommodateindividualswithdisabilities,some consideration should also be given to adding new ADA accessible toilets on the Theater level.

Despitethedeficiencies,theRiversideStudio/SpotlightTheatercontinuestoprovidesignificantculturalvalue 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


8. ESTIMATED CONSTRUCTION COSTSCosts 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 IMPROVEMENTSNew 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


New On-Site Paved Parking $180,000.00

Includes concrete paving, retaining walls, and curbs

New Sidewalk Along Riverside $ 12,000.00

To improve public accessibility

SUBTOTAL $514,800.00

STRUCTURALRepair Wood Framing $ 30,000.00

Includesreplacementofrottedfloorandroof joists, repair of broken joists, and the addition of mechanical connections to wood framing

Strengthen Theater Floor Joists $ 6,000.00

Includesdoublingupfloorjoistsunderthe Theater space to meet non-residential code requirements.

Repair Structural Clay Tile $ 60,000.00 (allowance)

An allowance to repair any broken clay tile that is exposed after removal of stucco.

Repair/Replace Steel Lintel Angles $ 7,200.00

To clean, repair or replace rusted steel angles above window openings.

Repair/Stabilize Building Settlement $ 18,000.00

To support the existing single story building on the northwest corner

Add Basement Retaining Wall $ 24,000.00

To support the exposed dirt


December 2013


EXTERIORRemove/Replace Exterior Stucco $180,000.00

Includes complete removal and replacement of stucco system.

Remove/Replace Gutters and Downspouts $ 3,600.00

Includes complete replacement.

Replace Roof / Add Rigid Insulation $ 42,000.00

(NOTE: does not include asbestos abatement)

Replace Flashing and “Tin Accents” $ 18,000.00

Includes removal and replacement of all roof flashing.

Repair/Reglaze All Steel Windows $ 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 $ 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


Misc. Exterior Repairs $ 18,000.00 (allowance)

Thisisanallowancetofixminormiscellaneous items as they are discovered.


INTERIORLead/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)


MEPMechanical ($24.00sf x 5,000sf) $120,000.00

Includes 3 new central mechanical units, new ductwork and removal of old equipment.

Electrical ($24.00sf x 5,000sf) $120,000.00

Includes new power distribution system and new interior lighting.

Plumbing ($12.00sf x 5,000sf) $ 60,000.00

Includesnewtoiletroomfixtures,newsinks, and janitor’s closet.

Fire Suppression ($4.80sf x 5,000sf) $ 24,000.00

Includesanew,codecompliant,recessedfire sprinkler system throughout the building.

December 2013


Communications, A/V ($3.60sf x 5,000sf) $ 18,000.00 (allowance)

This is an allowance. Communications and A/V systemsareundefined.

Replace Theatrical Lighting and Sound Systems $ 150,000.00 (allowance)

This is an allowance. Theatrical systems are undefined.

Replace Decorative Lighting $ 60,000.00 (allowance)

This is an allowance to repair or replace light fixturesinthetheaterandlobbiesasneeded withhistoricallyaccuratefixtures.

Security System $ 12,000.00

Includes door sensors, motion and glass breakagedetectors,fire/smokesensors, horns/sirens, strobes, etc.


ARTRecreate 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


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.


NEW BUILDING ADDITIONSAccessible Toilet Addition (750sf x $300) $225,000.00

Backstage Support Building (400sf x $270) $108,000.00


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


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

— Images of Olinka Hrdy murals

9. CREDITS AND REFERENCES

riverside studio

Documents