condition assessment maint plan pp

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PRESERVATION PLAN FOR

PLAYS AND PLAYERS THEATER1714 DELANCEY STREET

PHILADELPHIA, PA


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PLAYS AND PLAYERS THEATER1714 DELANCEY STREET

PHILADELPHIA, PA

Graduate Program in Historic PreservationUniversity o Pennsylvania

School o Design

Preservation Studio 2011

ADVISORS:

Randall MasonAssociate Professor and Chair

Fon WangInstructor

STUDENTS:

Jason CantuLaura DiPasqualeLarry ParraSarah PetersonLauren SzeberGladysa VegaTom Wilson


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4 PLAYS AND PLAYERS THEATER

TABLE OF CONTENTSVolume2: Individual Projects

Oral Histories...................................................87Larry Parra

Plays and Players Interpretation Proposal........95

Tom Wilson

Condition Assessment andMaintenance Plan or Plays & Players...........107Laura DiPasquale

Frieze Conditions Assessment........................123Lauren Szeber

Finishes Analysis............................................143Sarah Peterson & Gladysa Vega

A contemporary lighting system thatrespects the Character-DefningElements o the main theatre space

and adheres to the secretary o theinteriors standards or rehabilitation..............179Jason Cantu


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CONDITION ASSESSMENT ANDMAINTENANCE PLAN FOR PLAYS& PLAYERS:

LAURA DIPASQUALE

M.S. Historic Preservation Candidate, University oPennsylvania

CONTENTS:

1. Narrative o Current Maintenance Programand Goals

a. Purposeb. Current Programc. Scope

2. Narrative o Current Conditions andRecommendations

a. Faadeb. Exterior Side Wallsc. Lobbyd. Auditoriume. Roo

3. Chart o Conditions and RelevantPreservation Bries

4. Conditions Map and Illustration

5. Maintenance Priorities6. Annual Maintenance Schedule

1. NARRATIVE OF CURRENTMAINTENANCE PROGRAM AND GOALS

a. PurposeTe purpose o a maintenance plan and

schedule is to establish periodic inspections that canhelp identiy potential problems beore they occur,thus extending the lie o the building, preservingthe original and character-dening elements o thestructure, and minimizing emergency and large-scale damage and repair costs. A building conditionassessment is the rst step in restoring or preserving ahistoric building, as it helps to determine what issuesare most egregious and establish priorities or the

renovation or rehabilitation o the structure. Aterthe initial condition assessment, keeping a log booko conditions, changes, repairs, and costs o repairscan also aid in uture budgeting and in preservationand restoration eorts. According to the NationalResearch Council, two to our percent o the currentreplacement value o a building should be spent everyyear on maintenance.1

1 Committee on Advanced Maintenance Concepts orBuildings, Building Research Board, National Research Council,Committing to the Cost o Ownership: Maintenance and Repair o

For a more comprehensive desmaintenance plans, please reerence thBuilding Maintenance Manual o MaCanadas Historic Places.2

b. Current ProgramTe current maintenance meas

Plays and Players takes place on an as-emergency basis. Te building is cleanbasis, Monday-Wednesday-Friday by tsta, one o whom cleans upstairs, thewhom cleans the auditorium, systems

While the cleaning sta handles regulthere is no preventive maintenance plarecord o repairs made through the yethe organization would like to hire an manager, they have not done so at thisrentals manager, Andrew Beal, handlerepairs to the building, and notes that repaired, repatched or replaced within that the sprinkler system needs to be r2018. Beal notes that much work was1980s, such as the roo and window reTis also appears to have been when mmortar was repointed, or covered, usinbased mortar.

c. ScopeDue to time restrictions impos

academic semester, the scope o the coassessment and maintenance plan are

the spaces containing the highest conco character dening el ements (the aand auditorium), plus the roo and sidthe primary barrier rom the elements,maintenance o the roo is essential to o the building as a whole. Te exterioo the building envelope, are also a pri

2. CURRENT CONDITIONSFor a one hundred year old bui

interior o Plays and Players is in remacondition. As noted numerous times the buildings continuous use as a theaa large number o original and charactelements intact and with high materiaTere is, however, some minor wear anlarger issues that i let untended, coulgreater material degradation and loss.

a. Main FaadeCondition:

Upon initial inspection, the aperectly intact, but photographs romrieze show that there are numerous coaecting the integrity o the rieze. Foinormation on this, see Lauren Szebe

Public Buildings(Te National Academies Pre2 Heritage Building Maintenance ManuCanadas Historic Places, 2008).

PROJECT INTRODUCTION/OBJECTIVES

In accordance with the curriculum orthe University o Pennsylvania course HistoricPreservation Studio, (HSPV 710), this project hasbeen compiled to provide an instructive preservationplan or the Plays and Players Teatre located at 1714Delancey Street in Philadelphia, Pennsylvania. Byconducting extensive research, analyzing past studieson the property, and making requent site visits,our group was able to gain a solid understandingo actors contributing to the buildings historical,

physical, national, and cultural signicance to shapeour nal ve-step preservation plan solution.Conversing with the wide array o

stakeholders and discussing uture goals with currentbuilding stewards, the buildings distinct culturalsignicance and associated values were illuminated.Armed with this inormation, our group establisheda link between these values and the built abricitsel by establishing character-dening elements,explained and examined in detail in this report.Using these elements as a starting point in thedevelopment o the preservation plan, conclusionsand recommendations were made as to how bestpreserve the signicance embodied in the structureby protecting these most important eatures.

It is our hope that this comprehensive dossierwill serve as a useul tool to uture building stewards,the inormation and instructions provided to guideuture building treatments in a way that is mostpractical and respectul o this incredible structure.

ANALYSIS OF PREVIOUS STUDIES

Due to the historic signicance o the theatre,Plays and Players has been the topic o severalresearch publications over the past ew decades. Tedepth o inormation ound in these documents hassignicantly contributed to our understanding o thebuilding. While these have been useul resources, wealso recognize the areas that need to be supplementedor enhanced or our preservation objectives.

In 1985, graduate student David Harringtonwrote a thesis or the University o Pennsylvania,discussing the Little Teatres place in Philadelphiatheatre history, and the distinct personalitiesassociated with it. His worked includes accountso the theatres original opening in 1911, theounding o Plays and Players as an organization,and a biography o the architect Amos Barnes. Teoriginal appearance o the theatre, and the changesto the abric over time, are likewise described.While Harrington does make a case or the theatrespreservation, he rerains rom detailing specicelements and conservation conditions. Our workbuilds o o Harringtons oundation to provide amore in-depth discussion surrounding the buildingsphysical properties and areas requiring the mostconsideration.

University o Pennsylvania graduate studentSarah Hyson penned a second Historic Preservation


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Retain current upkeep Do not paint Investigate ceiling concealed by dropped ceiling

& determine condition

e. AuditoriumCondition:

For the most highly tracked room in thebuilding, with the most intricate details and nishes,the auditorium is in good condition. Te primaryconditions o concern are water damaged plaster, andthe darkening, tearing, and loosening o the murals.Tere are some areas o mechanical damage to thepilasters and capitals, as well as the proscenium.Finally, there are lesser issues associated with use andwear, such as aking or missing paint.

In the back let corner o the auditorium isan area o major water damage, which has causedthe plaster to powder, sag, and in come places,disintegrate entirely. According to rst personaccounts, this area has been in the same condition ormany years and was caused by ashing ailure on theroo, which was repaired. Te water damage on t heceiling towards the ront right o the auditorium wascaused by leaks rom the third oor bathroom andkitchen. It is unclear whether these issues have beenentirely resolved.

Mechanical damage to the pilasters isgenerally consistent with the location o moveablelighting. Ladders are requently set up against thepilasters, and the movement o the ladders and

lighting can nick the pilasters and capitals, causingdamage.Te Emerson murals also have numerous

issues, including the act that they are detaching romthe walls, having ripped away rom the nails thatwere supposed to hold them in place. A proessionalconservator should be consulted to determine theproper treatment o murals. For more inormation,see 2005 University o Pennsylvania thesis by SarahHyson.

Recommendations: Repair damaged plasterwork in corner and ceiling

(remove damaged plaster and replicate ornament) Repaint as needed, or based on paint analysis

(see accompanying report by Sarah Peterson andGladysa Vega)

Have a proessional conservator conduct a ullassessment, and eventual treatment, o Emerson

murals

f. RoofCondition:

Te roo is estimated to have been replacedsome time in the 1980s, and needs to be replaced orresuraced in the very near uture. Tere is poolingwater on the roo, as well as debris, cracking, blistersand clogged drains. A leak in the blackbox ceilingduring rain indicates that there is a leak somewheretowards the center o the roo.

Te ront parapet is o particulas the mortar in the brick on the eastedisintegrated completely, causing the bTe section o roo above the stage anwhich is separated rom the main spacand parapet, has been replaced more rein decent condition, other than some pand debris. Te roong material itselappears intact.

Recommendations:

In terms o overall interventionhistoric and non-visible part o the struand Players has a great deal o exibilirepair and replacement. Te National permits the replacement o at roos thvisible rom the street, with modern mthat the most important thing is that tight roo is basic in the preservation oregardless o its age, size, or design.3

According to Michael Stern oPreservation Alliance or Greater Philaverage lie cycle o a at roo is 10 yeait may last longer i regularly maintaintypes o at roos lasting up to 30 yearroong over the main space has certainis quickly approaching its lie cycl e anreplaced at the latest in the next two toSince the organization plans to replacesystems that are located on the roo, itpreerable to replace the roo at this ti

Replacing beorehand would undoubtdamage to the surace.Te roo should be checked at

three times per year, with any changes reported.

Te roo should also be checkehours o any major storm (rain or snowthat there is no pooling water, snow buice blocking drains ater a thaw. Specishould be paid to ashings around all tpenetrations, particularly in areas whemay occur. 90% o all roo leaks and the ashings.

Roo drains should be checkedper year, especially in the all when roolikely to become clogged with debris.

What to look or: Pooling water or areas o debris Clogged drains Blisters- sections o the roo that

underoot Cracked or alligator-like appeara Inspect seams/ashing and any co

3 Sarah M. Sweetser, Roofng or HistoPreservation Brie (National Park Service, 1974 Michael Stern, Inspecting and MaiRoo, Vol. 12, no. 2 (Philadelphia: PreservatioGreater Philadelphia, Fall 1997).

project, included in this report.Te pointing between the brick on the ront

aade is original and mostly intact, although thereare some holes in the mortar where holes were drilledor signs hung in the past. Te areas o loss should berepaired with a non-concrete mortar, such as a lime-based mortar, depending on the composition o theoriginal mortar.

Te marquee is in poor condition, withwater pooling on top. Although it had not rainedor several days, at the time o this inspection,roughly an inch o water was still pooled on the let(acing the building) side o the marquee. Tere iscorrespondingly damage underneath the marquee,which could end up rupturing, perhaps becoming asaety hazard or patrons. Te recommended courseo action is to nd a way to properly drain the rooo the marquee, or replace it entirely. Since it is notoriginal or character dening, and there is evidenceo the original marquee, replacement would beacceptable.

Recommendations:Repoint lost mortar with sot lime-based

mortar. Properly drain roo o marquee or replace itentirely.

b. Back FaadeCondition:

Te back aade has some areas o waterdamage, primarily at the base, with some areas that

appear to have been repointed. Tere are two largeiron doors that are rusted, to the point o completeloss in some areas, and two windows whose woodenrames are seriously deteriorated. Tere are alsoplants growing at the base o the building.

Recommendations: Repoint with sot mortar Remove plants and debris rom base o building Do not use cement mortar Do not paint or cover with water-resistant

coating

c. Exterior Side WallsCondition:

Te side exterior walls o the building arenot in as good o condition as the ront and back,

probably due to the act that they do not receivedirect sunlight or airow to help them dry. Teground oor o the western wall is in decent shape,with some areas o loss in the mortar due to risingdamp. Tis side has not been repointed, and i it is tobe, should use a lime-based or sot mortar.Te eastern side o the building is ripe with waterdamage. Almost the entire wall has been hastilyrepointed with thick application o concrete mortar,some o which was applied over the lime mor tar andis now popping o. S ince the brick is soter thanthe replaced concrete mortar, the brick has become

the sacricial material. Unortunately, this hascaused moisture to travel through the brick, resultingin eforescence on the exterior (and undoubtedlyinterior) brick, and in some cases, the powdering othe original mortar and loss o brick itsel. Te risingdamp has traveled at least eight eet up the wallin some areas. Te areas o greatest water damageon the exterior correspond with the damaged backcorner o the auditorium. It is also likely that theplaster behind the murals is damaged, which couldbe the cause o the buckling and disadhesion o themurals rom the wall.

Brie inspection o the third oor indicatesthat water ingress has not been localized to theground oor, but is pervasive along the entire easternwall. When the assembly room was renovated toorm the blackbox theatre, the plaster along theexterior wall was damp and ell o. Andrew Beal hasbeen removing the remaining plaster and coveringthe bare brick with a waterproo sealant. It is dicultto see the majority o the exterior side walls, but byleaning out a replaced side window, it was evidentthat much o the mortar has been replaced withconcrete. Similarly to the ground oor, the mortarreplacement corresponds with areas o water damage.It is likely that the brick was repointed due to waterdamage to the original sot mortar, but that theimpermeable nature o the concrete has exacerbatedmoisture ingress through the brick itsel into theinterior.

It is unclear whether the western side o thebuilding is suering equal damage, as the interiorwalls o the bar are covered in wood paneling.However, in the ront interior corner o the room,the paneling has separated rom the wall, and whenpushed back, expels dust rom degraded plaster.Tis coincides with repointing o the mortar withconcrete, and eforescence on the brick on theexterior.

Recommendations: Repoint with sot mortar Remove plants and debris rom base o building Do not use cement mortar Do not paint or cover with water-resistant

coating

d. Lobby

Condition:Te lobby is composed almost entirely odense, non-porous suraces o tile and brick, makingit largely unsusceptible to physical damage. Tecondition o the original ceiling is unknown becauseit is covered by a painted acoustical t ile droppedceiling. Te paint prevents the acoustical tile romunctioning properly and absorbing sound, butaesthetically is in good condition.

Recommendations:

; : . .


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: ,

; : . .. ;

: . .

.

:

:,

,

,

Auditorium Murals

Detaching;

Tears;Darkening;

Buckling

Age? Lighting

Equipment?Water ingress?

Yes 4

Co

proclea

mu

Auditorium Paint Chipping Age and use Yes 2

Painting Historic Interiors: NPS

Preservation Brief #28http://www.nps.gov/history/hps/tps/brief

s/brief28.htm

Remove chipping paint;Repaint as necessary

(Se

andadd

histaud

Roof Unknown

Poor:

Cracking;Ponding water;

Debris

5

Roong for Historic Buildings: NPS

Preservation Brief #4http://www.nps.gov/hps/tps/briefs/brief0

4.htm

Sweep debris offroof;Unclog downspouts;

Remove ponding water

Roovery

R oo f: Pa ra pe t B ri ck

Failing; Loss of

mortar;Crumbling

brick

5: SAFETYHAZARD

Loodan

fab

3. CHART OF CONDITIONS & RELEVANTPRESERVATION BRIEFS CONTINUED

Location Material Condition CauseActive(Yes/No)

Urgency(1not-5very)

Relevant Preservation BriefRoutine MaintenanceNeeds

Additional Notes

Fa a de : F ro nt B ri ck

Good: Some

repointingneeded; Surface

soiling

Drilled holes No 2

Assessing Cleaning and Water-Repellent

Treatments for Historic MasonryBuildings: NPS Preservation Brief # 1

http://www.nps.gov/history/hps/tps/briefs/brief01.htm Dangers of Abrasive

Cleaning to Historic Buildings: NPSPreservation Brief # 6

http://www.nps.gov/history/hps/tps/brief

s/brief06.htm

Check for crumblingmortar

Cleaning of brick should bedone in consultation with

preservation professional--Power washing or

sandblasting may causeirreparable damage (see

relevant preservation briefs)

Faade: FrontPressedCement

Poor (seeLauren Szeber's

report)

(see LaurenSzeber's report)

Yes 5

Maintenance,Repair and Replacement

of Historic Cast Stone: NPSPreservation Brief # 42

http://www.nps.gov/history/hps/tps/briefs/brief42.htm

Faade: FrontCircular Wood

WindowsFair 2

Preservation of Historic Wooden

Windows: NPS Preservation Brief #9http://www.nps.gov/hps/tps/briefs/brief0

9.htm

Check for chipping

paint; Loss of glazing;Damage to frame;

Weatherstripping

Faade: FrontWoodenmarquee

Poor: Pooling water Yes5: SAFETYHAZARD

Remove pooling water

If enough water builds up on

top of marquee,it mayrupture,perhaps injuring

someone below

Fa a de : Si de s B ri ck

Poor: WaterDamage

(efflorescence,loss of mortar

and brick)

Rising damp; Rainwater from roof;

Repointing withincompatible

cement mortar

Yes 5

Repointing Mortar Joints in HistoricMasonry Buildings: NPS Preservation

Brief #2http://www.nps.gov/history/hps/tps/brief

s/brief02.htm Te Maintenance Series:NSW Heritage Office Info Sheet #2:

Rising Damp

http://www.heritage.nsw.gov.au/docs/maintenance2-1_risingdamp.pdf

Repoint with soft,compatible mortar(based on mortar

analysis)

Repointing with cementmortar causes damage to

bricks as it pushes moistureand salts through the brick

rather than the mortar (theintended sacrifcial material)

Fa a de : B ac k B ri ck

Fair: Somewater damage;

Some plantgrowth

Rising damp;Incompatible

mortar;

Remove plant growth

Fa a de : Ba ck I ro n ( do or ) Po or : Ru st M oi st ur e; A ge

Lobby Brick GoodGentle cleaning,if

necessary

Use of abrasive chemicals,powerwashing/sandblasting

or painting unacceptable

Lobby Tile GoodGentle cleaning,ifnecessary

Use of abrasive chemicals,

powerwashing/sandblastingor painting unacceptable

LobbyAcoustical Tile

CeilingFair Paint No 1

Painting of the acoustical tilehas negated its sound-absorbing properties,but the

tiles themselves are not in badcondition. Exploration of

underlying,possibly originalceiling,recommended

Auditorium: Wall,

corniceworkP la st er Wa te r D am age

Flashing on roof;Rising damp;Incompatible

exterior mortarcausing moisture

ingress

Yes 4

Preserving Historic Flat Plaster: NPSPreservation Brief #21http://www.nps.gov/hps/tps/briefs/brief2

1.htm; Preserving Historic Ornamental

Plaster: NPS Preservation Brief #23

http://www.nps.gov/hps/tps/briefs/brief23.htm

Eliminate exterior watersource through

maintenance of roof andexterior walls

Auditorium:Ceiling

P la st er Wa te r Da ma ge

Leaks from thirdoor bathroomand kitchen

No? 4 " "

Auditorium:

Pilasters,Proscenium

PlasterMechanical

Damage,loss

Trauma fromladders,lighting

installation/movement

Yes 3" "

;;

3. CHART OF CONDITIONS & RELEVANTPRESERVATION BRIEFS


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4. CONDITIONS MAPS

Maral:Wood

(WindowFrame)

C:Severe

Deterioration

Acvy:Active

Cau:Age/Lackof

Maintenance

PlaGrwh

Maral:Brick

C:Rising

Damp

Acvy:Active

Cau:Proximity

towatersource/

Incompatiblemortar

Maral:Irondoor

C:Corrosion

Acvy:Active

Cau:Age/Moisture

CondtionsAssessMent:B

ACkfACAde

PAsAndPAesteAte|PiAdePiA,PA

4. CONDITIONS MAPS

Maa:Wood(Marquee)

C:WaterDamage

Acv:Active

Cau:Poolingwater

Maa:Stone

C:Iron

Staining

Acv:Active

Maa:Mortar

C:Loss

Acv:Notactive

Cau:Rust

Maa:PressedCementFrieze

C:SeeLaurenSzebers

individualreport

Con

dtionsAssessMent:M

AinfACAde

PlAysAndPlAyerstheAtre|PhilAdelPhiA,PA

rpacm

Ww,

noga

Maqu

noga


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4. CONDITIONS MAPS

C

sAssssm:Ws

WAll

PlAysAPlAysA|PlAlPA,P

A

Area

epointedwith

ncopatibe

Ceent

4. CONDITIONS MAPS

Maa:Brick/Mortar

C:Loss

Acv:Active

Cau:Incompatible

cementmortar/Moisture

Maa:Brick/Mor

tar

C:RisingD

amp

Acv:Active

Cau:Incompatible

cementmortar/Moisture

CondtionsAssessMent:eAsternWAll

PlAysAndPlAyerstheAtre|P

hilAdelPhiA,PA

Aalk

rpw

icmpab

Cm

PleAsenote:

theentire

eleVAtion

WAsnot

ACCessiBle.

theAreA


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4. CONDITIONS MAPS

Maal:Roo

ngmaterial

C:PoolingwaterandDebris

Acvy:Active

Cau:Improperdrainage

CondtionsAssessM

ent:roof

PLAYSADPLAYERSTHEATRE|PHILADELPHIA,P

A

Maal:Flatroof

C:Cracking,Alligatoring,P

ooling

Water,Debris

Acvy:Active

Cau:Age

WHoLeroofneedsrePLACinG

HVACSystem

4. CONDITIONS MAPS

Maal:Plaster

C:Severe

WaterDamage&Loss

Acvy:Possiblyactive

Ca:Failedashing,

waterfromexterior/

moistureingressdueto

incompatiblecement

mortar

Maal:Plaster/Paint

C:ChippingPaint

Acvy:Recentlyplastered

Ca:Age?

Maal:Plaster

(PilastersandCapitals)

C:Mechanical

Damage/Loss

Acvy:Unknown

Ca:Lighting

installation/movement,

ladders

Maal:Plaster

C:Water

Damage

Acvy:Unknown

Ca:Kitchenand

BathroomLeaks

Bathroom

Kitchen

C

ondtionsAssessMent:AuditoriuM

PLASADPLARSTATR|

PLADLPA,P

A

Maal:Plaster

(PilastersandCapitals)

C:Mechanical

Damage/Loss

Acvy:Unknown

Ca:Lighting

installation/movement,

ladders


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