|
|
||
|
Featured Project
|
||
|
El Teatro University of Puerto Rico
BUILDING DESCRIPTION El Teatro is a reinforced concrete auditorium building constructed by the University in the 1930's. The main auditorium space seats 2,000 people, and was designed primarily as a convocation center and cinema. The building has been unoccupied since at least 1999 when the prior renovation of El Teatro was started. The University wants to reopen the building as a performance hall and classroom space. El Teatro is one of the primary buildings on the original University quadrangle. The building is three stories high and primarily rectangular in shape with a classroom wing in the southeast corner. A one story arcaded veranda wraps around the north, west, and south sides of the building. The primary entrance is on the west façade and is accessed by a ceremonial stair. The building is painted a fawn color to match the other buildings on the quadrangle. Significant architectural features of the building are the ornamental terracotta and the clay tile roofs which are most visible on the veranda. PHYSICAL CONDITIONS ASSESSMENT The assessment of the building will encompass a discussion of the physical characteristics of the building including site-related issues, the exterior envelope, roofs, and fenestration as well as a discussion of the building in relation to the applicable building code with specific attention to access and egress. Finally, a review of the existing mechanical systems included the fire suppression and detection system and HVAC system is also discussed relative to the fabric and features of the building. The discussions will review how we found the building, where the previous renovation work left off, and what of this prior work can be salvaged. EXTERIOR ENVELOPE Site-Related Issues The building is located on the original University quadrangle. The rear of the building abuts an existing one-way street that is one story below the quad. There is little parking on the site but there is some on the south side of the building.
An areaway to the left of the main entrance was originally provided for ventilation to the basement. Since there is no gutter along the front edge of the roof, as will be discussed in a later section, water from the roof is allowed to sheet down the wall and into this areaway. This is a major source of water that collects the basement.
Exterior Wall Issues The exterior walls are reinforced concrete covered with a thin veneer of cement plaster. There is a substantial build-up of paint with the most recent coat applied last year. This paint is acrylic based and gives the exterior walls a somewhat shiny appearance.
There is some spalling on the north façade which may indicate a similar water penetration issue. However, this façade is much cooler and more shaded; therefore, the corrosion is less active due to less thermal activity.
Roof Issues There are three types of roofing in use on El Teatro. These include the tile pavers on the flat terraces and verandas, the clay barrel tiles on the lower roofs, and the asphalt rolled goods on the upper roofs. The tops of the parapets will also be addressed. The terracotta tile pavers on the lower level flat decks and steps are essentially in good condition. The tiles on the upper decks, which are basically inaccessible to the public, are exhibiting buckling. These are replacement tiles which were installed without the benefit of expansion joints. These joints would not have been necessary with the original soft mortar that was used, but the new, more cementitious mortar does not allow the tiles to move. This has caused noticeable buckling.
Fenestration Issues
The original exterior doors remain in place and are solid mahogany panel doors. These doors are in fine shape although they present an issue for pest control. Two species of termites indigenous to the area, Comegen and Palilla, have already damaged the interior wood trim elements such as the stage floor and handrails. The original exterior doors and frames are also not acoustically rated.
CODE ASSESSMENT Accessibility The accessibility review was conducted using the 2003 International Building Code. Although Puerto Rico still uses the 2000 version of this code, it is believed the 2003 version will be adopted soon and will be applicable at the time of construction. Further, the 2003 IBC contains proposed revisions to the accessibility chapter, Chapter 11, which reflect changes under consideration for the Americans with Disabilities Act. This makes this chapter more up to date than prior codes. With the recent addition of the access ramp on the south of the building, the Teatro is generally accessible to wheelchair-bound visitors with a few notable exceptions. The code calls for 50% of all public entrances to be accessible (Section 1105.1). With so many entrances to the building, the definition of which will be used as public entrances becomes critical. At the least, the front entrance doors which currently have a sill greater than ½" present an impediment to access at these main doors. The Black Box theater located in the southeast wing of the building is one step up from the adjacent veranda which would provide wheelchair access. This step is also an impediment to patrons entering from the main façade and trying to reach the stage or the elevator. Although this elevator is accessible from the ground floor classroom entrance, this entrance would be considered a secondary entrance and not suitable for theater patrons to use. Based on an estimate of 2000 fixed assembly seats, the Teatro would be required to have 16 accessible wheelchair spaces (See Table 1108.2.2.1). These spaces must be dispersed along accessible routes throughout the theater. The code requires that one of each pair of upper levels of fixed seating in an assembly space contain accessible seating. One of the two upper seating levels of the Teatro is, therefore, required to have an accessible route and accessible wheelchair spaces. Based on the building configuration, the lower of these two levels, the second floor, would be the more obvious choice. This level is accessible from the elevator, however, the path to the seating is through a dressing room. An accessible route through this room would violate code 1104.3. Besides physical access to seating, access to restroom facilities is required. The plan indicates two restrooms on the first level containing one accessible stall and sink each. These facilities may satisfy the Plumbing Code for the number of wheelchair spaces provided on the first floor. However, the second floor contains restrooms which appear to only be accessible via stairs. Since these would be the restroom facilities for those wheelchair bound patrons on the second floor, restroom facilities must be provided on an accessible route. Wheelchair access to the stage is required by Section 1108.2.8 when direct access to the stage is available to other patrons.. There could be an indirect route for a wheelchair-bound patron to take at the rear of the auditorium which leads back onto the south veranda, through the doors by the Black Box theater, and onto the stage. This is easily achieved, but it seems unnecessarily discriminatory to require these patrons to go outside to get to the stage.
MECHANICAL SYSTEMS Fire Protection
HVAC System As it is the intention to add air conditioning to this building, the ability for the building to accept air conditioning and the affect of this addition on the building must be examined. The issue of the windows has been addressed in a previous section. However, the building as it exists today is uninsulated with the exception of a modest amount of insulation lying on the ceiling of the attic and there is no vapor barrier in the attic. This presents the problem of having cool surfaces on the interior of an uninsulated concrete building and warm moist air on the outside of the building. As a consequence of this condition, there may be condensation in areas of the building where condensation has never occurred before. The heavy layer of acrylic paint on the exterior walls of the building does provide some benefits of a vapor barrier to the extent that it covers the walls, but not all surfaces are covered. There is concern about the rebar within the wall, problems with which have been discussed in a previous section. It is assumed that the preferred utilization of the air conditioning will be to turn it on to cool the building when and where it is occupied and turn it off when it is not. Once the system is shut off, the warm, moist air from the exterior will tend to work its way to the cool, dry interior where condensation will occur on surfaces such as handrails, metals, walls, etc. This is also a classic microculture for molds and mildews which are now exhibited only on the exterior since the interior is currently kept dry and well ventilated. With the addition of air conditioning, this may no longer be the case.
RECOMMENDATIONS Physical Assessment Site-Related Issues Activate the trench drain at the base of the front façade to collect run-off from the Plaza. As there is no desire to add a gutter to the front of the roof and there will be an increased reliance on this areaway with the new mechanical system, there is an increased likelihood that water will make its way into the basement through the areaway. This areaway is also included as a second means of egress from the basement, a conclusion which is dubious at best with the current configuration of the areaway. We recommend relocating the areaway to an area of the building where the roof does not drain directly to the Exterior Walls The parapets must be addressed to prevent water infiltration into the exterior walls. This treatment will be discussed in the Roof Issues section. Once this avenue has been closed, the exterior walls must be patched and finished to match the adjacent walls. Although the build-up of paint on the exterior is quite noticeable, it may not be feasible to remove the paint down to the plaster. There are few products on the market which could remove so much built-up paint. Also, it may not be desirable to remove the paint as it is possible the paint is performing as a vapor barrier. At this time, it is recommended to leave the paint as it is. The University should in engage in an evaluation of the decorative terracotta elements on the Teatro as well as other buildings on campus. This evaluation should be conducted annually in order to detect and repair any damage to the original tiles and pins. In addition, money should be set aside annually for the replacement of these elements when repair is no longer possible. If the annual evaluation, maintenance, and budgeting are not implemented, it will be possible that the University will end up behind the curve in 10 to 20 years and could lose all the terracotta. Roof Issues
The barrel-tiled lower roofs require regular steam
cleaning to remove the algae growth that will continue to reappear. There is no
way to prevent algae growth on the original tiles. A pattern for these tiles
should be made now; and harder, less porous tiles should be ordered to replace
those that break over the years. The upper row of tiles are more
We recommend replacing the asphalt rolled goods on the upper roofs with a 60 mil. white EPDM roof for greater durability and heat reflection. This membrane can be rolled up the vertical surface of the parapet and regletted into the coping for additional moisture protection. A liquid membrane should be applied to the horizontal and vertical surfaces of the parapet to prevent further water infiltration. As a method for preventing water from sheeting down the wall from the lower roofs, we suggest the addition of a sheet metal filler piece at the edge of the roof with the same profile as the barrel tile. This would extend further from the wall to project water away from the wall. The most direct way to deal with the noise created by the large existing PVC leaders at the rear of the building would be to box them in so as to minimize the impact on the interior of the building. This could be an expensive proposition as the drains are not readily accessible. A less expensive, and better solution, would be to re-direct these drains to an exterior wall to minimize noise on the interior. Since the closest exterior wall is the rear façade of the building, there would be minimal visual intrusion. Fenestration Issues The existing aluminum louvers should be removed and replaced. We recommend steel casements such as were originally installed. These windows do not appear to be unusual and should be readily available. They will aid greatly in the acoustic and environmental performance of the building. Since the original doors are a possible site for termite infestation and they are a detriment to the acoustic performance of the building, these should be removed into storage and replaced with acoustical doors which match the pattern and finish of the original doors. The original doors should be kept for future reference or use. Code Assessment Most of the accessibility of the building to those in wheelchairs can be readily solved with several minor modifications. The first would be lowering the sill at the main entrance doors to make them all accessible. With the side doors off the south veranda, this should achieve the required percentage of accessible entrances. The addition of ramps at the doors to the Theater Vestibule and the Black Box Theater would be another relatively simple modification. This would allow patrons access to the entire first floor, including stage areas, and to the elevator. The second alteration would involve the redesign of the southern dressing room into an access corridor for the second floor seating. Once this is no longer a secondary space, it is acceptable as an access corridor. Restroom access is more of a concern. The applicable Plumbing Code should be consulted to see if two accessible restroom facilities containing one water closet and one sink each satisfies the requirements for the number of wheelchair-bound patrons on the first floor. But these restrooms are not appropriate for those seated on the second floor. Accessible restroom facilities must be provided on the second floor along an accessible route. Finally, direct access to the stage is another area of concern. It is possible that this issue may be addressed with a discretely placed wheelchair lift. The code does not address the use of lifts in these circumstances. A code official would need to be consulted to approve this solution. A second possibility is an interior path to the stage along the corridor to the north of the auditorium. If the niche at the end of the corridor could be replaced with a door and one of the rooms to the stage could be used for the ramp required to rise the one step between this level and stage level, an interior path could be accomplished. Mechanical Systems Fire Protection The existing system installed only five years ago should be sufficient for the building. If possible, the valve array and plumbing hook-ups on the main façade should be removed to the interior of the basement so it is no longer visible from the main entrance. A code official needs to be consulted prior to this relocation to ensure this does not constitute a code violation. HVAC System In this tropical climate it seems it would be a lot to ask that the air conditioning be allowed to run all the time in a building which will see sporadic use. This would be one way of keeping the warm, moist air outside and the cool, conditioned air inside, but it may not be practical. An alternative would be to insulate the exterior walls. While there may be enough volume within the walls to insulate them and provide a vapor barrier, it may be prohibitively expensive. Additionally, the new windows should be fixed shut to prevent a transfer of air through the windows. This is a step to keep condensation from forming within the walls and within the building. CONCLUSION The Teatro at the University of Puerto Rico is in essentially sound condition. Issues involving the roof materials and drainage need to be addressed to reduce water infiltration. The terracotta elements should be examined and maintained as they are a significant feature of this building and others on the quadrangle. One of the most challenging issues to address will be the introduction of air conditioning to this building and the effects it will have on the building materials and envelope.
|
||
S.
Harris & Co. is providing preservation engineering services on the project
to rehabilitate El Teatro, the historic theater on the campus of the University
of Puerto Rico. The Assessment Report submitted to Davis Fuster
Arquitectos provided analyses of the building's envelope, accessibility issues,
and the proposed HVAC system and existing fire suppression systems.
Because
of the paving surfaces surrounding the building, there are drainage issues
associated with the site. Across the entire front façade of the building is a
trench drain which was meant to catch any water coming off the plaza toward the
building
The
building is basically solid and well-constructed. A few isolated incidents of
corroded rebar can be seen around the building with the primary problem
occurring on the south façade. There is significant spalling on the 2nd story
wall. It appears that this water originates at the upper
parapet which is unprotected and porous. There does not appear to be any
flashing on the horizontal surface or the inside vertical face of the parapet.
Water may be entering the wall through this parapet and traveling down the wall
where it is evidenced on the second story by the corrosion of the rebar and spalling of the cement plaster veneer.
Of
particular concern, due to its great decorative and historic significance for the
exterior of the building, is the condition of the decorative terracotta elements.
At present these elements appear to be in generally good condition with a few
fractured tiles present around the entrance that require repair. However, just
because the terracotta appears to be in good condition now, does not mean it will
continue to be so in the future. By its nature, the terracotta elements will
crack and break and the pins which hold them in place will corrode and break.
The concern is that once this damage is evident, the cost of repair will be
prohibitive. This would be a great loss to this building, as well as others on
the quadrangle.
The
clay barrel tiles on the lower roofs are quite problematic. This type of tile is
fired at a lower temperature resulting in a soft, brick-like tile rather than
the harder terracotta. Therefore, water has been able to wick back up into the
tiles through the exposed edges and has kept the tiles moist. The tiles are a
haven for all types of algae, fungi, mildew, and molds. The tiles are very well
founded in a bed of mortar which reduces their vulnerability to breakage, but
they are still vulnerable, especially to foot traffic. This attachment method
also means they are not replaced easily. These roofs will continue to be problematic
due to their material properties and method of fastening.
The
upper roofs are covered in asphalt rolled goods. This roof has to be replaced
every five years rather than the standard 10 years indicating this material is
not enduring well in this environment. The existing roof was installed two to
three years ago which indicates that it would be an opportune time to replace the
roofing during this renovation.
A
sub-category of the roof issues is the drainage of water off the roofs. There
are no gutters on the lower roofs and the water is allowed to fall off onto the
paving or area ways below. This water is splashed back onto the building.
Additionally, the soft barrel tiles, which originally projected three to four
inches beyond the cornice, have eroded over the years due to their softness and
vulnerability to expansion, which allows water to wash straight down the wall.
The upper decks and high roofs are drained at the east or rear façade by two
large (12") PVC drains which take the water to the basement and release it into
the gutter at the back street. These drains are interior to the building, so
water can be heard gushing through them during rainstorms as was observed on 9
April.
The
existing windows have the greatest impact on the performance and aesthetics of
the building. There is evidence that the original windows in the building were
steel casement windows, a few of which still exist today. In the 1950's most of
the windows were replaced with aluminum jalousie which are permanently open,
creating an acoustic and climate control disaster.
The
previous renovation campaign contained a fire suppression and detection system,
most of which has been installed in the building. This includes new anunciators,
detectors, and sprinklers. This system appears to be adequate and functional. Of
greater concern is the existing 1930's valve array and pumping hook-ups located
just outside the main entrance and painted red. This creates an eye sore which
is highly visible on the front façade. There are additional arrays on the rear
of the building, but as this is not a primary façade, they do not have the same
impact.
The
terracotta flat tiles on the upper decks should be removed and reinstalled with
the addition of expansion joints.
likely
to break as they are convex; however, these tiles are more easily replaced than
the lower, concave tiles. It may never be possible to replace the entire roof
since the method of attachment, a cementitious mortar bed, means the University
would need to engage in the total removal and replacement of all the tiles at
once. This would be a very expensive and laborious proposition which may not fit
into the existing budget and time-table.