The Renovation of the "Texas"

The Texas Theatre Renovation and Restoration Project is a collaborative venture to renovate the 77-year-old 12,000 square-foot Texas Theatre; to create an aesthetically pleasing and historically significant facility to meet the needs of local artists for performance arts space; to alleviate the financial burden imposed on these artists by for-profit, union, private-sector rental halls; and to provide access for all citizens to the community’s best performing artists. The theater holds significant economic, cultural, and social promise for the Oak Cliff and greater Dallas communities; promotes optimum utilization of local resources and talents; and will draw back to Dallas local artisans who have fled to the suburbs for adequate performance arts space.3

Renovation and Restoration

The theater’s proposed rehabilitation consists of first renovating the theater to a live performance venue and then restoring the theater’s interior and exterior to reflect the 1963 period of significance4 . The restoration includes an expansion to adjacent property to provide additional bathrooms, dressing rooms, balcony use and access, and classroom and office spaces. The renovation includes:

Exterior Facade Renovation

• Throughly review historical documents, materials and photos
• Replace and/or remove inappropriate materials and finishes
• Replace with historically accurate materials, finishes, signage, lighting, etc.

Interior Lobby Renovation

• Resurface and/or clean wall, floor and ceiling finishes as appropriate
• Inspect and replace or restore light fixtures, signage, handrails, doors, windows, etc.
• Repaint as needed

Concession Area

• Inspect, clean or replace all equipment that is non-working or non-repairable
• Refinish counters and cabinet work
• Lighting and signage to be inspected and replaced as necessary

Theater Restoration

• Inspect HVAC systems and replace non-functioning equipment as necessary
• Update sound system including speakers and audio control systems
• Update stage lighting systems, tracks, grids, fixtures, etc. for future intended usage
• Inspect and replace appropriate architectural lighting fixtures (theater) and certify electrical wiring systems
• Replace wiring that does not meet current code requirements
• Renovate stage from theatrical productions including refinishing, painting and resurfacing walls, ceilings and floors.
• Curtain/Travel track to be installed
• Backstage and dressing rooms to be renovated utilizing new fixtures, paint, surface treatments and ensuring local code requirements are met
• All theater seats to be replaced
• A/V equipment to be replaced with upgraded versions
• Restrooms to be renovated to currect code requirements (ADA) and all fixtures to be replaced
• Hazardous materials-testing of all areas of the theater and hazardous material abatement processes

More specifically, the Texas Theatre’s renovation includes maintenance to the roof, exterior walls, fire alarm system upgrades, electrical wiring, egress and ADA-accessibility construction requirements, performance stage extensions, and construction to permit use of dressing rooms. These repairs will address directly the decisive threats to the theater’s structure by antiquated wiring, water infiltration and the lack of suitable life-safety mechanisms.

A new fire sprinkler system will be installed with piping, valve riser system, alarm actuation and addressing system that will adhere to code requirements (strobes, horns and pull stations.) Furthermore, an accessible wheelchair lift will be installed to allow stage access during special events. Mechanical, electrical, and plumbing repairs will address life-safety mechanisms and the installation of new toilet fixtures, light fixtures, power receptacles, and air control devices (registers and louvers). Carpentry, drywall, acoustical ceiling repair, and replication of historical doors are among the theater’s renovation and preservation tasks to be completed. New carpeting will be laid on the dressing room access stairs, dressing rooms, interior lobby space and concession space. Renovation and restoration repairs also target the existing historic ceramic tiles at the outer lobby space and the bathrooms. These tiles will require significant patching and cleaning. Additionally, plaster ceiling areas at the outer lobby and the major auditorium space will be painted to encapsulate asbestos containing material and will be colored to match the theater’s historic coloring. The theater’s interior, including the 1964 intrusive “plaster makeovers,” will be painted. The exposed portions of the historic interiors will be painted with colors to match the original.

The theater’s seating will undergo full refurbishment and rigging/dimming systems will be installed for the stage. These systems include light, drapes, scenery drops, piping systems and hangers necessary to equip the stage with the dead hung gear to ready it for performances. Amps, mics, speakers and wiring required for adequate acoustics will also be purchased and installed.

Display cases will be moved and expanded to replicate old movie poster frames. Posters advertising the theater’s productions will be displayed in these cases. And finally, a new, historically accurate replication of the 1963 marquee will be designed and erected.

Project Goals and Objectives

The Texas Theatre will provide numerous benefits to the greater Dallas community and its neighbors. Specifically, the theater will:

Provide Community and Cultural Access. The Texas Theatre will address directly the tremendous need for performance space and a low-cost cultural and arts facility in Oak Cliff.

Transfer and Expand Established Programs and Services. Programs and services provided by the City of Dallas Office of Cultural Affairs at the Ice House Cultural Center will be transferred to the Texas Theatre. Moreover, the Dallas Summer Musical School of Musical Theater provided by DSM at The Majestic Theater will be expanded to the Texas Theatre.

Take Dallas Arts and Artisans to Rural and Urban Communities. DSM will launch “Tours from the Texas,” a traveling production series that will generate and premiere at the Texas Theatre. This series will cut production costs dramatically and bring quality Dallas performances to cities across Texas.

Provide Commercial Rental Space. The theater will be available to corporate and convention groups for commercial rentals. These rentals will generate revenue and keep the rates for non-profit rentals low. Additionally, the theater will be available to community arts groups, merchants, and sponsors to hold special events and festivals for both the arts community and the surrounding residential districts.

Promote Jefferson Area Revitalization, Redevelopment, and Renewal. The Texas Theatre will help to define the shape and strategy of revitalization along the Jefferson Boulevard corridor, lend stability and character to the community, and promote steady activity.

Produce a Significant and Positive Economic Impact. The theater will serve as a critical catalyst for the creation of new businesses, new jobs, and increased tourism and foot traffic. Simultaneously, these benefits will generate a significant and positive impact in Oak Cliff and the greater Dallas community. In fact, according to a study conducted by Deloitte & Touche in April 2003, for every $1 invested in the arts and cultural organizations, $34 in economic activity is generated.

Serve as a Historical Draw to Dallas. The Oak Cliff Foundation is developing a historical display of the activities surrounding the capture of Lee Harvey Oswald and a citywide tour pinpointing the sites associated with President John F. Kennedy’s assassination.

Preserve a Local and National Historic Structure. Preserving the Texas Theatre will save an internationally recognized structure that is impossible to replace once destroyed. The Texas Theatre possesses special historic, cultural and architectural significance that enhances our residents’ quality of life, embodies features of our unique heritage and represents lessons learned.

Counter Blight. The theater’s restoration remedies the negative effects of the blighted structure and urban decline on neighboring properties. As such, the theater’s renovation removes critical impediments to private investments.5

3 -The Dallas Morning News. 7/19/2000, Entertainment, Tom Sime, “Space for small arts groups, it’s the final frontier.”
4 -The Secretary of the Interior provides the standards and guidelines for the treatment of historic properties. Technically, the theater’s “renovation” meets the Secretary’s standards for “rehabilitation” where rehabilitation is defined as “the act or process of making possible a compatible use for a property through repair, alterations, and additions while preserving those portions or features which convey its historical, cultural, or architectural values.” Rehabilitation is an appropriate treatment when repair and replacement of deteriorated features are necessary; when alterations or additions to the property are planned for a new or continued use; and when its depiction at a particular period of time is not appropriate.” Restoration is defined as “the act or process of accurately depicting the form, features, and character of a property as it appeared at a particular period of time by means of the removal of features from other periods in its history and reconstruction of missing features from the restoration period. The limited and sensitive upgrading of mechanical, electrical, and plumbing systems and other code-required work to make properties functional is appropriate within a restoration project.” Restoration is an appropriate treatment when the property’s design, architectural, or historical significance during a particular period of time outweighs the potential loss of extant materials, features, spaces, and finishes that characterize other historical periods; when there is substantial physical and documentary evidence for the work; and when contemporary alterations and additions are not planned
5 -For an in-depth discussion of frictional effects of blight, slum clearance, cost-benefit ratios of restoring historic facilities, and landmark preservation funding strategies, see Alexander Garvin’s The American City: What Works, What Doesn’t. NY: McGraw Hill; 2002.