Documents obtained through a Freedom of Information Act (FOIA) request provide insight into structural issues at the Paramount Theatre in Cedar Rapids, with engineers suggesting problems could stem from the time of construction of a newer addition to the building.
The Cedar Rapids City Council approved a change order Oct. 21 for more than $100,000 in emergency structural repairs for the Paramount, 123 Third Ave. SE, which underwent extensive renovations after it was inundated with floodwaters during the record 2008 flood.
Scott Piquard, general manager for the Paramount, said metal bracing was installed at the southwest exterior of the building “out of an abundance of caution,” when structural issues initially were detected.
“The engineers did a really good job of studying everything, and everything was safe,” Mr. Piquard said, citing bowing in a newer precast wall. “They deemed we were still able to continue with our shows.”
Issues found in 2012 addition
Constructed in 1927-1928, the brick-clad building with terracotta trim is listed on the National Register of Historic Places and is home to Orchestra Iowa, but the nearly century-old building was not where the structural deficiencies were detected.
Mr. Piquard said the damaged wall is part of a newer addition, built during flood recovery for a loading area and dressing rooms, before the Paramount reopened in 2012.
“The historic part has not changed,” he said.
Engineering report details structural deficiencies
According to documents obtained by the Corridor Business Journal through a Freedom of Information Act request, a report dated April 7 from Apex Structural Engineers & Designers cited bowing precast walls at the southwest corner of the newer building addition.
Engineers, who had inspected the building in March by request, said significant bowing of the wall was observed in the second panel above the floor, with the worst deformation showing an offset of approximately 1 inch to 1 ¼ inch between adjacent panels.
Bowing was also noted in some panels on the taller building section, particularly in the second and third panels down from the top of the building.
“Additionally, many panel joints sealed with caulk showed signs of weather-related deterioration,” the report stated. “From conversation with the management, it sounds like the joints did not go through periodic inspections and maintenance.”
Engineers also noticed a few panels with signs of moisture issues, with white powdery stains or deposits on the surface of the panels.
“We observed that many of the slotted inserts intended to secure the panels were missing,” the report stated. “Additionally, several tie plates—designed to connect adjacent panels—were welded with apparent misalignment from the outset of installation.”
While the engineers also observed significant cracking around several tie plates, the degree of bowing was not mirrored on the interior, suggesting possible separation between the wall panel wythes – a continuous vertical segment of masonry consisting of a single unit in thickness.
“This separation is likely due to water infiltration through damaged exterior caulking,” the report stated. “Water becomes trapped between the wythes and expands during freezing conditions, which can cause the wythes to separate further and permit more water intrusion.”
City of Cedar Rapids Facilities Maintenance Services recently reported that the issues were not caused by water damage, but the bowing was due to unforeseen stresses from the roof.
The engineers recommended inspecting all panel-to-structure and panel-to-panel connections, with any missing or incomplete connections repaired in accordance with the original design documents.
Additionally, they recommended draining trapped water between the wythes and mechanically re-attaching the exterior wythe to the structural wythe.
The documents also included emails from May and July to Jason Stancliffe, facilities manager for the city of Cedar Rapids, from Willett Hofmann Associates.
One of the emails showed photos of potholes filled with construction rubble, including one with large voids big enough for a rod to be pushed in 3-to-6 inches at a time.
The email stated that while the potholes could be unrelated to issues with the wall, a geotechnical engineer might be able to rule out any foundation issues and to recommend fill options if they thought the current backfill was causing problems.
Repairs expected by mid-November
Mr. Piquard said the additional $102,000 approved by the City Council in addition to the original $30,000 contract will take care of the structural repairs and “should be very minor,” adding that the construction will occur inside the building, but will not interfere with upcoming shows.
Repairs will begin immediately, with the goal of completion around Nov. 10, he said.
Mr. Piquard, who oversees building operations, finances and bookings for the Paramount Theatre, is employed by VenuWorks, a company hired by the city to oversee the Paramount and other venues.
Darren Sterns, who served as VenuWorks executive director for less than one year, has relocated for another opportunity within the company, according to Cedar Rapids officials. Julie Stow is serving in an interim role.
Money for the structural repairs will come from the VenuWorks operational budget, derived from events hosted at the Paramount, with the City Council having authority to use the funds for construction services.
City of Cedar Rapids Facilities Maintenance Services noted that the concern with the precast wall was identified and stabilized quickly and is not considered serious.
“The issue was first detected in the spring,” the department noted in an email. “A firm repair timeline was not established until necessary investigations, planning and cost estimates were finalized.”
The repair schedule was coordinated around the Paramount’s events calendar to minimize disruption to staff and performers, with completion anticipated by mid-November. The most recent pricing reflects full project costs, including all investigation and repair work, subcontractors and the eventual removal of temporary bracing supports once primary repairs are complete.
Investigation involved several on-site visits from the project team, including city and VenuWorks staff, McComas-Lacina, Willet-Hofmann, and engineering and design teams involved in the original 2010 project, according to the department.
The process also included hydro excavation in the parking lot, which confirmed the foundation’s stability, with the affected area limited to the 2010 addition, the department said.
Separate building work impacts nearby business
Work occurring on the other side of the building, where the sidewalk is closed, is unrelated to the city’s project. The theater, owned by the city of Cedar Rapids, sits inside the Paramount Professional Building, which is undergoing maintenance on the Second Street side of the building.
Louis Ukiri of Majestic Real Estate, owner of the Paramount Professional Building, said the work involves routine maintenance, with no safety risks to the public.
Kimberli Maloy, co-owner of Simply Divine, a candy store at 129 Third Ave. SE in the building, said the sidewalk in front of their shop was cordoned off for building repairs in August.
Sidewalks remained closed as of the end of October. Mr. Ukiri said the project timeline is dependent on Iowa’s unpredictable weather, but hoped to have it completed as soon as possible.
“We had a really rough month,” Ms. Maloy said, and while she couldn’t say if the closed sidewalk directly related to a drop in business, she is eager to see the work completed as Simply Divine, which rents the space, enters its busy holiday season.
“Parking is difficult as it is,” she said. “It’s made things really complex down there.”
Mr. Piquard said he also looks forward to seeing the sidewalk reopened, as KC & the Sunshine Band and other high-profile performances are scheduled at the Paramount in the near future.
“Hopefully they’ll get that done,” he said.
