Project name: Holly Theatre Restoration/Renovation

Location: Medford

Completion: December 2024

Size: 16,000 square feet

Owner/Developer: Holly Theatre LLC

Architect: Oregon Architecture

General Contractor: Outlier Construction

Submitting Company: Outlier Construction

Subcontractors: Bell Hardware, Christian Massey, Firestop, Gale Insulation, LLAD Concrete, Maranatha Painting, Metal Masters, Precision Electric, Pressure Point Roofing, Quality Fencing, Rogue Iron, Rubenstein’s Flooring, TerraFirma, ThyssenKrupp, Van Row Mechanical

A historic theater renovation project is breathing new life into the downtown area, combining preservation of the past with modern amenities for the future.

Outlier Construction, working with a team of specialists, completed an extensive renovation of the Holly Theater, addressing significant structural challenges while preserving the venue’s historic character.

One of the project’s most impressive engineering feats involved the correction of a 6-inch sag in the original 55-foot span girder trusses. The construction team removed 80 percent of the sag using custom 8-inch steel columns and hydraulic jacks to stabilize the trusses before adding structural reinforcements. Each girder truss received structural blocking and backing, new custom structural steel gussets with through bolts, and vertical and horizontal tie rods.

The building’s auditorium walls, which stand approximately 60 feet high, and stage walls, reaching nearly 80 feet, required installation of structural helical piles to protect against future seismic events.

The project team prioritized preserving and restoring original architectural features including the façade, decorative elements, moldings and period-appropriate paint and artwork while incorporating modern systems.

A new three-phase 2400A electrical service was installed, along with energy-efficient LED lighting, high-performance insulation and state-of-the-art HVAC systems. The auditorium received linear diffusers in the ceiling to provide adequate air distribution without detracting from architectural features.

To ensure optimal sound quality for concerts, movies and live shows, acoustic specialists were brought in to optimize the auditorium’s acoustics.

The theater renovation required close coordination with the City of Medford’s public works, planning and building departments. Jefferson Public Radio, a non-profit public radio station serving as the theater’s operating manager, provided high level and frequent communications to the team, helping coordinate construction with the project’s complex funding constraints from numerous donors and grants.

The renovated theater is expected to boost the local economy by attracting tourists and theatergoers to nearby restaurants, hotels and shops, potentially creating a “cultural district” that benefits local commerce. The project also serves as an example of sustainable renovation practices while providing a space for local artists and potentially offering educational programs for children, schools and community groups.

“Through meticulous craftsmanship, innovative engineering, and an unwavering commitment to authenticity, the project overcomes decades of deterioration to breathe new life into a cherished piece of Oregon’s history,” a representative noted in the project submission form. “It stands as a shining example of how visionary restoration can blend the past with the future.”

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All Classical Radio completed an ambitious transformation of its new home on the third floor of downtown Portland’s KOIN Tower, creating a facility that seamlessly integrates broadcasting studios, office space and a performance venue.

The project involved demolishing existing spaces in the Class A office building to create new offices, open work areas, production studios, a breakroom, reception area and performance space. The renovation extended beyond the third floor, with installation of a new roof antenna, generator and basement condensing unit.

Acoustic isolation proved a central challenge for the project team. The performance space and studios feature cutting-edge technology, including spring isolators, resilient channels and strategically layered materials to prevent sound transfer through walls, floors and ceilings.

The performance space’s orientation, dimensions and shape were calculated to enhance acoustics. The design integrates absorptive, diffusive and reflective panels alongside carefully selected finish materials to achieve ideal sound balance.

State-of-the-art recording studios located at the back of the performance room allow All Classical Radio to record and live-stream audio and video of weekly performances. A 16-foot by 9-foot LED screen surrounded by maple wood paneling creates an immersive experience for virtual audiences. There is a dedicated recording studio specifically for ICAN (All Classical’s International Children’s Art Network) where children centered radio is programmed and recorded.

Each studio features Sound Transmission Class rated walls, doors and windows to ensure complete sound isolation. The Terminal Operations Center houses the radio station’s broadcast capabilities, including over 30 miles of cabling connecting to roof-mounted antennas.

The project team faced significant coordination challenges working within an occupied building. Howard S. Wright meticulously coordinated mechanical, electrical and plumbing pathways with existing systems and structure to minimize disruption.

“All Classical Radio’s new media arts center offers increased opportunities to uplift the arts community and stimulate the regional economy, and its downtown location is helping to revitalize the city of Portland,” said Suzanne Nance, president and CEO of All Classical Radio, in the project nomination form. “The unique and complex scope of this buildout is a stunning example of all that can be accomplished through bold imagination, creative collaboration, and grit!”

M.J. Murdock Charitable Trust of Vancouver, Washington, provided a $750,000 grant for the project – the station’s largest in more than 40 years of operations.

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