Amber Anderson Historic Preservation Intern Fallingwater - Summer 2014
Bachelor of Arts, History & Fine Arts The College of Idaho - 2010 Master of Science, Historic Preservation Clemson University & College of Charleston - 2015
The Team
Roger Humbert, Senior Maintenance Specialist Nathan King, Maintenance Specialist
Stone Repointing Why Repoint? Water Infiltration Freeze-Thaw Efflorescence Biogrowth Improper Mortar Mixes Expansion/Contraction
How to Repoint: Remove failing mortar Mix Portland cement, course sand, & water Apply by hand, round joints Vertical joints flush with stone Horizontal joints set in from stone
Stone Repointing – Projects*
1. Reset capstones & repoint parapet walls over Edgar jr.’s bedroom 2. Reset capstones & repoint parapet walls over pottery terrace 3. Chimney mass – in progress *Drawing by L. D. Astorino
Stone Repointing – Projects The Process
Stone Repointing – Projects Before & After
Concrete Patching– Projects
1. Southeast corner of Herb Garden Terrace planter 2. Northeast corner of third floor roof roll
Drawing by L. D. Astorino
Concrete Patching– Projects Herb Garden Terrace Planter ďƒ Extensive water damage due to pipe/flashing leak and improper pitch
Concrete Patching– Projects The Process Remove failing concrete Repair pipe Prime rebar Apply patching material Apply parge coat
Concrete Patching– Projects
Concrete Patching– Projects Northeast Corner of Third Floor Roof Roll Water infiltration and freeze-thaw issues caused breakage.
The Process
Before
Remove failing concrete Prime rebar Apply patching material Apply parge coat
During
Concrete Patching– Projects
During
Current
Servant Quarters’ Bathroom Condition Assessment & Proposal for Rehabilitation Document current conditions Analyze problems Identify treatment options Thesis…
Servant Quarters Bathroom
Thank You!
Bruce Reinhold – internship sponsor Western Pennsylvania Conservancy Fallingwater Preservation & Maintenance Staff
The Servants’ Quarters Bathroom: A Conditions Assessment and Proposal for Rehabilitation
Amber M. Anderson - Summer 2014 1
Table of Contents Introduction & Scope.............................................................3 Secretary of the interior’s Standards...................4 Bathroom Description............................................................5 Preservation Timeline...............................................................6
Referenced Historic Photographs..........................7
General Findings by Category..........................................10 Findings by Elevation & Plan............................................12 Analysis of Findings by Category...................................33 Rehabilitation Recommendations..................................35 Timeline for Rehabilitation...............................................39 Sources............................................................................................41
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Introduction & Scope This conditions assessment and rehabilitation proposal was conducted during the summer of 2014 as an independent project for Fallingwater’s Preservation Internship. Assistance was provided by members of Fallingwater’s staff, as well as by fellow interns. The ultimate aim of this project is to provide sufficient documentation and guidance in the rehabilitation of this space. The bathroom’s eventual rehabilitation will allow for its continued use as well as for the preservation of its character-defining features and its interpretation to Fallingwater visitors. A thorough investigation of the space’s current condition was completed by visual observation. The intent of said investigation was to identify and document problems within the space ranging from minor cosmetic issues such as chipped glass and enamel to severe problems with ceiling and wall leaks. The visual documentation of this report, referred to as “Findings by Plan and Elevations,” is organized as the title implies. In order to create these plans and elevations, which were in turn used as locator maps for conditions documentation, approximate measurements were acquired from scaled drawings created by Wank Adams Slavin Associates in 1999. A brief account of the room’s preservation history was conducted in order to better understand the space. Due to a lack of consistent documentation throughout the years, however, little information was uncovered. Oral interviews, historic photographs, and Fallingwater’s “Preservation Timeline,” were the primary sources for the information that was found regarding the bathroom’s progression through time. After all of the information and findings were gathered, conclusions were formulated and organized thematically in an effort to understand the cause and pathology of said findings. Finally, a proposal for rehabilitation was created. The rehabilitation recommendations found within this proposal are organized by category and ideal sequence. While earnest efforts were made in the preparation of this document for the Servants Quarters’ Bathroom, limitations of time, expertise, and advanced technical equipment were in place. While this project was completed over the course of the summer, it was completed in conjunction with numerous other projects including the hands-on repointing and concrete patching of several features of Fallingwater’s exterior. In addition, investigative measures such as the removal of paint, mortar, or concrete that may have provided further information regarding the necessary measures taken in the future, were not undertaken prior to the writing of this report. Recommendations for doing so, however, are included in the following pages. Additionally, the entirety of this report was generated by a student currently enrolled in the Master of Science in Historic Preservation program through Clemson University and the College of Charleston. It
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Secretary of the Interior’s Standards After careful consideration of the Secretary of the Interior’s Standards for the Treatment of Historic Properties, it was decided that the project to be undertaken in the Servants Quarters Bathroom would be classified as a Rehabilitation. This is largely due to the fact that this space is still in use, retains much of its original design intent and character, and has suffered progression deterioration over the years. A rehabilitation, as defined by the National Park Service, is “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.” This is expounded upon by the instruction that rehabilitations may be considered as a 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,” and that in the case of rehabilitations, “...an assumption is made prior to work that existing historic fabric has become damaged or deteriorated over time, and, as a result, more repair and replacement will be required.” For these reasons the Secretary of the Interior’s Standards for Rehabilitation, in combination with the Guidelines for Rehabilitating Historic Buildings and Preservation Brief 18: Rehabilitating Interiors in Historic Buildings Identifying Character-Defining Elements, were consulted throughout the duration of this plan’s formation.
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Preservation Timeline The following timeline is the result of an incomplete understanding of the preservation and maintenance work that has been done in the Servants Quarters’ Bathroom, or in areas which directly effect it, since its construction in 1939. Information was gathered from Fallingwater’s “Preservation Timeline,” a document generated primarily from documents housed in the Artifact Storage Building (ASB), from historic photographs located in the ASB, and also from oral interviews with Fallingwater staff. 1939 Guest House and Servants Quarters construction completed. 1981-1982 New roofs were installed over the “Main House and Guest House.”1 1985-1987 “Replaced all roofing.”2 1987-1988 “...the roofs were replaced...”3 8/9/1988 Historic photographs imply that through-wall flashing was installed under the cap stones at this time. (See Figures A and B on the following page.) May 1996 At this point it appeared evident that no cap had been placed on the ventillation pipe which penetrates the Servants Quarters’ stone wall. A previously existing roof penetration, likely a security camera, is also evident at this time. (See Figure C on the following pages.) Pre - May 1996 A ceiling crack near the showerhead had manifested as the result of water leakage. (See Figure D on the following pages.) Pre - May 1996 Half of the wall behind the toilet was removed in order to address plumbing issues.4 (See Figure E on the following pages.) Circa 2000 It is thought that new cork tiling was installed on many of the Bathroom’s vertical surfaces after a period of bare walls due to issues with rising damp and problematic adhesion.5 February 2001 Historic photographs document the removal of the Bathroom’s original Kohler toilet in order to undertake some sort of repairs. This same toilet was thought to be subsequently put back into its place.6 (See Figure F on the following pages.) 2001-2004 “...all roofs & terraces waterproofed/reroofed to properl shed water using multiple defense system.” and “Flashing added at all stone wall bases.”7 2009-2010 The capstones along the Servants Quarters’ wall were repointed in an effort to alleviate water infiltration through the ceiling. Unknown The sink faucet was replaced at some point in the recent past according to the Maintenance Department records.
1. It is not specified whether or not the Servants Quarters were included in this procedure. “Preservation Timeline.” 2. Ibid. 3. Ibid. 4. In an oral interview, Albert Ohler, Senior Maintenance Specialist, recalled that this was completed around the year 2000. A photograph from May of 1996, however, claims that it had already been removed. 5. Amy Humbert, School Programs Coordinator, recalled this information in an oral interview. 6. In an oral interview, Lynda Waggoner, Fallingwater Director, stated that all of the Bathroom’s major fixtures, save the faucet, are original to the house. 7. It is not specified whether or not the Servants Quarters were included in these procedures. It is also unclear if the flashing at “stone wall bases” in reference to the parapet protrusion bases or the intersection of stone walls with actual floor levels.
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Referenced Historic Photos
Figure A: This photograph, dated 8/9/88, suggests that through-wall flashing was installed at this time. Photograph courtesy of Fallingwater Collections.
Figure B: This notation for the previous photograph might suggest that the “metal layer to deflect water� was installed on 8/9/88. 7
Figure C: This photograph from 1996 shows that the small ventilation pipe which penetrates the stone wall does not appear to have a cap or any noticeable flashing. A previous roof penetration, in the form of what appears to be a security camera, is also evident above the northwestern corner of the room. Photograph courtesy of Fallingwater Collections.
Figure D: The beginnings of a leak-induced crack had formed prior to the taking of this photograph in 1996. The shower head, however, was in excellent condition at this time. Photograph courtesy of Fallingwater Collections.
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Figure E: This photograph from 1996 shows that the missing piece of wall behind the toilet had already been removed. It also shows that much of the surrounding cork was in similar conditions to that of today. Photograph courtesy of Fallingwater Collections.
Figure F: Photographs from 2001, including this one, document the removal of the original Kohler toilet from this bathroom in order to conduct plumbing repairs. These photographs also demonstrate the poor condition of the tile flooring at this date. Photograph courtesy of the Artifact Storage Building/Collections.
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General Findings by Category Cork Tiling There is extensive damage to the cork tiling placed throughout the bathroom. There are several instances where cork is completely missing or has broken apart, such as surrounding the toilet or on the horizontal surface adjacent to the bathtub in the northeastern corner of the room. Much of the corner cork pieces on the western wall have become severely deteriorated and cracked. All of the cork directly beneath the room’s single window has suffered water damage. The cork tiling that remains on the floor is either of unmatched sizes and colors or has severely deteriorated and/or delaminated. There are several occurrences of staining/ discoloration throughout the tile, as well as minor cracking due to water infiltration behind the sink and near the bathtub faucet. A large piece of previously cork-covered wall is missing from behind the toilet, and the surrounding cork is in poor condition.
Major Leaks The ceiling and eastern stone wall have suffered extensive water damage due to a progressive leak which likely originates in the connection between ceiling and wall near the wall’s midway point. This water infiltration has caused paint peeling, concrete spauling, efflorescence, water staining, and the accumulation of mold on all adjacent surfaces. The leak appears to extend across the ceiling, through the shower head’s location, and towards the northwestern corner of the room. It is demonstrably active as moisture was present following the occurrence of heavy rainfall during the months of July and August, 2014. Another major location for water damage is in the northeastern corner of the room, where the two walls meet the tub. Extensive damage has been done to the cork, wall-to-wall connection, and stonework.
Minor Leaks At one time there were ceiling leaks in both the northwestern corner of the room and directly above the toilet in the southwestern corner. The resulting water damage is minor to moderate in areas. It is unclear as to whether or not these leaks are still active.
Wall-to-Ceiling Cracking There are several instances of cracking at the juncture between wall and ceiling, such as around the fin wall which screens the toilet. A crack on the west wall, above the sink and near the ceiling, appears to be in worse condition, however. At this location the parge coat appears to have fallen off in addition to general cracking.
Connection Points There is a general theme of failure where two differing materials meet. For instance, the connection between cork tiling and stone wall in the northeastern corner of the room has so badly deteriorated that large gaps in the material can be seen and undoubtedly allow for increased water and pest infiltration. These occurrences of failure can also be seen between the door frame and stone wall and where the cork tiling meets the bathtub. An obvious and severe connection failure is that of the steel window frame with
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all of its surrounding walls. Staining patterns in these walls evince the lack of sufficient sealant.
Fixture Tarnishing All of the original Kohler fixtures have begun to tarnish and turn green due to water exposure.
Wood Veneer Damage The room’s built-in cabinet and door/door frame have experienced some water damage likely due to a ceiling leak and rising damp issues.
Minor Cosmetic Issues The enamel on the Kohler toilet has experienced some chipping of its enamel in places. The glass shelf underneath the mirror has a small chip. The modern outlet cover to the north of the mirror is crooked and upside down. There is evidence of two different paint colors on the ceiling. The toilet paper holder is coming loose.
Miscellaneous The window’s steel frame shows some spots of mild corrosion. The floor outlet is missing its original cover.
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Reflected CEiling Plan N
Figure 13: Extensive water damage and resultant cracking of parge coat and paint from middle of stone wall through shower head and towards northeast corner of ceiling.
Figure 2: dirty
Figure 14: Extensive ceiling leak appears to originate at center of stone wall and ceiling juncture. Moisture is continuously present.
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Reflected CEiling Plan N
Figure 15: Water damage and mold near northwest corner.
Figure 16: Water damage and mold near northeast corner.
Figure 17: Shower curtain and track show signs of tarnishing.
Figure 18: Showerhead severely tarnished.
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Southern Elevation
Figure 42: Water damage to cabinetry veneer.
Figure 43: Wear and water damage to door veneer.
Figure 44: Damage to cabintery veneer.
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Western Elevation
Figure 52: Cracking between wall and ceiling.
Figure 53: Cracking and missing parge coat at ceiling juncture.
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Analysis of Findings by Category Cork Tiling The delamination of cork tiling, primarily located at the floor, is likely due to issues with rising damp and prior use of insufficient adhesives. The extensive deterioration of cork tiling along the wall-to-floor corners, throughout the flooring, near the toilet, sink and bathtub faucet, and below the window is largely due to prolonged exposure to water. The most severe cases of deterioration are located near leaks (the northeastern corner and below the window) or are subject to rising damp (on/near the floor). General wear and tear has also contributed to this. Large areas of missing cork are the result of prior repair work (surrounding and behind the toilet). Mismatched cork tiles are also the result of prior repair work and demonstrate a lack of original fabric. Sporadic discoloration of tiles is likely due to the improper application of a sealant on the floor cork tiling, as well as general everyday use.
Major Leaks It is likely that the ceiling leak which runs from the stone wall through the shower head originates in the stone wall itself. A ventilation pipe penetrates the top of the stone wall almost directly above the point in the wall-to-ceiling juncture with the most water damage. This pipe, although likely sound in its own right, does not maintain any visible flashing in terms of its juncture with the stone wall. As the pipe extends down the length of the wall, the lack of flashing creates a lengthy avenue for water to access the interior of the wall itself. In addition to this, the through-wall lead flashing that lies beneath the stone wall’s capstones has likely been in place since 1989 (see “Preservation Timeline”). As was demonstrated by the removal of mortar on top of the Main House’s chimney mass, a similar flashing installation has suffered from deterioration and cracking. It is possible that this has occurred in this location as well. Also, the pointing work on most of the upper parts of this stone wall is in poor shape. There is extensive cracking and areas of generally poor mortar application. This could also translate into a source of water, especially if the throughwall flashing is not performing properly. It is likely that the cause of the leak which has caused extensive deterioration to the northeastern corner of the room, adjacent to the bathtub, is a sealant failure at both the connection between the window and the cork-covered wall below and the connection between the two walls in question. These issues have allowed water to saturate and cause deterioration to all of the adjacent materials.
Minor Leaks The two minor leaks which resulted in moderate water damage to the ceiling, one above the toilet and the other along the northern end of the room, do not seem to have progressed terribly over the years. Although there is no documentation as to when these leaks originated, it is possible that they have become inactive. As the “Preservation Timeline” demonstrates, the roof has been redone several times. There also use to be a roof penetration near the northwestern corner of the room in the form of a security camera. This penetration could have resulted in the nearby leak and, as it has been removed and the roof likely refinished since, it may very well be inactive. The leak over the toilet did not show signs of moisture during the first two weeks of August 2014 despite the presence of moisture at other known leaks.
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Wall-to-Ceiling Cracking The multiple occurrences of cracking at wall-to-ceiling junctures can likely be attributed to settlement. As time goes on, the buildings continue to move and settle into the soil below them. This is only cause for serious concern if the cracking grows to an unstable size or noticeably changes over a short period of time.
Connection Points There are several issues occurring with these failed points. A major issue is that water is leaking into the room around the window sill and edges. This, coupled with major ceiling leaks, has allowed for a general deterioration of the adjacent materials. This deterioration has only exacerbated the inter-material connection problems. Further issues with stone-to-cork and stone-to-concrete connections may be discovered upon investigation. Another failed connection, that of the bathtub with surrounding cork, is likely simply caused by the progression of time in a damp environment. Proper sealing may not have occurred at the time of installation, but the minor nature of the failure does not suggest this is the case.
Fixture Tarnishing Water exposure and a lack of regular polishing has resulted in the tarnishing and build-up of oxidized copper (derived from copper piping) on the bathroom fixtures.
Wood Veneer Damage Continuous exposure to water, from ceiling leaks and rising damp, has caused color and finish loss to occur on the wood veneer.
Minor Cosmetic Issues General everyday use likely caused the chip in the glass shelf. General everyday use likely caused the toilet enamel to chip and wear in spots.
Miscellaneous The steel window frame has begun to corrode due to years of a constant moisture presence. When steel is exposed to a combination of moisture and oxygen for extended periods of time it begins to undergo a chemical reaction known as oxidization, which evinces itself in the form of rust.
Moisture This room lacks proper ventilation and likely sufficient waterproofing at the foundation level. This can be seen from extensive mold throughout the room, as well as water staining caused by rising damp. Leaks that have been allowed to progress over time also contribute to the high moisture presence. This excess of moisture, and subsequent mold, create a potentially unsafe environment. Moisture will also pose problems when the bathroom is rehabilitated in that it will make new cork adhesion and parge coat/paint applications difficult.
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Rehabilitation Recommendations
Exterior Work
In order to properly investigate and determine the best treatment for the bathroom’s most detrimental leak, the first action that must be undertaken is the disassembly of the capstones and mortar along the top of the Servants Quarters eastern stone wall. This is to allow for the proper resetting and repointing of this portion of the wall, as well as for the investigation of the through-wall flashing and ventilation pipe penetration. While it would be ideal to complete this work along the entire length of the wall in order to best assess the situation, it might be decided that this be done only for the portion of wall which sits directly over the bathroom in question. Limitations of time and man power should be considered. Once the through-wall flashing has been assessed it should be determined whether or not it should be repaired or replaced at any point. If necessary, this can be done inhouse or with the help of a contractor. The benefit of bringing in a contractor might be that one solid sheet of lead could be brought on site and fitted/applied at once, versus needing to apply many smaller pieces of flashing by hand. The fewer joints created will translate into fewer avenues for water to infiltrate. Flashing should be applied to the ventilation pipe regardless of whether or not the through-wall flashing needs replaced. Lead should be wrapped around the base and up the pipe, allowing for at least two inches of overlap onto the surface below. Ideally, counter-flashing should be subsequently applied over the top of the first layer of flashing and let into the top of the pipe. This creates an extra barrier to prevent water entry. After all of the flashing is completed, the capstones should be reset and repointed by traditional means. Water testing as well as regular monitoring of moisture content in the bathroom ceiling should be done following this work in order to assess its effectiveness.
Prior to Interior Work Before the removal of any material on the interior of the bathroom, all fixtures (toilet, sink, knobs, mirror, shower head, shower faucets, shower curtain track, shower curtain) should either be removed or covered and sealed in plastic to prevent damage. Due to the high degree of moisture presence in this room at all times, the permanent installation of a dehumidifier should be considered.
Concrete/Painted Surfaces It is recommended that the best option for the treatment of all of the room’s concrete surfaces be to needlescale them. This will allow for the removal of soiled and peeling paint as well as areas of loose parge coat which require attention. The entire ceiling, all relevant walls, and the small strip of concrete between the room’s door frame and stone wall should be scaled. 35
Once this is complete, areas of concern can be more closely investigated. These areas include the locations of noticeable water damage as well as the small strip between the door frame and stone wall. This small strip should be assessed for further treatment. If it is simply an issue with missing parge coat, this area can be patched. This applies to the other areas of the room as well. After the areas of deterioration and water damage have been addressed, the room should be repainted in even coats.
Cork Tiling As the cork tiling which remains on the floor is not original to the space or in a sufficient condition to be reused, all of it (including the corner pieces along the west wall) should be removed. It should be relatively easy to remove by hand due to extensive deterioration. Cork should also be removed from the surfaces directly below the window, the small strip on the horizontal surface of the bathtub, and in delaminated or severely deteriorated spots on the wall behind the toilet. Consideration should be given to the removal of the cork near the bathtub faucet and behind the sink. These areas are minor concerns, however, as they are not highly visible or in very bad condition. Consideration might also be given to the removal of cork on the eastern edge of the vertical bathtub surface and other areas where discoloration has occurred. As this type of discoloration is not indicative of harm, however, they may be left in place. Once the cork tiling is removed from the above-described areas, the surfaces below should be skimmed in order to create a smooth surface. An appropriate primer should subsequently be applied to all of these surfaces and allowed to dry thoroughly. Prior to installation, the new cork should be given time to acclimate (up to 72 hours) to whatever environment the room will be kept in in the future. An efficient and water-resistant adhesive should be selected based on prior experience. The tiles should be applied with said adhesive in a manner (pattern, shape, etc) consistent with the rest of the room. After installation the floor cork should be sealed with an appropriate cork sealant.
Window Corrosion & Leak The areas of mild corrosion should be removed of paint with a paint stripper. The areas should be subsequently cleaned and scrubbed with a wire brush to remove any loose steel/corrosion. An anticorrosive primer should then be applied to the steel and allowed to dry before repainting. The window seal between adjacent walls should be investigated for failures and an appropriate waterresistant sealant applied.
Fixture Tarnishing Test patches of tarnish remover should be completed on less-visible areas of affected fixtures. The fixtures should be thoroughly cleaned and then the remover should be applied as directed. 36
Stonework Most of the mortar joints are in relatively good condition. There is one documented case of a different mortar mix that was applied and does not match its surroundings. This area should be considered for repointing but does not pose a priority. An updated investigation of the mortar condition should be completed during the rehabilitation process and determinations should be made as to whether or not any repointing should take place. At this time this does not seem necessary for any reason other than that there exists extensive staining of both the mortar and stones near areas of leakage. Further investigation should be conducted as to what material should be in place between the north and east walls, where extensive deterioration has taken place (Figure 29). If this is meant to be a mortar joint, any remaining failing material should be removed and the area should be repointed. The stones and mortar need cleaning where mold, water staining, and efflorescence has accumulated. Minor efflorescence can be removed by scrubbing with a dry or wetted, non-metallic, stiff brush. More stubborn instances of efflorescence might be removed by scrubbing with white vinegar. Mold and water staining, if not removed in the efflorescence-removal process, should be removed with a heavily diluted bleach and water mixture.
Wood Veneer Damage The consultation of furniture conservator, Victoria Jeffries, should be consulted for all work with wood.
Smaller Issues The modern outlet cover near the mirror should be removed prior to any rehabilitation work and replaced upright after the work is completed. The toilet paper holder should also be removed prior to work and replaced tightly afterwards. Earnest efforts should be made to find a replacement cover for the built-in floor outlet. As the glass shelf underneath the mirror is likely original, best efforts should be made to retain it. It might be possible to rotate the glass 180 degrees in order to hide the chip and avoid replacement. Similarly, as the toilet is thought to be original, best efforts should be made to retain it. Enamel repair/ epoxy filler kits are available in a number of shades and types and would likely provide the supplies necessary to repair these chips.
Smaller Issues Two adaptations to the space were requested by Fallingwater staff. The shower is currently occupied by a shelving unit that allows for the storage of food and office supplies. It is recommended that a smaller, more vertically oriented unit be created by Maintenance staff which would sit behind the shower curtain in the western portion of the shower. Precedent for this type of shelving unit can be found in the Guest House Bathroom and would allow for the shower curtain to remain halfway open. This would allow visitors to view the window and terrace beyond. 37
The second adaptation is the request to build a removable section of wall to replace the portion missing behind the toilet. Lynda Waggoner suggested this in foresight of future plumbing work that will inevitably need to be done. This piece of wall could essentially be a wooden shell, formed to fit into the space as though it were a solid wall. The wood would be covered by cork tiling in keeping with its surrounding surfaces.
***Note: These recommendations are not necessarily placed in order of priority..
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