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M-85-0488
0 TO: Sergio Pereira City 14anager FROM: Roger M. Carlton Director Department of Off -Street Parking DATE: 9pril 25, 1985 SUBJECT: "COMMITTEE OF THE IVOLE" DISCUSSION: OLYMPIA BUILDING REDEVELOPMENT PROGRAM Recommendation It is recommended that the City Commission authorize a Unified Development Process for the restoration of the Olympia Building and Gusmar. Cultural Center as per the attached feasibility study. 3ackarround In July, 1994 the City Commission received a report from the Off —Street Parking Board reSarding the redevelopment program far the Olympia Building and ;usman. Cultural Center. This report was based upon the restoration of the two structures and the creation, of an entertainment center to enhance night life in the downtown area. The various downtown interest groups, including the Downtown. Miami Business Association and a group of retailers within. the Olympia Building, had pressed for a solution to the situation.. In addition it was necessary to increase the surplus revenues of the Olympia Building in order to ensure that sufficient revenues were available to operate the Gusmar. Cultural Center with minimum reed for support from the City of Miami 3eneral Fund. "t During the July, 1354 City Commission discussion,, conceptual approval was granted for the initial feasibility study. A competitive selection process lad to selection of 3orrelli and Associates in conjunction. with Shepard Associates which had expertise in historical restoration, and Per.nel Kerr Forster which has expertise in assessing the feasibility of restaurant facilities. Project Scope The overall project envisions the restoration, of the facade of the Olympia Building to its original form, upgrading the retail stores, and complete modernization of the office spaces. The project further envisions restoration of the Gusmar. Cultural Center to its original condition, and the implementation of improvements such as handicapped restroom facilities to meet current codes. '+ An, entertainment center with a moderate priced and an upscale restaurant as well as a cabaret will be designed to functionally tie into the Gusman lobby and mezzanine. There is also proposed the construction of 3 contiguous building at the current National Shirt Shops to the west which will allow the office floors in the upper levels to be expanded to 7,500 square feet from the current 4,500 square feet in order to improve mar'tetability. Renderings of the oroiect will be provided to the City Commission during a presentation. to MOTi ou 857486 Project.., _-. Finar_ ,c ng The total project cost is estimated to be $5,500,000 including the Gusman Cultural Center restoration, the Olympia Building modernization., a new office structure, and tenant allowance. It is anticipated that these funds will be obtained from the private developer through the Unified Development Process. The projections reflect this project is achieveabie and will generate sufficient net revenues to attract private develDpers. During the April 11, 1935 City Commission meeting, two questions were asked by Commissioner Perez and Commissioner Carollo. The first question, referred to the relationship of the Urban. Development grants to the project feasibility. It is clear from the feasibility study that the 'JDaC grant will not be necessary to ensure that :his project is viable. The second question relates to the need for the City of Miami to remain in the tuilding for this project to be feasible. While we believe that the availability of an existing major tenant would be helpful in obtaining proposals from the private sector, it is clear that this is not a necessity and the project should be allowed to proceed through the bid process whether or not the municipal office question is clarified. Project 1anas ement The Off -Street Parking Board and the !usman. :ultural advisory Committee reviewed a number of options for the operation of the facility. The first was that the Department of Off -Street Parking would continue in its management role as required by the deed restriction imposed by Maurice Busman. The c:.3nclusion of the Off -Street Parking Board was that the development team, selected through the Unified Development process would require its own management for the retail office and entertainonent center features of the project. In this case the Department would only manage the Gusman. Cultural Center as it has done for the past eight years and overview the private developer's management process. As an option, the Request for Proposal (RFP) could include an alternate which would allow the selected developer to manage the entire project including t'ne "Gusman ;ultural Center. We believe that the City and the Department shoulj keep an oper. mind until such time as the proposals are received and evaluated. ^On,clusion Busman Cultural Center and the Olympia Building are approaching their sixtieth ys:r . The facility, whi:h is in the process of underaoi ng a renaissance, is an asset to the community. Four years ago the Cultural Center was utilized less than. 40 nights per year. During the upcoming year in excess of 160 nights have been booked. For the Olympia Building to continue to provide sufficient financial resources to operate Gusman Cultural it is necessary that a renovation program be initiated. The City's innovative Unified Development Process provides a vehicle for the private sector to provide funding and managerial skills to reach this goal. With authorization by the City Commission. a Request for Proposal will be developed, the independent audit firm selection process will be initiated, and members of the private sector will be approached regarding their interest in participation on the selection. committee. It is anticipated that the final Request for Proposals, auditor selection and selection, committee nominees will be brought to the City Commission in the June, 1985 meeting with the recommended development team to be selected by the City Commission in late Fall 1985. Att. cc: Albert Ruder w/att 0 njgp OLYMPIA OFFICE BLDG. REDEVELOPMENT BORRELLI AND ASSOCIATES SHEPARD ASSOCIATES DE ZARRAGA• DON NELL•DUQUESN E ELLIS SNYDER ASSOCIATES architects - planners - engineers 85-488 r a' • T '. ! r L t Snk� t j N s .,•� � Ka A,,. "yC � �� �.Y' y : i ... y r y ,.r i LS '"� � r � m 'S'- �` vtq`L' �` ���.^°S• • r- r _ �r.-»'�.X`,�'�•�tu �.'yfr� t.y«�`J'/`S^p!`.^t° t t .S .t �; y,� �I' _ �'+ �-t i�.u.�i �r xvv lid-L..*1�;�y _ 7 7�:. vt -- - .. , r ��kZs ,>.? .,..._,rr.:���.. �' yx >.', ?.�. _'c 4 ✓ _ . ,.. � ..,, _ Z k.�vS�At''�RFaf'.. � , e+.T3e'�-".�'' - .— MORRELU &. ASSOCIATES ARCHITECTS EDPLANNERS M1AM. tl <rgln/1 3-114 �1 TFI . t 10•.A�'.••; •.• 7 ht i•Mn5• February 22, 1985 Air. Roger M. Carlton Director, City of Miami Dept. of Off -Street Parking 190 NE. 3rd Street Miami, Florida 33132 RE: Olympia Office Building Redevelopment Dear Air. Carlton: Enclosed herewith are three copies of our preliminary cost forecast and preliminary market overview relevant the above referenced project. As previously discussed and agreed, this report is based on conceptual design sketches prepared by our firm intended to allow approximate cost dollar values necessary to determine if the contemplated project scope is financially within realistic paranieters. '[his rvputt should not be construvd to be of a definitive nature until further extensive analysis can be achieved based on more complete design studies and solutions. lie trust this information will assist you in the decision process concerning the re -development of the Olympia Office Building and adjacent facilities, and anxiously await your comments and our decision on this matter. `} he remain available at your convenience to answer any questions concerning this report as well the continuing ``. of our professional services for this most important project. Sincerely, +, tM „ Jaime F. 11urrelli, A.I.A. JEB/mr Fe`+ n. 1 V Y l 3 1 v F l {y ii.�S} a ✓�y� 'F I �� 't K + DIX As 16 PREFACE When John Eberson designed a spectacular new Miami theatre back in 1925, he perhaps realized that besides being a picture palace, the building could incorporate other functions which would work togeather with the theatre symbiotically. So in addition to the theatre, there were shops at the ground level, and an office building above. The success with which it incorporated these varied functions is perhaps the reason that it has survived. Other movie theatres which didn't have the ancillary functions of the Olympia building, fell upon hard times after the advent of television, and most closed. Some were later gutted and converted into commercial mini -malls. The special grandeur of the Olympia's interior may have given it a place in the hearts of Miamians, but as the theatre became unprofitable, the owners seriously considered demolishing it to build a bank or even a parking lot, while leaving the offices and most of the shops. For many years, rents from the offices and shops paid for the theatre. The Olympia Theatre will celebrate its 60th birthday on February 18, 1986. As it approaches age 60, it is appropriate to plan improvements for its continued use, and to study how its use might be enhanced with additional functions. In an era when public subsidies to the arts are being reduced, the future prosperity of the theatre may depend on income from other functions which are part of the building. Income from the other functions would prevent an unsuccessful show or a dissapointing season from being a financial disaster. This income could potentially allow a reduction in ticket prices, or provide increased funding for theatre equipment and maintenance of the building. Ideally, the complex as a whole could generate a surplus of funds which could subsidize other City programs and operations. At this time, certain changes are required for the safety of the occupants. Other changes would increase comfort and convenience in the building, make it easier to maintain, improve its energy efficiency and allow for an increase in rents. New functions such as restaurant and bar facilities, and a cabaret would help to maintain a critical mass of activity, and give the facility additional sources of revenue. Additional office space and improved retail areas would also help in this respect. 85-486 When considered as a part of a downtown poised on the verge of greatness, the future of the Olympia Building becomes even more important. The Metrorail and People Mover transit systems will soon provide much of Dade County easy access to downtown Miami. But unless there are special evening activities, the City will continue to be deserted by the hundreds of thousands of office workers after dark. The Olympia Building - Gusman Cultural Center, a new cabaret and fine restaurant, would help give office workers a reason to remain downtown, and could entice others to come into the City by offering them something unique. The concept of a downtown cultural district has worked in other major cities and Miami now seems to have nearly all the right ingredients for success. Recently the New World Center Foundation, a nonprofit organization, joined with the Dade County Council of Arts and Sciences to push for a downtown arts complex. A forthcoming planning study requested by those groups is expected to recommend wether a single large Kennedy Center -like complex should be built or if facilities can be provided in separate locations. The Olympia Building could become the core of a theatre and cultural district which would encompass the Knight Center, the Metro Cultural Center, Miami -Dade Community College, and a new Bayfront Park amphitheatre. If properly organized, activities at these public facilities would be a catalyst for the private sector to join in and create additional small theatres and places for nightime entertainment. The benefits to the downtown commercial economy would be great. With crowds of people on the streets, shops might stay open later, and the area would seem safer. Such a rich urban environment might also be an incentive to create nearby housing for those who wish to regularly participate in an area with so much to offer. PRELIMINARY COST FOR aT, FEB. 22, 1985 Introduction Costs identified in this preliminary forecast are based on sketches of a conceptual design solution, the work specifically mentioned herein, and other information gathered in the field regarding the building's general condition. A complete maintenance study has not yet been conducted and the exact requirements for bringing the building up to code have not been determined. We have made assumptions based on our knowledge of the scope of the work at this time. This cost estimate should not be construed to be of a definitive nature nor is it intended to provide either an upper or lower limit. It is intended to be an approximate dollar sum necessary to determine if the proposed work is financially feasible. Other design solutions could cost either more or less. Tenant finishes except as noted are not included. Prices will be subject to unknown field conditions, special requirements such as phasing or uninterrupted service, and market conditions at the time of bidding. Prices may escalate from the date of this report. EXPLANATION OF COST BREAKDOWNS General In the conceptual design which is now proposed, it is difficult to totally separate construction costs for different occupancies within the overall "Olympia Building", although this has been attempted to a limited extent. Various building systems and equipment are used by more than one function, and items such as stairways and circulation paths are shared. The requirements of one area of use sometimes requires modifications, and therefore costs, in other areas of use. It is beyond the scope of this estimate to completely asses the cost impact which different areas have upon each other. The retail areas, office areas, restaurant, lounge, kitchen and cabaret are mutually dependant, with numerous shared elements and systems. In the breakdown which follows, the "Existing Office Building & Shops" and "New Building" are listed separately. The theoretical dividing line is taken to be at the west wall of the existing Olympia Building. Costs for elements and systems which are shared are generally pro -rated. The separation of construction costs for the retail areas from' x•<: the rest of the building has not been attempted in this analysis. It was assumed that the remodeling of existing Olympia Building shops will be financed as part of the existing office building and that the new retail area on the National Shirt Shop site, will be financed as part of the new addition. .-; In terms of construction costs, the most easily separated area of use within the building complex is the theatre. Most building systems and elements of the theatre are independant of other ::. areas. Although the area of the theatre overlaps the area of the existing office building and shops, and the new building, a z F T� PRELIMINARY COST FORECAST, FEB. 22, 1985 logical line of demarcation can be drawn. Because of its large volume and complexity of levels, calculation of the floor area of the theatre for use as a basis in evaluating costs is not realistic. We believe that a number for the gross floor area of the theatre would be meaningless. Rather than being based on a square foot cost, most prices for work within the theatre are based on an estimate of known scope of the work. The demarcation line between the theatre and the retail areas at ground level is fairly clear. On the east side of the building, the exit lobby is part of the theatre. On the north side, the central entrance which is now part of the theatre, remains as part of the theatre, even though it may also be used for access to the office building and the retail areas. At the second floor, the demarcation between the new restaurant and the theatre is taken at the wall of the mezzanine lounge which is currently the entrance to the ladies room. The double high space of the theatre lobby remains part of the theatre, but costs for new openings in the north wall at the second level would be part of the restaurant. Except for modifications to the existing basement below the stage, costs for moving the dressing rooms from the second floor of the existing office building to the basement of the new building are assigned to the new building. Demolition costs for the existing dressing rooms and the connecting bridge have been assigned to the rennovation of the existing office building. Chilled water for air conditioning the new dressing rooms will be provided by the existing theatre system, but piping modifications and new equipment costs for those dressing rooms are assigned to the new building. The existing emergency generator and fuel tank in the basement of the theatre are to be removed. Costs for a new emergency power generator are assigned to the existing office building and the new building. Costs for modifications necessary to connect electrical service for the new building to the existing electrical room and transformer vault in the theatre basement are assigned to the new building. Backstage areas on the north side at the second and third floors which would no longer be useful to the theatre would be captured by the the new building at the second and third floors. Costs for modifications of these areas, are assigned to the new building. Above the second level the theatre and existing building share a small section of a common interior wall and the fire stair on the north side of the theatre from the third floor down. No costs ara; expected for these common elements. With the above exceptions and the Second Avenue stores, the theatre exterior is clearly a separate physical entity. Cost for its restoration and maintenance are listed with other Gusman Hall costs. -- j7, TF777 41 Mw f _ — - a1:•°w��c.��rt...� L a_3'S,.ynn.,•;'°;'e. ,. _ _ di?«. . r._ ....,._.S � l�,Y z3'-. au PRELIMINARY COST FORECAST, FEB. 22, 1985 V Gusman Hall Explanation of Item Numbers #1 - Demolition: Demolish east entrance doors & ceramic wall tile, demolish east theatre marquis, demolish theatre director's office finishes & partitions, demolish men's restroom finishes, remove misc. finishes, furnishings, equipment & debris, demolish toilet rm. at s.w. corner of building. remove spiral stair, cut new openings in foundation walls below stage, cut slab for sound board pit, remove north marquis, cut ceiling for light cove, remove theatre seats for storage as required, remove carpeting & misc. flooring, remove stair from stage to second level at north side. #2 - Excavation: Hand dig unexcavated earth in basement below stage & for sound,board pit. #3 - Shoring: Shore up slab during excavation of basement areas. #4 - Concrete Work: New slabs, walls and structure in basement, new sound pit, fill in spiral stair opening & misc. openings. #5 - Concrete Repair: Repair spalled concrete slabs in basement, attic & below monumental stair, repair balconies at projection booth level, all using hand troweled material. #6 - Brick Masonry Repair: Repair crack at joint between theatre & office building, repair brick removed for inspection of structure & adjacent to terra cotta repair. #9 - Terra Cotta Repair: Replace cracked terra cotta around projection booth, replace cracked mouldings, replace missing moulding at alley. #8 - Masonry Cleaning: Hand scrub and power wash using mild detergent all brick work and terra cotta. #9 - Structural Steel: Steel supports to replace bearing walls at basement, reinforce roof trusses for support of new transverse catwalk for lighting cove. #10 - Metal Fabrications: New steel stair to basement, repair fire escape elements, railings for fire escapes, new metal catwalk with hangars and railings, new stair extension from fire escape to lighting catwalk. #11 - Ornamental Metals: Repair wrought iron balconies on east fascade, misc., wrought iron gates to restrooms. #12 - Finish Carpentry: Misc. shelves, install new wood items. #13 - Wood Restoration & Treatment: Epoxy injection, new veneers, termite & fire resistive treatment for wood elements including wood copings at balcony stairs, catwalk in proscenium, wood grilles, wood mirror frames, misc. wood furnishings, theatre organ & player piano. x e PRELIMINARY COST FOREtrAST, FEB. 22, 19B5 Gasman Hall - Explanation of Item Numbers #14 - Architectural Woodwork: Misc. new casework at south dressing rooms, new replacements for wood items damaged beyond repair, new poster frames, vanity tops at restrooms. 415 - Waterproofing: Waterproof basement walls. #16 - Roofing: New roof at east side of theatre, new roof at low areas adjacent to fly loft, patch and recoat existing main theatre roof, seamless applied liquid membrane at roof slabs between theatre & office building. #17 - Sealants: Sealant at fire escape supports, around all doors, windows & louvers. #18 - Metal Doors & Frames: New fire doors to basement stair, fire doors to organ loft, new metal attic access doors, misc. replacement doors. #19 - Wood Doors: New restroom doors, closet doors, dressing room doors, repair exterior french doors at balconies. #20 - Entrances: New wood entrance doors and surrounds at east entrance and north entrance. #21 - Metal Windows: Repair and/or replace 21 existing galv. steel windows, including wire glass & repainting. #22 - Wood Windows: Repair 18 existing wood windows, incl. reglazing as required, repainted. #23 - Hardwares Replace hardware for balcony french doors, misc. window hardware, hardware for new entrances, hardware for new wood & metal doors, replace damaged hardware on existing doors, new thresholds. #24 - Lath & Plaster: Misc. stucco patching, rework plaster ceiling around lighting coves, repair ceiling in restrooms. #25 - Decorative Plaster: Repair decorative plaster mouldings, grilles & ornament, restore missing ornament. #26 - Gypsum Wallboard & Partitions: Partitions in basement, bathrooms & lighting coves. #27 - Ceramic Tile: Restore ceramic tile in vestibule, lobby & east entrance, new tile for bathroom walls & floors. #28 - Carpeting: Approx. 2000 sq. yds. of custom weave carpeting to match original design for theatre auditorium, interior stairs, tunnel & mezzanine lounge. #29 - Suspended Ceilings: Backstage and south dressing rooms, new toilet rooms. 85-488 } f •Y fµ a PRELIMINARY COST FORECAST, FEB. 22, 1985 Gusman Hall - Explanation of Item Numbers #30- Exterior Painting: Power wash & paint stucco surfaces, white metal sandblast & epoxy paint fire escapes, paint existing metal louvers, & exterior doors. #31 - Interior Painting: Repaint auditorium ceilings, touch-up ornamental areas to match as required, clean all surfaces, repaint interiors doors & woodwork, misc. painting backstage, basement & dressing rooms, misc. painting of ceilings etc. #32 - Louvers & Vents: Repair stage ventilator louvers, misc. attic vents. #33 - Identifying Devises: Signage for room doors, cautionary signage. #34 - Toilet & Bath Accessories: Toilet partitions, mirrors, • towel & soap dispensers, handicap grab bars, restrooms & toilet rooms. #35 - Artificial Plants & Birds: Orange trees, flowers and birds for auditorium, as originally intended. #36 - Statuary: Replace missing fingers, hands arms and heads, marbelized paint treatment if required. #37 - Plumbing & Fire Protection: Piping for new restrooms, plumbing fixtures, sprinklers behind proscenium arch, at gridiron, basement areas, public restrooms, projection booth, and dressing rooms, halon for theatre organ. #38 - H.V.A.C. - Rework air conditioning system for new restroom, minor work in basement, temperature & humidity control for organ loft . #39 - Electrical & Lighting: New lighting in basement areas & #' restrooms, rework control locations for house lights, power to 4;.. restrooms, connect to generator, power to lighting coves, new step lights at balcony, exterior lighting upgrade. a= #40 - Lighting Fixture Repairs Clean & relamp ornamental lighting 3 fixtures, repair cames and cracked panes in stained glass - fixtures. #41 - Marquis Restoration: Reconstruct original marquis at north theatre entrance. 5 Ir l ' � •w �u T R.c' •a ,f,Zi e � . _ a • 1 �wr . rat• > F ' PRELIMINARY COST FOREL;AST, FEB. 22, 1985 Existing Office Building & Shops_ Explanation of Item Numbers #1 - Demolition: Demolish storefronts & store interiors, dressing rooms at 2nd & 3rd floors, office interiors, aluminum windows, bridge to backstage, including flooring, patitions, doors, suspended ceilings, air conditioning systems & ductwork, electrical equipment, plumbing & plumbing fixtures► cut new openings in slabs and walls, properly remove all items not salvagable from site. #2 - Excavation: Excavate new mechanical room floor & new elevator pit. #3 - Concrete Work: New mechanical room slabs and walls, elevator pit, misc. patching and triming of openings in slab, readjust slabs at new ground level corridors. #4 - Brick Masonry: New brick masonry around storefronts and entrances. #5 - Brick Masonry Repair: Repair crack between theatre and office building, repair misc. cracks, minor repointing and removal of extraneous metal attachments. #6 - Concrete Unit Masonry: Mechanical room enclosure, rear of stores at corridors, misc. partitions. #7 - Terra Cotta Repair: Repair/replace damaged terra Gotta ornament, reconstruct decorative surround for office building entrance. #8 - Stone Masonry: Granite plinths for storefronts, marble wainscoate for office building lobby. #9 - Masonry Cleaning: Clean brick & terra Gotta with power washing and hand scrubbing with mild detergent. #10 - Structural Steel: New edge beams at cuts thru existing slab, mechanical room mezzanine support structure. #11 - Metal Fabrications: Misc. lintels, shelf angles and bracing. #12 - Ornamental Metals: New wrought iron grille above office building entrance, cast iron elevator surrounds at office a r building lobby, refinish mailbox & mail chute. ,. #13 - Wood trim around new office corridor doors, misc. shelving in closets, counter tops in restrooms, new windows from " restaurant to theatre grand stair. #14 - Wood Restoration & Treatment: Salvage original office corridor doors for reuse internally and repair. #15 - Waterproofing: Waterproof new mechanical room basement, elevator pits. t't SS--48� F PRELIMINARY COST FORECAST, FEB. 22, 1985 Existing Office Building & Shops - Explanation of Item Numbers #16 - Roofing: Complete new roofing for existing office tower including penthouses, flashing & equipment curbs. #17 - Sealants: Sealant for perimeter of storefronts and entrance doors, perimeter of all windows, doors & louvers. #18 - Metal Doors & Frames: New louvered doors to mechanical rooln at ground floor, fire doors to electrical rooms, mechanical rooms and stairways at office floors. #19 - Wood Doors: Office corridor doors, restroom doors. #20 - Special Doors: Sliding fire door at office building lobby, coiling grilles at public corridors at ground level. #21 - Storefronts & Entrances: Entrance doors to office building lobby, new storefronts at shops & shop entrance doors, storefront at west wall of restaurant. #22 - Metal Windows: Repair existing metal windows at south elevation and at interior stair, including new wire glass where required and painting. #23 - Wood Windows: Repair existing wood windows, replace aluminum windows with wood, including painting. #24 - Hardware: For all doors & new windows. #25 - Lath & Plaster: Ceilings of ground floor corridors, stucco repairs & patches, flat ceiling at office building lobby, plaster exposed concrete masonry units at ground floor corridor. #26 - Decorative Plaster: Repair & reconstruct ornamental plaster at office building lobby, repair any damage to theatre vestibule 1 entrance ceiling from installation of sprinklers. #27 - Gypsum Wallboard, Partitions: Office corridors and restrooms, common walls in stores. #28 - Ceramic Tile: Stoops at shop entrances, office building. pf: lobby, new public corridor at ground level, restroom floors & walls. #29 - Carpeting: Office floor public corridors. #30 - Suspended Ceilings: Office public corridors & restrooms. #31 - Exterior Painting: South fascade & penthouse, exterior of doors, louvers. #32 - Interior Paintings Ground level corridor, office building lobby, office floor public corridors, doors. • 85-488 •T ' _F 4 r - ♦ MS " 4 .F yu�S rt gfti t �,ee PRELIMINARY COST FORECAST, FEB. 22, 1985 Existing office Building & Shops _ Explanation of item Numbers #33 - Security Shutters: For storefronts directly on street. #34 Louvers & Vents: Penthouse & ground floor mechanical, fresh air make up for stores. #35 - Identifying Devices: Building directory, door plaques. #36 - Toilet & Bath Accessories: Toilet partitions, mirrors, soap & towel dispensers, handicap grab bars, for floors 2 - 10 and for each shop. #37 - Elevators: New cabs and controllers for 2 existing elevators, new cab doors & ornamental hoistway doors, update to all current code requirements including machine room. New 3 story hydraulic elevator. #38 - Plumbing & Fire Protection: New supply & drain piping throughout except rain water leaders, toilet room at each store, new restrooms at floors 2 - 10. Sprinkle building throughout. 039 - H.V.A.C.: Chilled water system throughout including stores, including main and flexible ducts, diffusers and returns, air handlers, v.a.v. boxes and controls, smoke purge. Radient heat panels and heat strips. #40 - Electricals New feeders, wiring, breakers, etc., distribution to ceiling junction boxes, lighting in all public corridors and in restrooms, emergency generator and lighting. New Building - Explanation of Item Numbers #1 - Demolition: Comlete removal of existing 3 story wood & masonry structure. #2 - Soil Borings: To determine bearing capacity of soil. #3 - Excavation: 4000 cu. yards at $4 ea. #4 - Shoring Adjacent Structures: Sheet piling and backbracing n sides of excavation. #5 - Dewaterings Removal of ground water and rainwater. #6 - Utilities: New storm sewer and sanitary sewer connection to =' Flagler Street. #7 - Foundations & Concrete Works Complete structural shell, �. "PSI" system. #8 - Brick Masonry: North fascade veneer. 85-488 FA PRELIMINARY COST FORECAST, FEB. 22, 1985 New Building - Explanation of Item Numbers #9 - Concrete Unit Masonry: South & west walls, backup to brick veneer, penthouse walls, misc. partitions & fire walls. #10 - Terra Cotta Masonry: Mouldings & cornice on north fascade. #11 Stone Masonry: Granite base for storefronts, misc. clading. #12 - Structural Steels Elevator hoist beam, misc. steel structure at captured theatre space. #13 - Metal Fabricationss Steel stairs, misc. lintels for brickwork. #14 - Ornamental Metals: Stair railings, railings at bridge between restaurant & lounge, misc. ornament. #15 - Finish Carpentry: Counters and shelving in dressing rooms, trim at office corridor doors, interior window trim. #16 - Architectural Woodwork: Misc. casework in dressing rooms. #17 - Waterproofing: Basement floor, walls and ceiling. #18 - Insulation: Thermal at exterior walls and roof, misc. sound insulation. #19 - Roofings Built-up for office building, including fashing & equipment curbs. #20 - Sealants Perimeter of storefront, exterior doors, windows, louvers, expansion joint between new & existing building. #21 - Metal Doors & Frames: At basement and penthouse, exit from stairs at ground floor, mechanical room at ground floor. #22 - Wood Doors: Office corridor doors, dressing room doors. #23 - Special Doors: Coiling grille at gound level mall. #24 - Storefronts & Entrances: Ground floor retail space, lounge entrance, cabaret entrance. #25 - Metal Windows: Aluminum fixed & double hung for offices, lounge & cabaret. #26 - Hardware: For all doors. #27 - Curtain Wall: North fascade #28 - Lath & Plaster: Plaster ceilings at shower rooms, stucco finishes. rf: PRELIMINARY COST FORECAST, FEB. 22, 1585 New Building Explanation of Item Numbers #29 Gypsum Wallboard, Partitions: Stair enclosures, dressing rooms, office corridors. #30 Ceramic Tile: Ground level "mall" area, floors & ceilings in dressing room toilet & shower rooms. #31 - Resilient Flooring: At dressing rooms & service elevator. #32 - Carpeting: Office floor public corridors. #33 - Suspended Ceilings: Dressing rooms & office floor public corridors. #34 - Exterior Painting: Stucco surfaces at south & west fascades and penthouse, misc. at ground level. #35 - Interior Painting: Dressing rooms, stairway, office floor public corridors. #36 - Louvers & Vents: At penthouse. #37 - Identifying Devices: At dressing rooms, office corridor door plaques. #38 - Fire Extinguishers & Cabinets: Dressing rooms, kitchen, stair entrances, cabaret, penthouse. #39 - Toilet & Bath Accessories: Partitions, mirrors, etc. at dressing room areas. #40 - Dumbwaiter: Between kitchen & cabaret, stacked compartments. #41 - Service Elevator: Standard size, traction with durable finishes, cab doors on 2 sides. #42 - Plumbing & Fire Protection: Roof drainage, dressing room piping, fixtures & ejection system. Stub outs to kitchen. Sprinklers throughout. Integral with existing office building system (pro -rated) #43 - H.V.A.C.: Chilled water throughout, including all eqipment and distribution. Chilled water for dressing rooms supplied by theatre. Kitchen hood system, smoke purge, v.a.v. boxes and controls. Central chillers on roof, integral with existing office building system (pro -rated). #44 - Electrical & Lighting: New service from theatre transformer vault, distribution to ceiling junction boxes. Lighting in dressing rooms, corridors, stair, ground level etc. • .. J��i•"xF �� � � 4 .`fit Ys: � ��"'^✓` r.t� � .. "J T f ��3... iitS3 }y ! [ ! 3 ; flint i..L t v--... PRUANDARY a)gr FORWAST Frib. 22, 1985 OCGr IAWAIOOWNS item Gusman Hall dollars I danolition 40M 2 excavation IMO 3 shoring 3000 4 concrete work ISWO 5 concrete repair 5" 6 brick masonry repair 10000 7 terra ootta repair 15000 8 masonry cleaning 7000 9 structural steel 5000 10 metal fabrications 65000 11 ornamental metals 50M 12 finish carpentry 3000 13 wood restoration & treatment 15000 14 architectural woodwork 25000 15 waterproofing 2000 • 16 roofing 30000 17 sealants a" 18 metal doors & frames 4000 19 wocd doors 5000 20 entrances 20OW 21 natal windows 10000 22 wood windows 3000 23 hardware 8000 24 lath & plaster 40M 25 decorative plaster 250M 26 gypsum wallboard, partitions 4O00 27 ceramic tile 14000 28 carpeting 40" 29 suspended ceilings 20k0 30 exterior painting 50000 31 interior painting 180000 32 louvers & vents 6000 33 identifying devices 1000 34 toilet & bath accessories 20000 35 artificial plants & birds 7000 36 statuary 5000 37 pluabing & fire protection 120000 38 h.v.a.c. 20000 39 electrical & lighting is" 40 Lighting fixture repair 15000 Wj4: 41 marquis restoration 100" Sub Tbtal 9a0d00 general conditions UA 98000 contractor's overhead & profit 10% 1078W contingency 10% 118580 Sbtal 1304380 �W item # Existing Office bier & Shops dollars l demolition 1300M 2 excavation 50M 3 concrete work 15000 4 'brick masonry 5000 5 brick mmasonry repair 15000 6 concrete unit masonry 10000 7 terra cotta repair 50k1100 8 stone trascon y 7000 9 masonry cleaning 25000 10 structural steel 10000 11 metal fabrioations 4000 12 o rusnental metals 5000 13 finish carpentry 3000 14 wood restoration & treatment 50M 15 waterproofing 2000 16 roofing 20000 17 sealants 15000 18 metal doors & frames 5000 19 wood doors 15000 20 special doors 10000 21 storefronts and entrance doors 45000 22 metal windows 20000 23 wood windows 30000 24 hardware 25000 25 lath & plaster 14000 26 decorative plaster am 27 gypsumn wallboard, partitions 200M 28 oerainic tile 20000 29 carpeting 10000 30 suspended ceilings 5000 31 exterior painting 15000 32 interior painting 130M 33 security shutters 12000 34 Louvers & vents Q406 35 identifying devices 2000 36 toilet & bath accessories 35000 37 elevators 220000 38 plmmbing & fire protection 2800b1'1 39 h.v.a.c. 430000 40 electrical 280000 Sub Total 1844000 general conditions 10% oontractor's overhead & profit 10% contingency 10% • :� ?d Ilk"z� A,item # Building dollarso* 1 datvolition 20M 2 soil borings 20M 3 excavation 16000 4 shoring adjacent structures 9000 5 dewatering 10000 6 utilities 2000 7 foundations & concrete work 360M 8 brick nasonry loom € 9 concrete unit masonry 30000 10 terra ootta masonry 4000 11 stone masonry 20M 12 structural steel 5000 13 metal fabrications 30000 14 ornamental metals 10000 15 finish carpentry 5000 16 architectural woodwork 1000 17 waterproofing 10000 18 insulation 5000 19 roofing 9000 20 sealants 40M 21 metal doors & frames 15000 22 wood doors 5000 23 special doors 5000 24 entrances & storefronts 10000 25 metal windows 5000 26 hardware 5000 27 curtain wall 30M 28 lath & plaster 20000 29 gypsum wallboard, partitions 10000 30 ceramic tile 5000 31 resilient flooring 1000 �. 32 carpeting 2000 33 suspended ceilings 4000 34 exterior painting 6000 35 interior painting 4000 36 louvers & vents low 37 identifying devices 1000 K,'. 38 fire extinguishers & cabinets 2000 ' 39 toilet & bath accessories 40M 40 dunbwaiter 60M a.r 41 elevator 1O0" *" x 42 plumbing & fire protection 145000 43 h.v.a.c. 240000 44 electrical & lighting 150000 Sub 41otal 1320" Egr` general conditions 10% 132000 coaatractor's overhead & profit 10% 145200 a contingency 10% 159720 'total 1756920 4t f SU WRY OF WM collars Ousman Hall 1304380 Existing Office Tower & Shops 2454364 New Building 1756920 Total 5515664 item # AUDW aCES dollars 1 Restaurant finishes & furnishes 400000 2 lUtdien equipment 2500M 3 Cabaret finishes & furnishings 50000 4 Cabaret equipment 50000 5 Parking Authority Offices finishes, furnishings & equipment 250000 6 Theatre Offices finishes, furnishings & equipment 30000 7 Olympia Building Office finishes, furnishings & equipment 5000 Total 1035000 GROSS AREAS (Not including Theatre) Existing Office Building & Shops Basement 1st Floor 2nd Floor 3 rd Floor 4th Floor 5th Floor 6th Floor 7th Floor 8th Floor 9th Floor 10th Floor Penthouses TOTAL N.A. Conunercial Restaurant Office Office Office Office Office Office Office Office Mechanical 5350 4730 5320 5320 5320 5320 5320 5320 5320 5320 1240 s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. s.f. 53880 s.f. New Building Dressing Rm. Commercial Kit./Lounge Cabaret N.A. Office Office Office Office Office Office Mechanical 3000 s.f. 3000 s.f. 3000 s.f. 3360 s.f. 3000 s.f. 3000 s.f. 3000 s.f. 3000 s.f. 3000 s . f . 3000 s.f. 750 s.f. 31110 s.f. { MS 85-488 Ar; IT C J� 4 Y Km'P i ':l e s ,y { irk" t a � •J � � '> ..x `�!?rtT� � � f..i,'?=�,}fi c;Wr4i � �:, ...�k .i. :i`�:?".a�:� .�c�s.Ti;Rzi•!"iy&flhRT`-. PANM L FOR i ER 25. 1985 CeAitied Public Accountants 3,ebrualcY 1101 9rickell Avenue Suite 900 Mr. Jaime E. Borrelli. A.#.A Miami, FL33131 Sorrel l i and Associates telephone (305) 356.1616 7000 S.W. 62nd Avenue 55 Cable PANKERR MIAMI Cableelex ANKE Suite 520 Miami, Florida 33143 n hear Mr. Borrelli: We have reviewed your preliminary renderings of the Olympia Office Building Complex and have prepared tentative revenue and expense estimates for the Olympia, the proposed new adjoining tower and the proposed restaurant/cabaret. Our estimates are based on general industry averages, current average rental rates, and your estimates of available leasable areas. We have not performed a market feasibility study for the project, nor should our estimates be construed as numbers that might actually be achieved. For purposes of our initial estimates, we have made the following assumptions: I+� The restored Olympia offices, the new tower, and the restaurant and cabaret would be first class space, equivalent to other new space in the ''" downtown Miami area. yFfx .... w The restaurant would be a high quality operation with experienced, =•, professional management. 4� +� Retail tenants would be those currently in the building, with leases similar to those already in existence. * Offices to be occupied by the Theater Manager or the Off-street Parking Authority, are considered as regular tenant space in the building, subject to the same rental rates as private tenants. The overall project, excluding Gusman Hall, will be a joint venture 'z between the Parking Authority and the owner of the National Shirt Shop building. The private investment will include not only the land under the new tower, but also some additional equity contribution and a co-signiture on borrowed funds. 4 SS-488 77 A f j Ina a.9�wC�F '+� c y:he • ... i ..f.,�+:wf3it' tom...-P.S. e.... f'.;i + �' c.,Gt _' .,L.�`Sry4.�..:r a'9. M 0 M e Parking Authority offices would be located, as much as possible, in the new tower rather than in the restored tuaaan apace. +� A conventional 10-year loan, with 20 percent equity, at a rate of one point over the current iO.S percent prime ratep will be used to finance the pro)ect. e Retail and office common areal maintenance and other charges are assumed to be equivalent to operating expenses. Thus base rentals are aasumed to represent funds available for debt service. Our estimates of lease income and restaurant income are presented in the following schedules. We would be pleased to discuss these in more detail with you and the Parking Authority. Sincerely ohn R. Crow Manager 85-488 2 MV Rt IF r es L Y"s1 3idA. a .^.•_i its": � �� � �� s. ^Y3XrJate �a t '+r..et k. - ...,... _,.-. t� .. •t..h"`.. b ."ri,`. ... 4..,': �..... "r `� z. `f t�f�ii 'Ti.� Ri; — PRELIMINARY OFFICE SPACE REVENUE ESTIMATES RESTORED OLYMPIA WITH ADDITIONAL NEW SPACE Olympia 270000 aq.ft. 0 922/ft base rent 0594,000 New tower 12,500 0 22 " •' •' 275,000 r--rrrr�� Total 8 869,000 sssssssss COMMON AREA. MAINTENANCE AND OTHER CHARGES FOR THE OFFICE SPACE 27,000 it. 0 97 9 189,000 12,500 it. 0 07 87,500 Total 9 276,500 ssssssss t PRELIMINARY RETAIL SPACE RENTAL REVENUE EST. RESTORED OLYMPIA WITH ADDITIONAL NEW SPACE TENANTS SO.FT. AVG. RATE ANNUAL RENT Olyspla 3460 039.75 9 137,000 New Tower 1925 39.75 77_000--- „'" I -- • 214,000 COMMON AREA, MAINTENANCE AND OTHER CHARGES FOR THE RETAIL SPACE 34SO it. 0 97 9 24,150 "=x 1925 13,475 ----------- h` 9 37,625 . �.:� ssssssss��s w+ �� �• 1. ' SS-488 tl ti l:M r tr�`}. g M1 r T1 D r 1` 4.. -e. }t � �:4rx`�t� jj"1T3 t'S3 �` 'hG. i' S++' rpWj& t.� .�s'yi ;3''�t � ! 1p Y , ��+�....t�����'/ o .i`y 7t _ 4iR �.{_.. �_._. :_t{a _. .. �'t'2_'.S �a +� _:.'�. � ♦M1.- f4`+F1 FLAGLER AVENUE AREA OFFICE RENTAL RATES Building sire Rates A.I. Dupont 200,000 sq. it. S 22 Biscayne 132,000 14=16 Downtown Center 120,000 14-25 Ingraham 1600000 15-17 Peninsula 132,000 18 Mimi World Trade Ctr. 549,000 25-35 Hatrosall 232,000 12-35 33 880000 18-24 Weighted avg. using ■id -rate 022.99 Class A Existing Space Ha $28 Avg 24 Lo 18 OVERALL DOWNTOWN MARKET Class A New Space Hi $34 Avg 30 Low 26 Sources: Hunter Moss & Co./Pannell Kerr Forster Caldwell Banker 85-488 �.I s'Jlt�r �,F ���IgI���JOp�, �.:4:'166�1�M �iii ���y d$Ai 71 ¢ko,1114 v,,,,1 �R' W lik ;? 'a, {,r�ig�g 7 N r - ,• PR ELIMINARY NARY FOOD AND BEVERAGE REVENUE ESTIMATES CITY ENTERTAINNENT CENTER/OLYNPIA BUILDING OUTLET Restaurant Cabaret VIP Roos 0 OF SEATS 120 130 40 AVERAGE CK (L) 5.00 (D) 15.00 (L) 5.00 (D) 25.00+0 (L) S.00 (D) 1S.00 Lounge* SO Total Food and Beverage Revenue *Includes beverage sales froa all outlets ee Includes 910.00 for entertainment AVERAGE 0 DAILY COVERS*** 180 (S days) 60 (7 days) 60 (5 days) 90 (4 days) 30 (2 days) 3S (3 days) Food and Beverage Revenues Entertainment Revenues Total Revenues Costs of rood and Beverage Sales (34% of fib revenue) Payroll and Direct Operating Expenses (46% of fib rev.) Entertainment Costs (95x of ent. revenues) Rent and Other Occupation Costs (7x of fhb revenue) Income before depreciation. amortization. interest. and Income taxes 'WR V 1 ANNUAL COVERS 46,800 21,840 15.600 18,720 3,120 S,460 91,374,200 187,2200_ 1461,400 4467,000), 4632,000)p 4178,000 496,000> 9 189,400 sasz=aasssa ANNUAL SALES PER OUTLET 234,000 327,600 78,000 468,000 15,600 81,900 356,300 0 1,361,400 .a FIVE-YEAR CASH FLOW FOR THE OLYNPIA OFFICE BUILDING NEW TOWER. AND CITY ENTERTAINMENT CENTER (IN CURRENT DOLLARS) f« , Income before interest. depreciation. Rx amortization and lscoa taxes i" Olympia office (1) e Olympia retail New Tower office (1) New Tower retail Entertainment Center (2) Total income before interest. depreciation amortization end income taxes Interest Expense (3) Depreciation Expense (4) s Amortization of preopening expenses (5) Income before income taxes gc ` Add: Depreciation Amortization of preopening expenses Deduct: Reserve for replacement of furniture. fixtures and equipment (6) r' Debt Amortization Cash flow from operations before income taxes See accompanying notes r.. 19" (2000) 1987 (9000) lgaa 1989 199D (9000) (9000) (soon) 535 137 594 594 694 594 248 137 27S 137 137 137 77 77 275 77 27S 275 N141- -170 188 77 188 186 1.139 ------ 1.253 -_�_ 1.271 1.271 1.271 471 442 410 374 333 286 286 286 286 286 40 40 20 - 341- 485_- 555- 611- 652 286 286 286 286 286 40 40 20 - - 41 50 55 55 55 238-- 267 299 336 376 388 494:aa7aa 'OS mesas: 507 saga= ,'v E l_ 04 Notes to five-year cash flow statement (1) Assume 90% occupancy in 1986. 100% thereafter (2) Assume 75x utilization in 1996, 90% in 1987- and 100% thereafter (1) based on a i4.205.000 (60% of hard Costa) loan at 11.5% for 10 years (4) Depreciation is Straight line for 18 years on building, 8 years on furniture. fixtures, and equipment (5) Ammuse 9100,000 preopening for restaurant, amortized over 30 months (6) Assume 4% of food and beverage males for a restaurant reserve for replacement of furniture. fixtures and equipment 85-488 Az% J -777 Lf'; A. i� I •�. M•y , a I 85-486 w s � . ..:do Ab PON } a 85-488 0 tkl Id ••;fir • :' M n , � JWI r 1, , I W1 I Id 85-486 Qk I T-A :jl -_ !. -fit Q'Y-i..r:• , tom:..• ^•`� 'r --"_ � �"'. LL �, •� � • t , d' ';�� t i mot. � � . e � i ir -44 41 F- IFT ! wi =t,', I. is � �, �i w /; al , ;, .� ,.1 • � � r.. �- k ' _ � • : • , J I Imo;"l1� I j ijl IlJt�r"�'C:r[ `f �j I `� • it • t (40 i I M ••ar. t � i,' 1,:11 • _+_ _ I �,� 1� t 1 � I. ,l,I:;11 '� ^�,. r a� �' I , I + h�,� • — is ,+ c, I TL t. I' It ;� �, w�' �.,. �J�' a6 v\. ('i � ► �/�,,1�I��}Jr��y � 1•, .�'�,tl•�•'r� �� �1 G'11)171. fi. i p �t • * L 1 85-488 r E—+i -.•C� �4. wit - - «.�7: r 1 S • _ * - i .�,. • � � ' ti.� I q* .i � r j fir; �S i •�• a ", • rt dl; MW 74 . I � • ` �. �- `' �: __+r, _.._. - `�;r , � ►._. e � , 'ram• �..-+ ;,Si ' - i ,\ 1 1 • -, w . j 1 t l 1, •' ' 1 I i i. � I. • I I 'j � I � .. ., i (I A :r �,.{ �• '*11.,.1(�! ,-� II ili(i(i !li�i,i. {' t _ '�= �. 1 Ile fit ri I �, s!.WTL X.�-` -''pL., . ,l \ ..�.1 , N � �YLL .� # � , _� _ r . i( ....:: jj�I �r' - ♦ i '�- _ �=.�'�._—� _ _ _— —w• OW 85-488 6 m -Ito- tk Ul T 44IN I Li--fi 41 . -1 I 85-486 J:j 41k i 1'. 85-486 4 c raw L LIig 51 H LI 1. .'A lipim i. :.A 7 Mier M i QlF 0�. A !.h I iii-A L-1 i J Il Er to'm M',m b.m., r= r.M. r oc C io•133l 1� = I cm It i Lff A- L. -486 ---------- i� Rio -d 49k. ........... 61a4 85-488 Vl� ?A 0 i"s / kl� U. L� :: M� _M77.77 I. oil,.. 85-488 13 I 4N 41\ ................... 85-486 I United States bepatthnen' o� th 1 t �` !" .- a rt e�tot A Rational Park Service a ` tot NPS use only Uatiarmed Racgister of t .stork riaces i..... In t�to. i ts!o r`�iCili hlon roar See instructions in How to Complete National Register forms fiype all entries —complete applicable Sections historic O1 m is Theater and Office Building a_ and or common Maurice Gusman Cultural Center 2. Location received date entered street 8 number ' 174 East Flager Street N/A_ not for publication city, town Miami tl/A._ vicinity of state Florida code 12 county Dade code 025 3. Classification Category Ownership Status Present Use X district x public x occupied _ agriculture _ museum _. building(s) — private _ unoccupied .x commercial _ park .— structure _ both _ work in progress _ educational _ private residence site Public Acquisition Accessible �. entertainment _ religious .— object _ in process x yes: restricted _ government _ scientific — being considered _ N/A yes: unrestricted _ industrial _ transportation _ no .— military .,_, other: 4 • owner of Property name City of Miami street 6 number 3500 Pan American Drive city. town Miami N/A_ vicinity of state Florida 5. F..ocation ©f Logal Description courthouse, registry of daads, elci Cade•, ^. - M ty —Q!CfZ245ise str—eet a number 73 t•ust ��lrr Str.:et City.town Miami slate Florida JCr Ill re "� F •� �� r C s r :ut:rt_lsra ��� :..tl:�a] i. Dade County Historic Survey title City of Miami Heritage Consorvatioa— has this pioparty been determined eligible? _,, yes y . x no 1978 -- • federal slate x _ county'. • x _loc.tl VaLrd-A3da Coi;zunity and Economic DQvelopra d-:pository for survey records City of Miami Planning _DepartX.ALA — _- clty_,town _diami _ —. _— state ---. 85-488 y, � _ .. S L • r r, � r t�". � � • r Fii-.._. yr. - 'y. Lt�-Y f sF rd a � 7 � r r �.' v ::' 3 'v •a��M - j::�'r�,� �.ri�rq•y%,;Jy' j't1 ?dam tiKe. rc,e :Tin.#u. 'rti-l'. K '_+t fzri-iSae r. :t t ..r - e:Lx . l� +i a h..r�s ' united States bepartrnert� of the Interiot . fii<tionsl kark Service 4 % Par NPS use Drily C,"atiorial Revistor of t."istoric Maces received r6fiV0Eli:a�'�,r_:.� �0nb inelhi0n C'0VM dale entered Sea instructions in How to Complete National Register forms -� !ype all entries —complete applicable sections " historic Olympia Theater Buildi and or common Maurice Gusman Cultural Center 2. Location street 8 number .174 East Flager Street N/A_ not for publication city, town Miami N/A_ vicinity of state Florida code 12 county Dade code 025 3. Classification Category Ownership Status Present Use _ district x public x occupied — agriculture _ museum x building(s) __._ private — unoccupied It commercial -.-_ park — structure _ both _ work in progress _ educational — private residence _,._ site Public Acquisition Accessible _x.- entertainment _.__ religious — object _ in process x yes: restricted -._. government _--_ scientific ____ being considered — yes: unrestricted _ industrial _ transportation N/A __-. no — military _.._ other: 4, owner of Property name City of Miami street 6 number 3500 Pan American Drive city. town Miami N/_jam vicinity of state Florida S. Location ©f Legal Description courthouse, registry of deeds, etc. Dade ^owity �q triNw" street 6 number Y- _ 73 gust tlagarr Street J. City. town Fliami stale Florida 7. 0 (No r) ves C vi t. LU . � l _. %� � J7 . I It I A 1.� D:,dC County Historic Survey _. I�tie.City. of Miami Heritage Conservation-- has this property been determined eligible? _ yes -•x_ no ._— --- -•---� 1978 _Iodaral stale x county'.. x._Ioc.11 "r-Lro-Dade Cora -unity .and Economic I)Qv,:loprwnt depository for survey records City of f•liaini PlanningDol»rt-m nt clty,town Miami stale Florida _ . SS-48E ,Conciti h i hl. one Check one ' ._._ excellent _, deteriorated _ unaltered _X . original site good _. ruins _x- altered — moved date-- _ fair _ unexposed t crib& the present and original (it known) physical appearance The Olympia Theater and Office Building is a ten story commercial building located in the heart of downtown Miami. Of steel frame construction, the building is faced with brick and is embellished with a variety of terra cotta and wrought iron detailing charac4, teristic of the flediterranean Revival style. The theater itself is contained in an elaborar four story wing which extends to the south of the building. Designed in the atmospheric mode, the theater creates the illustion of an amphitheater set in the courtyard of a Spanisl villa. Overhead, the dark blue ceiling duplicates the evening sky with twinkling stars and rolling clouds. Both the exterior of the building and the interior theater spaces reamin essentially intact, and alterations during the Olympia's 58 year history have not compromised the building's integrity. Sitting on the southwest corner of one of downtown Miami's busiest intersections, the Olympia Theater and Office Building occupies a prominent location. The building is a rectangular structure with nine bays across the north (front) facade and five bays across the east facade. The theater wing is also rectangular in plan and features seven bays across the east facade. The building is faced with pressed brick in running or stretcher bond and is topped with a flat roof with parapet. The theater wing also features a parapet wall, behind which is a gable roof. The north (front) facade is symmetrical in composition and is vertically separated into three main division containing three bays each. Original windows are wooden double hung sash with one -over -one lights; however, approximately one-third have been replaced with fixed sheet glass. Large, molded terra cotta beltcourses divide both the first and second stories and the ninth and tenth stories, while a smaller beltcourse separates the second and third stories. Decorative terra cotta detailing on the tenth story supplies t office building's major ornamentation. Elaborate terra cotta window heads are enriched with shaped pediments and feature a shield -shaped cartouche in the center. Brick pilasters topped with terra cotta urns separate windows on the end bays and also mark each corner. A small terra cotta beltcourse forms the capitals. The building's entablature, with its decorated arbesque frieze, is broken in the center three bays by a recessed curvilinear gable. Two twisted columns separate the center windows and extned to the top of the gable where they are topped by urns. Large brick pilasters, each topped by two urns, flank the center bays. Located within the galbe end is one large shield-shapped cartouche, with a smaller one over each window. The east facade of the office building is virtually identical to the north facade in its detailing. Here, however, the bays are evenly spaced, and the entablature is unbroken. An additional design element on this facade is the presence of a decorated window in the center bay of the second story. This window is embellished with terra cotta surrounds containing pilasters, scrolls, and an enriched cornice window head. It is fronted with an ornamental iron grille. A similar facade treatment extneds only as far as the first bay on the south facade. The rest of the south facade and the west facade are finished in stucco and are void o: decoration. In contrast to the office building, the theater rang if highly ornamental and features a symmetrical cc.rnosition with sliijbtly projecting and bays. The center five bays on the second story eont,iin large;, shrived arched windows. 'rnese windo:•s fe-ature nulti-lijht ::r�oier cas .- nt sash with tr..w; i.rs and orn�,nantal iron Lalconets. Similar winJ-Wws are located (See Continuatio:. shoat) f a ry i y ..����a� s �, AM two` r 1. t L L'. r f�r � yFl yJ 3p 7+ e a, ant . Uniled States behalrtment let the Intet�iot 4 National hark Service Por NPS use only U.C:4Comd � � atti�'� �' Of Historic Ld'lacos� received C`��CiC`��t-■-=��:C�C'L���:c`�.d �C1 Voi`fi'i date ent:red Continuation sheet One Item number 7 Page 1_ in each end bay, although these are embellished with elaborate terra cotta window surrounds Located directly above on the third story are quatrefoil windows with multi -light fixed sash. The upper level of the theater wing is separated from the lower stories by a beltcourst and features a large entablature broken by a curvilinear gable at each end bay and by a broken curvilinear gable with a finial in the center bays. Each end bay contains a multi- light, round arched window with keystone and iron balconet, flanked by ornamental terra Gotta pilasters. The center bay, which projects outward, is supported by four brac).4ts and contains a rectangular window. In between are three round arched windows with keystone! and iron grilles. Except for the replacement of some windows in the office building, the Olympia Theater and Office Building has remained virtually unaltered above the first story. At the street level, however, all storefronts have been completely modernized, and the theater entrance somewhat modified. The vestibule to the theater, located in the center three bays of the north facade, has been enclosed with modern glass doors, and the original ticket booth has been removed. The original entrance to the office building, located in the center bAy of the east facade, has now been placed on the north facade directly east of the theater entrance. The original vertical marquee, located on the northwest corner of the building, has been replaced with a projecting marquee over the theater entrance. These alterations, however, are typical for commercial buildings and do not compromise the integrity of the building. The interior of the theater features several public spaces, including a vestibule, lobby, foyer, and mezzanine, in addition to the auditorium, and all are desinged with Spanish motif. The vestibule and lobby, which are no longer separated by doors, feature rough textured stucco walls with a highly polychromed coffered ceiling. Although the floors were originally tile, they have since been carpeted. A small balcony, with an ornamental wrought iron and wood railed balustrade, overlooks the lobby and is approached by a marble staircase. The Spanish motif is further carried out with lanterns, ceiling fixtures, and grille work. The foyer is a two story vaulted space with the mezzanine balcony, supported by brackets, located above. The foyer, which was originally separated from the auditorium only by a railing, was modified in 1972. Now, the auditorium is permanently enclosed by a Mall with doors at each aisle. Several rows of seats were reinovud during the renovation. The mezzanine can be reached by stairs at either end of the foyer and is hiyhliyhtC:d by a balcony with an ornamental iron balustrade identical to the one in the lobby. The mezzanine consists of seven hays, with barrel vaults supported on twisted and di:c;,rated Corinthian coltzrins and pilasters. On the wust (auditorium) side, nichos, have b-3un created behind supporting colwnns to form --eating areas. On the east side, the center ti*reu Lays have been extended to fo nn a side aisle which is now used as a refreshment ;area. The forr,erly elaborately decorated reslrooms have been modernized. i.i),e the lobby acid ti,e foyer, the raczanine is c:nballisli.:d with a varity of rolychroned orn:amer,tation. All decorative details throu,liout the theater are made of cast -plaster. Tt,o toyer and ine: zanine are carl:etad, as was originally intui-sdud. (See Continuation Sheet) v � � r f Fyn c;✓H :E ii� [�'?,i.• 1 ... . 4 Al j .. .1 sir .n.%;.� ...:^_y.X`'N:.i _ •�sY? 85-486 lnitad States depattment at the Interior ' National park Service [nor wP5 usri onty C k0owal Croglster of M 11stor is Placos received t-nve�ill:eLer—tZarnination r-ovna date entered Continuation sheet Two Item number 7 Page 2 The auditorium itself was designed to create the illusion of an amphitheater set in a Spanish garden and enclosed on three sides by the walls of an imposing villa. The ceilin painted dark blue, duplicates the Florida sky with rolling clouds and twinkling lights to suggest stars. The theater originally seated approximately 2110 people. The proscenium arch is highly decorated with ornamental plaster and is topped with a bracketed gable roof supported by engaged Corinthian columns. The roof is covered with plaster tiles and also features a balustrade topped by urns. Located in Uie enter of the balustrade is a round arched niche containing a plaster statue. The north wall of the auditorium is comprised of three graduated arches surmounted by an arcade which is sui;orte by twisted columns with a balustrade above. This side wall also features a tiled gable roof and an arcaded tower. The south wall of the auditorium is more elaborate and features a shaped gable with towers on either side. The lower level contains a round arched opening flanked by two smaller arches. Above is a large shaped arch which screens the organ. A balcony projects from the base of the arch, and grilled openings are located on either side. The balance of the south elevation reflects the opposite wall. Other decorative features throughout the auditorium include a series of decorative niches with plaster statues under the balcony and a wooden pergola above. The auditorium was renovated in 1972, and, at this time, all new seating was installee. and the stage was reconstructed. The basic form of the auditorium, however, was not altere and the ornmental plaster detailing remains undisturbed. rn contrast to the theater, the interior of the office building, including the lobby, has been completely modernized and does not retain its original architectural features. 85-488 J • 4 �� 1 t- period Area% of Significanct -Check and just"I prehistoric .__ archeology-pr istorit — community planning _-__ landscape arthiletlure— religion 1400-1 a99 archeology-h{ric _.._ conservation te� __ science _ 1500-1539 a3riculture _,. economics _ 61c.sture __ sculpture _ 1600-1699 __ architecture , education _.__ military _•� social' _ 1700-1799 _ aft engineering __ music humanitarian _.._. 1800-1899 _t_ commerce � exploration'settlemenl _ philosophy y_ tt,calr:r x 1900- — communications _. industry politics government __ it insport: tIOM _ invention _. other (specify) Specific date* 1925 Builder.'Archilect George A. Fuller Co./John Eberson Statement of Significance (in one paragraph) The Olympia Theater and Office Building is significant as an outstanding example of atmospheric theater design and is noted for the quality of its details, materials, and craftsmanship. Designed by John Eberson, one of America's foremost ti,eater l architects, the Olympia is regularly cited as one of the finer examples of his works. The Olympia is Miami's largest and most outstanding theater, and, together i,,ith the Tampa Theater in Tampa, is said to be one of only two atmospheric theaters which survive in Florida.2 The Olympia Theater and Office Building is also significant as a unique example of the application of Mediterranean Revival style detailing to a ten story co,-,n+ercial building and, as such, is a landmark on the Miami skyline. Construction on the Olympia Theater and Office Building Megan in MAy 1925 dLiring the height of Miami's boom period, and the grand opening took place on February 18, 1926. Built for Paramont Enterprises, Inc. at a cost of approximately $1,500,000, the Olympia Theater replaced the Airdome, an open-air theater which had occupied the same site.3 Paramont sought to build one of the most elaborate theaters in the South and, accordingly, selected as its architect John Eberson, who had designed his first atmospheric theater, the Majestic Theater in Houston, just two years before. In his almost startling departure from the accepted style in theater decoration, Eberson created in Miami one of the region's most beautiful and el:sborately eluipped theaters. Unlike the Majestic, the Olympia was designed with aiir conditioning - and is said to have been the first air conditioned theater in the South. John Eberson originated the concept of the atmospheric theater in 1923. His intention was to create for the audience the illusion of sitting in "a magnificent amphitheater under a glorious moonlit sky... an Italian garden, a Persian court, a Spanish patio, or a mystic Egyptian temple -yard ... where friendly stars twinkled and wisps of clouds drifted. "5 In the Olympia, patrons were treated to a large Spanish Carden which was closed in on three sides by the walls of an imposing castle or villa. A duplication of the Florida sky appeared overhead. Although it is a one -of -a -kind theater in Miami, the Olympia bears a striking resemblance to the Tampa Theater, which was also designed by Eberson a short time later. Of the two, the Olympia is much larger in size, but both theaters exhibit many of the same interior themes and details. The Olynpia, hT ever, is much more elaborate of the exterior, due in Part to its Freninent corner location. The Olympia Treater and Office Building is an outstanding and unique exr,-;ale of co:xnarcial architecture in downtown tliami. Despite the opularity of t:•:•9iterranean Revival architecture in South Florida, the style was not gcr,=ratty utilized on tall buildings. The Olyrr.pia Theater, however, mikes wide use of t:_dit,:rrar,can el---:nts, particularly in its elaborate win.low tre.sti;,,:nts and af.; location of terra cotra ,,rd wrought iron detailing. Also unu::ual is the Luil,',iny's u:;e of trick, an u:,,,, -on building ,-iterial in the ::i:►: i area. The Olympia Theater and Office 31tilding is generally ruco(jnized as a la;;Jtr.ark in 'Iiami, and the theater continjes to be utiliz,:d for perfor-m-ances. The building has remained relatively unaltered, both on the exwrior and in the theater %:ncas, .luring its history. 'fne Cily of Mijini, which currently o.ms the ijrortirt.y :.ill upon seek a dQvelui:,;r to rehabilitate the office building, .end it is hopoJ that the Selected rleveloper will be able to utilize the 25 rercen Inv.:r;t:r:ent Tax Credit (Sc:e Ccntinuation Shut) 7. , � A } - 1 n �" 7J a b: 85-48E • syr L ?➢• Y. • 1 • R rt r '� United estates Departmer. of the Interior National Park Service . - - ram,&Co Ulttt:ocrlG C eejictor of ttistools � s nor NPS ut 3 only recclved t:.te entZred i Continuation sheet Three item number 8 page 1 as a long-term lessee. It is anticipated that any revenue generated from the lease r of the office building will be applied toward the future renovation of the theater. FOOTNOTES lees Hall. The Best Remaining Seats. 1961, p. 102; and Dennis Sharp, The Picture Palace, 1969, p. 76. 2"Tampa Theater and Office Building," National Register of Historic Places, National park Service, U.S. Department of the Interior, 1978. 3"Theater to Be Opened," The Miami Herald, February 14, 1926. 40,Twenty-five-Year Old Theater Can Claim Firsts," The Miami Herald, FL:Lruary 24, 1951. i 5Hall, p. 96. ^y'rp(t LJ t' j.i•Z• s 1� T s.-xfs4?EJ t.' i 4 .*41hr�}t Y4 x w' °4 T J yam, v. ..Ay$ �: - ?��` "� r,� �f1,'Sa1,�, tx,.## r �� � .+.,���,� ' �"v{. .rl~ � �;`'{'•�'F'"'f�����t.�' ��.t.. _ia�•...,��.1,�L K. a.: ,. .. E•. .n 7zs..� i.i_. --,j, ...�1.-_es�'�Ys. ��a"F:axd ` (See Continuatio, sheet) C. aYA r/�.—' /+►. f�► r '', ir"1 P'T� �'1 fl � i�i r■ s �W� Acreage of nominated property T•PGs than l Quadrangle name Miami Ouadrangle scale 1.24, 000 UT FA Aeferences A ULA I sl siA l.i 5t d 5,10 13 LIJ LI I-1„L,� ,I ( t I 1 Zone Easting Northing Zone Easting Northing 'I oer- ,J1-1A - • J I I I _t 1 � _ E L..1„j I 11� I I I t I .,�.II F 'Lt ..� 1 � t�1 1 ( i i I I _. _1 ,' (s 1 i 1 1_ 1- 1_.1.�..1.,,1 11 1 1 I 1, __ 1 H W 1 1 1 1 1 1- 1 1 1 1,,.1 1 1 Verbal boundary description and justification Lots 1 and 2, and the southerly 55 feet of Lot 3, and the northerly 45 feet of Lcts 18. 19, and 20, less the westerly 2 inches of the northerly 65 feet of Lot 2, of Block 121, of the plat of Miami Borth, as recorded in Plat Book B at _page 41, of the Public Records of P-id; 1 � -fu skis p perty inr�udo-a all igniticaut�ustQtir_r.e.���rci istL.i.a�th f""1 hSTarl s and c unties;! f properties overlapping stale or county boundaries r s :► s state N/A code N/A county N/A code N/A state N/A code N/A county N/A code N/A name title Sarah Eaton/Michael F. Zitnny, Historic Sites Specialist organi:a:ionDivision of Archives, History 6 Rec. Mgmt. date January 26, 1984 street 3 number The Capitol telephone (904) 487-2333 city or town Tallahassee state Florida 12. fade "istoric Presewva:ion officer Certification t�. The evaluated significance of this property within the stale Is: national x , state _ local As the designated State Historic Preservation Officer for the National Historic Preservation Act of 1966 (Public Law 89- 665). 1 hereby nominate this property for inclusion in the National Register and cvrtifyr that it has b&:en evaluated according to the criteria and procedures set forth by the National Park Sarvice. ,) Stale Historic Preservation Officer signature / .'�< (' ! , A i title Cr•orga W. Pc-rcy, State Historic Pre:;arvation Officur date -� �/ •,•Jr ��� Fur UPS us.) only I hereby certify that this pro?:rty Is lncludt:d in the Hallam! A:yt,ter • _ _ dal. Kw{•ur the f IL: r; of ational ;iS:Cr Allestr d„ to Chief of Registration fy 85-485 x . h b7f TiR K t� �r February 26, 1985 Borrelli and Associates, Architects b Planners 7000 S. W. 67th Ave. So. Miami, Florida 33143 Re: Olympia Building and Gusman Hall Development Project Comm. No. 8503 Gentlemen: We have conducted two general structural inspections of the existing Olympia Building and Gusman Hall. No existing structural drawings are available. From the architectural drawings it is noted, that the basic structure of the building is a structural steel frame with concrete slabs, with clay the infills. The portion of the structure that was exposed appears to be in goad condition. A crack is apparent on the east elevation at the joint between the office building and the theatre. It appears that necessary repairs will be of a minor nature and that we will be able to effect them within the program budget constrains. Very truly yours, de Zarraga, Donnell b DuQuesne Gasto de Zarraga, .E. Manag ng Partner GDZ/ed. '3? M*Ef+k, SUITE 203 CORAL GQIS. FLCrmZA =3' 34 445'6935 , 446.59,5E 446-72 S 4 a, _ • 85-48� t -+ a }uv f �TM f k y Lx^s mkt, � .f �'_-'��� t':Yr.�_ `: �a"�iL Y"'-t .-+'� F •; .. p _ '=n ti r w r