HomeMy WebLinkAboutR-82-0447RESOLUTION NO. 82-+447,
A RESOLUTION DESIGNATING THE LITTLE HAVANA
COMMUNITY CENTER AS A CATEGORY B PROJECT
WITH RESPECT TO CONTRACT DOCUMENTS, DRAWINGS,
SPECIFICATIONS AND CONSTRUCTION ADMINISTRATION
FOR THE RENOVATION OF BUILDING A, 900 S.W.
1ST STREET, IN ACCORDANCE WITH SUBSECTION (a)
OF SECTION 18-77.2 OF THE CITY CODE, WHICH
ESTABLISHES PROCEDURES IN CONTRACTING FOR SAID
PROFESSIONAL SERVICES AND ALSO ESTABLISHES
COMPETITIVE NEGOTIATION REQUIREMENTS WITH
REGARD TO FURNISHING OF SUCH SERVICES; FURTHER
APPOINTING CATHY LEFF, ASSISTANT DIRECTOR OF
THE DEPARTMENT OF COMMUNITY DEVELOPMENT, AS
CHAIRPERSON OF THE COMPETITIVE SELECTION COM-
MITTEE,IN ACCORDANCE WITH SUBSECTION (c) OF
SECTION 13-77.2 OF THE CITY CODE.
WHEREAS, the City of Miami has a master plan for the
renovation of Building A of the Little Havana Community
Center; and
WHEREAS, in order to implement the master plan,
professional architectural/engineering services are re-
quired for contract documents, drawings, specifications
and construction administration; and
WHEREAS, the City Manager recommends that the Little
Havana Community Center be designated a Category B project,
in accordance with the provisions of Subsection (a) of
Section 18-77..2 of the City Code; and
WHEREAS, the City Manager recommends that Cathy Leff,
Assistant Director to the Department of Community Develop-
ment, be appointed Chairperson of the Competitive Selection
Committee, in accordance with the provisions of Subsection
(c) of Section 18-77.2 of the City Code; and
WHEREAS, funds for said services are available in the
8th Year Community Development program earmarked for Little
Havana Community Center improvements;
CITY COMMISSION
MEETING OF
MAY282844'7
wown% No.....»...............
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF
THE CITY OF MIAMI, FLORIDA:
Section 1. The Little Havana Community Center is
hereby designated as a Category B project with respect to
acquiring professional services for the preparation of
contract documents, drawings, specifications and construction
administration for the renovation of Building A in accordance
with Subsection (a) of Section 18-77.2 of the City Code,
which establishes procedures in contracting for certain pro-
fessional services and establishes competitive negotiation
requirements with regard to the furnishing of such services.
Section 2. Cathy Leff. Assistant Director of the
Department of Community Development, is hereby appointed as
Chairperson of the Competitive Selection Committee, in
accordance with the provisions of Subsection (c) of Section
18-77.2 of the City Code.
PASSED AND ADOPTED this day of
MAURICE A. FERRE
M A Y O R
T:
LPH G. ONGIE, CITY CLERW-
PREPARED AND APPROVED BY:
00
ROBERT F. CLA
DEPUTY CITY ATTORNEY
AP011-OVED AS TO 1Fp AND CORRECTNESS:
VVL�V
CITY TTORP
, 1982.
Howard V. Gary April 15, 1982 =`
City Manager
Renovation of Little —
Havana Community Center
LZc Fay 13, 1982
Dena Spillman, Director Commission Agenda
Department of Community Development
It is recommended that the City Commission
03 authorize the City Manager to acquire the
ZEE — services of an architectural/engin e ing
fir tm o provide professionaT services to —
�' inc ude contract documents, drawings, spec- —
t- ifications and construction administration
for the renovation of Buildinq A of the
�- Little Havana Community Center according to
the design concept outlined the attached
Zr Cr__ Master Plan. There are funds available in
a the 8th Year Community Development program
N for Little Havana Community Center improve-
ments. It is further recommended that this
project be designated a Category B project
in accordance with Subsection cf
Section 18-77.2 of tt-e City of Miami Code and
that Cathy Leff, Assistant Director, Depart-
ment of Community Development, be appoin3=ea—
as Chairperson of the Competitive Selection
Committee, in accordance with Subsection (5)
0, Section 1.8-77.2 of the City Code, per
the attached resolution.
In May 1981, the City Commission authorized the City Manager to
retain the services of Sasaki and Associates to prepare a master
plan and design concept for the renovation of Building A of the
Little Havana Community Center and the adjacent vacant site pre-
viously occupied by Building B. The master plan was to address
code deficiencies as well as alternatives for the use of the
large auditorium area and existing office space.
On October 7, 1981, Sasaki and Associates made a presentation
before the City Commission on the proposed renovation scheme for
Building A and the design for an urban mini -plaza on the former
Building B site. At that meeting, the City Commission authorized
the City Manager to Proceed with the development of the mini -
plaza utilizing existing Community Development funds designated
for that purpose. 'this process is currently underway.
82-44'7
N
fioward V. Gary
5/17/82
Pg . 2
With regards to the renovation of Building A, the master plan
recommends that the 1263 seat auditorium area be reduced to a 500
seat fully equipped theatre which will also create an additional
4045 sq.ft. of office space for social services and/or community
programs. The plan suggests how the renovation, which is estimated
at $1.5 million excluding architect fees, can be accomplished in
phases as Community Development funds and/or other funds are iden-
tified for same. This plan has been reviewed and endorsed by_ the
Little Havana Community Development Forum.
There is presently $100,000 available in 8th Year Community Develop-
ment funds earmarked for Little Havana Community Center improvements.
It is recommended that the City Commission authorize the City Manager
to utilize these funds to retain the services of an architectural/
engineering firm to provide contract documents, drawings, and
specifications in accordance with the design concept recommended by
the master plan. These documents must be prepared prior to beginning
any construction work. Construction administration would be contin-
gent upon identification of funds to actually implement each phase
of the renovation, however, it is recommended that the selected firm
oversee the project to its completion.
If this meets the approval of the City Commission, it is recommended
that the project be designated Category B in accordance with Sub-
section (a) of Section 18-77.2 of the City Code and that the following
individuals be appointed to serve on the Competitive Selection
Committee in accordance with Subsections (bii) and (c) of Section
18-77.2 of the City Code:
Chairperson: Cathy Leff, Assistant Director, Department
of Community Development, representing
administrative and user department.
Committee members: Walter Pierce, Assistant to the
City Manager
Pete Long, Assistant Director, Construction
Division, Department of Public Works
Santiago Ventura, Building & Zoning
Inspection Department
Carlos Garcia, Director, Department of
Finance
Gail Baldwin, Architect
Conchita Blanc, Community representative
/Mal
82-447.
8i�
-447
MASTER PLAN
FOR THE RENOVATION
OF THE
LITTLE HAVANA COMMUNITY CENTER
Prepared for the
CITY OF MIAMI
by
SASAKI ASSOCIATES, INC.
Planning/Architecture/Landscape Architecture
Coral Gables, Florida
Consulting Engineers:
De Zarraga and Donnell, Inc.
P.A.C.E., Inc.
92-447
TABLE OF CONTENTS
I.
Introduction . . . . . . .
. .
. . .
.
. . .
1
I I .
Building Analysis . . . .
. .
. . .
.
. . .
3
Interior Layout . . .
. .
. . .
.
. . .
3
Exterior. .
Building Significance
11
11
Building and Zoning .
. .
. . .
.
. . .
12
Space Survey . . . . .
. .
. . .
.
. . .
12
Structural Analysis .
. .
. . .
.
. . .
20
Electrical and Mechanical
Analysis. . .
21
III.
Site Analysis . . . . . .
. .
. . .
.
. . .
23
IV.
Program Analysis . . . . .
. .
. . .
.
. . .
27
Existing Program. . .
. .
. . .
.
. . .
27
Existing Uses . . . .
. .
. . .
.
. . .
28
Comparable Facilities
. .
. . .
.
. . .
29
-�' V.
Evaluation of Alternative
Solutions
.
. . .
30
Design Parameters . .
. .
. . .
.
. . .
30
Auditorium Options. .
. .
. . .
.
. . .
30
VI.
Proposed Master Plan and
Program. .
.
. . .
34
Program
34
Master Plan
35
Building Description
. .
. . .
.
. . .
40
Plaza Description . .
. .
. . .
.
. . .
42
VII.
Implementation Procedures
and
Costs
.
. . .
43
Implementation Schedule
.
. . .
.
. . .
43
Projected Project Duration.
. .
.
. . .
45
Costs . . . . . . . .
. .
. . .
.
. . .
46
Appendix A . . . . . . . .
. .
. . .
.
. . .
47
ii
82-447
LIST OF FIGURES
Number
1 View of the Facade . . . . . . . . . . . . . .
2 View of Existing Parcel Area. .
3 View of Existing Lobby. . . . . . . . . . . .
4 Views of Existing Auditorium. . . . . . . . .
5 Existing Building First Floor Plan. . . . . .
6 Exisitng Building Second Floor Plan . . . . .
7 Existing Building Third Floor Plan . . . . .
8 Location Plan . . . . . . . . . . . . . . . .
9 Little Havana Area Map. . . . . . . . . . . .
10 Little Havana Community Center Site Diagram .
— 11 Alternative 1: Large Auditorium . . . . . . .
12 Alternative 2: Large Theater. . . . . . . . .
13 Alternative 3: Small Theater at rear. . . . .
14 Alternative 4: Small Theater at front . . . .
15 Proposed Master Plan -
Site and First Floor Plan . . . . . . . . . .
16 Proposed Master Plan -
Second Floor Plan . . . . . . . . . . . . . .
1'
17 Proposed Master Plan-
_ — Third Floor Plan . . . . . . . . . . . . . . .
18 Proposed Master Plan -
Section . . . . . . . . . . . . . . . . . . .
T_
t
Page
4
5
6
7
8
9
10
25
26
26
31
31
32
32
i i i
02
37
38
39
-- Page 1
SA 1060
_�. I. INTRODUCTION
The Little Havana Community Center (referred to as LHCC)
at 900 S.W. 1st Street was created more than six years ago
to serve the special needs of the growing Latin community
in the City of Miami as part of the Department of
Community Development.
Beginning in 1959, after the establishment of the Castro
regime in Cuba, Miami became a haven for an ever
increasing number of Cuban refugees. Over the years, this
exodus has been supplemented by the influx of refugees
from other Latin American countries. Most of these
refugees have remained in Miami forming ethnic
neighborhoods which serve as hubs for each group. Cubans
initially clustered in an area in the southwest section
near the downtown area and although the Cuban population
has scattered since then, this area has remained the heart
of the exiled community, becoming known as "Little
Havana", a three and one half square mile area between
Southwest 1st and 27th Avenues and Northwest 7th and
Southwest 17th Streets with a population of 88,503,
according to the City of Miami Planning Department
estimate.
In 1975, the City recognized the need for a neighborhood
facility in this area and the Riverside Baptist Church was
acquired and transformed into a Neighborhood Center. As
the community has grown and developed, the Center has
expanded to improve and increase the facilities available.
The LHCC provides a large number of services, not only for
those living in Little Havana, but for Latins of other
areas and the residents of South Florida in general. The
,- Center manages the scheduling of activities, rents office
and meeting space to community groups, disseminates
information, provides referral services to social service
,. agencies, and sponsors recreational and educational
programs.
The LHCC is a thriving operation despite the inconsistency
between the design of the building and the present usage
which produces inefficient use of space, possible lack of
required compliance with applicable codes, and impedes the
expansion of services. Realizing these problems, the City
of Miami has attempted to identify the options for the
eventual renovation of the building.
Page 3
SA 1060
II. BUILDING ANALYSIS
The building, originally the Riverside Baptist Church, was
designed by architect William Merriam and built in 1959.
-� The construction is well documented since complete sets of
prints of the on inal drawings have been kept by the
Department of Public Works of the City of Miami. These
drawings accurately detail the building as it is today.
Inspections of the building show that few major
alterations have been made since its construction. The
original design included an auditorium with 860 seats,
balcony with 403 seats, pulpit and baptistry area,
pastor's offices, choir rooms, nursery and classrooms, in
approximately 27,000 sq. ft.
INTERIOR LAYOUT
The building is divided, both horizontally and vertically,
into two basic areas: the auditorium and the offices (see
Figures 3, 4 and 5). The auditorium, which occupies a
large portion of the building, has inclined seating on two
levels (first floor and balcony) and a vaulted ceiling.
The lobby, with a sloping ceiling, is flanked by the
ornamental staircases leading to the balcony which wraps
around the auditorium and is linked to the third floor of
l the office area. This rear area has three floors with a
fourth level at the roof, housing mechanical equipment.
A few modifications have been made to the layout of the
building to accommodate the present functions. A stage
was built over part of the pulpit to facilitate the use of
the auditorium for theatrical productions. The church
offices are now the administrative offices of the LHCC and
community organizations. Some spaces which required
changes to make them usable have been left unoccupied.
Most of the work done on the building has been to repair
and maintain existing conditions and not to make
improvements or modifications.
t
i
r
View of the Facade
Figure 1
View of Existing Parcel Area
Figure 2
82-44'7
r
Views of Existing Lobby
t a
•
, .. -W, I.
Ift
�4
0
ow
114 J115 I 11SA ,1$ 119 120
�17
•
I 116 till
1 112
108
.--��.1
qn7 108 M7
Fast noor Plan
Existing Building
Figure 5
2
tot
Second Floor Plan
Existing Building
Figure 6
305
Third Floor Plan
Existigg Building 94=Ld
Figure 7
82-44'7
Page 11
SA 1060
EXTERIOR
The exterior of the building was designed along classical
lines (see Figure 1). The facade, facing S.W. 1st Street,
is characterized by the gabled roof, columned portico, and
distinctive steeple. The symmetrical long sides are
accentuated by the expression of the structural columns
and accompanying windows with decorative mouldings. The
three story area at the rear is devoid of decoration and
although the former window openings are still expressed,
they have either been blocked up (on the ground floor) or
enclosed with glass blocks on the upper floors.
In general, the building's exterior finish is in good
condition. The roof was replaced recently and the walls
and decorative trims are painted and well maintained.
Only the wood window frames and mouldings show need for
repair. Recent roof leaks at the gutters seem to have
been satisfactorily repaired.
BUILDING SIGNIFICANCE
In 1980 the Historical Preservation Division of Dade
County conducted a historical survey of buildings in the
County using the criteria developed for the National
Register of Historic Places. The Riverside Baptist Church
was included and is one of several buildings in the area
that was deemed architecturally significant. According to
the survey, the church building was assigned a one
rating --given to those buildings of major significance
which should be preserved. Other buildings in the
immediate area which received the same rating were the Ada
Merritt Jr. High School at 660 S.W. 3rd Street, and the
Templo Adventista del Septimodia at 862 S.W. 4th Street.
These buildings, as well as the Riverside Church,
exemplify established architectural styles. These
buildings, because of their location, also have
contributed to the development of Miami in general and of
the recent Latin community.
Page 12
SA 1060
BUILDING AND ZONING
One of the purposes of the renovation is to ensure
compliance with current code requirements. Modifications
are usually necessary when there is a change in use,
especially in older buildings. In this case, Building
Department officials have allowed the Center to operate in
the building, for the time being, by restricting the use
and capacity of the auditorium to maintain safety
standards. The major deficiencies to be corrected are
related to fire rating and egress requirements. Because
of its size, some of the existing conditions in the
auditorium do not provide the minimum protection needed.
Whatever the scope of the renovation, there will be a
certain amount of work attributable to complying with code
requirements.
SPACE SURVEY
One important element in the evaluation of the building is
the examination of existing spaces by identifying the
sizes, configuration, use, materials and the condition of
all the rooms contained in the structure. This survey is
a summary of the information compiled through on site
inspections and the examination of original drawings. All
the rooms have been numbered as shown on Figures 3, 4 and
5 to facilitate their identification. Examples of some of
the existing spaces are shown in Figure 2.
General Notes: Rooms are in good condition unless otherwise
noted.
Wall and ceiling materials painted unless
otherwise noted.
N.A. - not accessible.
101 Lobby: 1,000 sq. ft.
F: 2' x 2' marble tiles
W: Plaster with wood wainscot (3'-0") and
wood cornice
C: Painted sprayed asbestos. It is a
sus ended ceiling with a vaulted
configuration.
Special
Features: Has three large chandeliers, generally
in very good condition.
Use: For auditorium functions, sometimes for
craft classes.
Page 13
SA 1060
102 Usher/Bride Rms: 440 sq. ft.
F: Carpet in poor condition with wood base.
W: Plaster.
C: Plaster.
Special
Features: Has a glass window connecting to main
auditorium with louvered doors.
Use: None.
103 Toilet: 30 sq. ft.
F: Ceramic tile, needs cleanin
W: Ceramic tile wainscot (4'-0'), plaster.
C: Plaster.
Use: For auditorium functions.
104 Storage Closets: 50 sq. ft.
F: Vinyl in poor condition with wood base.
W: Plaster in poor condition.
C: Plaster in poor condition.
Special
Features: Middle closet has a raised wood frame
floor.
Use: Odds and ends.
105 Auditorium: 8,175 sq; ft.
F: Carpet at aisles in good to poor conditon
(very poor condition near pulpit) with
vinyl tile at pews.
W: Plaster (slight water damage near front
sides) with wood wainscot (height varies),
perforated hardboard at rear wall for
soundproofing.
C: Plaster in vaulted configuration (high
point 38'-0" a.f.f.), acoustical tile
below balcony (8'-6" to ll'-6" a.f.f.).
Special
Features: Original pews still in use, in pretty
good condition.
Use: For community functions.
106 Stage: 700 sq. ft.
F: N.A. (originally carpet).
W: Plaster with wood wainscot, grille cloth
windows in good to poor condition.
C: Plaster, continuation of auditorium
ceiling.
Special
Features: Wood altar piece and glass window to
baptistry at rear wall, stepped floor
covered by temporary wood frame stage.
Use: Temporary stage.
Page 14
SA 1060
107
Vestibule:
240 sq. ft.
F:
Vinyl tile with rubber base.
W:
Plaster.
C:
Plaster.
Use:
Secondary lobby serving office area.
108
Hall:
500 sq. ft.
F:
Vinyl tile with rubber base.
W:
Plaster.
C:
Plaster.
Special
Features:
Drinking fountain at west end.
109
Stairs:
125 sq. ft.
F:
Carpet in poor condition.
W:
Plaster with wood handrails (natural
varnish).
C:
Plaster.
110
Stairs:
225 sq. ft.
F:
Carpet in poor condition.
W.
Plaster with wood handrails (natural
varnish).
C:
Plaster.
Use:
Not generally used.
111
Janitor's
Closets: 110 sq. ft.
F:
Concrete, some stains.
W.
Plaster, needs painting, wood shelving.
C:
Plaster (large hole in west closet).
Special
Features: Utility sink in east closet.
Use:
Lawn equipment storage in west closet,
janitor's equipment in east closet.
112
Toilets:
170 sq. ft.
F:
Ceramic tile.
W:
Ceramic tile wainscot (4'-0"), plaster.
C:
Plaster.
Special
Features: Fixtures in usable to good condition.
Use:
By employees.
113
Toilet:
100 sq. ft.
F:
Ceramic tile.
W:
Ceramic tile wainscot (4'-0"), plaster.
C:
Plaster.
Special
Features: In very good condition, has a shower.
Use:
For Director.
Page 15
SA 1060
114 Office: 250 sq. ft.
F: Carpet.
W: Wood panelling and shelving in natural
finish.
C: Plaster.
Special
Features: Walls covered by shelving and
panelling, all in very good condition.
Use: LHCC Director's office.
115 Office: 400 sq. ft.
115A F: Carpet.
W: Plaster.
C. Suspended acoustical tile.
Special
Features: Glass window to hall in 115A.
Use: LHCC offices.
116 Office: 175 sq. ft.
F: Vinyl tile.
W: Plaster.
C: Suspended acoustical tile.
Use: LHCC offices.
117 Office: 175 sq. ft.
F: Carpet.
W: Plaster.
C: Plaster.
Use: LHCC offices.
118 Kitchen: 140 sq. ft.
F: Vinyl tile.
W: Plaster.
C: Plaster.
Special
Features: Sink, Range, Refrigerator, with wall
and base cabinets.
Use: LHCC staff.
119 Office: 330 sq. ft.
F: Carpet.
W: Plaster.
C: Plaster.
Use: LHCC offices.
120 Office: 550 sq. ft.
F: Vinyl tile.
W: Plaster.
C: Acoustical Tile.
Use: Community organizations.
82-447
121
122
Page 16
SA 1060
Closet:
10 sq. ft.
F:
Vinyl tile.
W:
Plaster.
C:
Plaster.
Use:
Telephone equipment.
Storage:
80 sq. ft.
F:
Unpainted concrete.
W:
Exposed, unpainted concrete
block.
C:
Exposed, unpainted concrete,
underside of
stepped pulpit floor.
Special
Features:
Contains electric meters.
Use:
General storage, including
spare light
bulbs, trash cans, paper
products.
201 Stairs: 300 sq. ft.
F: Concrete with metal nosings (dirty needs
painting). 9
W:
Plaster with wood handrails (natural
finish).
C:
Plaster.
202
Hall:
400 sq. ft.
F:
Vinyl tile.
W:
Plaster.
C:
Acoustical tile.
203
Closet:
15 sq. ft.
F:
Vinyl tile.
W:
Plaster.
C:
Plaster.
Special
Features: Shallow, built in.
Use:
Generally empty.
204
Storage:
185 sq. ft.
F:
Vinyl tile.
W:
Plaster.
C:
Plaster.
Use:
West storage although N.A., is supposedly
used as a wardrobe, east storage generally
empty.
205
Office:
300 sq. ft.
F:
Vinyl tile.
W:
Plaster.
C:
Acoustical tile.
Special
Features:
Area at window has ceiling at 6'8"
a.f.f., built-in closet has floor at
3'0" a.f.f.
Use:
Community organizations.
Page 17
SA 1060
206 Storage Closet: N.A.
207 Office: 440 sq. ft.
F: Vinyl tile.
W: Plaster.
C: Acoustical tile.
Special
Features: Folding partition divides office into
two.
Use: Community organizations.
208 Office: 760 sq. ft.
F: Vinyl tile.
W: Plaster.
C: Acoustical tile.
Special
Features: Folding partition divides office into
three.
Use: Community organizations.
209 Office: 440 sq. ft.
209A F: Vinyl tile.
W: Plaster.
C: Acoustical tile.
Special
Features: Built in wood shelves in 209A.
Use: Community organizations.
210 Office: 300 sq. ft.
F: Vinyl tile.
W: Plaster.
C: Acoustical tile.
Special
Features: Closet N.A., area at window.
Use: Community organizations.
301 Stairs: 60 sq. ft.
F: Marble and carpet (carpeting in poor
condition).
W: Plaster, ornamental metal railing with
brass top rail.
C: Plaster.
Page 18
SA 1060
302
Balcony:
4,440 sq. ft.
F:
Carpet in poor condition including water
damage.
W:
Plaster with wood wainscot and wood
cornice.
C:
Plaster in vaulted configuration over
auditorium, plaster (14'-0" a.f.f.) at
balcony, curved plaster in front of
projection room.
Special
Features:
Original built-in seating still in use.
Use:
Seldom used.
303
Control Room:
200 sq. ft.
F:
Vinyl tile.
W:
Plaster.
C:
Acoustical tile.
Special
Features:
Cabinets for audio, lighting, TV
controls, very little equipment
remains, only the lighting and speaker
systems are functional.
Use:
During functions in auditorium, if
required.
304
Storage:
140 sq. ft.
F:
Vinyl tile.
W:
Plaster.
C:
Acoustical tile.
Special
Features:
West storage has access to A/C
equipment loft above.
Use:
Generally empty.
305
Stairs:
350 sq. ft. (same as 201).
306
Halls:
200 sq. ft.
F:
Vinyl tile.
W:
Plaster.
C:
Acoustical tile.
307
Office:
N.A., 440 sq. ft.
Use:
Community organizations.
308
Auditorium/Meeting
Room: 965 sq. ft.
F:
Stepping rows configuration with vinyl
tile.
W:
Plaster.
C:
Acoustical tile, some water damage.
Special
Features: Fixed seating for 100 on 5 stepping
rows, blackboard and drinking fountain.
Use:
Community meetings.
Page 19
SA 1060
309
Office:
175 sq. ft.
F:
Vinyl tile.
W:
Plaster.
C:
Acoustical tile.
Use:
Community organizations.
310
Office:
260 sq. ft.
F:
Vinyl tile.
W:
Plaster.
C:
Acoustical tile.
Use:
Community organizations.
311
Toilets:
250 sq. ft.
F:
Ceramic tile.
W:
Ceramic the wainscot (4'-0"), plaster.
C:
Plaster.
Use:
For general public.
312
Closet:
15 sq. ft. (same as 203).
313
Baptistry:
200 sq. ft.
F:
Ceramic tile.
W:
Ceramic tile wainscot, plaster.
C:
Plaster.
Special
Features:
Steps down to baptistry pool, glass
window to pulpit and auditorium.
Use:
Unusable.
314
Storage:
385 sq. ft.
F:
Concrete.
W:
Plaster, grille cloth windows to
auditorium in good to poor condition.
C.
Plaster, curved in some areas.
Special
Features: Floor + 2'0" above landing providing
access; this room has ladder access to
mechanical equipment room on fourth
level.
Use:
Generally empty, some storage.
401
Mechanical
Equipment Rooms: 1,450 sq. ft.
F:
Concrete.
W:
Exposed, unpainted concrete block.
C:
Acoustical tile.
Use:
A/C equipment.
3
Page 20
SA 1060
STRUCTURAL ANALYSIS
f Visual inspections of the building showed that the
structural components are in good condition and correspond
to what is detailed on the structural drawings available.
Description
The structural system consists of:
Foundations: square pad footings at
,. columns and continuous
footings below exterior
masonry walls
Floors: First - concrete slab on
grade, sloping at auditorium,
stepped at pulpit - others -
concrete
Balcony - cantileved steel
frame supporting stepping
concrete slab
Columns: Auditorium - concrete encased
steel I columns
Offices - concrete
Beams: steel and concrete
Walls: Exterior - masonry
(non -bearing) Interior - wood frame
Walls: concrete
�• (bearing)
Roof: steel frame with wood decking
- the roof over the
Auditorium has a clear span
of 84 feet
-� Recommendations
The existing structure can easily handle the renovation.
�. The most complicated item will be the proscenium wall
which will have to be laterally braced and will punch
through the roof. Proper coordination of the work is
needed to insure access to working areas, demolition
material removal and other complications associated with
renovation work. New construction will be load bearing
wasonry suppurtine, concrctc slabs on new footings.
Page 21
SA 1060
ELECTRICAL AND MECHANICAL ANALYSIS
A determination of the type and condition of the
building's systems was made by correlating the results of
the visual inspections of the building with the existing
drawings. The site adjacent to the building has no
electrical or water service and will be connected to the
building's systems if the design requires it.
Electrical
Description
The building is served from a main electrical room
located below the toilets on the first floor. The
existing system voltage is 120/240v - 10-3W for
general purpose loads and lighting, plus a 120/24OW
system for the air conditioning loads. The
switchgear, panels and conduit equipment are in good
condition and can be used with minor repairs. Most
of the existing lighting fixtures can be used if they
can be incorporated into the renovation plans. The
lighting, dimming, and sound systems presently used
in the auditorium are inadequate for a performing
arts theater. The building lacks the necessary fire
alarm and suppression system and a security system.
(For example, most of the equipment controlling the
auditorium sound system was stolen several years ago
and has not been replaced.)
Recommendations
The existing electrical service is adequate to handle
the projected needs of the renovation of the
building. New conduit and fixtures will be necessary
in the new theater/auditorium area to meet the
lighting requirements of this new function. In the
office area, if there are few modifications, the
existing fixtures can remain. In general, existing
fixtures should be replaced, where possible, to
provide more efficient and energy conserving lighting.
62-447
Page 22
SA 1060
Mechanical
Description
The air conditioning of the building is provided by
different systems in the office and auditorium
areas. The offices are served by self-contained
water cooled air cooled air conditioning units with
cooling tower and pumps located in the fourth level
room above the control room in a space on the fourth
level. Both systems are presently operational, but
are not reliable and are expensive to run. Some of
this equipment is not in good condition, especially
in the office area where most of the equipment should
be replaced. In the auditorium, the air handling and
condensing units can be reused, but not the cooling
tower and pumps.
Recommendations
—■' It is recommended that the equipment serving the
offices be replaced and the air distribution system
improved or changed, if necesary, to an energy
—.- efficient system. The changes in the auditorium
space will require the redesign of the distribution
- system. The existing air handling and condensing
units can be used to separately serve the stage and
7' audience spaces, but the cooling tower and pump will
- — need to be replaced. The stage and audience also
require the installation of a sprinkler system.
-r
Page 23
SA 1060
III. SITE ANALYSIS
The LHCC is located in the Little Havana section of the
City of Miami (see Figures 6 and 7) on S.W. 1st Street
between 9th and loth Avenues. Its proximity to the
downtown area makes it accessible to even the outlying
residential areas through the network of expressways
serving downtown. First Street is a one-way street
-' (movement west to east) replacing Flagler as an artery for
I inbound downtown traffic in the area thus increasing its
use.
Improvements to the vehicular traffic and sidewalks are
encouraging more pedestrian movement although not as heavy
as on S.W. 8th Street which has long been recognized as
the "main street" of the neighborhood. Because the Little
Havana neighborhood is small in area, its limits are less
than 2 miles from the LHCC and, therefore, easily
reachable by foot. Several bus routes travel on 1st
' Street including routes from Coral Gables, Sweetwater,
Hialeah, Miami Beach and North Dade.
The Center site covers close to 3 acres and currently
includes three buildings (see Figure 8). Building C was
built in 1979 and contains offices and meeting rooms.
Building A, previously the church, was part of the
original cluster of buildings which were located on the
LHCC property. It is the only original structure
remaining since the others have been demolished due to
deterioration. An auditorium and several offices make up
the building. The recently completed Building B contains
apartments for the elderly and is not part of the Center.
The playground behind this building is used by the
day-care center in Building C and the residents of
Building B. The empty area between Buildings A and B was
created when the small building which occupied that site
I was demolished in 1981. The remaining areas of the site
are devoted to parking.
Page 24
SA 1060
The housing for the elderly, since it is situated between
the two Center buildings, hampers the interaction of the
different functions of the Center. Although the building
has an east to west breezeway on the ground floor, the
orientation of Building A is presently towards the two
streets and no improvements have been made to the empty
lot adjacent to the west face of the building to provide
access to the entrance located on that side. Due to the
above conditions, the buildings basically function
separately and are oriented to the street only. The
presently empty parcel abutting Building A on the west is
roughly 7,000 square feet in area and is contiguous to the
building, the street and the rear parking area. This lot
has no vegetation or paved areas and is unusable in its
present condition.
NW
W
�hi
LHCC
s i
a,
c
3
SW 11th St et
�
>
Q
Q'
Q
N
-c
N
iz
r
r
N
3
3
SW
3
17th Street 3
`^
Little
Havana
Area
Map
Figure
9
SW Second Street
parking
Ernesto
Lemons
Park
BuINInE
B
BOOM
C
SW First Street 4�
LHCC Site Diagram nts N
Figure 10
Page 27
SA 1060
IV. PROGRAM ANALYSIS
Based on the space survey conducted, a program was
prepared outlining the existing use of the building area.
EXISTING PROGRAM
Square footage
First floor
Portico (500 sq. ft.)
Lobby
1,000
Auditorium (seats 1,260)
8,175
Stage
700
Offices
2,020
Toilets
790
Stairs
370
Storage & Miscellaneous
200
Circulation
740
13,995
Second Floor
Offices 2,240
Stairs 400
Storage & Miscellaneous 200
Circulation 400
�b
Third Floor
Balcony
4,440
Control Room
200
Offices
875
Aud./Mtg. Room (Seats 100)
965
Toilets
250
Stairs
420
Storage & Miscellaneous
740
Circulation
200
$ ,-SU
Fourth Level
Mechanical Equipment 1,450
Total Building Area 26,775
Total Parcel Area 7,000
82-447
Page 28
SA 1060
EXISTING USES
Building
The administrative offices of the center occupy 1,240
square feet on the ground floor of the building which, in
addition to providing the services related to the center's
function, are responsible for the maintenance and security
of both buildings. The remaining office space is used by
community groups and agencies. The Florida State
Commission on Hispanic Affairs, the Industrial Home for the Blind, the Cuban Museum and the Cuban Architects,
Dentists and Journalists Associations are a few of the
groups presently occupying offices at the center. The
small conference room is used by the different groups for
their meetings and also for classes and conferences,
mostly during weekdays. When a larger space is needed, or
for weekend functions, they use the auditorium, which also
serves as a meeting place for city-wide organizations, for
musical and dramatic presentations, movies and other
performing arts presentations. Graduation services are
held there as well as it being used as a polling place _
during elections.
Several problems exist with the present layout and use of
the spaces which were mentioned during discussions with
the representatives of the Center and Community
Development. The office area works well, but they would
benefit from having more flexibility and more space in the
office area. The auditorium is inadequate for several
reasons: it does not have the ancilliary spaces or
equipment required for theatrical productions, the seating
capacity exceeds the needs of the Center, audience sight
lines are restricted, and the lighting and sound systems
are minimal or nonexistent.
Under the present conditions, the auditorium is almost 60%
of the area of the building, but because of its size and
design is not used to capacity. Only 25% of the total
building area is rentable office space and the office area
is only 56% efficient (of the 11,160 sq. ft. of office
area, only 6,200 sq. ft. are actually offices).
i
Page 29
-;
1
SA 1060
Parcel
Presently there is no use associated with this area of
open space. The housing for the elderly overlooks it and
`-
there is an entrance to the offices in the building from
this space that is not used because of the condition of
i
the site. There is no need for additional structures for
the Center that could be located there, therefore, this
space should be a visually appealing, passive plaza type
open space. This plaza could provide a break from the
continuous line of buildings on the block while creating a
place for congregations either for theater functions or
for casual passersby.
COMPARABLE FACILITIES
In an attempt to determine the optimum size for the
auditorium, a survey was made of similar facilities in the
._
area. These are listed below with their respective
seating capacities. Their locations are shown on Figure 6.
1. Miami Beach Theater of the Performing Arts
1700 Washington Avenue, Miami Beach 2,900
2. Dade County Auditorium
--
2901 W. Flagler Street, Miami 2,501
3. Gusman Cultural Center
174 E. Flagler Street, Miami 1,800
4. Players State Theater of Miami
3500 Main Highway, Miami 1,144
AM
5. Joseph Caleb Community Center
5400 N.W. 22 Avenue, Miami 1,000
6. University of Miami
Gusman Concert Hall 600
7. University of Miami Ring Theater
1380 Miller Drive, Coral Gables 312
�!
8. Museum of Science
Space Transit Planetarium Complex 280
3280 S. Miami Avenue, Miami
9. Las Mascaras
957 S.W. 27th Avenue, Miami 126
s
10. James L. Knight Center (Proposed) 4,000
11. University of Miami Conference Center
�'!
(Proposed) 500
Page 30
SA 1060
V. EVALUATION OF ALTERNATIVE SOLUTIONS
DESIGN PARAMETERS
Based on the analysis conducted, the following criteria
have been developed to serve as guidelines for the designs
of the Master Plan:
- Maintain the architectural integrity of
the building as a landmark.
- Minimize changes while complying with
code regulations.
- Organize the different functions to
improve flexibility, interaction and
utilization.
- Develop a relationship between the
different buildings.
- Maximize use of existing equipment
fixtures, finishes and furnishings.
AUDITORIUM OPTIONS
The solution of the auditorium lies in one of two
directions. The first is to maintain the present seating
capacity, whether it remains an auditorium or converts to
a performing arts theater. We can eliminate the latter
solution since, in addition to the problems of dealing
with large assemblies, a erforming arts theater would
require the loss of valuable office space at the rear of
the building to provide the backstage area necessary (see
Figure 10).
Examination of the scheduled performances at the
auditorium show that very few attracted large audiences.
The groups that generally use the services of the Center
appeal to specific community groups and seem to prefer to
keep the functions they sponsor on a more controllable
personal level. The present design of the auditorium does
not have the flexibility to reduce the size to fit the
needs of each group. The auditorium, therefore, is not
very efficient in its current condition (See Figure 9).
For these reasons, it is not viable to keep the auditorium
"as is," and a reduction in its size is the preferred
solution.
c
Seating for 1200
(existing)
Lobby
(existing)
Go
Large Auditorium
Alternative 1 5 '�
Figure 11
ON
Ba*ckst4geµ_
Seating for 1200
(existing)
Lobby
(existing)
Large Theater
Alternative 2 5.
Figure 12
9
Seating for 500
1
Small Theater at rear
Alternative 3 s�o
Figure 13
Seating for 500
Lobby
(existing)
Small Theater at front
Alternative 4 see
Figure 14
Page 33
SA 1060
An advantage to reducing the auditorium is that the
remaining area can be used for other functions. This
additional space could either be used to create extra
offices or provide a backstage for the auditorium. Since
the addition of office space is not the main priority of
the Center (although the certainly do not want to
decrease the office area , the creation of a smaller
performing arts theater with a working stage not only
provides the Center with a more manageable auditorium but
one that has the flexibility and space for professional
performing arts presentations.
The available auditorium space on the ground floor can
easily accommodate a combination of audience
area -backstage area with seating for approximately 300-350
people. Possible arrangements for this solution are shown
by alternatives 3 and 4 (Figures 11 and 12). The best
solution is alternative 4 (Figure 12), which places the
audience area at the front of the building. This layout
does not affect the office area, and utilizes the existing
lobby to serve the new theater. It also allows use of the
existing balcony to increase the seating capacity without
major structural modifications which would be required
with the layout shown in alternative 3.
Lft
Page 33
SA 1060
An advantage to reducing the auditorium is that the
remaining area can be used for other functions. This
additional space could either be used to create extra
offices or provide a backstage for the auditorium. Since
the addition of office space is not the main priority of
the Center (although the certainly do not want to
decrease the office area), the creation of a smaller
performing arts theater with a working stage not only
provides the Center with a more manageable auditorium but
one that has the flexibility and space for professional
performing arts presentations.
The available auditorium space on the ground floor can
easily accommodate a combination of audience
area -backstage area with seating for approximately 300-350
people. Possible arrangements for this solution are shown
by alternatives 3 and 4 (Figures 11 and 12). The best
solution is alternative 4 (Figure 12), which places the
audience area at the front of the building. This layout
does not affect the office area, and utilizes the existing
lobby to serve the new theater. It also allows use of the
existing balcony to increase the seating capacity without
major structural modifications which would be required
with the layout shown in alternative 3.
Page 34
SA 1060
VI. PROPOSED MASTER PLAN AND PROGRAM
PROGRAM
Having established the condition of the building and the
area available for renovation, a program was developed
which would be responsive to the needs of the tenants and
user groups. From their viewpoint, as expressed by the
Center staff, the Community Development Department and the
community, emphasis should be placed on the development of
the performing arts theater and the expansion of the
office area, where possible, to allow the inclusion of
arts and crafts rooms and studios to supplement the
function of the theater and its use by the community.
First Floor
Theater
Porticos (500 sq.
Lobby/Box Office
Auditorium (seats
Stage/Off-Stage
Dressing Rooms
Workshops
Storage/Delivery
Toilets
Stairs
Offices
Office Space
Toilets
Stairs
Storage
Circulation
First Floor Total
Square Footage
ft. existing
320)
Second Floor
Offices
Office Space -Studios
Toilets
Stairs
Storage
Circulation
Total Second Floor Area
+ 300 sq. ft. new)
1,060
3,820
2,060
725
730
300
460
360
9,515
2,855
130
120
120
875
13,615
2,850
230
240
30
590
Page 35
SA 1060
Third Floor
Square Footage
Theater
Auditorium Balcony (seats
180) 1,810
Control Room
200
Lighting Equipment
560
Stage Lighting Area
530
Stairs
310
Storage
�0r45,0
Offices
Office Space
4,.840
Toilets
250
Stairs
350
Circulation
_5,��,
Total Third Floor Area
9,515
Fourth Level
Mechanical equipment
1,450
Total
Area Theater
13,315
Total
Area Offices
15,205
Total
Area Building
28,520
Total
Area Parcel
7,000
- MASTER PLAN
-� Based on the proposed program, a review of the
alternatives presented led to the development of the
Master Plan for the renovation of the building and
adjacent site.
F
The three major elements of the plan are: a small theater
with approximately 500 seats containing ancilliary
backstage functions; modified office area including
studio/classroom spaces; and a multi -purpose plaza to
serve the renovated building and the Center.
The proposed Master Plan can be divided into two parts:
the building and the plaza (see Figure 13). The site plan
integrates both elements showing the plaza and the lower
of the three levels of the building. The plans of the
other two levels are also included as well as a schematic
section (in Figures 14, 15 and 16). These drawings
diagram the design described below.
i
La`
Gift..
0.00 04G�
� MKq• �
� •Af•w•�M MYIG
i
a
z
3
G11MG -
S W HOST STRfFT
SITE AND FIRST FLOOR PLAN �-
Proposed Master Plan
Figure 15
SECOND FLOOR PLAN
Pp
Qposed Master Plan
Figure 16
06
ifllii �»� iulww. wl64
W ,t4w
/Illii
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stage w�.. *too
Uii111q
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tiN ww�
or
1 11�•tht
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iNN• lost
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THIRD FLOOR PLAN
Proposed Master Ptan
Figure 17
SECTION
Figure 18
Page 40
SA 1060
BUILDING DESCRIPTION
The existing layout of the building physically separates
r the auditorium from the rear spaces. The new plan
maintains this geometry through the location of the
backstage area as the buffer between the theater and the
offices. This approach simplifies the deliniation of the
different occupancy classifications for fire rating
requirements and minimizes changes to the structure. Each
one of the two main building areas (theater and offices),
designed to be able to function independent of each other,
are detailed separately.
The Theater
64
The proposed theater contains seating for 320 on the
first floor, with 180 balcony seats supplementing the
main auditorium space for larger functions. The size
of the existing lobby is adequate, proportionally to
the theater, and in good condition. The new toilets
and box office are located in the unused rooms
Mr flanking the lobby. Good audience sight lines are —
created using the standard seating layout and the
adjustment of the floor slope. The stage and support
facilities cover most of the remainder of the former
auditorium space, thereby reducing the total building
area occupied by the theater to less than 50%.
The design of the theater eliminates the use of the
seating on the side wings of the balcony. The
central seating area is used with few alterations
reducing the seating capacity and creating new rooms
in these areas. The additional side balcony space is
adapted to provide required stairs, stage lighting
area, and increase the office space providing a
connection between the upper levels of the theater
and offices. The control room will retain its
function with the addition of the necessary equipment
presently nonexistent. The new stairs serve both the
balcony and office areas as emergency exits which
allow the existing lobby stairs to remain as
ornamental staircases. The existing auditorium
ceiling needs little or no modifications because the
proposed layout of the space below does not affect
its overall acoustical properties. The required
proscenium wall is the only massive and complex
element and an effort has been made to keep it simple
minimizing its impact on the structure.
Page 41
SA 1060
The backstage area connects the workshops therein
with the office area and provides access to the
theater. This facilitates the dual use of the
workshops for theater set design and in conjunction
with other Center activities. Since these spaces
require less ceiling height, it is possible to cover
the workshops and storage areas of the theater
creating additional floor area as shown on this
section (Figure 16). Other areas of the theater do
not lend themselves to this solution because they
utilize the existing volume. Part of the existing
stage space is to be demolished to become part of the
office space at the rear, also increasing the area of
the offices.
The Offices
The major effort in dealing with the offices is to
improve the efficiency of the use of the space. To
increase the size and layout of the offices the
circulation was simplified, the duplicity of stairs
and storage spaces eliminated and the remaining
special purpose rooms such as the baptistry and organ
chamber were altered to integrate them with the other
spaces. The office area is increased from 11,160
square feet to 15,205 square feet (40% increase from
present square footage) with the efficiency increased
to 75% (more area is used for actual rentable office
space). This increase in office space decreases the
dominance of the theater (area -wise), thereby
equalizing the importance of both the theater and
office functions. Additional improvements to the
offices include the addition of an elevator and
toilet facilities on each level.
Page 42
SA 1060
PLAZA DESCRIPTION
The main characteristic of the plaza is that it is a very
-I
open space, as a plaza should be. There are several
reasons for this openness, principally to create an area
for assemblies outdoors either in conjunction with the
-�
functions of the theater, for organized activities of the
Center, or unplanned, casual gatherings. The uncluttered,
-
hard surface quality of the plaza that makes it highly
visible from the street and the housing building help
insure safety of its users. The area is completely paved,
-_
several planters with trees provide some shade from the
afternoon sun and kiosks supply tidbits to passersby. A
-�
portico has been carved out of the building to enhance the
accesssto the plaza and buildings beyond. A platform
serves as a stage for informal presentations. The plaza
has been designed to function separately, i.e., without
_r
depending on what is happening inside the building. This
--
allows the construction of the plaza without limiting the
options available for the design of the building which
--�
will probably not be renovated until later.
92-44'7
7
_
Page 43
SA 1060
T
VII. IMPLEMENTATION PROCEDURES AND COSTS
/
The implementation of the proposed plan is divided into
_
two stages: the Plaza and the Building. The Plaza is
scheduled for construction in the near future since the
F
expected cost for this stage is available from present
Community Development Program funds. The Building
Construction schedule is divided into four phases because
of the size and complexity of the renovation. This
r
provides more options to the City of Miami in handling the
building renovation work. Should funding become available
for the entire project, the divisions can be used to
identify the different building areas to be renovated. It
_
appears, however, that the appropriation will be available
in smaller yearly amounts, varying with the budget of the
Community Development Program and other funding sources.
In this case, the phases establish separate construction
--
components encompassing different portions of the
renovation of the building.
T
IMPLEMENTATION SCHEDULE
r
Stage A - Plaza
The Master plan for the plaza and building was
presented to the City of Miami Commission on
-,
October 7, 1981. The Commission approved the proposed
plan and agreed to proceeding with the construction of
�r
the plaza using funds presently available in the
Community Development Program designed for that
purpose. The plaza design and necessary construction
document drawings are being developed to expedite the
PF
process preceding the construction and eventual
s
completion of this stage of the project. The
construction of the plaza will not reduce the
r�
continued operation of the Center and the effect on
�,
the building will be minor.
Page 44
SA 1060
Stage B - Theater
The four phases are characterized by the following!
-►
The scope of each phase varies according to the
complexity of the work and/or the size of the area
involved.
r
The area included in each phase is completed and
usable at the end of that phase.
-T
The execution of each phase does not affect other
areas of the building, thereby permitting the
continuous operation of the unaffected areas during
-,,
construction.
—
A portion of each phase will entail preliminary work
in preparation for the next phases.
—
The order presented is not chronological.
Phase I - Proscenium Wall and Seating Area
This part centers on the construction of the
proscenium wall which will divide the existing
auditorium space in two. This should be considered
the first building renovation phase so that the
proscenium wall is erected as early as possible to
minimize the difficulties caused by its size and
intricacy of construction. As the first, this
building phase will include the major modifications to
the electrical, plumbing, mechanical and structural
systems in the building for the continuation of the
other phases.
Since this is the largest and most expensive phase,
part of the work could be postponed if the funds
available cannot cover all the work involved. For
example, the replacement of the seating can be delayed
by changing the arrangement of the existing pews to
function with the new layout.
Phase II - Backstage
The space created behind the proscenium wall is
developed into the backstage area in this phase. The
remaining balcony structure is replaced by level
flooring at the third floor and the necessary rooms
and the fly and all built at this time. The end of
this phase concludes the basic work related to the
theater which has full capabilities for the
presentation of theatrical productions.
82-44'7
0
R
Page 45
SA 1060
Phase III - Offices
The renovation of the office area is the most flexible
phase. Once the basic elements are finished (building
the stair enclosure and the new office spaces created
during the previous phases, installing the elevator
and repairing the mechanical system), the other
improvements can be completed gradually, if
necessary. Finishing this phase marks the completion
of the building and site renovations.
Phase IV - Refinements
As additional funds become available, they should be
directed to the acquisition of furnishings and special
equipment not provided in other phases. These
improvements will increase the capabilities and
flexibility of the renovated building and the LHCC.
PROJECTED PROJECT DURATION
The expected scheduling of the construction of the project
is summarized in the following chart showing the sequence
and schematic duration of the phased renovation. The
dotted areas exemplify how the proposed sequence can be
altered reflecting the interchangeability of some phases.
Duration
Project Schedule
Page 46
SA 1060
COSTS
Stage A:
The cost of constructing the plaza is expected to be
$51,524 and is detailed in Apppendix A. This project is
already funded through the 4th Year Community Development
Program.
Stage B:
The cost of the construction of the renovation of the
building is estimated to be $1,500,000 and allocated to
each phase as follows(Architectural fees are not
included. This cost does not include fees for
Architecture/Engineering service).
Phase I - Theater
$ 700,000
Phase II - Backstage
Renovation of the theater is
$ 350,000
expected to cost between $50-$60 /
sq. ft. with about 30 percent of
the budget for Phases I and II
devoted to providing the regwired
changes to the overall building
systems and linking and
coordinating the backstage and
theater systems, respectively.
Phase III - Offices
The upgrading of the office area
$ 250,000
is expected to cost approximately
$20 / sq. ft.
Phase IV - Refinements
This is a rough estimate of the
$ 200,000
minimum amount which should be
allocated to improving the quality
of the operation of the theater as
soon after the completion of the
previous phases as possible.
Page 47
SA 1060
APPENDIX A
PLAZA COST ESTIMATE & SCHEDULE
The following cost estimate is based on the approved plaza
design dated September 4, 1981, and shown in Figure 13.
This was approved by the City of Miami Commission on
October 7, 1981.
GROUND WORK
Grading $ 9,960
Soil 200
Irrigation 2,000
Lighting & Electrical 3,000
FINISHES
Paving
Concrete Pavers
(small)
$ 8,550
Concrete Pavers
(large)
8,930
Trees
1,800
Planters
6,000
Platform
2,000
Kiosks
3,500
Trash Cans
900
$46,840
Plus 10 percent
4,684
TOTAL
$51,524
The plaza is scheduled to be
completed in 5 months and
phased as follows:
Estimated
Completion Date
- Construction Documents
Phase June 1982
-.Bidding Phase
July 1982
- Construction Phase
Sept. 1982