HomeMy WebLinkAboutCompilation of Materials by PlayhouseCOCONUT
GROVE
PLAYHOUSE
BROADWAY BY THE BAY
The Honorable Rai Fernandez
Chair
October 5, 2005
The Honorable Members of the
Historic and Environmental
Preservation Board
City of Miami Planning Department
Historic and Environmental Preservation Board
444 SW 2d Ave
Third Floor
Miami, Florida 33130
Re: Proposed Historic Designation of the Coconut Grove Playhouse located
at 3500 Main Highway, Coconut Grove, Florida
Dear Chair Fernandez and Members:
As you know the Board is scheduled to take up the proposed historic designation of the
Coconut Grove Playhouse (the "Playhouse") at its October 5, 2005, meeting. This letter
and the attached expert opinion of Arthur Marcus, Architect and consultant to the
Playhouse,' is submitted for consideration by the Board at that hearing. For the reasons
outlined below and in the expert opinion of Mr. Marcus, it is our sincere hope that the
Board takes care in its decision on the proposed designation to address the unique
issues posed by the Playhouse.
Mr. Marcus' expert opinion and report is attached hereto as Exhibit "A".
The Playhouse would not oppose historic designation, so long as such a designation is
carefully crafted as set forth below to target the historical elements of the Playhouse and
includes findings such as those proposed by the Playhouse and attached hereto.
However, if these considerations are not carefully addressed it is our view that the
historic designation may do more harm than good in attaining the goal of renovation of
the Playhouse and reconstruction of its long -lost historic elements. We have therefore
set out in the final section below certain conditions that we believe to be critical to a
successful renovation and should be included in any designation order. As will be
explained without such conditions any designation would fail to meet the requirements
of Chapter 23 of the City Code.
Background
As further explained in the City's Designation Report and in the attached expert Report
of Mr. Marcus, the Playhouse has enjoyed a long and colorful history. Unfortunately,
the several instances of rebuilding that have occurred have moved the Playhouse away
from its original coherent Mediterranean Revival Architecture. This has left the exterior
with a mishmash of styles and removed the historic elements from its interior. Because
the Playhouse intends to renovate and, as needed, reconstruct the historic exterior
elements to their original design, it is therefore critical that any designation be carefully
crafted to accommodate this goal.
The Playhouse was first built in 1927, based on designs by renowned architects Kiehnel
& Eliot.2 It was designed and operated as a movie palace, but was not financially
successful. After struggling for years it closed in 1930, and fell into a state of disrepair.
The building was substantially remodeled in 1955 to accommodate large stage
productions. As part of this remodeling most of the original interior was removed, as
were extensive elements of the original facade. The 1955 construction therefore
destroyed many of the historic elements of the Playhouse. As noted in the opinion of
Mr. Marcus, the major south and east facades of the building facing Main Highway and
Charles Avenue retain some historic elements. However, several original design
elements of these facades have been Iost in favor of modernist elements that are not true
to the original 1927 design or its Mediterranean Revival architecture.3
Later in the 1970s two previously freestanding buildings were incorporated into the
Playhouse. These buildings were not par of the original Playhouse, do not exhibit
Mediterranean Revival style insistent with the original Playhouse, and are described in
2 Historic photographs of the original facade are included in Exhibit "A," Mr. Marcus' report.
As noted in the Designation Report, the 1955 redesign removed several elements, choosing to
"abandon any sense of historicism..." in favor of contemporary design elements. Designation
Report at 11.
2
the Designation Report as "incongruous" elements that are "out of character with the
original theater." Designation Report at 14.
The basis for historic designation in the Designation Report are the original
Mediterranean Revival elements of the Playhouse. Because any renovation may seek to
reconstruct lost similar elements, care must be taken not to inadvertently extend historic
protection to elements that detract from historical value. Any designation should be
carefully crafted to apply only to the surviving 1927 elements, and make clear in
findings that the basis for designation is the historic facade of the 1927 theater alone.
Absent such an approach, the designation may end up having the incongruous and
ironic effect of hindering renovation and reconstruction of the Playhouse to its original
1927 facade, or protecting buildings that were never part of the original Playhouse and
have no historic value.
Overview of Legal Requirements for Historic Designation
Chapter 23 of the City Code controls the designation of historic structures. Several
requirements must be met for a site to qualify. As a threshold requirement a structure
must meet both of the following:
"have significance in the historical, cultural, .... aesthetic or architectural heritage
of the city, state or nation;" and
■ "possess integrity of design, setting, material workmanship, feeling and
association;"
City Code § 23-4. The Code goes on to specify eight additional factors, only one of
which must be met. These include "Portray the environment in an era characterized by
one or more distinctive architectural styles," and "embody the distinguishing
characteristics of an architectural style or period. City Code §§ 23-4(a)(4) and (a)(5).
Historic designation solely affects alteration of the exterior of a designated structure.
City Code § 23-2 (definition of "Alteration"). Interiors are not affected unless two
criteria are both met. First, the interior must be "customarily open to the public."
Second, it rnust have independent significance, demonstrating "exceptional
architectural, artistic or historic importance." City Code 23-4(b)(2)c. As neither of these
criteria are met, the City's letter to the Playhouse initiating the historic designation
process did not purport to address the interior, and historic designation of the interior
spaces is not before the Board_4
Key Considerations for Designation Order
4 A copy of the May 27, 2005, letter is attached as Exhibit "B".
3
The proposed designation of the Playhouse presents several unique issues due to its
history. Clearly under the Designation Report the basis for designation is the
architectural style of the original Playhouse. The report focuses on the numbered factors
in section 23-4 of the code, which it applies to the surviving Mediterranean Revival
elements of the south and east Playhouse facade. However, the Board must not ignore
the introductory language in section 23-4 that precedes these factors. This requires that
a designation be applied only to a structure that "posess[es] integrity of design..." The
Playhouse in its present state fails to meet this requirement, as only certain remaining
elements (namely the South and East facade) continue to embody the original design
uponwhich the proposed designation is based, while the remainder of the facade and
other attached elements are incongruous and detract from integrity of design.
While this lack of integrity and other related issues could be a basis to oppose
designation outright, the Playhouse does not object to a designation that specifically
targets the limited remaining Mediterranean Revival elements. It is the intention of the
Playhouse to reconstruct elements of the original facade that have been lost. Once this
is accomplished, the renovated Playhouse would once again have some semblance the
integrity of design required under Chapter 23.
We submit that as the basis for designation is the Mediterranean Revival style, any
resolution of designation should make clear that achieving renovation of that
architectural style is the central goal. Taking this into account in the Board's action is
therefore critical to serve the purposes of historic preservation. Were the Board to enter
a resolution that does not make distinctions between the historic and non -historic
portions of the Playhouse it could severely hinder the ability of the Playhouse to
renovate and reconstruct the exterior away from its current incoherent mix of styles
back to its original design, and therefore achieve the "integrity of design" that is the
very keystone of the historic preservation ordinance. See City Code § 23-4.
Finally, as we are sure you will agree, the true character of the building is more than
just bricks and mortar. Thus, the continued use of the Playhouse as a playhouse is vitally
important. The ability to modify the outdated, but not historically significant, interior is
critical for its continued use as a live theater, as the present interior cannot
accommodate modern stage productions. Any designation that applied to the interior
would therefore jeopardize future theater operations and constitute an economic
hardship. As a final point the Board should make therefore make dear that any order
does not apply to the interior of the Playhouse. Such an order would be consistent with
the jurisdiction exercised by the Board, which applies only to the exterior.5
S As the City has not purported to exercise jurisdiction (See Exhibit "B") over the interior
elements, any order would legally not apply to the interior. To avoid any possible confusion,
however, the Board should make this clear in its resolution.
4
This is not only critically important, but legally required. The Playhouse has always
been customarily been open only by paid admission
dosid is not open to the under Chapter 23. general
addition,
public. Therefore the interior is not subjectregulation
for the reasons set out in the opinion of Mr. Marcus, the interior in its present state does
not demonstrate "exceptional architectural, artistic or historic importance." For all of
these reasons, and to protect the ability of the Playhouse to continue to operate as a
theater into the future, the Board's resolution must make clear that it does not extend to
the interior of the Playhouse structure.
Conclusion
For these reasons, we urge the Board to take a course of action that would further the
renovation goals that will allow the continued operation of the Playhouse as a living
venue for live stage events, rather than just a historical relic. The Board should
therefore designate as historic only the South and East facade of the original Playhouse
structure. This is the most consistent approach as it fully protects the historic elements,
while recognizing that the other portions of the structure and the previously separate
buildings that were joined in the 1970s do not share the required integrity of design.
Limiting the designation in this manner will clear the way back to the original coherent
exterior architecture.
Attached as Exhibit "C" are proposed findings that are supported in the record and set
forth the basis for this approach. We would urge them to be included in any Board
resolution so as to recognize the complex issues at play in this designation. Even were
the Board to designate the entire Playhouse structure or the entire site (actions to which
the Playhouse would object), entry of these findings is of prime importance so that the
basis of the Board's decision may be clear and there may be at least some minimal
guidance for future restoration efforts at the site.
Exhibits
Exhibit A - Expert Report of Arthur Marcus and Exhibits
Exhibit B - May 27, 2005 Letter from City Regarding Historic Designation
Exhibit C - Proposed Findings
Exhibit C: Proposed Findings
1. The Coconut Grove Playhouse (Playhouse) was built in 1927, based on designs
by noted architects Kiehnel & Eliot. The original 1927 design evinced a
Mediterranean Revival style that was a key architectural movement in South
Florida during its boom in the 1920s.
2. The Playhouse was designed and operated as a movie palace, but was not
financially successful. After struggling for years it closed in 1930, and fell into a
state of disrepair. Following decades of neglect the Playhouse was substantially
remodeled in 1955 to accommodate large stage productions. This remodeling
made no attempt to preserve the historic character of the Playhouse and removed
several key Mediterranean Revival elements in favor of a modernist design. As
part of this 1955 remodeling extensive elements of the original facade were
removed. The 1955 construction therefore destroyed many of the historic
elements of the Playhouse. This mix of styles left the exterior of the Playhouse
with an incongruous mix of styles and detracted from the integrity of the 1927
Mediterranean Revival design.
3. The major south and east facades of the building facing Main Highway and
Charles Avenue retain some historic elements. However, even as to these areas,
several original design elements of these facades have been lost in favor of
modernist elements that are not true to the original 1927 design or its
Mediterranean Revival architecture.
4. Two additional buildings were added to the Playhouse site after the original
theater was built. Neither of these followed the Mediterranean Revival style of
the theater. In the 1970s these two buildings were joined to the Playhouse. Both
buildings are out of character with the Playhouse and add incongruous elements,
and neither building meets the criteria for historic designation.
5. The Playhouse currently has a mix of architectural styles that detract from the
integrity of the originalMediterraneanRevival design. The remaining
Mediterranean Revival elements of the Playhouse are the southern and eastern
facades. Both are prime exarnples of this architectural style and standing on their
own would meet the requirements of section 23-4 of the City Code for
designation. However, the remainder of the Playhouse building and the two
additional buildings joined to it in the 1970s are not in line with the
Mediterranean Revival style and do not meet the requirements for historic
designation. Thus, this designation is intended to apply solely to the southern
and eastern facade of the original 1927 Playhouse.
1
6. Information presented to the Board indicates that the Playhouse intends to
reconstruct elements of the historic facade removed by the 1955 remodeling. The
Board fully supports this reconstruction and finds that once completed such
reconstruction will restore a measure of integrity to the design of the Playhouse.
7. Pursuant to City Code section 23-4(b)(2)c. the interior of the Playhouse is not
addressed by this designation.
2
HISTORIC
DESIGNATION
of the
COCONUT GROVE PLAYHOUSE
City of Miami Historic & Environmental Preservation Board
October 5, 2005
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October 5, 2005
CITY OF MIAMI
Historic & Environmental Preservation Board
3500 Pan American Drive
Miami, FL 33133
Re: Historic Designation of the
COCONUT GROVE PLAYHOUSE
3500 Main Highway
Coconut Grove, FL 33133
Coconut Grove has certainly always held a special place in the hearts of Miamians and from its
very beginnings in the village, the Playhouse has been one of it's most notable landmarks
Originally opened in 1927 as a movie palace, the Coconut Grove Playhouse was originally
designed by the noted Florida Architectural firm of Kiehnel & Elliott as a fanciful Mediterranean
revival movie palace intended to be Miami's most elaborate theatre.
The Playhouse expresses its eclectic style in a dramatic exterior entrance portal which is
emphasized by the use of cast ornament continuing to the third floor of the main facade, with spiral
columns and a classically inspired entablature The original design of this exterior facade, as
shown in some of the historic photographs, clearly recalls the fanciful visions of Hollywood and the
movies that were slated to be viewed within.
Unfortunately the theatre opened at possibly the worst possible time, after the devastating
hurricane of 1926 wrecked the financial climate in south Florida to an all time low. The theatre
managed to remain open until the 1930's after which it dosed. During World War II the theatre
served a new purpose when it was briefly used as a school to train Air Force navigators.
The movie theatre was never successful financially nor in attracting audiences, and it was again
closed in 1960. After a series of owners through the 1960's, the theatre was sold at auction in
1970, and was ultimately acquired by the State of Florida in 1980, who then contracted with the
Coconut Grove Playhouse Inc. to operate the theatre, and in 2002 title was transferred to the
Coconut Grove Playhouse LLC..
Following the war, the building survived through a checkered history until 1955, when noted local
architect Alfred Browning Parker remodeled the theatre to accommodate the Coconut Grove
Playhouse in presenting live stage productions. In his renovation designs, Parker chose to
abandon any sense of historicism for the theatre structure, favoring instead a much more
contemporary approach in design.
Exterior alternations to the structure by Parker in 1955 were limited to the removal of the fanciful
ornamental parapet at the center and side bays of the main entrance facade plus the removal of
the storefronts along Charles Avenue. The roofline was straightened, with ornamental tile coping
terminating this front facade, as still currently existing. In any restoration of the theatre structure I
would certainly hope that these original historic elements might be restored and re-created
according to the original 1927 Kiehnel & Elliot designs as evident in the historic photographs.
COCONUT GRO YHOt;or_
OC'TOI ER 5, 2005
Poge
According to the criteria set forth by the National Register of Historic Places as relating to the
building's significance in the historical and architectural heritage of the City of Miami, 1 believe that
the exterior design of the three major facades of the main building facing onto Main Highway and
Charles Avenue are most worthy of Historic Designation, and should be restored according to the
original 1927 Kiehnel & Elliot designs as evident in the historic photographs, as based upon the
following National Register criteria:
# 3. Exemplifies the historical, political, economic or social trends of the community.
The architectural design of the of the Coconut Grove Playhouse is a superb example of the
historical, cultural, political economic and social trends of the Coconut Grove community during
the twentieth century. Quoting from the City of Miami Designation Report, "...designed in a
flamboyant Spanish Baroque style, the theatre reflects the optimism and disposable wealth of
Miami's citizens and the fascination with Mediterranean architectural precedents:
The Coconut Grove Playhouse is an extraordinary example of the style that became the pre-
eminent choice for architecture in south Florida during the Florida land boom of the 1920's. In fact
the history of the Playhouse exemplifies the boom and bust cycles that have characterized the
history of Miami, and the Playhouse has evolved into one of the most important regional theatres
in the country, as well as representing one of the signature buildings reflecting the historic days of
Coconut Grove.
# 5. Embodies those distinguishing characteristics of an architectural style, or period, or
method of construction.
The architecture of the Playhouse is designed in the Mediterranean Revival style and features a
highly decorative entrance, enriched window surrounds and decorative detail typically associated
with this design style.
The entrance facade remains to this day the focus of this architectural composition, and by being
recessed from the corner and from the two major street facades, it assumes an even greater
prominence. Quoting again from the Designation Report, ..." The ground floor featured cast
concrete spiral columns that framed the entrance to the lobby and terminated in an elaborate
cornice. Above the entrance the cast stone treatment extends only to the three windows in the
central bay. The roofdli eowitremains
an elaborately shaped parapet that extended welltbeyond thes which roof."
culminated at th
And despite the unfortunate alterations to the original exterior architecture completed as part of the
modernistic 1955 renovations, the exterior design of the Playhouse still retains more than enough
of its original architectural integrity to convey its original Mediterranean Revival style, and still
exhibits its major character -defining elements.'
# 6. Is an outstanding example of a prominent designer or builder.
The Playhouse was originally designed by Richard Kiehnel of the firm Kiehnel & Elliot, who has
long been considered one of south Florida's most outstanding architects. As also noted in the
Designation Report, Kiehnel was the architect for some of Miami's and Coconut Grove's most
prominent buildings; including the Scottish Rite Temple, Coral Gables Congregational Church and
El Jardin, which is now part of the Carrollton School for Girls.
ker
eted
And although another very prominent south
tthe Floridase � architcovat oestaAefred mptedrowing to erase array sense ofsensethe
the very contemporary renovations in 1955
original historic designs.
COCONUT GROVE PL4 YHO(,SE
OC7OBER 5. 2005
Page 3
And also as stated in the Designation Report, the one and two story buildings fronting onto Main
Highway immediately to the north of the main Playhouse structure do seem out of character with
the original theatre building, and should not be considered worthy of inclusion in this proposed
Designation.
Thus we agree with the City of Miami Designation Report that only the south and east facades of
the Coconut Grove Playhouse possess significant architectural merit worthy of Historic
Designation, and recommend that this Board approve Historic Designation of these exterior
facades of the Coconut Grove theatre.
You truly,
Arthur J. MaI.A.
COCONUT GROVE PLAYHOUSE
ELEVATION SHOWING ALL THREE MAJOR FACADES
CHARLES AVENUE FACADE
MAIN AVENUE FACADE
COCONUT GROVE PLAYHOUSE