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HomeMy WebLinkAboutApplication & Supporting DocsMIAMI•DADE COUNTY COUNTY April 4, 2017 Members, City of Miami Historic and Environmental Preservation Board Subject: Letter of Intent for the Coconut Grove Playhouse Cultural Affairs 111 NW 1st Street • Suite 625 Miami, FL 33128-1994 T 305-375-4634 F 305-375-3068 miamidadearts.org miamidade.gov Miami -Dade County and Florida International University, in partnership with GableStage, followed three central goals for developing a masterplan for the Coconut Grove Playhouse: 1. To respect the historic status of the property and the legacy of architecture and the arts associated with the site; 2. To return great regional theater to the Playhouse by creating a state-of-the-art complex to be operated by GableStage, focusing on cultivating the talent of Miami artists and theater professionals and providing enriching educational and outreach programs; and 3. To adhere to the budgeted and secured funds, currently totaling $20 million of County -issued bond revenues for the capital project. The Coconut Grove Playhouse has been closed since 2006 when the accumulation of operating debt by the non-profit organization responsible for its management resulted in its decision to cease operations. Due to the resulting lack of theater activity, property ownership reverted to the State of Florida (State) in 2012. In response to the property's being offered through the State's surplus property process, Miami -Dade County (County) partnered with Florida International University (FIU) to create a plan for the development and reactivation of the Playhouse. The County and FIU, as co -lessees, executed a long-term lease agreement with the State, which became effective on January 15, 2014, after the County successfully cleared the encumbrances on the property title. The lease agreement contains a Land Use Plan (i.e., a Business Plan) that outlines the requirements for the project. Highlights of this Business Plan include the following key elements: • The commitment to establishing a plan the recognizes the historic status of the property; • The development of a state-of-the-art, 300-seat theater that can serve as the nucleus for producing and presenting great theater, cultural activities and educational and community programs and activities; • The County's commitment to utilize the $20 million in secured funds for the capital project; • The designation of GableStage, Inc. (GableStage), a premier, non-profit local theater company, to manage and program the Playhouse as a regional theater, and to collaborate with FIU in developing educational and outreach opportunities; and • The identification of the Miami -Dade County Department of Cultural Affairs for direct management of the design and construction process, given its successful track record in cultural facilities development. In mid-2015, the County hired a team of architects, engineers, and specialty consultants under the leadership of internationally -renowned firm Arquitectonica International Inc. The team includes architect and Professor Jorge L. Hernandez and the structural engineering firm of Douglas Wood Associates, Inc., both of which have extensive experience with historic properties. The County has also sought the specialized services of RLA Conservation to conduct exposures, sampling, and paint analysis of key areas of the building. Structural, materials and historical analysis of the property were carefully conducted and coordinated by the design team in developing this masterplan for the Playhouse. This work was guided by the goals of developing a thoughtful and respectful strategy for the historic fabric of the building while also addressing the needs of creating a twenty-first century regional theater, all within the funds available for the project. Historic Property Timeline including Date(s) and Description of Major Alterations A comprehensive report was produced by historic preservation architect Jorge L. Hernandez and this work provided the guiding facts and recommendations that led the direction for the masterplan. Mr. Hernandez presented his findings at the February 7, 2017 HEPB meeting, a copy of which is attached to this submission. The key "chapters" for the evolution of the Coconut Grove Playhouse property were thoroughly documented by Mr. Hernandez and are as follows: 1927 — designed by noted architectural firm Kiehnel & Elliott as a silent screen movie house; 1955 - adapted by Alfred Browning Parker to be a commercial playhouse for live theater with interior changes including the expansion of the lobby (at a loss of a portion of the audience chamber), the addition of a mezzanine level, and a change in the slope of the audience chamber floor; exterior changes including the loss of the ornamental parapet at the center of the entry facade and enclosure of the storefront side bays on Main Highway and Charles Avenue; and 1970s — further adapted by subsequent architects on behalf of the non-profit theater operator, eliminating the Alfred Browning Parker adaptations and making more interior and exterior changes as stop -gap measures to keep the physical plant operational. The Coconut Grove Playhouse, located at 3500 Main Highway, is a three-story Mediterranean Revival style building designed with distinctive exterior features of cornices, parapets, and twisted columns. Designed by noted architects Richard Kiehnel and J.B. Elliott, it was considered one of the most distinctive movie theaters in the United States when completed in 1927. The mass of the building is arranged as two wings that hug the sidewalk, bridged by the highly ornamental entrance bay, which is canted at the junction of Main Highway and Charles Avenue. The main entrance originally had an exterior stone water fountain in front of the wrought iron gates that led to the main lobby; storefronts were housed on the ground floor, offices on the second level and apartments on the third. The comparatively unadorned auditorium chamber of the theater lies beyond the elaborate entrance building and a parking lot is located on the north end of the irregularly -shaped lot. Significant alterations, designed by architect Alfred Browning Parker in 1955, focused on a reduction of the size of the audience chamber to create a larger lobby/dining space, changes in the raking of the lobby and auditorium floors and the addition of a mezzanine level to the theater, all significantly eliminating/affecting original Kiehnel & Elliott interior features. Other major exterior changes included the loss of the ornamental parapet in the center of the entrance facade and the enclosure of side bays of the historic front building, eliminating the storefronts, which were closed off to create internal spaces for the theater's new use in presenting a combination live theater and dining/entertainment experiences. Additional alterations, carried out in the 1970s, eliminated the Alfred Browning Parker features and comprised expedient repairs and building adaptations necessary to keep the building operational for the non-profit, live theater being presented. Page 12 of 3 April 4, 2017 I Letter of Intent for the Coconut Grove Playhouse Masterplan Concept The masterplan, developed by the design team, followed the recommendations of Jorge L. Hernandez who applied the standards of National Register Bulletins to the documented circumstances affecting the original Kiehnel & Elliott architecture. The following summarizes these recommendations: • Restore the entire front historic building to the original 1927 Kiehnel & Elliott design and re -introduce the original uses of these spaces conducive to an active pedestrian environment (e.g., ground floor cafes and retail, and offices and residential for the upper levels); • Re-establish the footprint of the original crescent -shaped lobby of the movie house as a lush, tropical courtyard, where the memory, history and interpretation of this site will be displayed; • Survey, document and incorporate the remaining, historic interior architectural elements (e.g., the proscenium arch, Solomonic columns and other features that will be investigated in the subsequent design phases being undertaken) into the design of a new state-of-the-art theater and orient the theater on axis with the original theater and its corner entrance through the historic front building. It should be noted that the building will require asbestos abatement. A survey and related testing of the existing facility has confirmed asbestos -containing materials to be present in materials such as flooring, insulation, HVAC piping, etc. The asbestos abatement process will include systematic removal of these construction elements by a specially trained crew and will need to take place before any other construction activities start. A vital component of the development will be structural reinforcement of components of the historic front building and incorporation of life safety and ADA requirements, all designed to meet current building code requirements. The overall masterplan and design are being coordinated with the current Miami 21 building code and will respond to zoning requirements such as addressing the adjacent zoning classifications, which range from single family homes to the west to medium and high commercial density to the south and north, respectively. During the design and construction process, the Department of Cultural Affairs will be maintaining updates on the progress of the project on its website at: http://www.miamidadearts.org/coconut-grove-playhouse-updates. This centralized location of information will serve to keep key stakeholders and the public aware of the ongoing work and progress on the key goals for the Coconut Grove Playhouse: a thoughtful and respectful treatment of its historic status, a return of great regional theater in the context of a state-of-the-art 300-seat theater managed by GableStage, and an adherence to budgeted funds for the project, all designed to ensure the success of the Coconut Grove Playhouse now and into the future. attachment Page 13 of 3 April 4, 2017 I Letter of Intent for the Coconut Grove Playhouse HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD HEPB APPLICATION CITY OF MIAMI PLANNING AND ZONING DEPARTMENT PRESERVATION OFFICE 444 4 SW 2nd AVENUE, 3rd FLOOR MIAMI, FLORIDA 33130 3500 Main Highway, Miami FL 33133 Coconut Grove Playhouse PROPERTY ADDRESS HISTORIC DISTRICT/LANDMARK NAME Miami -Dade County and Florida International University (FIU) OWNER'S NAME 111 NW 1st Street, Suite 625, Miami, FL 33128 OWNER'S ADDRESS, CITY, STATE, ZIP CODE 305.375.5049 Michael.Spring@miamidade.gov OWNER'S DAYTIME PHONE NUMBER OWNER'S E-MAIL Michael Spring, Senior Advisor to the Mayor APPLICANT/AUTHORIZED REPRESENTATIVE (NAME & TITLE) 111 NW 1st Street, Suite 625, Miami, FL 33128 APPLICANT'S ADDRESS, CITY, STATE, ZIP CODE 305.375.5049 Michael.Spring@miamidade.gov APPLICANT'S DAYTIME PHONE NUMBER APPLICANTS E-MAIL FOR STAFF USE ONLY DATE RECEIVED APPLICATION # HEPB MEETING DATE RESOLUTION # STAFF INITIALS =I r APPROVED ✓ W. CONDITIONS ✓ DENIED ✓ CONTINUED TO: HEPB APPLICATION: r SPECIAL COA fl SPECIAL CERTIFICATE TO DIG ✓ SPECIAL CERTIFICATE OF APPROVAL r WAIVER APPLICATION TYPE (Choose as many as applicable) ❑ NEW CONSTRUCTION ❑ ADDITION ❑ ALTERATION PARKING WAIVER ❑ DEMOLITION ❑ LANDSCAPING/PAVING ❑ CONCEPTUAL ❑ SETBACK WAIVER ❑ WAIVER (OTHER) ❑ AFTER -THE -FACT WORK U OTHER APPLICATIONS ARE DUE AT NOON THE FIRST FRIDAY OF EVERY MONTH FOR PLACEMENT ON THE NEXT AVAILABLE AGENDA INCOMPLETE APPLICATIONS WILL NOT BE ACCEPTED. THE HEPB GENERALLY MEETS THE FIRST TUESDAY OF EVERY MONTH AT 3:OOPM. WHEN THERE IS A CONFLICTING HOLIDAY HEPB MEETS ON AN ALTERNATE DATE. THERE IS NO MEETING IN AUGUST. MEETINGS TAKE PLACE AT: MIAMI CITY HALL, 3500 PAN AMERICAN DRIVE COCONUT GROVE, FLORIDA The property owner should be present at the HEPB hearing. It is preferred that the owner personally present the project to the HEPB at the meeting. If the owner should choose to have a paid representative present the project on their behalf, that representative must be a registered lobbyist with the City of Miami. For more information on becoming a registered lobbyist, please call the City Clerk's Office at 305-250-5360 or visit their website: www.ci.miami.fl.us/City Clerk/pages/lobbyist/lobbyistasp. (Lobbyist will be asked to provide proof of registration.) OWNER ATTESTATION: I HAVE READ AND UNDERSTAND THE ABOVE INFORMATION AND I CERTIFY TO THE BEST OF MY ABILITY THAT ALL INFORMATION PROVIDED IN THIS AP !CATION AND ATTACHMENTS ARE CORRECT SIGNATURE OF PRO 3f3-iinr DATE SIGNATURE OF APPLICANT (IF OTHER THAN PROPERTY OWNER) DATE NOTE: A COMPLETE CHECKLIST AND INSTRUCTIONS FOR REQUIRED ATTACHMENTS ARE ON REVERSE SIDE. INCOMPLETE APPLICATIONS WILL NOT BE ACCEPTED THE PLANS AND INFORMATION REQUESTED ARE TO GIVE EACH BOARD MEMBER AN ACCURATE UNDERSTANDING OF THE PROPOSED PROJECT. STAFF MAY HAVE ADDITIONAL REQUIREMENTS DEPENDING ON PROJECT SCOPE. PRE -APPLICATION MEETING: Prior to submitting an application for a hearing by the HEPB, the prospective applicant must meet with staff for a pre -application meeting with the Preservation Office to obtain information and guidance as to matters related to the proposed application. ❑x SCHEDULE AND ATTEND PRE -APPLICATION MEETING Q CHECK FOR ANY OUTSTANDING VIOLATIONS OR LIENS ON THE PROPERTY A VIOLATION SEARCH WILL BE CONDUCTED ON ALL ADDRESSES THAT ARE SUBMITTED TO THE HEPB. IF VIOLATIONS ARE FOUND, THE APPLICATION WILL NOT BE ACCEPTED OR SCHEDULED FOR A HEPB MEETING UNTIL ALL VIOLATIONS ARE CURED AND THE APPLICANT WILL NOT BE REFUNDED ANY APPLICATION FEES. FOR QUESTIONS AND TO SCHEDULE A PRE -APPLICATION MEETING PLEASE CONTACT THE PRESERVATION OFFICE: Wendy Sczechowicz at 305.416.2034 or wsczechowicz@gmail.com Contact Wendy for projects located in Bayside, Beverly Terrace, Morningside, and Riverview Historic Districts. Vickie Toranzo at 305.416.1137 or vtoranzo@miamigov.com Contact Vickie for projects located in Buena Vista East, Downtown, Lummus Park, MiMo, Palm Grove, South River Drive, and Spring Garden. STAFF INITITALS: REQUIRED SUBMITTAL FOR HEPB: O COMPLETED AND SIGNED HEPB APPLICATION FORM Include (1) Original, and (13) copies affixed to each set of plans z LETTER OF INTENT DESCRIBING THE SCOPE OF WORK IN NARRATIVE FORM Include (1) Original, and (13) copies affixed to each set of plans ▪ ONE (1)ORIGINAL PACKET WITH (1) 11"x 17" SIGNED AND SEALED SET OF PLANS AND SUPPORTING DOCUMENTS (AS APPLICABLE)* ❑X THIRTEEN (13) PACKETS OF SUPPORTING DOCUMENTS ON NO LARGER THAN 11" x 17" PAPER o DIGITAL FILES OF ALL SUBMITTED MATERIALS TO BE PROVIDED FOR APPLICATION ON A COMPACT DISC OR FLASH DRIVE Including signed HEPB application form, Letter of Intent, signed and sealed set of drawings, and supporting documents • POWER OF ATTORNEY (If Applicable): If the owner cannot be present at the HEPB Meeting and a representative who is not a registered lobbyist and is not receiving compensation, an original power of attorney is required as part of this application. • PROOF OF LOBBYIST REGISTRATION: If the owner cannot be present at the HEPB Meeting and has a representative who is receiving compensation for their services is required to submit proof of lobbyist registration as part of this application. SEE THE FOLLOWING PAGE FOR ADDITIONAL INFORMATION AND PROJECT SPECIFIC CHECKLISTS REQUIRED FEES PAYABLE BY INVOICE: • COA APPLICATION FEE: $150 (*AII after -the -fact fees will be double (2x) the original fee.) C NOTICING FEES FOR APPLICANT AND OWNER ($4.50 per notice) O NOTICING FEES FOR NET OFFICE MAILING LIST ($4.50 per notice) The Hearing Boards Division will generate an invoice for the applicant to pay all applicable fees once the division deems the application is complete. Check or cash payments are accepted only by the City of Miami's Cashier's Office are to be made payable to the City of Miami. Payment of invoices may also be made online at the following web address: https://portal.miamigov.com/landmanagement/BuildingPermit/WebPayment/Search?searchType=FinlD APPLICATION SUBMITTAL FOR HEPB: ▪ SCHEDULE APPOINTMENT WITH HEARING BOARDS TO SUBMIT APPLICATION MATERIALS COMPLETED APPLICATIONS AND MATERIALS TO BE SUBMITTED IN PERSON AT 444 SW 2ND AVENUE, 3rd Floor TO SCHEDULE AN APPOINTMENT FOR HEPB PACKET SUBMITTAL, PLEASE CONTACT: Beatriz Alvarez at 305.416.1423 or balvarez@miamigov.com All continued applications must resubmit materials in hard copy and digital form to Hearing Boards no later than the second Friday of the month. If the applicant would like to appeal a decision of the HEPB, they may submit an appeal to Hearing Boards within (15) days in order to bring the item before the City Commission. REQUIRED MATERIALS FOR ALL APPLICATIONS: n PHOTOS OF ALL FACADES OF THE PROPERTY AND APPLICABLE DETAILS (PRINTED NO SMALLER THAN 4" x 6") x PROPERTY SURVEY, PREPARED BY A REGISTERED LAND SURVEYOR FROM WITHIN THE PAST YEAR Please note that the Building Department will require a survey from within the past six months for permitting EXTERIOR RESTORATION/ALTERATION AND NEW ADDITION APPLICATIONS: ❑X CONTEXT MAP AND PHOTOS ® SITE PLAN LI ARCHITECTURAL PLANS AND ELEVATIONS SHOWING EXISTING AND PROPOSED WORK *Plans should be scaled with a min. 10 pt font U INCLUDE MATERIALS PAGE THAT SHOWS PHOTOS OF ALL PROPOSED MATERIALS (WINDOWS, DOORS, ROOFING, ETC.) PAINT CHIP(S) OF DESIRED COLOR(S) FOR EXTERIOR PAINTING ❑ OTHER O RENDERINGS (Renderings are suggested for applications for large new additions) NEW CONSTRUCTION: O CONTEXT MAP AND PHOTOS O SITE PLAN ❑ ARCHITECTURAL PLANS AND ELEVATIONS *Plans should be scaled with a min. 10pt font ❑ MATERIALS SPECIFICATION PAGE AND DETAILS, AS REQUIRED ❑ PAINT CHIP(S) OF DESIRED COLOR(S) FOR EXTERIOR PAINTING ❑ LANDSCAPE PLAN O RENDERINGS (REQUIRED) E PHOTOS OF EXISTING BUILDING (*If application is for demolition of existing building, provide photos from multiple angles of the existing structure and documentation (written and/or photographic) regarding the current condition of the building) ❑ OTHER *NOTE REGARDING PLANS REQUIRED: PROJECTS INVOLVING NEW CONSTRUCTION, ADDITIONS, OR ALTERATIONS MUST PROVIDE AN ARCHITECTURAL SET OF PLANS INCLUDING A SITE PLAN, ALL ELEVATIONS, ALL FLOOR PLANS, RENDERINGS, AND A LANDSCAPE PLAN HEPB MEETING ALL HEPB MEETINGS TAKE PLACE ON THE FIRST TUESDAY OF EVERY MONTH AT: MIAMI CITY HALL 3500 PAN AMERICAN DRIVE COCONUT GROVE, FLORIDA 3:00 PM HISTORIC NEIGHBORHOOD ASSOCIATIONS CONTACT INFORMATION: Although not required, we encourage applicants, particularly those who are proposing large projects, to contact their neighborhood association if listed below: Bayside Historic District Morningside Historic District Shane Graber David Holtzman shanemgraberCthotmail.com morningsidearc@gmail.com Buena Vista East Historic District Buena Vista East Historic Neighborhood Association bvehna@gmail.com MiMo/BiBo Historic District Shane Graber shanemgra ber@ hotmail.corn Palm Grove Historic District Bob Powers bob powers@outlook.com Spring Garden Historic District Ernest Martin Ernestmartin2244@gmail.com COCONUT GROVE PLAYHOUSE MAR 0 6 2017 ARQUITECTONICA S MY[YONS NOMMft ,. M%.OFBOUNDARY SURVEY: S. LEGAL DESERIPIION. a aNt SCoai� 61 at oy 3, of tl,c Puoiic kocc•e, o('Ammi—Uoca the NIN I/a at .nc 5E I/4 c! section n, touncne -4 _Quin. R fliwi or 1,1,mi—Dade the ED the Ncrtti,11 Also 1/4 o E I/4 a PONT OF of North 1, feet and L Pecords Coeiloining 104,207 senn,n ivol n.th z; S. SOURCES OF DATA: AS TO `JERRE. CONTR. By clettiirn (< aro ent �u sdiclion area .ucn n,a al lo Va�tca. Catum i 9 tl G.r.}10/9). Wort, (neelc,tea�tc N. L.9.D.) Lxeiwv. BOUNDARY SURVEY of 3498-3500 MAIN HIGHWAY, MIAMI, MIAMI-DADE COUNTY, FLORIDA 33133 for MIAMI-DADE COUNTY DEPARTMENT OF CULTURAL AFFAIRS LOCATION SKETCH v0T Tc cnic AS TO HORIZONTAL CONTROL 14i83/1anne ON 10,0 4. ACCURACY. 5. UMITATIONS: CEflTIFY100 f NIVEVORS diMlIG7i 9043.0 ADDRESS COCONUT DROVE PLAYHOUSE. ARQUITECTONICA AAar>yutb ]IR ARwM% • SURVEY A0.1 TREE LEGEND f umam. * eim me • a« .a -.a. as p .w • gae ABBREVIATIONS I FDFND NW 7, r 111 GRAPHIC SCALE BOUNDARY SURVEY of 3498-3500 MAIN HIGHWAY, MIAMI, MIAMI-DADE COUNTY, FLORIDA 33133 for MIAMI-DADE COUNTY DEPARTMENT OF CULTURAL AFFAIRS ADDRESS COCONUT GROVE PLAYHOUSE mrHwuwmLm Huai For SURVEY A0.2 GRAPHIC SCALE LEGEND . . „ TREE LEGEND SW.... 03 * M33,333 4,3 • 3.033 03. * 33.33. q24 33.3s 3.3 :ticiF3s7fAPFV:3S:37 ABBREVIATIONS BOUNDARY SURVEY of 3498-3500 MAIN HIGHWAY, MIAMI, MIAMI-DADE COUNTY, FLORIDA 33133 for MIAMI-DADE COUNTY DEPARTMENT OF CULTURAL AFFAIRS A,5392* P.25.00' 4.135.01.37" MATCH LINE (SEE SHEET 2 OF 3) .3. ADDAMS COCONUT GROVE OUTHOUSE ARQUITECTONICA JORGE 3 1031.0. 03003 Fa11=-- 330390033.33, X110111G.VIA. 3.33.33.3.060. SURVEY A0.3 EXSITING SITE CONDITION COCONUT GROVE PLAYHOUSE AROUITECTONICA 91101014..• 30VVVIrta EXISTING BUILDING PHOTOGRAPHS A0.4 / / / • 4'474' / P77.6747, 74166 Folio ZONING CLASSNICATION RIVIA FLOOD gONE LOT SIZE, SF oconot mom 717,710756 MO Mato Hvgv,vgn 141210050140 CF7iC lostgotIon, NC0-3 104.20., ASSUMPTION Existing TS Notes Required Provided LOT COVERAGE, Max, 80% SW T,5 Applicable 83,3613 SF 70.16g Si MAX. FLOOR LOT RATIO V.1,, N/A N/A T-5 Applgatge N/A FRONTAGE AT FRONT SETBACK, Mfrs & TO& 277 I 7.617 Ts6Applicable 169 LF 132 1 r OPEN SPACE, Lot Area Min, 96 10% ' L.L' APplicablo 10,021 SP 30.047 SF DENSITY N/A N/A I' .5 Applicable N/A HEIGHT, Max. n SLY 5 STV L 5 Applicable 5 5, 4 STY t60 FT! SER3PCKS PFIRICISAS FRONT Nam ,,syl ,ECONDARV FRONT (Chades St , ,Nflhools Ave 10 ft 6 7 IC & nyo 1,S Applicable 10 10 Abutting REAR/510E 105 5 75 105 '10V. of lot depth anulilon 11 5.25, 11.7, 16 47 & RFAII (Thomas Ave , Abgera) Alleys 0 ft N/A 0 tt ovn t 5 Aon,ganle PROGRAM PROVIDED BASE BID 100 Performance Spaces 6,205 200 Back of Pause Spaces 2,500 300 Front of HOU. & Public Spaces 3,455 400 Administrative Office 1,300 MEP/ Trash (gross orw) 2,370 Subtotal net sq feet 13,460 ADD ALTERNATE NO.1 500 Rehearsal Space / Bon & Related 2,623 Re0e1,,w1Sa0o1.21,3 (000,3 oetR 600 Subtotal net sq feet 1,625 ADD ALTERNATE NO. 2 600 Scene Shoo 5 Belated 4,345 >00 Costume Shop A Related 305 Subtotal net sq feet 0,130 Total net sq feet 21,235 Total grass sq feet 26,325 96 gross to net sq feet IDA RETAIL AREA Historic Building NeW Development Circulation PIAZA Total net sq feet TOtdi gross sq feet 10210 5,9. 3200 16,150 19,350 Exwevor fea wor,,tY 9,930 Exterwrog Wet ROW 1,750 Exterior w fete - totot 11,680 COCONUT Gnov6 PLAYHOUSE AROUITECTONICA SITE PLAN 1 -1 WILLIAM AVENUE DRESSES 2E0 or DEESE. SA),E REHEARSAL SPACE REHEARSAL LOBBY SPACE 2,000 SF 40' 50' M"" LOBBY MO SF RETAIL 1 F&B 2.030 SF FOB 5,940 SF 69 PARKING PAC St'' MAIO ADDRESS WW1 M1LA COCONUT GROVE PLAYHOUSE AROUITECTONICA 7R1';';;C)N1'1, GEO tv..„ GROUND LEVEL SGAU- A1.2 14' 10' 11'-8" 1• F 1 5'•3" -I 10' / t0000, l / r / / / . i / / / 9 PARKING PACES- / / ,< / / /, / / / / / UP / / DOWN ii \✓ / / / 5' GOOONUT DROVE PLAYHOUSE 5-1k3t1 SECOND LEVEL �.. SCALE 1/16'®1'0. REHEARSAL SPACE REHEARSAL SPACE LOBBY FLY TOWER THEATER F & B RESIDENTIAL GARAGE ENTRY CHARLES AVENUE FLY TOWER MAIN HIGHWAY REHEARSAL SPACE CHARLES MAIN AVENUE HIGHWAY F & B -- FRONT BUILDING RESIDENTIAL GARAGE ENTRY ELEVATION IN PROGRESS ELEVATION IN PROGRESS — — ADDRESS COCONUT GROVE PLAYHOUSE AROUITECTONICA MALEY-n...6 .58otaa Ite, 2017 on. 0$1,03.8 310 ELEVATIONS SCALE 1/1V.1,0° A2.1 ADDRESS COCONUT GROVE PLAYHOUSE SECTIONS SCALE 1hl6'=1.O A3.1 7 AERIAL VIEW A7.1 ,tea ADDRESS GROVE PUVIIOLISE Oka Rep....COMM AERIAL VIEW A7.2 COCONUT GROVE PLAYHOUSE • STREET VIEW A7.3 4 ..k-- USSR• "Qi`1. '1tl . _ on pn es, 30910 Moans 0000HUT GROVE PLAYHOUSE EXISTING AERIAL VIEW A7.4 9049 0 ADDRESS COCONUT GROVE PLAYHOUSE A 06 17 .0101116 EXISTING AERIAL VIEW A7.5 30030 ADDRESS 33333, 333 COCONUT GROVE FLATNOUSE —..— AROUITECTONICA 0 6 201 034303333.333033333163 0333330`030 EXISTING STREET VIEW A7.6 Coconut Grove Playhouse Historic Report Jorge L Hernandez Preservation Architect For Arquitectonica International 02.07.17 History of the Coconut Grove Playhouse I. Coconut Grove Theater, 1927 - 1955 Silent Screen movie house II. Coconut Grove Playhouse, 1955 - 1976 III. Players State Theater, 1977 — 2006 IV. Coconut Grove Playhouse Current Condition, 2006 — 2016 Building Shuttered Coconut Grove Theater,1927 Front Elevation K L1!NEL AND .ELLIOTT (1926-271 FIRST FI,[HIR. DIAGRAMMATIC I'I...A + 12" - I V Diagrammatic Kiehnel & Elliott floor plan showing the compositional organization of the Playhouse A: The front building B: The crescent shape lobby and vestibule C: The auditorium Coconut Grove Chamber of Commerce Meetings held at the Coconut Grove Theater (1946 Photo) V. KIEHNEL AND ELLIOTT (1926-27) FIRST FLOOR PLAN SCALE: 3/32" = 1'-0" KIEHNEL AND ELLIOTT (1926-27) LONGITUDINAL SECTION SCALE: 3/32" =1'-0" Kiehnel and Elliott Floor Plan and Section as extracted from the Alfred Browning Parker 1955 Plans L, _ r • 1 1. I II 111; gr, -1. :ON 411 - 4 snli ' Pik •11 ape: "Pr F t P-1 An iconic scene from the 1933 film King Kong The Jazz Singer, 1927 Arer.rli 7.27k. trAlf" I t_011- NTH'S I A OWS' ° M'ARIEAREILLI ADOLPHE MENJO IP P °DUCT' ON TAN RICARDO COPTU CAROL DEMPSTOLLYA &PUTT! ALiA•ProrzoA) .520 ..lriniOr P-115 SE,T.,1L,L.,s, GE0F.73r, LILL .7.,:hrenkt 11,171 NV roatvzsir HAL rir gam owl gjar' Sorrows of Satan, 1926 Coconut Grove Chamber of Commerce Meetings held at the Coconut Grove Theater (1946 Photo) Olympia Theater in Downtown Miami, Interior view Coconut Grove Theater,1927 Front Elevation Olympia Theater in Downtown Miami, by John Eberson, 1926 Interior view wi r 4'f _► it,.e t x4. x Y + • tr ` ""'� - 4� - ..... a' s .• 0 t ` .l` - �; .- ▪ «' a A. iC.t2 tl `: Sketch of the Coconut Grove Playhouse as a two story structure Arva Moore Parks Archives •+,- ir Coconut Grove Theater,1927 Front Elevation FAIN: NM CLAUDE Nairn- N 'i t L ON siOULDEIr Members of the Coconut Grove Chamber of Commerce in front of the Coconut Grove Theater (1946 Photo) V. KIEHNEL AND ELLIOTT (1926-27) FIRST FLOOR PLAN SCALE: 3/32" = 1'-0" KIEHNEL AND ELLIOTT (1926-27) LONGITUDINAL SECTION SCALE: 3/32" =1'-0" Kiehnel and Elliott Floor Plan and Section as extracted from the Alfred Browning Parker 1955 Plans r Left: Mr. & Mrs. Engle entertaining guests in the Playhouse Dining Room. Architect Alfred Browning Parker is seated at the far left. Right: George Engle (1955 Owner) & Dorothy Engle at the Playhouse Art Gallery A South Florida Home designed by Alfred Browning Parker \LFRED BROWNING PARKER (1955-56) FIRST FLOOR PLAN \LFRED BROWNING PARKER (1955-56) LONGITUDINAL SECTION th,mmlmc,i. b.,nA.L.t., J:o�_. Alfred Browning Parker Floor Plan and Section, 1955-56 The royal blue shows Parker's additions, and the light blue indicates the extent of the mezzanine overhead. SCALE: 3/32" -= 1'-0" SCALE: 3/32" -= 1'-0" h. �nx ynui�6c scW r ve P aye house dining room interior designe Browning Parker section All Detail of lobby fountain mirrored dome 11!w 4' 5445544 54 Xllh cam( dLi! Ott -MA. 5.44.5`5 ! 5544, • re w II1I I 1 Alinnigr'llr dew. irerige ay ouse estaurant interior designer lire Browning Parker 4iegAilOAWIJ .w, ll,Yw* Apifiner 4/�w ,�w.Tra AIG+'ij� aJ ? /�/1�EMI "fib" : I ft�r{.MA�lo1f �rli//� iP section B•C T'G;R S1AlD�1.. 11.L YA1`&A71• 45[ A7 4 401 455E155j4,44, 54ME. C.1.f, V4i10154 #r17Nr11555. €w 4A*11 A$ '444411M h4•4 PL4M. "rtila LIT t.AV au, C4E7411- tl.t_ l Mt14ta olNita 4Ev- 4 to The Playhouse Gallery and Celebrity Room Playhouse Entry Vestibule by Parker v* Ott Excerpt from Parker's Longitudinal Section showing the change to the floor slope, which allowed for the fountain. M�S�, is i�,i £8 Ta 5Y rA iiaeia xt tfq% •faa•w +'ett:WC aria 17 kaanA. T33t, P4104 AO:.iAtiT oaol O. hi le •..�� .. r..� Interior View of the Coconut Grove Playhouse Auditorium r,4.1,..q Cw<<., ..q ' j a a p „V r.A t.ra.,d f AAA, rvi.. 4,4":.4 (say ca,.. pw.u1 LINE OF ORIGINAL FLOOR LINE OF ORIGINAL FLOOR Excerpt from Parker's plans showing the new mezzanine obscuring the existing bays and ceiling heights Interior View of the Coconut Grove Playhouse Auditorium Solomonic Columns now located in the restroom. Due to the change in floor slope, the bases are now below the floor slab. KIEHNEL AND ELLIOTT (1926-27) LONGITUDINAL SECTION DIAGRAM SCALE:1/8" = 1'-0" MP - Diagram showing Alfred Browning Parker's Mezzanine in Kiehnel and Elliot's Section Solomonic Columns at the Concession Area that have been buried by Alfred Browning Parkers change to the floor slope L I►T w►►uJ 1 112"--. ECAPPIAL TER ,sue/�...4 r ' I„ - I �/4/ _ ■; _ . ■ 0 visu ,s .r.DI-1 ,Q.rs IAMIARRO cant-i° 54..TOI4 4:30O d4L /1M4L15.l.. AUDITORIUM gyp 1.167CJ00 Hrt144 IWO CATZ Wawa' G..CPrr r' "4 II VPAN - ri Excerpt from the Ferguson Glasgow Schuster Inc. Alterations & Remodeling plans 1984 E"':'Y"v Ma inaa C$ida ..,., LA14Y, Viral i:. y/.1). IC..t+Y9t akv; Y3444 A. i#l5l6 i.�aF4 i"YFi RAO 55 A& saaavear iF^F 7At4_5 ♦dAsti.. Nkty-1 #IDXI.. ,-.L1 4/Au., fY3X JY AA, raves , Section in Alfred Browning Parker's Plans showing change in floor slope, 1955 Alfred Browning Parker's Plans showing the Auditorium without the Mezzanine, 1955 Alfred Browning Parker's Plans showing the Auditorium with the Mezzanine, 1955-56 Wig Coconut Grove Theater view of the proscenium arch (photo 1946) Coconut Grove Playhouse front elevation showing the closed up store fronts (Photo 1971) ,mom izer — Er so . i w pi Coconut Grove Playhouse front elevation showing the elevated planters (Photo 1984) Comparison of the 1926 and 1971 Coconut Grove Playhouse front elevations showing the removal of the crenellation along the roof line. r FERGUSON GLASGLOW SCHUSTER, INC. (1982) ,FP 1 BAIL 13 LOUNGE wads'S,oL.r VEN, hNITOLL FIRST FLOOR PLAN LOUNGE FERGUSON GLASGLOW SCHUSTER, INC. (1982) LONGITUDINAL SECTION I.v d..iS +eJJrux b. .3ruh. co,rigjavd Kor,SH,:Jobe1 I Ic auiufu ATagal, P.A.nail a., ioi bo repriWu,od p with rprulir eonsonii of the urel]IttLTh, cmurucwriaac rderk anJ ,cTily ale job INNER LOMY OUTER WHEY h3 rup .,bIC lir,unn. oIairnb• . - ENTRY J Ji.. p cnu1.11 1 ,0 b,lin 0/111I11,1 SCALE: 3/32" = 11-0" SCALE: 3/32" = I'-0" Coconut Grove First Floor Plan (1982) FERGUSON GLASGLOW SCHUSTER, INC. (1982) FIRST FLOOR PLAN DIAGRAM These dolga. end drawing, um the eapynghted prep.rty of Avg, I,.laemaala Trvhilen.P.A. wed may wlh mpnvnn incept wih peifa wr ten wmore old w wchittxt. The amractw MIA. eh k mui venly al; di men xiemx of llxpvb arul benexpnrisible for NM, rgneingany douremunn+xw the mehile<t Eefore ewmmenrting vwk. Drawing mat io he Agana Coconut Grove First Floor Plan Blue represents changes made by Alfred Browning Parker, and green represents changes made by Ferguson Glasglow Schuster, Inc. Carol Channing in Show Business (l ft) Tennessee Williams during the run of A Streetcar Named Desire (right) Mickey Rooney in No Sex Please We're British (left) Liza Minnelli in The Fantasticks (right) I. Coconut Grove Theater, 1927 — 1955 • 1926 Mediterranean Revival Silent Screen movie house By Kiehnel and Elliott • A composition organized about the corner of Charles Ave and Main Highway featuring three distinct parts • Extraordinary handling of the urban corner • Included an early form of air conditioning • Used as: a movie theater, air force training location during WWII, Radio broadcast by Kate Smith, closed at intermittent times • Example of a master work of Mediterranean Revival architecture • National Register Criteria C • Master work, work of a master • Miami 21, Chapter 23, Section 4, A-5 & 6 • (5) Embody those distinguishing characteristics of an architectural style, or period, or method of construction. • (6) Are an outstanding work of a prominent designer or builder. IL Coconut Grove Playhouse, 1955 — 1976 • Significant reworking of nearly all Kiehnel and Elliott interiors by Alfred Browning Parker • Changes to exterior that affect the Charles Ave and Main Highway facades • Changes to exterior that affected the roof lines of the corner • The cultural history of the site is associated with persons and events significant to the history of the American stage • National Register Criteria A & B • Significance for associations with persons and events • Miami 21, Chapter 23, Section 4, A-1 & 2 • (1) Are associated in a significant way with the life of a person important in the past. • (2) Are the site of a historic event with significant effect upon the community, city, state, or nation. III. Players State Theater, 1977 — 2006 • Further reworking of interiors typified by expedient and non -distinguished work of lesser quality • Further changes to exterior • The cultural history of the site is associated with persons and events significant to the history of the American stage • National Register Criteria A & B • Significance for associations with persons and events • Miami 21, Chapter 23, Section 4, A-1 & 2 • (1) Are associated in a significant way with the life of a person important in the past. • (2) Are the site of a historic event with significant effect upon the community, city, state, or nation. Methodology E Current state of the Coconut Grove Playhouse Exterior "For some properties, comparison with similar properties should be considered during the evaluation of integrity. Such comparison may be important in deciding what physical features are essential to properties of that type." -National Register Bulletin: How to Apply the National Register Criteria for Evaluation, Section VIII: How to F-:valuate the Integrity of a Property, Comparing Similar Properties NATIONAL REGISTER BULLETIN Technical information on the the National Reglst., of I ii4l.n ii survey, eSalua lion, registration, and preservation of culture r.,, ,:.r-: L'.S. tleyanm�m of tRe irt�w�n, 1=7:1Neu " How to Apply the National Register Criteria for Evaluation DI4Wl mHIC1U911D T-HIEH HOLM -COT FLARIDA PR6JE T I1UdER 1971 unarm oavrrwx .Sk Tx[ XLTICXrL Win iolvlGr. unIrro rATtS BsPFSTMRR or AM■ IHT9111PR NO T� toUHTY AGAD hnkt 10.3nTIC.1 Y dTR4GFVflC PARAMOUNT THEATER - SUNRISE AVENUE a N. COUNTY R3 Q PALM BEACH, FLORIDA First Floor Plan of Paramount Theater in Palm Beach NGT[II P. DO 44 8TDRE STORE 1 a Iy 4FIA9HIt. SCALE 1 1 .1•l,1 FEET 3 9 IS Sopro lr 99. FLA 01 HISTORLC AMER2C.01. %FJGS SURVEY JIIIYT,J $r 8 9413111 Views of the Paramount Theater in Palm Beach Exterior view of the Paramount Theater in Palm Beach and the Coconut Grove Playhouse With regards to interiors: "Some historic buildings are virtually defined by their interiors ... the loss of an interior will disqualify properties from listing in the National Register - a historic concert hall noted for the beauty of its auditorium and its fine acoustic qualities would be the type of property that if it were to lose its interior, it would lose its value as a historic resource." National Register Bulletin: How to Apply the National Register Criteria for Evaluation, Section VIII - How to Evaluate the Integrity of a Property, Interiors "Some historic buildings are virtually defined by their exteriors, and their contribution to the built environment can be appreciated even if their interiors are not accessible." National Register Bulletin: How to Apply the National Register Criteria for Evaluation, Section VIII - How to Evaluate the Integrity of a Property, Interiors NATIONAL REGISTER BULLETIN Technical inlormalian on the the National Register aI Hastoric Places: survey, evaluation, registration, and preservalian of cultural resources L'S. hpanmeniaf Nxknercr How to Apply the National Register Criteria for Evaluation sommimpappl With regards to exteriors, the Bulletin addresses the topic of integrity under criterion C, for sites associated with the architectural work of a master. "A property that has maintained some historic materials or details can be eligible if it retains the majority of the features that illustrate its style in terms of massing, spatial relationships, proportion, pattern of windows and doors, texture of materials and ornamentation. The property is not eligible, however, if it retains some basic features conveying massing but has lost the majority of its features that once characterized its style." -National Register Bulletin: How to Apply the National Register Criteria for Evaluation, Section VIII: How to Evaluate the Integrity of a Property, Assessing the Integrity in Properties NATIONAL REGISTER BULLETIN Technical inlormalian on the the National Register aI Hastoric Places: survey, evaluation, registration, and preservalian of cultural resources L'S. hpartomniaf Nxknercr CWw�IR�msrcntt How to Apply the National Register Criteria for Evaluation Comparison of the 1926 and 1971 Coconut Grove Playhouse front elevations showing the removal of the crenellation along the roof line. Recommendations Coconut Grove Theater,1927 Front Elevation A: The Front Building r r' KIEHNEL AND ELLIOTT (1926-27) FIRST FLOOR PLAN SCALE: 3/32" - 1'-0" Drawing RIM lei he gealai 1. Restore front building to the 1927 Kiehnel design and remove non-contributing, non -original additions 2. Restore original paint, finishes, and surfaces 3. Replace non -original windows and doors with new windows and doors that are sympathetic to the original design 4. Return ground floor uses that are conducive to an active pedestrian environment. 5. Restore the original roof lines. B: The crescent shape lobby and vestibule i KIEHNEL AND ELLIOTT (1926-27) FIRST FLOOR PLAN Mc= dreigne end draurnn ern Idle ropyriyhcW SCALE: 3/32" = 1'41" orlenge L. Ilrannd.r.Arebiiru, YA and may ned prrWut.J eaL:pi wnh P'Flr urmnn wmen, of nen er:h-teJinn nonesrvrmu.1check anJ rrnfyll Jimrn•mme of[11,6 avdh r.erunxrleI Inedne drennui:rY..Lh.urrhri.xt brier. numm:rx'mg work llraxink nrt�4h 6. Re-establish the foot print of the original lobby as a lush tropical courtyard, where the memory, history and interpretation of this site will be displayed C: The Auditorium KIEHNEL AND ELLIOTT (1926-27) FIRST FLOOR PLAN SCALE: 3/32" = 1'-0" Theo al.*. and J,ng. a prop, arinrs. L. H:maMoApali c P.A. an, muv un Er.amoeucl racer, r.,: wrven eonwnt of ne asn0rt Tha contracu,r mum ph, wad acrit,all eenanaiam Dime P,L ana,rnMnak, for ,ainc RH. n;ne=,r d,rapn.io, ., llu u.x av hafaaa.omm:n.,nb upaL rn,wry noLP, ea ral.J 6. Document and survey for architectural elements to be incorporated in the design of a new state for the art auditorium in its original orientation towards the corner. The proscenium arch and remaining Solomonic columns are among the elements to be incorporated Coconut Grove Chamber of Commerce Meetings held at the Coconut Grove Theater (1946 Photos) Solomonic Columns now located in the restroom. Due to the change in floor slope, the bases are now below the floor slab. K L1!NEL AND .ELLIOTT (1926-271 FIRST FI,[HIR. DIAGRAMMATIC I'I...A + 12" - I V Diagrammatic Kiehnel & Elliott floor plan showing the compositional organization of the Playhouse A: The front building B: The crescent shape lobby and vestibule C: The auditorium El Jardin, 1918 1 Bryan Memorial Methodist Church, 1928 ONO :XXXI Second Church of Christ Scientist, 1940 Coconut Grove Theater, 1927 CI Grand Ave Grand Ave Grand Ave p • Thomas Ave Thornas • 1�1 ri Greater St Paul Ame Church Wiliam Ave 0 Charles Ave =rrace Franklin Ave at Ave ro Loouat Ave ,Avocado Ave Ave Palmetto Ave erd Ave 0 Royal Palm Ave a is POlnelanV Ave William A., Charles Ave Franklin Ave ▪ Merl r Ave Loquas Ave m Avocado Ave Palrnelto Ave Royal Palm Ave Second ChurceChrist yfe Scientist ,"y�v, •• Irstiian Science Society • sc,G Sweet Pee Unlimited hrand A. Themaa Ave William Ave Charles Ave Franklin Ave 40' f IMI St. Hugh Catholic Church 011 ©F ! • 6 ,fir ip F ' Ch Sacred School the Saertl Heart.. w, • Chabed of South Dade The Sarnacie Historic State Park 1 Peacock Garden C Peacock Park Ransom Everglades School 1r El Jardin, 1918 s Coconut Grove Theater, 1927 410tuts Ed Second Church of Christ Scientist, 1940 1 COCONUT GROVE PLAYHOUSE MAR 0 6 2017 ARQUITECTONICA ounvEvo.$ MOTES. 1. MAP OF BOUNISAYSURVEY: Field Survey was completed on: February 19th, 2017, PARCEL I. Lots 1 and 2 of Engle Subdivision according to the Plat thereof. recorded in PARCEL Beginning at the intersection of the agreed Westerly li, of the NW f the F 1/4 a /4 0 or y Avenueline of Charles (for Street) according County. Florida: thence South 89 degrees 56 minutes 00 seconds East olong said right of way line for 150.76 feet to its intersec,on with the Northwesterly right of way line of Main Highwa, thence North 28 degrees 49 minutes 45 seconds East along sold right of way line for 83,04 feet to a point on the Southwesterly right , way line of a former 14,12 foot alley. lying Southwesterly of and odjacent to Lots 75 through 80 of the DeNedouville Homestead as recorded in Plat Book B ot Page 106, of the Public Records of Miami -Dade Public Records of Miami -Dade County. Florida: 11,11CP NOrth 45 degrees 01 minutes 30 seconds West along said right of way line of 12.59 feet to the most Southerly corner of Engle Subdivision, according to the Plot thereof recorded in Plat Book 64 al Page 431. of 45 seconds East along the Southerly boundary of the sold Engle Subdivision. being also the Northerly right of way line of Moin Highway for 2,65 feet to a point of curvature of o circular curve concave to the South and having a radius of 745 feet: thence Easterly olong said curve Inrougn a central angle of 0 degrees mrnutes 00 seconds for 3.68 feet to the center line of the aforementioned alley. thence North 45 degrees 01 minutes 30 seconds West along the center line of soid alley for 124 21 feet the intersection of said center line with Northwesterly boundary line of Tract B of said Engle Subdivision: trvence Soutr, 44 degrees 58 mrnutes 30 seconds West for 7.06 feet to a point on tne Southwesterly boundary of Lot 2 of said Engle Subdivision: iM1PriCe NOrth 45 degrees 01 minutes 30 seconds West along the said Southwesterly boundary of said Lot 2 for 101.05 feet to a point on the arc of o curve. hoving a radius of 25 feet and a central angle of minutes 00 seconds West from sold point; thence Southwesterly along said arc for 17,62 feet; thence South 89 degrees 39 minutes 20 seconds West for 5.20 feet; thence South olong the agreed Westerly boundary of the NW 1/4 of the 1/4 of Section 21, Township 54 South. Range 41 East for 235.78 feet to the POINT OF BEGINNING, lying and being in PARCEL III. The Eost 240 feet of the NOrth feet and the East 52.5 feet of Block 29. LESS me North nT feet of faow HOMESTEAD Taccording to the Plat thereof recorded in Also Described As PARCEL IV, That port of Lots 75, 76 and 77 DeHedouville's Subdivision according to the Plat thereof recorded in Plot Book B at Page 150 of the Public Records of kiliami-Dade County. Florid, described os follows: Beginning at the most Southerly corner of the oforesoid Lot 75; thence run Northeasterly along the Southeasterly boundary line of said Lot 75. 43,36 feet; thence run Northeasterly parallel to the Southwesterly boundary lines of the aforesaid Lots 75. 76 and 77 to a point in the Northwesterly boundary line of said Lot 77, thence Southwesterly to the Southwest corner of said Lot 77: thence olong Southwesterly line of said Lot 77. 76 ond 75, to the Point of Beginning. Less a portion of to Lots 75, 76 and 77 as ShOWn on Plot of DeHedouville's Subdivision as recorded in Plat of ENGLE SUBDIVISION according to the Plat thereof recorded in Plat Book 64 at Page 43 of the Public Records of Miami -Dade County, Florida. Being .e some land as conveyed by Official Record Boo, 9843, Page 896, a. Deed Boo, 1566. Page 190. and in Official Records Book 10909. at Poge 2755, as recorded in the Containfng 104,207 Square feet or 2 39 Acres, more or less, by calculation The above captioned property was surveyed hosed on the above Legol Description furnished by the client 3. SOURCES OF DATA AS TO YMCA]. CONROL: subjectBy scaled determinotion the EmergencY Mproperty anel Number 12o6s0, Map Na. 12086C04T6. Management L. Revised Date: 09-11m 2009 Community -Panel An accurate Zone determination should be mode by the preporer of .e mop, the Federol Emergency Monogement Agency, or the Locol Government Agency having jurisdiction over such matters prior to ony judgments being mode from the Zone as user The that "this fMCP s for insurance PurPases y derol Emergency Management Agency Mop states m the notes The vertical control element of this . survey as derived from the Notional Geodetic Vertical Dotum 192, (NG.VD.1929).City of Miami Benchmark City of Eler_ 16s�(Ad; ed to NOVH) Location Ma,, H,hgway BOUNDARY SURVEY of 3498-3500 MAIN HIGHWAY, MIAMI, MIAMI-DADE COUNTY, FLORIDA 33133 for MIAMI-DADE COUNTY DEPARTMENT OF CULTURAL AFFAIRS 5 Z106 ]6 LOCATION SKETCH NOT TO SCALE a AS TO HORIZONTAL CONTROL NOrth Arrow and Bearings refer to on assumed value of S01•57'31'E along the Westerly line of the Subject Property. base on the State Pla, Coordinates, Florida. Sold line is considered well established and monumented. - Plat of ENGLE SUBDIVISION. Plat Book 64. Page 43. kiliami-Dade County. Florida, - Plat of DENEDOUVILLE SUBDIVISION, Plat Book B. Page 150, Miami -Dade County, Florida. - Plat of FROW HOMESTEAD, Plat Book B, Page 106. Miami -Dade County. Florida. - City of Miami Atlas Sheet 46L and 46K, Miami -Dade County, Florida. -The following coordinate values are based on the North American Datum (NAD) 1983/I990 odjustment for the Stote Plone Coordinote System of the florido Eosi Zone. Monument Elevation: 11 61(NCVD Identification: 29)LONSGNorthing, 520051,230 feet cation: DIAZ 06Monument N(NCVD29) Northing: 510067,533 feet fasting: 909810.516 feet Located Southwest of the intersection of 5. 130,1101, Drive a. SW 22. Avenue Concrete monument with o Metro Dade CPS Control point bross disk ond is stomped 0. ACCURACY: 5. 11MRATIONS: the Client is hereby adVised that there may be legal restrictions on the Subject Property that are not shown on the Survey Mop or contained within this Report that may be found rn tne Pun., Records of Warm -Dade County, or trve records of any olner CinCI private entities as their jurisdictions may appear. The Surveyor makes no representation as to ownership or possession of the Subject Property by any entity or individual who may oppeor in public records. No excavotion or determinotion was mode as to how the Subject Property is served by utilities No improvements were located, other than those shown. No notice rs regurred by tne "Standards of Practice for La. Surveying in tne Stote of Florida.' pursuant to Pule 5.1-17 of the Florida Administrative Code Notice is hereby given that Sunshine State 0, Call of Florida, Inc„ must be contacted at 1,00-432-4770 at least 48 hOUr5 in advance of any construction, excavation or demolition octivity within. upon. abutting or adjacent to the Subject Properly. This Notice is given in compliance with the "Underground Facility Damoge Prevention ond Safety Act.' pursuont to Chapter 556101-111 of the Florida Statutes. CER1FVT0: SURVEYORS C.N111ICA1E and correct to tne best of my knowledge and belief as recently surveyed under my direction. Further. there ore no above ground encroachments unless shown. This survey meets the standards of practice set forth by the Florida Board of Professional Surveyors a. Mappers. In Chapter Florida Administrative Code. pursuant to section 472.027 recorded instruments. if any. affecting the property Location and identification of utilities adjacent to the property were not secured as such information was not requested, Ownership is subject to °Pinion of title J. Bonhll & Apodate%, Inc. Cegoe W ANhuhebn Number is 3 58 Ergo.. Joseph OWIhgsNrillr PA.M. Rohetionel 9uN0yOr and Mapper NurOor NO. LS2097 Mee >Raids NOTE: Not valid without the signature and original raised seal of a Florida Licensed Surveyor a. Mapper. Additions or deletions to Survey Maps by other than the signing REVISIONS BY Pap 10016 ITJbM Des 2-194011 Rev. SCA Mao. SCEL. STAG AS SHOWN Pleld Book FMB COCONUT GROVE PLAYHOUSE AROUITECTONICA SURVEY A0.1 A GRAPHIC SCALE TREE LEGEND SCALE = SO. 0,0. CANNON NAME * K.EhEA* PE,s2R4157-z:- t"! LEGEND ,„„y„.„, 00 00 Ela+ Line9 519,, Can °P: BOUNDARY SURVEY of 3498-3500 MAIN HIGHWAY, MIAMI, MIAMI-DADE COUNTY, FLORIDA 33133 for MIAMI-DADE COUNTY DEPARTMENT OF CULTURAL AFFAIRS 48 7 (B.450) 47 7 _L46 ; WILLMM -AVENIM -6=18.53. tz R=25.00' ASPHALT PA.MENT 8=4277,11 VC •.$ INB54S7t R W 144 40 L.4 EA0 ANO IDA t 8 2. a FA MO 101 P/L 87.50 No a FC'11 [11 2 MATCH LINE / (SEE SHEET 3 OF.31 ,77 8=21.28' 844W4406" _ 0 ZONED STREET L. ,. REVISIONS Proj: 14-0433 Joh 17-0039 Data 2-19-2017 Drawl EC73. Sada AS SHOWN PleldBoalc ONEILE SHEET OP 1 COCONUT GROVE PLAYHOUSE ,IVALAALAWAP,APP65 DLL AAELIFA SURVEY A0.2 GRAPHIC SCALE SCALE = TREE LEGEND SYMBOL p.m rukc ° 'E:s7ffsitETEL ABBREVIATIONS 'I"Z.:FIL`r o.o. BOUNDARY SURVEY of 3498-3500 MAIN HIGHWAY, MIAMI, MIAMI-DADE COUNTY, FLORIDA 33133 for MIAMI-DADE COUNTY DEPARTMENT OF CULTURAL AFFAIRS / , \ / 4 / / ..4. / I I / / A=58 92. R=25.00. .135.01.37" MATCH LINE (SEE SHEET 2 OF 3) REVISIONS 1,4 Mai kt, OWN Data )164/1/ c.a.& Mai Sada ASSHOWN Eleld Book ONEILE SHEET 3 OP 1 COCONUT GROVE PLAYHOUSE AROUITECTONICA SURVEY A0.3 EXSITING SITE CONDITION COCONUT GROVE PLAYHOUSE AROUITECTONICA 91101014..• 30VVVIrta EXISTING BUILDING PHOTOGRAPHS A0.4 / / / • 4'474' / P77.6747, 74166 Folio ZONING CLASSNICATION RIVIA FLOOD gONE LOT SIZE, SF oconot mom 717,710756 MO Mato Hvgv,vgn 141210050140 CF7iC lostgotIon, NC0-3 104.20., ASSUMPTION Existing TS Notes Required Provided LOT COVERAGE, Max, 80% SW T,5 Applicable 83,3613 SF 70.16g Si MAX. FLOOR LOT RATIO V.1,, N/A N/A T-5 Applgatge N/A FRONTAGE AT FRONT SETBACK, Mfrs & TO& 277 I 7.617 Ts6Applicable 169 LF 132 1 r OPEN SPACE, Lot Area Min, 96 10% ' L.L' APplicablo 10,021 SP 30.047 SF DENSITY N/A N/A I' .5 Applicable N/A HEIGHT, Max. n SLY 5 STV L 5 Applicable 5 5, 4 STY t60 FT! SER3PCKS PFIRICISAS FRONT Nam ,,syl ,ECONDARV FRONT (Chades St , ,Nflhools Ave 10 ft 6 7 IC & nyo 1,S Applicable 10 10 Abutting REAR/510E 105 5 75 105 '10V. of lot depth anulilon 11 5.25, 11.7, 16 47 & RFAII (Thomas Ave , Abgera) Alleys 0 ft N/A 0 tt ovn t 5 Aon,ganle PROGRAM PROVIDED BASE BID 100 Performance Spaces 6,205 200 Back of Pause Spaces 2,500 300 Front of HOU. & Public Spaces 3,455 400 Administrative Office 1,300 MEP/ Trash (gross orw) 2,370 Subtotal net sq feet 13,460 ADD ALTERNATE NO.1 500 Rehearsal Space / Bon & Related 2,623 Re0e1,,w1Sa0o1.21,3 (000,3 oetR 600 Subtotal net sq feet 1,625 ADD ALTERNATE NO. 2 600 Scene Shoo 5 Belated 4,345 >00 Costume Shop A Related 305 Subtotal net sq feet 0,130 Total net sq feet 21,235 Total grass sq feet 26,325 96 gross to net sq feet IDA RETAIL AREA Historic Building NeW Development Circulation PIAZA Total net sq feet TOtdi gross sq feet 10210 5,9. 3200 16,150 19,350 Exwevor fea wor,,tY 9,930 Exterwrog Wet ROW 1,750 Exterior w fete - totot 11,680 COCONUT Gnov6 PLAYHOUSE AROUITECTONICA SITE PLAN 1 -1 WILLIAM AVENUE DRESSES 2E0 or DEESE. SA),E REHEARSAL SPACE REHEARSAL LOBBY SPACE 2,000 SF 40' 50' M"" LOBBY MO SF RETAIL 1 F&B 2.030 SF FOB 5,940 SF 69 PARKING PAC St'' MAIO ADDRESS WW1 M1LA COCONUT GROVE PLAYHOUSE AROUITECTONICA 7R1';';;C)N1'1, GEO tv..„ GROUND LEVEL SGAU- A1.2 14' 10' 11'-8" 1• F 1 5'•3" -I 10' / t0000, l / r / / / . i / / / 9 PARKING PACES- / / ,< / / /, / / / / / UP / / DOWN ii \✓ / / / 5' GOOONUT DROVE PLAYHOUSE 5-1k3t1 SECOND LEVEL �.. SCALE 1/16'®1'0. REHEARSAL SPACE REHEARSAL SPACE LOBBY FLY TOWER THEATER F & B RESIDENTIAL GARAGE ENTRY CHARLES AVENUE FLY TOWER MAIN HIGHWAY REHEARSAL SPACE CHARLES MAIN AVENUE HIGHWAY F & B -- FRONT BUILDING RESIDENTIAL GARAGE ENTRY ELEVATION IN PROGRESS ELEVATION IN PROGRESS — — ADDRESS COCONUT GROVE PLAYHOUSE AROUITECTONICA MALEY-n...6 .58otaa Ite, 2017 on. 0$1,03.8 310 ELEVATIONS SCALE 1/1V.1,0° A2.1 ADDRESS COCONUT GROVE PLAYHOUSE SECTIONS SCALE 1hl6'=1.O A3.1 7 AERIAL VIEW A7.1 ,tea ADDRESS GROVE PUVIIOLISE Oka Rep....COMM AERIAL VIEW A7.2 COCONUT GROVE PLAYHOUSE • STREET VIEW A7.3 4 ..k-- USSR• "Qi`1. '1tl . _ on pn es, 30910 Moans 0000HUT GROVE PLAYHOUSE EXISTING AERIAL VIEW A7.4 9049 0 ADDRESS COCONUT GROVE PLAYHOUSE A 06 17 .0101116 EXISTING AERIAL VIEW A7.5 30030 ADDRESS 33333, 333 COCONUT GROVE FLATNOUSE —..— AROUITECTONICA 0 6 201 034303333.333033333163 0333330`030 EXISTING STREET VIEW A7.6 ounvEvo.$ MOTES. 1. MAP OF BOUNISAYSURVEY: Field Survey was completed on: February 19th, 2017, PARCEL I. Lots 1 and 2 of Engle Subdivision according to the Plat thereof. recorded in PARCEL Beginning at the intersection of the agreed Westerly li, of the NW f the F 1/4 a /4 0 or y Avenueline of Charles (for Street) according County. Florida: thence South 89 degrees 56 minutes 00 seconds East olong said right of way line for 150.76 feet to its intersec,on with the Northwesterly right of way line of Main Highwa, thence North 28 degrees 49 minutes 45 seconds East along sold right of way line for 83,04 feet to a point on the Southwesterly right , way line of a former 14,12 foot alley. lying Southwesterly of and odjacent to Lots 75 through 80 of the DeNedouville Homestead as recorded in Plat Book B ot Page 106, of the Public Records of Miami -Dade Public Records of Miami -Dade County. Florida: 11,11CP NOrth 45 degrees 01 minutes 30 seconds West along said right of way line of 12.59 feet to the most Southerly corner of Engle Subdivision, according to the Plot thereof recorded in Plat Book 64 al Page 431. of 45 seconds East along the Southerly boundary of the sold Engle Subdivision. being also the Northerly right of way line of Moin Highway for 2,65 feet to a point of curvature of o circular curve concave to the South and having a radius of 745 feet: thence Easterly olong said curve Inrougn a central angle of 0 degrees mrnutes 00 seconds for 3.68 feet to the center line of the aforementioned alley. thence North 45 degrees 01 minutes 30 seconds West along the center line of soid alley for 124 21 feet the intersection of said center line with Northwesterly boundary line of Tract B of said Engle Subdivision: trvence Soutr, 44 degrees 58 mrnutes 30 seconds West for 7.06 feet to a point on tne Southwesterly boundary of Lot 2 of said Engle Subdivision: iM1PriCe NOrth 45 degrees 01 minutes 30 seconds West along the said Southwesterly boundary of said Lot 2 for 101.05 feet to a point on the arc of o curve. hoving a radius of 25 feet and a central angle of minutes 00 seconds West from sold point; thence Southwesterly along said arc for 17,62 feet; thence South 89 degrees 39 minutes 20 seconds West for 5.20 feet; thence South olong the agreed Westerly boundary of the NW 1/4 of the 1/4 of Section 21, Township 54 South. Range 41 East for 235.78 feet to the POINT OF BEGINNING, lying and being in PARCEL III. The Eost 240 feet of the NOrth feet and the East 52.5 feet of Block 29. LESS me North nT feet of faow HOMESTEAD Taccording to the Plat thereof recorded in Also Described As PARCEL IV, That port of Lots 75, 76 and 77 DeHedouville's Subdivision according to the Plat thereof recorded in Plot Book B at Page 150 of the Public Records of kiliami-Dade County. Florid, described os follows: Beginning at the most Southerly corner of the oforesoid Lot 75; thence run Northeasterly along the Southeasterly boundary line of said Lot 75. 43,36 feet; thence run Northeasterly parallel to the Southwesterly boundary lines of the aforesaid Lots 75. 76 and 77 to a point in the Northwesterly boundary line of said Lot 77, thence Southwesterly to the Southwest corner of said Lot 77: thence olong Southwesterly line of said Lot 77. 76 ond 75, to the Point of Beginning. Less a portion of to Lots 75, 76 and 77 as ShOWn on Plot of DeHedouville's Subdivision as recorded in Plat of ENGLE SUBDIVISION according to the Plat thereof recorded in Plat Book 64 at Page 43 of the Public Records of Miami -Dade County, Florida. Being .e some land as conveyed by Official Record Boo, 9843, Page 896, a. Deed Boo, 1566. Page 190. and in Official Records Book 10909. at Poge 2755, as recorded in the Containfng 104,207 Square feet or 2 39 Acres, more or less, by calculation The above captioned property was surveyed hosed on the above Legol Description furnished by the client 3. SOURCES OF DATA AS TO YMCA]. CONROL: subjectBy scaled determinotion the EmergencY Mproperty anel Number 12o6s0, Map Na. 12086C04T6. Management L. Revised Date: 09-11m 2009 Community -Panel An accurate Zone determination should be mode by the preporer of .e mop, the Federol Emergency Monogement Agency, or the Locol Government Agency having jurisdiction over such matters prior to ony judgments being mode from the Zone as user The that "this fMCP s for insurance PurPases y derol Emergency Management Agency Mop states m the notes The vertical control element of this . survey as derived from the Notional Geodetic Vertical Dotum 192, (NG.VD.1929).City of Miami Benchmark City of Eler_ 16s�(Ad; ed to NOVH) Location Ma,, H,hgway BOUNDARY SURVEY of 3498-3500 MAIN HIGHWAY, MIAMI, MIAMI-DADE COUNTY, FLORIDA 33133 for MIAMI-DADE COUNTY DEPARTMENT OF CULTURAL AFFAIRS 5 Z106 ]6 LOCATION SKETCH NOT TO SCALE a AS TO HORIZONTAL CONTROL NOrth Arrow and Bearings refer to on assumed value of S01•57'31'E along the Westerly line of the Subject Property. base on the State Pla, Coordinates, Florida. Sold line is considered well established and monumented. - Plat of ENGLE SUBDIVISION. Plat Book 64. Page 43. kiliami-Dade County. Florida, - Plat of DENEDOUVILLE SUBDIVISION, Plat Book B. Page 150, Miami -Dade County, Florida. - Plat of FROW HOMESTEAD, Plat Book B, Page 106. Miami -Dade County. Florida. - City of Miami Atlas Sheet 46L and 46K, Miami -Dade County, Florida. -The following coordinate values are based on the North American Datum (NAD) 1983/I990 odjustment for the Stote Plone Coordinote System of the florido Eosi Zone. Monument Elevation: 11 61(NCVD Identification: 29)LONSGNorthing, 520051,230 feet cation: DIAZ 06Monument N(NCVD29) Northing: 510067,533 feet fasting: 909810.516 feet Located Southwest of the intersection of 5. 130,1101, Drive a. SW 22. Avenue Concrete monument with o Metro Dade CPS Control point bross disk ond is stomped 0. ACCURACY: 5. 11MRATIONS: the Client is hereby adVised that there may be legal restrictions on the Subject Property that are not shown on the Survey Mop or contained within this Report that may be found rn tne Pun., Records of Warm -Dade County, or trve records of any olner CinCI private entities as their jurisdictions may appear. The Surveyor makes no representation as to ownership or possession of the Subject Property by any entity or individual who may oppeor in public records. No excavotion or determinotion was mode as to how the Subject Property is served by utilities No improvements were located, other than those shown. No notice rs regurred by tne "Standards of Practice for La. Surveying in tne Stote of Florida.' pursuant to Pule 5.1-17 of the Florida Administrative Code Notice is hereby given that Sunshine State 0, Call of Florida, Inc„ must be contacted at 1,00-432-4770 at least 48 hOUr5 in advance of any construction, excavation or demolition octivity within. upon. abutting or adjacent to the Subject Properly. This Notice is given in compliance with the "Underground Facility Damoge Prevention ond Safety Act.' pursuont to Chapter 556101-111 of the Florida Statutes. CER1FVT0: SURVEYORS C.N111ICA1E and correct to tne best of my knowledge and belief as recently surveyed under my direction. Further. there ore no above ground encroachments unless shown. This survey meets the standards of practice set forth by the Florida Board of Professional Surveyors a. Mappers. In Chapter Florida Administrative Code. pursuant to section 472.027 recorded instruments. if any. affecting the property Location and identification of utilities adjacent to the property were not secured as such information was not requested, Ownership is subject to °Pinion of title J. Bonhll & Apodate%, Inc. Cegoe W ANhuhebn Number is 3 58 Ergo.. Joseph OWIhgsNrillr PA.M. Rohetionel 9uN0yOr and Mapper NurOor NO. LS2097 Mee >Raids NOTE: Not valid without the signature and original raised seal of a Florida Licensed Surveyor a. Mapper. Additions or deletions to Survey Maps by other than the signing REVISIONS BY Pap 10016 ITJbM Des 2-194011 Rev. SCA Mao. SCEL. STAG AS SHOWN Pleld Book FMB COCONUT GROVE PLAYHOUSE AROUITECTONICA SURVEY A0.1 A GRAPHIC SCALE TREE LEGEND SCALE = SO. 0,0. CANNON NAME * K.EhEA* PE,s2R4157-z:- t"! LEGEND ,„„y„.„, 00 00 Ela+ Line9 519,, Can °P: BOUNDARY SURVEY of 3498-3500 MAIN HIGHWAY, MIAMI, MIAMI-DADE COUNTY, FLORIDA 33133 for MIAMI-DADE COUNTY DEPARTMENT OF CULTURAL AFFAIRS 48 7 (B.450) 47 7 _L46 ; WILLMM -AVENIM -6=18.53. tz R=25.00' ASPHALT PA.MENT 8=4277,11 VC •.$ INB54S7t R W 144 40 L.4 EA0 ANO IDA t 8 2. a FA MO 101 P/L 87.50 No a FC'11 [11 2 MATCH LINE / (SEE SHEET 3 OF.31 ,77 8=21.28' 844W4406" _ 0 ZONED STREET L. ,. REVISIONS Proj: 14-0433 Joh 17-0039 Data 2-19-2017 Drawl EC73. Sada AS SHOWN PleldBoalc ONEILE SHEET OP 1 COCONUT GROVE PLAYHOUSE ,IVALAALAWAP,APP65 DLL AAELIFA SURVEY A0.2 GRAPHIC SCALE SCALE = TREE LEGEND SYMBOL p.m rukc ° 'E:s7ffsitETEL ABBREVIATIONS 'I"Z.:FIL`r o.o. BOUNDARY SURVEY of 3498-3500 MAIN HIGHWAY, MIAMI, MIAMI-DADE COUNTY, FLORIDA 33133 for MIAMI-DADE COUNTY DEPARTMENT OF CULTURAL AFFAIRS / , \ / 4 / / ..4. / I I / / A=58 92. R=25.00. .135.01.37" MATCH LINE (SEE SHEET 2 OF 3) REVISIONS 1,4 Mai kt, OWN Data )164/1/ c.a.& Mai Sada ASSHOWN Eleld Book ONEILE SHEET 3 OP 1 COCONUT GROVE PLAYHOUSE AROUITECTONICA SURVEY A0.3