HomeMy WebLinkAboutAnalysis and MapsCity of Miami
Planning Department
ANALYSIS FOR
EXCEPTIONS AND WAIVERS
ePlan File ID
PZ-25-20237
Location
3500 & 3498 Main Highway
Folio(s)
01-412-1045-0140
01-412-1056-0030
Miami 21 Transect
Civic Institutional Transect Zone ("CI")
Overlay
Local Historic Designation
Neighborhood Conservation District 3 ("NCD-3")
MCNP
Major Institutional, Public Facilities, Transportation, and
Utilities
Commission District
District 2 — Damien Pardo
Commissioner District Office
Coconut Grove
Planner
Efren Nunez, Senior Planning Project Manager
Efrennunez@miamigov.com
Property Owner
TIITF of State of Florida
Applicant
Miami -Dade County, Department of Cultural Affairs
Project Representative
David Martinez -Delgado, AIA NCARB
David.Martinez-Delgado@miamidade.gov
A. REQUES"
Miami -Dade County, Department of Cultural Affairs (the "Applicant"), is requesting multiple
Exceptions pursuant to Article 5, Section 5.7.2.4 of the Miami 21 Code; and associated
Waivers pursuant to Article 5, Section 5.7.2.4(d) of the Miami 21 Code to allow for the
restoration, expansion, and master planning of the historically designated Coconut Grove
Playhouse on a parcel zoned Civic Institutional Transect Zone ("CI") within the
Neighborhood Conservation District 3 (NCD-3).
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 1
Exception
1. One (1) Exception pursuant to Article 5, Section 5.7.2.4 and Article 7, Section 7.1.2.6(b)(4)
to allow for the restoration, expansion, and master planning of the historically designated
Coconut Grove Playhouse within a parcel zoned as "Cl."
2. Four (4) Exceptions pursuant to Article 4, Table 3 and Article 7, Section 7.1.2.6(b)(4)
allowing the following requested uses within a parcel zoned as "CI":
a. Civic (Community Facility)
b. Office
c. Commercial (General Commercial and Food Service Establishment)
d. Public Garage
Waivers
3. Four (4) Waivers pursuant to Article 5, Section 5.7.2.4(d) and Article 7, Section 7.1.2.5(d)
to allow for adjustments to the following applicable Transect regulations:
Regulation
Allowed under
Miami21
Proposed
Request
a.
Maximum lot coverage
50%
62.4%
Increase
b.
Minimum green space
30%
14.9%
Decrease
c
Maximum driveway width
10 feet
30 feet
Increase
d.
Maximum impervious pavement
within front setbacks (Main
Highway and Charles Avenue)
30%
100%
Increase
B. RECOMMENDATION
Pursuant to Miami 21 Code Article 5, Section 5.7.2.4 and Article 5, Section 5.7.2.4(d) of the
Miami 21 Code, the Planning Department recommends Approval with Conditions of the
Exceptions and Waivers as presented based on the facts and findings in this final decision.
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 2
C. PROJECT DATA & NEIGHBORHOOD CHARACTERISTICS
The Coconut Grove Playhouse is a nonconforming locally designated historic cultural facility
located within the southern boundary of the Coconut Grove commercial district and the
Coconut Grove Neighborhood Enhancement Team ("NET") area. The subject site (the "Site")
is located at 3500 & 3498 Main Highway, approximately 2.39 acres and is generally bounded
by Thomas Avenue Alley to the north, fronting Main Highway to the east, Charles Avenue to
the south, and William Avenue and Via Abitare Way to the west.
Surrounding Uses
Miami 21
MCNP
Existing Use
Subject
Site
Cl
Major Institutional, Public Facilities,
Transportation, and Utilities
Coconut Grove Playhouse
North
T3-R
Single Family Residential
(Maximum 1-9 D.U. per acre)
Residential
(De Hedouvilles Subdivision)
T5-O*
Restricted Commercial
(Maximum 150 D.U. per acre or 7.0 F.A.R.)
Commercial - Multiple
(Commodore Plaza Subdivision)
East
T3-R
Single Family Residential
(Maximum 1-9 D.U. per acre)
Residential
(Biscayne Camp Subdivision)
South
T5-L
Restricted Commercial
(Maximum 150 D.U. per acre or 7.0 F.A.R.)
Commercial - Bank
(Capital Bank Subdivision)
T4-L
Low Density Restricted
Commercial
(36 D.U. per acre or 3.0 F.A.R.)
Residential — E.W.F.
Stirrup House
(Frow Homestead Subdivision)
West
T4-L
Low Density Restricted
Commercial
(36 D.U. per acre or 3.0 F.A.R.)
Residential
(Frow Homestead Subdivision)
T3-R
Single Family Residential
(Maximum 1-9 D.U. per acre)
Residential
(De Hedouvilles Subdivision)
" Portion of T5-O north of site is located within the Grant Avenue Vision Plan.
D. BACKGROUND
The subject site previously contained a 30,000+/- square feet legal non -conforming theater
building and currently contains the remaining portion consisting of a three (3) story and
approximately 12,000+/- square feet legal non -conforming locally historically designated
structure originally constructed in 1926 known as the Coconut Grove Playhouse (the
"Playhouse"). The Playhouse, formerly "Paramount Pictures", was originally a movie palace
designed by the architectural firm Kiehnel and Elliott in the Spanish Rococo architectural style.
In 1955, the theater was remodeled by Alfred Browning Parker to accommodate the
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 3
Playhouse. Subsequently, after multiple changes in ownership and financial disappointments,
the Playhouse was ordered sold at auction on the steps of the County courthouse in the
1970's. In 1980, the State of Florida acquired the Playhouse by assuming its $1.5 million
mortgage. The State contracted Coconut Grove Playhouse, Inc. to operate the theater.
In 2004, pursuant to County Resolution R919-04, Miami -Dade County residents passed a
bond measure to allocate funds for cultural facilities, allotting needed funding for the
Playhouse.
On October 5th, 2005, the Historic and Environmental Preservation Board ("HEPB") of the City
of Miami pursuant to Resolution No. HEPB-2005-060 designated the Playhouse as a local
historic site.
In 2010, the City of Miami (the "City"), pursuant to Code Citation No. BB2010012604,
rendered the Playhouse an unsafe structure, as it had been shuttered for several years and
had fallen into a state of disrepair. Subsequently, County and City staff met on multiple
occasions to discuss feasible alternatives to save the iconic historic structure.
On October 8th, 2013, Miami -Dade County and Florida International University entered into
Lease Agreement No. 4721 with the State of Florida to manage and operate the Site. The
County held community meetings to discuss and gather input on the future programming and
master plan of the Playhouse.
On April 4th, 2017, the HEPB of the City, pursuant to Resolution No. HEPB-17-023, approved
with conditions the Applicant's request for a Certificate of Appropriateness to conceptually
allow for partial demolition and restoration, expansion, and master planning of the historically
designated Playhouse.
On April 19th, 2017, an appeal to the City Commission of the HEPB Resolution No. HEPB-17-
023 was filed by residents ("HEPB Appeal").
On December 14t", 2017, a public hearing on HEPB Resolution No. HEPB-17-023 appeal was
held before the City Commission and resulted in Resolution No. R-17-0622, which quashed
the HEPB Appeal and instead added conditions to the decision of the HEPB.
On February 1st, 2018, the Applicant filed Appellate Case No. 2018-000032-AP-01 to the
Eleventh Judicial Circuit Court of Florida (the "Circuit Court") to appeal City Commission
Resolution No. R-17-0622 (the "First Circuit Court Appeal"). The Circuit Court in a Mandate
dated May 16t", 2019, quashed the City Commission's resolution and mandated the
reinstatement of HEPB Resolution No. HEPB-17-023.
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 4
On February 21st, 2018, the Urban Development Review Board ("UDRB") of the City,
recommended approval of the Applicant's plan for the restoration, expansion, and master
planning of the historically designated Playhouse.
On September 5th, 2018, the Planning, Zoning and Appeals Board (the "PZAB") moved to
approve the Exception and associated Waivers that allowed for the restoration, expansion,
and master planning of the historically designated Playhouse, by a vote of five (5) in favor and
three (3) against. However, pursuant to Article 7, Section 7.1.1.4(d)(4), no action to approve
an Exception shall be taken without the concurring votes of a supermajority of board members
present. As such, the motion failed.
On October 10th, 2018, the Site was designated and listed on the National Register of
Historic Places by the National Park Service at the request of the State of Florida's Division
of Historic Resources.
On November 7th, 2018, a supermajority of the PZAB of the City, pursuant to PZAB Resolution
No. PZAB-R-18-059, approved the Applicant's request to waive the time limits pursuant to
Article 7, Section 7.1.3.8 (c) to eliminate the required 18 month period between hearings, and
approve the Exception and associated Waivers for the restoration, expansion, and master
planning of the historically designated Playhouse that was previously denied by the PZAB on
September 5, 2018. This approval was valid for a period of two (2) years and thus expired in
November 2020.
On March 5th, 2019, the HEPB of the City, pursuant to HEPB Resolution No. HEPB-R-19-010,
denied the Applicant's request for a final Certificate of Appropriateness to allow for partial
demolition and restoration, expansion, and master planning of the historically designated
Playhouse.
On March 11th, 2019, an appeal to the City Commission of the HEPB Resolution No. HEPB-
R-19-010 was filed (the "Second HEPB Appeal").
On May 8th, 2019, a public hearing on HEPB Resolution No. HEPB-R-19-010 appeal was held
before the City Commission and resulted in Resolution No. R-19-0169, which quashed the
HEPB denial and approved the Certificate of Appropriateness.
On May 17th, 2019, the City Mayor, pursuant to Provision 4(g)(5) of the Charter of Miami,
vetoed City Commission Resolution No. R-19-0169 and reinstated the HEPB denial.
On May 23rd, 2019, the City Mayor's Veto was presented to the City Commission and was
sustained.
On June 17th, 2019, the Applicant filed Appellate Case No. 2019-000167-AP-01 with the
Circuit Court to appeal to the Mayor's Veto of City Commission Resolution No. R-19-0169 (the
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 5
"Second Circuit Court Appeal"). The Circuit Court in a Mandate dated June 22nd, 2021
quashed the Mayor's Veto and reinstated City Commission Resolution No. R-19-0169 which
approved the Certificate of Appropriateness.
On May 14th, 2024, the Planning Director approved a timely filled tolling extension for HEPB
Resolution No. HEPB-R-19-019, which extended the final Certificate of Appropriateness to
January 14th, 2030.
On April 15th, 2025, Demolition Building Permit No. BD2300058001 for partial demolition of
the theater pursuant to HEPB Resolution No. HEPB-R-19-019 was approved. A Waiver to
allow the demolition was approved on January 27th, 2023 under PZ File No. PZ-22-15336-
WA. The permit indicated the retention of certain interior architectural items, such as pieces
of the Proscenium Arch, wall fountains, portions of some of the Solomonic Columns, and
concrete screens.
On July 12th, 2022 and September 18th, 2025, the Applicant requested tolling of the PZAB
Resolution No. PZAB-R-18-059 due to the Second Circuit Court Appeal of HEPB-R-10-019.
City Staff advised the Applicant that the requested tolling would not be recognized as the
PZAB Resolution was not under consideration by the Circuit Court in Appellate Case No.
2019-000167-AP-01 and there was no automatic nor affirmative tolling of the PZAB approval.
On December 3rd, 2025, the Applicant submitted a Letter of Intent to request approval of
five (5) Exceptions and associated four (4) Waivers needed to allow for the restoration,
expansion, and master planning of the locally designated historic Playhouse. While similar in
character to what was approved in PZAB Resolution No. PZAB-R-18-059, the Applicant has
made minor modifications based on community input.
E. PROJECT PROPOSAL
The Applicant is proposing the restoration, expansion, and master planning of the historically
designated Coconut Grove Playhouse. The following modifications to the existing structure
and new construction are proposed:
• Rehabilitate and restore the architecturally significant, historic front building Facades
to their original 1927 design. The Facades will be incorporated into the "Playhouse
Gateway" building which will house two -thousand six -hundred thirty-six square feet
(2,636 sq ft) of retail space on the ground floor and six -thousand six -hundred twenty-
six square feet (6,626 sq ft) offices on the upper level.
• New three hundred ten (310) seat, twenty-eight thousand one -hundred seventy-two
square feet (28,172 sq ft) theater where the previous stage building was located.
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 6
• New two -hundred eighty-nine (289) space parking structure on the northern portion of
the site replacing existing surface parking, with a three -thousand seven -hundred
eighty square foot (3,780 sq ft) food and beverage space on the ground level, twenty-
one thousand three -hundred ninety square feet (21,390 sq ft) of office on multiple
levels facing Main Highway, and a two -thousand six -hundred twenty-two square feet
(2,622 sq ft) of single -story office near the proposed pocket park.
• New internal wide promenade between the parking structure, Playhouse Gateway
building, and the theater building.
• New pocket park at the corner of Thomas Avenue Alley and Via Abitare Way.
[The remainder of this page has been purposely left blank.]
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 7
REVISED DESIGN
Removal of upper -level
office space, only one level
Removal of fountain
Removal of trees within
pedestrian promenade
• Removal of retail
• Expansion of office
• Addition of 2 parking
spaces
• Addition of pedestrian
garage access point
• Removal of office lobby
• Reduction of
food/beverage area
Figure 1: SheetA-1.2.1, Coconut Grove Playhouse Revised Ground Plan.
RED = Modifications
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 8
Figure 2: Sheet A-1.2.2, Coconut Grove Playhouse Previous Ground Plan.
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 9
REVISED DESIGN
r,.
" NORTHWEST ELEVATIOHR MAIN HIGHWAY
RZLITURNKNATJACCIEEK47
NORTHWEST ELEVATION: MAIN HIGHWAY
^HISTORIC BACK ELEVATION.
Change in stucco color and design
rnart new
GHICUS MAIN
AVENUE H OHO,
cave=_r_
WEITICAIMINIME
131,83
siuo-rlae,r
Change in stucco color and design
GHN,LES
AVENUE
MAIN
Roof access 1—
Roof access
Addition of wood composite rainscreen
Addition of white canopies
HISTORIC SIDE ELEVATIONS
Removal of door
Figure 2: Sheet A-2.1.1, Coconut Grove Playhouse Revised Elevations.
New Keystone Veneer Material
RED = Modifications
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 10
"`T NORTHWEST ELEVATION: IAAIN HIGHWAY
Ay HISTORIC BACKELEVATION
Figure 2: Sheet A-2.1.2, Coconut Grove Playhouse Revised Elevations.
Previous Keystone Rock Veneer Material
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 11
Change in stucco color and design
REVISED DESIGN
SOUTH ELEVATION: WILLIAM AVE
Change in garage perforated
metal screen design
EAST ELEVATION- VIA ABITERA WAY
F SOUTHWEST ELEVATION: THOMAS AVE
Change in stucco color and design
WEST ELEVATION
4
4
4
4
4
4
Figure 3: Sheet A-2.2.1, Coconut Grove Playhouse Revised Elevations.
New Exterior Stucco Material
Y = Modifications
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 12
ii IIIem ....,
7-44
lI!iIIllpl iIIIJIllipIIIII IuII =ham,.WAIL
IVN �u�illlllllll�lll
Figure 3: Sheet A-2.2.4, Coconut Grove Playhouse Previous Elevation.
Previous Exterior Stucco Material
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 13
F. MIAMI COMPREHENSIVE NEIGHBORHOOD PLAN
The subject property is designated Major Public Facilities, this category allows facilities
for federal, state and local government activities, major public or private health,
recreational, cultural, religious or educational activities. Residential facilities ancillary to
these uses are allowed up to a maximum density equivalent to "High Density Multifamily
Residential" or if applicable the least intense abutting/adjacent residential zoning district,
subject to the same limiting conditions.
Analysis: The subject site is home to the historic Coconut Grove Playhouse originally
constructed in 1924. The site is located along a major north -south
commercial corridor (Main Highway) and within the Coconut Grove
Commercial District. The Applicant is seeking to restore the ornate south,
southeast and eastern Facades of the historic building and incorporate it into
an approximately twelve -thousand four -hundred thirty-two square feet
(12,432 sq ft) building as outlined in the plans. The Applicant is also seeking
to incorporate a new three -hundred ten (310) seat theater and additional
ancillary uses such as a parking garage and retail for the cultural facility. Staff
find the proposed plans and use to be consistent with the Comprehensive
Plan.
Findings: Consistent.
Goal LU-2: Preserve and protect the heritage of the City of Miami through the
identification, evaluation, rehabilitation, adaptive reuse, restoration, and public awareness
of Miami's historic, architectural and archaeological resources.
Analysis: The Applicant seeks to rehabilitate and restore a portion of a locally
designated historic structure in accordance with Chapter 23 of the City
Code and the United States Secretary of the Interior's Standards for the
Treatment of Historic Properties.
Findings: Consistent.
Policy LU-2.4.4: The City will continue to work with other local governments that have title
to properties of major historic or architectural significance to ensure the conservation,
preservation, and adaptive and sensitive reuse of such properties.
Analysis: The City has been working with the County to ensure that the remaining
portions of the structure that are salvageable are restored in accordance with
Chapter 23 of the City Code and the United States Secretary of the Interior's
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 14
Standards for the Treatment of Historic Properties. The Applicant proposes to
adaptively reuse a portion of the historic building and conserve the original
historic use of the site for future Miamians by maintaining a playhouse in the
Coconut Grove neighborhood.
Findings: Consistent.
G. MIAMI 21 ANALYSIS
Exception Criteria
One (1) Exception pursuant to Article 5, Section 5.7.2.4 to allow for the construction of a
proposed theater development within a "CI" zoned parcel. Four (4) Exceptions pursuant to
Article 4, Table 3, to allow the following requested uses within a parcel zoned as "CI": Civic
(Community Facility), Office, Commercial (General Commercial and Food Service
Establishment), and Public Garage.
Criteria 1:
Analysis 1:
Finding 1:
Criteria 2:
Analysis 2:
Finding 2:
Article 7, Section 7.1.2.6(b)(4): The application shall be reviewed for
compliance with the regulations of this Code..."
Pursuant to the requirements set forth in Article 5, Section 5.7.2 for "Cl"
Transect zones, the proposed project has been determined to be consistent
with all applicable regulations. The Applicant has requested four (4) Waivers
which is allowed pursuant to Article 5, Section 5.7.2.4(d). Pursuant to Article
4, Table 3, Civic (Community Facility), Office, Commercial (General
Commercial and Food Service Establishment), and Public Garage uses are
allowed by process of Exception in a CI Transect Zone. Pursuant to Article 4,
Table 4, the proposed uses would meet the minimum parking requirements.
Furthermore, design review of submitted plans has been done to ensure
compliance with all applicable Sections of the Code.
Complies, so long as the Waivers requested by the Applicant are approved
with the associated five (5) Exceptions.
Article 7, Section 7.1.2.6(b)(4): "... and a traffic study shall be provided as
required by the Planning Director."
The Planning Director, after reviewing the facts of the application, has
determined that a traffic study shall not be required upon this request.
Complies.
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 15
Criteria 3: Article 7, Section 7.1.2.6(b)(4): "The review shall consider the manner in
which the proposed Use will operate given its specific location and
proximity to less intense Uses..."
Analysis 3: After community outreach and building design, the Applicant has presented
a project that re -adapts a much wanted and historically present use into an
envelope that is harmonious with its surroundings. "Back -of -house"
operations are now internalized and visually shielded from the residential
neighborhood to the north, in contrast to the site's original layout which
featured little visual buffer. The proposed project also intends to integrate
itself with the neighborhood by supplying additional civic activation such as
a pocket park, pedestrian promenade, and community spaces.
Finding 3: Complies.
Criteria 4: Article 7, Section 7.1.2.6(b)(4): "...shall apply Article 4, Table 12 Design
Review Criteria, as applicable."
Analysis 4: The project has the special nature of preserving a historically significant
property with tremendous civic value to the neighborhood. Therefore, it
strongly aligns with Article 4, Table 12 Design Review Criteria "Ensure
development is contextually sensitive to historical and cultural assets that
contribute to the Neighborhood character." Restoration and reactivation of
the theater by the Applicant re-establishes a center of cultural pride and
reinforces the cultural character of the Coconut Grove neighborhood.
Finding 4: Complies.
Criteria 5: Article 5, Section 5.7.2.4(a): "Any property located within a CI Zone may be
developed according to the regulations of the most restrictive Abutting
Transect Zone with all Frontage Setbacks considered a minimum."
Analysis 5: The most restrictive abutting transect zone is determined to be Suburban
Transect Zone "T3". However, pursuant to Article 3, Section 3.3.6 and Article
4, Diagram 10, the subject site falls within the Central Coconut Grove
Established Setbacks Area as it pertains to the primary frontage. The
established setback along Main Highway is zero feet (0'). The applicant is
maintaining the historic building fronting Main Highway which has an existing
zero (0') setback and is constructing a parking garage with a portion at a five
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 16
foot (5') setback. Secondary frontages along Charles Avenue, Williams
Avenue, and Via Abitera Way will have a ten -foot (10') setbacks where ten
feet (10') is required under the T3 setback regulations. The interior north side
setback will have a five-foot (5') setback and an interior west side setback
will be twenty-one foot six inch (21'-6") and twenty-seven foot (27') where five
feet (5') is required under the T3 setback regulations. Refer to Plan Sheet A-
1.1.1 titled "Revised Site Plan" for more detail.
Finding 5: Complies.
Criteria 6: Article 5, Section 5.7.2.4(b): "Development in a CI Zone shall follow the
regulations of the Abutting Transect Zone, except that Height restrictions
shall be as follows: ... 2. A CI Zone predominantly Abutting T3 or T4, shall
be developed to no more than the maximum Height allowed by T5."
Analysis 6:
The maximum height permitted under T5 would be five (5) stories with a
maximum height of eighty-one (81') feet. The maximum height proposed is
sixty-three feet (63') for the auditorium stage roof. All structures proposed
within the master plan are below the maximum allowable height and story
count. Refer to Plan Sheets A2.1.1 & A2.2.1 titled "Elevations" for further
details.
Finding 6: Complies.
Criteria 7: Article 5, Section 5.7.2.4(c): "A CI Zone may seek higher than Abutting
successional Transect Zoning through the process of Special Area Plan."
Analysis 7: The Applicant is not requesting, nor would qualify, for a Special Area Plan
under this request.
Finding 7: Not applicable.
Criteria 7:
Article 5, Section 5.7.2.4(d): "Adjustments to the applicable Transect
regulations, other than Density, Intensity and Height limitations, shall be
allowed by process of Waiver. Adjustments to Setbacks shall be pursuant
to those adjustments permitted by the most restrictive Abutting Transect
Zone."
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 17
Analysis 7: The Applicant has requested four (4) Waivers that are further analyzed below
and are not related to density, intensity, or height. The corresponding most -
restrictive abutting Transect Zone that applies to this site is "T3."
Finding 7: Complies, so long as the Waivers requested by the Applicant are approved
with the associated five (5) Exceptions
Waivers Criteria
Waivers pursuant to Article 5, Section 5.7.2.4(d) to allow for adjustments to the following
Transect regulations:
a. Increase in maximum lot coverage from 50% (T3 Requirement) to 62.4%
b. Decrease in minimum green space from 30% (NCD-3 Requirement) to 14.9%
c. Increase of maximum driveway width from 10 feet (NCD-3 Requirement) to 30 feet
d. Increase of maximum impervious pavement within front setbacks (Main Highway and
Charles Avenue) from 30% (T3 Requirement) to 100%
Criteria 1: Article 7, Section 7.1.2.6(b)(4): "The review by the Planning Director shall
apply Article 4, Table 12 Design Review Criteria, as applicable"
Analysis 1: Waivers (a) and (b) comply with Article 4, Table 12 Design Review Criteria
"Provide usable and inviting Open Space that has visible and convenient
pedestrian access from the public realm." The Applicant contributes to the
public realm by providing an activated pedestrian promenade and passive
pocket park that are open to the public. In fact, the promenade is designed
to be an integral multi -function space which also serves as a pseudo -waiting
hall before theater events.
Waiver (c) complies with Article 4, Table 12 Design Review Criteria "Minimize
the impact of Parking and Loading on the public realm and adjacent
properties." By combining parking garage egress -ingress to one single
access point on Main Highway, the project is minimizing possible traffic
impacts on adjacent residential roads. Furthermore, the Applicant proposes
to provide one middle ingress -egress lane with no designated direction which
should better accommodate ingress -egress demand before/after events.
Waiver (d) requested by the Applicant complies with Article 4, Table 12
Design Review Criteria "Locate Buildings to reinforce and enhance
significant locations and conditions such as terminated vistas and view
corridors that contribute to the neighborhood character." The Waiver to
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 18
increase impervious pavement within front setbacks would allow the
Applicant to maintain the location of the restored historic facades, which have
been identified as a gateway feature into the Coconut Grove neighborhood.
Therefore, the proposed design complies with this design criteria by
reinforcing a view corridor feature historic to the neighborhood since the
1920s.
Finding 1: Complies.
Criteria 2: Article 5, Section 5.7.2.4(d): "Adjustments to the applicable Transect
regulations, other than Density, Intensity and Height limitations, shall be
allowed by process of Waiver. Adjustments to Setbacks shall be pursuant
to those adjustments permitted by the most restrictive Abutting Transect
Zone."
Analysis 2:
The four (4) Waivers requested by the Applicant do not pertain to density,
intensity, or height. The Project complies with setback regulation set in the
Central Coconut Grove Established Setbacks Area and T3 zone.
Finding 2: Consistent.
H. NEIGHBORHOOD SERVICES
The Applicant's request has been reviewed by the following City disciplines for consistency
with the Miami 21 Code, Code of Ordinances, and any previous approvals or restrictions:
Service
Determination
Condition No.
Art in Public Places
No objection with conditions
6
Environmental Resources
No objection
-
Fire
No objection with conditions
9
Historic and Environmental Preservation
No objection with conditions
3
Public Works
No objection
-
Planning
No objection with conditions
1, 2,
11,
4, 5,
12,
10,
13
Zoning
No objection with conditions
7, 8
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 19
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Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 20
I. CONCLUSION
The Planning Department recommends approval with conditions of the Applicant's
request for the five (5) Exceptions and four (4) associated Waivers. This determination is
based on the following analysis:
• Pursuant to Article 7, Section 7.1.2.5 and Article 7, Section 7.1.2.6, it is found that
the Applicant has submitted the necessary information to the Planning Department
which demonstrates compliance with the guidelines and criteria required for this
type of permit, as specified in the Miami 21 Code, including Article 4, Table 12.
• Planning comments were provided in ePlan pursuant to a comprehensive review
of the application materials. All comments have been addressed through the ePlan
review process.
• Pursuant to Article 7, Section 7.1.3.4 of the Miami 21 Code, the application has
been referred to the following departments whose comments and
recommendations have been considered and are reflected in this final decision:
Art in Public Places, Environmental Resources, Fire, Historic and Environmental
Preservation, Public Works, and Zoning.
• Pursuant to Article 7, Section 7.1.2.5 and Article 7, Section 7.1.2.6 of the Miami 21
Code, the City of Miami Zoning Ordinance, the application has been reviewed and
found sufficient.
The Exceptions and Waivers are, therefore, consistent with the goals of the Miami2l Code
and the Miami Comprehensive Neighborhood Plan. The restoration, expansion, and
master planning of the Coconut Grove Playhouse will reactivate a historic cultural facility,
benefit the area by continuing to provide a service to the community, and is compatible
with the surrounding neighborhood.
J. CONDITIONS
Pursuant to Article 5, Section 5.7.2.4; Article 7, Section 7.1.2.6(b)(4); Article 4, Table 3;
Article 5, Section 5.7.2.4(d); and Article 7, Section 7.1.2.5(d) of the Miami 21 Code, as
amended, the Planning Department recommends Approval with Conditions of an
Exception to allow for the restoration, expansion, and master planning of the historically
designated Coconut Grove Playhouse; four (4) exceptions to allow for a) Civic (Community
Facility), b) Office, c) Commercial, and d) Public Garage uses; and four (4) associated
Waivers to: increase the maximum lot coverage from 50% to 62.4%; decrease the
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 21
minimum green space from 30% to 14.9%; increase the maximum driveway width from 10
feet to 30 feet; and increase the maximum impervious pavement within front setbacks
along Main Highway and Charles Avenue from 30% to 100%, as presented with the
conditions stated below:
1. The Civic Institutional development shall be substantially in accordance with the plans as
prepared entitled "Coconut Grove Playhouse PZAB Final Submittal 02/06/2026" prepared
by Arquitectonica, and batched stamped PZ-25-20237-EX by the City of Miami.
2. The Applicant shall comply with the requirements of all applicable departments/agencies
as part of the City of Miami building permit submittal process.
3. Scope of work includes ground disturbance within an Archaeological Conservation Area;
issuance of a Certificate to Dig (CTD) required. At the time of the building permit submittal,
applicant to include an archaeological Letter of Agreement from an archaeologist agreeing
to monitor any ground disturbing work. Further comments and conditions may be applied
upon receipt of the Letter of Agreement.
4. Any tree -related activities, including removals, relocations, pruning of roots or canopy, and
right-of-way activities shall require a tree permit.
5. The Applicant shall comply with all applicable requirements pursuant to Chapter 24 of the
Miami -Dade County Code entitled "Environmental Protection".
6. The Development Project shall comply with Ordinance No. 13656 titled "Art in Public
Places Program" specifically Article 3, Section 3.16 & Article 11 Section 11.7 of the Miami
21 Code titled "Art in Public Places" and/or Section 2-11.15 of the Miami -Dade County
Code of Ordinances titled "Works of Art in Public Places." All Government Development
Projects shall provide for the acquisition of Art equivalent in value to not less than one and
one-half percent (1.5%) of the Project Cost of all Government Development Project(s).
7. Pursuant to Article 3, Section 3.8.4.1:
a. At Thoroughfare intersections with Building Setbacks, Visibility Triangles shall be
maintained to include an area bounded by the first twenty-five (25) feet along the
intersecting edges of the right-of-way (or Base Building Line) projected where
rounded, and a line running across the Lot and connecting the ends of such twenty-
five -foot lines. See Article 4, Table 8 of the Miami21 Code. Addition of the required 25
thoroughfare intersection visibility triangles to the site plan and assurance that there
are no visual obstructions between a height of 2 and 10 within the visibility triangle(s)
is subject to Public Works review as part of the City of Miami building permit process.
b. At intersections of driveways with Thoroughfares with Building Setbacks, Visibility
Triangles shall be maintained to include an area bounded by the first ten (10) feet
along the intersecting edges of the Base Building Line and the driveway, projected
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 22
where rounded, and a line running across any intervening right-of-way and the Lot and
connecting the ends of such ten -foot lines. See Article 4, Table 8. Addition of the
required 10 driveway intersection visibility triangles to the site plan and assurance that
there are no visual obstructions between a height of 2 and 10 within the visibility
triangle(s), Refer to Article 4 table 8 illustrations g for location. Visibility triangles are
located perpendicular to the intersection of the BBL and Driveway width. This is subject
to Public Works review as part of the City of Miami building permit process.
8. At the time of building permit, revise Sheet A-1.1.1 to update the Zoning Data Table to
reflect the required side setbacks for the T3 area in accordance with NCD overlay
regulations, as the project is located within an overlay district. Refer to Appendix A, Section
3.6.h.1.a.(2).
9. The Applicant is required to comply with the 300' hydrant distancing and spacing
requirement. The fire department connection(s) must be no more than 100' away from
their associated fire hydrants.
10. Any non -substantial modification to the approved plans as a result or consequence of the
Applicant's compliance with other departments and/or agencies and/or codes, shall
require a new review for approval confirmation from the Planning Director in accordance
with Article 7 of the Miami 21 Code.
11. Pursuant to Miami 21 Code, Section 7.1.2.6(e) "an Exception shall be valid for a period of
three (3) years during which a building permit or Certificate of Use must be obtained. This
excludes a demolition or landscape permit. A one-time extension, for a period not to
exceed an additional year, may be obtained if approved by the Planning Director."
12. Failure to comply with the conditions herein may result in the immediate revocation of this
Exception and shall be subject to any fines and penalties pursuant to City Code.
13. The City reserves the right to inspect the site to ensure compliance with conditions as
listed.
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 23
�DocuSigned by:
avu� SInbw
7- 1; 1.484& A848i6...
David Snow
Planning Director
1—DocuSigned by:
11-4"11-870 2C-81B ..
Graham Jones
Assistant Director
DocuSigned by:
Efren Nunez
Senior Planning Project Manager
NOTICE
The Final Decision of the Planning Director, or his/her designee, may be appealed to the
Planning, Zoning and Appeals Board by any aggrieved party within fifteen (15) days of the
date of the posting of the decision on the City's website. The filing of an appeal, and
payment of appropriate fee, may be submitted online at
https://www.miamigov.com/Services/Solve-a-Problem/Appeal-a-Warrant-or-a-Waiver.
Final Decision (PZ-25-20237: 3500 & 3498 Main Highway) — Page 24
AERIAL
EPLAN ID: PZ-25-20237
EXCEPTION
ADDRESS(ES): 3498, 3500 MAIN HWY
0 125 250
500 Feet
1 1
FUTURE LAND USE MAP (EXISTING)
EPLAN ID: PZ-25-20237
EXCEPTION
ADDRESS(ES): 3498, 3500 MAIN HWY
0 125 250
500 Feet
I 1
FLORIDAAV
J
Medium
Density4Multifamily TH- AS AV
Residential ��
Medium De s`i y:
Restricted
Commercial
Public Parks
Recreation
I I 1
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Z
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1-
1-
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0
- WILLIAM AV
Low Density
Restricted
Corinmerc al
CHARLES AV
GRAND AV
Restricted
Co
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Major Inst, Public
Facilities,
Transp7And
FRANKLIN AV
Single Family
.Residential
ercial
i
Conservation
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, 0
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ON_ ,e7,:f
MIAMI 21 ATLAS (EXISTING)
EPLAN ID: PZ-25-20237
EXCEPTION
ADDRESS(ES): 3498, 3500 MAIN HWY
0 125 250
500 Feet