HomeMy WebLinkAboutSubmittal at PZAB Mtg (5.6.2026)=c� �'1c9?
COUNTY ATTORNEY
MIAMI-DADE COUNTY, FLORIDA
Stephen P. Clark Center
111 NW 1st Street, Suite 2810
Miami, FL 33128
Phone: 305-375-5151
Fax: 305-375-5611
September 18, 2025
Via Email
David Snow, Planning Department Director
City of Miami Planning Department
Miami Riverside Center
444 SW 2nd Avenue, 3rd Floor
Miami, Florida 33130--1910
RE: Miami -Dade County's November 2018 PZAB Approval for the Coconut
Grove Playhouse Project; Request for Tolling and Extension
We write regarding the current validity of the PZAB's 2018 approval of the County's application
for an exception and associated waivers for the Coconut Grove Playhouse project. The approval
was issued on November 7, 2018 pursuant to PZAB Resolution No. PZAB-R-18-059 (hereinafter,
the "PZAB Resolution" or "Resolution"), See attached. A letter on this topic was first submitted
to the City Attorney's Office in July 2022. This letter serves as a renewed request.
At the time of the PZAB's approval, section 7.1.2.6 e. of Miami 21 provided that an exception is
valid for two years and that "[a] one (1) time extension, for a period not to exceed an additional
year, may be obtained upon approval by the Planning Director."'
Although the PZAB approval was issued in 2018, both the face of the PZAB Resolution and existing
law on equitable tolling demonstrate that the intervening litigation between the City and County
over this project tolled the expiration of those approvals. In addition, the County's PZAB approval
is subject to statutory tolling and extension, pursuant to section 252.363, Florida Statutes, due
to declared states of emergency for Hurricanes Ian and Milton. As explained below, when taken
together, this equitable and statutory tolling and extension means that the PZAB approval
remains valid.
1 More recentiy, section 7.1.2.6 e. of Miami 21 was amended to provide that "[a]n Exception shall be valid for a
period of three (3) years," and "[a]II Exceptions that are unexpired as of December 1, 2024 and for which a one --year
extension as previously provided in this paragraph were not already obtained are deemed extended by ono(1) year."
1
Under this type of unique circumstance, courts have recognized equitable tolling of land use
approvals. See 4 Rathkopf's The Law of Zoning and Planning § 70:15 (4th ed.) ("Where a
municipality, by action or inaction, prevents, interrupts, or interferes with a permittee's efforts
to continue work to completion, the time period is tolled."); R. Fuller, Land Use Law and Practice
(1993) § 24.10 at 453 ("[A]n appeal from the granting of an issuance or permit is a defense to the
fact that the successful applicant did not use the permit or variance within the time period
otherwise provided by law.").
For example, in Fromer v. Two Hundred Post Associates, 631 A.2d 347 (Conn. Ct. App. 1993), a
developer's wetlands permit was conditioned upon the developer obtaining a zoning permit and
commencing significant activity within one year of issuance of the permit. Thereafter, lengthy
litigation ensued, which prevented compliance within that timeframe, but the plaintiff
nevertheless claimed that the permit had expired. Id. at 350. Rejecting that contention, the court
found that the "defendants have been involved with the present application for an inland
wetlands permit [for 6 years] because of the appeals brought by a single plaintiff," who
challenged every phase of the process, including both zoning and coastal area management site
plan approvals. Id. Under such circumstances, the court held "that, on the facts of this case, in
which a valid permit was issued to conduct a regulated activity within a specified time period and
appeals from the granting of the necessary permits to conduct that activity were not resolved
within the time period during which the activity was required to begin, that time period is tolled
until all litigation is completed." Id. at 349. The court's reasoning is particularly apt here:
[T]he defendant[s] complied with all the applicable regulations in obtaining their
permits, and ... [t]he defendant[s] prevailed both before the regulating agencies
and in the courts. Yet, six years later, the plaintiff is before this court arguing that
because of the passage of time the inland wetlands permit has expired. The
regulatory process is not designed to be a spider's web, snaring one who follows
all the regulations and statutes, obtains all the necessary permits, and successfully
defends a series of appeals, but then loses his right to proceed because the
passage of time has caused the permits to expire.
Id. at 353. This decision, which applied equitable tolling to prevent the expiration of a land use
approval, is in line with numerous other courts that haveaddressed similar circumstances. See
e.g., Nat'l Waste Managers, Inc. v. Anne Arundel Cnty., 763 A.2d 264, 279-80 (Md, Ct. Spec. App.
2000) (absent equitable tolling, "we would render hollow [applicant's] many legal victories
merely because, during the time it took [applicant] to achieve those victories, the special
exception expired"); Darst v. Blairstown Tp. Zoning Bd. of Adjustment, 982 A.2d 27, 41 (N.J. Sup.
Ct. App. 2009) (pendency of litigation regarding conditions placed on site plan approval equitably
tolled two-year period that property owners had to implement site plan); Preseault v. Wheel, 315
A.2d 244, 247, 254-55 (Vt. 1974) ("[W]here a valid permit is issued for a specified period, and
where actual construction is delayed by litigation, involving parties who have standing to oppose
construction, past that time, a permittee otherwise proceeding in good faith is entitled to
reissuance of that permit, even where the zoning was meanwhile changed so that the project is
3
defendant's conduct in opposing the granting of the plaintiff's coastal site plan applications, and
its subsequent actions in challenging the validity and enforceability of the parking easement that
is an integral part of those applications, that has caused the lapse of time that the defendant now
claims has resulted in the expiration of those approvals."); Preseault, 315 A.2d at 248 ("[T]o hold
that a developer, proceeding as expeditiously as possible, must be denied reissuance of the
permit he first applied for and received solely because his application for a second essential
permit resulted in litigation of more than a year's duration would go beyond the desired and
worthwhile goal of controlling development.... This result would contravene our announced
policy that a good faith developer should be able to proceed with assurance.").
For each of the reasons above and under the unique circumstances of this case, the City should
conclude that any time limitation applicable to the County's exception and waivers was tolled for
the period of the litigation. And with such tolling recognized, rather than expiring two years after
issuance on November 7, 2020, the validity of the PZAB approval was extended until November
28, 2023, with the optional one-year extension still available under the then -existing version of
section 7.1.2.6 e. of Miami 21.5
Emergency Tolling and Extension Pursuant to Section 252.363, Florida Statutes
In addition to litigation tolling, the County is entitled to statutory tolling due to the declared state
of emergency associated with Hurricanes fan and Milton. As provided in section 252.363, Florida
Statutes, the Florida Governor's declaration of a state of emergency tolls the period remaining
to exercise the rights under a permit or other authorization for the duration of the emergency
declaration, plus extends the period an additional 24 months or, in the case of multiple states of
emergency, up to an additional 48 months. In accordance with the statute, the holder of the
permit or other authorization must notify the issuing authority in writing of the intent to exercise
the tolling and extension authorized by the statute within 90 days after the termination of the
applicable emergency declaration. By this letter, the County provides written notice of its intent
to exercise the tolling and extension of the PZAB approval under section 252.363, Florida
Statutes.
On September 23, 2022, the Florida Governor issued Executive Order 22-218, declaring a state
of emergency for several counties, including Miami -Dade County, due to the dangers presented
by then Tropical Depression Nine, which later became Hurricane Ian. On September 24, 2022,
the Governor issued Executive Order 22-219, which amended the aforementioned executive
order to declare a state of emergency for the entire State of Florida. These executive orders
provided that the state of emergency would expire in 60 days, unless extended. Subsequently,
due to the scope and scale of severe damage occasioned by Hurricane Ian, the Governor has
The calculation is as follows: The PZAB approval was issued on November 7, 2018 and valid for two years per the
then -existing version of section 7.1.2.6 e. of Miami 21; thus, it was valid until November 7, 2020. The certificate of
appropriateness litigation period spanned from May 17, 2019, when the City Mayor improperly vetoed the City
Commission's approval, until the Third District's decision became final on June 6, 2022; this amounted to 1,116 days.
When 1116 days are added to the original expiry date of November 7, 2020, the validity of the PZAB approval is
tolled until November 28, 2023.
5
approval remains valid until December 3, 2030. Further, because section 7.1.2.6 e. of Miami 21
was recently amended to provide that "[a]II Exceptions that are unexpired as of December 1,
2024 and for which a one-year extension as previously provided in this paragraph were not
already obtained are deemed extended by one (1) year," the County is entitled to an additional
year for its PZAB approval, meaning that such approval should be deemed valid until December
3, 2031.
Thank you for your consideration of this matter, and we look forward to the City's response.
Sincerely,
s/ canzea. c c[GUam `haitllej,
James Edwin Kirtley, Jr.
Miguel Gonzalez
Luis Reyes
Assistant County Attorneys
Miami -Dade County Attorney's Office
cc: Amber L. Ketterer, Assistant City Attorney
AKetterer@miamigov.com
7
6/17/2019 PZAB-R-18-059 A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD, WITH ATTACHMENT(S), APPROVIN...
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Miami
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PZAB Resolution
PZAB-R-18-059
A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD, WITH
ATTACHMENT(S), APPROVING WITH CONDITIONS AN EXCEPTION UNDER ARTICLE 5,
SECTION 5.7.2.4 AND ARTICLE 7, SECTION 7.1.2,6 AND ASSOCIATED WAIVERS
PURSUANT TO ARTICLE 5, SECTION 5.7.2.4(D) OF ORDINANCE 13114, THE ZONING
ORDINANCE OF THE CITY OF MIAMI, FLORIDA, AS AMENDED, TO ALLOW FOR THE
RESTORATION, EXPANSION, AND MASTER PLANNING OF THE LOCALLY DESIGNATED
HISTORIC COCONUT GROVE PLAYHOUSE, ZONED CIVIC INSTITUTIONAL, LOCATED AT
APPROXIMATELY 3500 AND 3498 MAIN HIGHWAY, MIAMI, FLORIDA, MORE
PARTICULARLY DESCRIBED IN EXHIBIT "A"; MAKING FINDINGS; CONTAINING A
SEVERABILITY CLAUSE; AND PROVIDING FOR AN EFFECTIVE DATE.
Information
Department: Planning, Zoning and Sponsors:
Appeals Board
Category: PZAB Exception
Attachments
Agenda Summary and Legislation
5041 EXHIBIT A
5041 STAFF ANALYSIS
5041 APPLICATION
Body/Legislation
WHEREAS, Miami -Dade County, (the "Applicant") operates the properties generally located at 3500 and
3498 Main Highway ("Property"), which is zoned Civic Institution ("CI"); and
WHEREAS, the Applicant requested an Exception pursuant to Article 5, Section 5.7.2.4 and Article 7,
Section 7.1.2.6 and associated Waivers pursuant to Article 5, Section 5.7.2.4(d) of Ordinance 13114, the
Zoning Ordinance of the City of Miami, as amended ("Miami 21 Code"), for the restoration, expansion, and
master planning of the locally designated historic Coconut Grove Playhouse on the Property that will serve the
neighborhood as a Cultural Facility; and
WHEREAS, Article 5, Section 5.7.2.4, indicates that Civic Institution Development shall be permitted by
process of Exception and shall conform to certain regulations enumerated in that Section; and
WHEREAS, Article 5, Section 5.7.2.4(d) indicates that adjustments to Building Disposition
Requirements, with the exception of Setbacks, shall be allowed by process of Waiver; and
WHEREAS, the Applicant proposed the redevelopment and partial restoration of the Coconut Grove
Playhouse, incorporating a new 300 seat theater, a four (4) story parking garage with 303 parking spaces and
associated food and beverage, retail and office uses; and
WHEREAS, as part of the development proposed on the site, several subordinate Waivers are required,
which are as follows:
Waiver Permit, pursuant to Article 5, Section 5.7.2.4(d), to allow an increase in the maximum lot
coverage from fifty percent (50%) to sixty-four percent (64%); and
Waiver Permit pursuant to Article 5, Section 5.7.2.4(d), to allow a reduction of the minimum green
space from thirty percent (30%) to fourteen 8/10 percent (14.8%); and
Waiver Permit pursuant to Article 5, Section 5.7.2.4(d), to allow an increase in the maximum driveway
width from ten (10) feet to thirty (30) feet; and
miamifl.igm2.com/Citizens/Detail_LegiFile.aspx?ID=5041 &highlightTerms=5041;
1/5
6/17/2019 PZAB-R-18-059 A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD, WITH ATTACHMENT(S), APPROVIN...
WHEREAS, the subject Property is designated Major Public Facilities, which 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; and
WHEREAS, the subject Property site is home to the Coconut Grove Playhouse, originally constructed in
1926. The site is located along a major north, south commercial corridor (Main Highway), in the Coconut Grave
Commercial District. The .Applicant is seeking to restore portions of the original building, approximately 4,750
square feet, specifically the ornate south, southeast and eastern facades of the structure as further outlined in
the plans attached as Exhibit "E" entitled "Master Plan" incorporating a new 300 seat theater and additional
ancillary uses such as a parking garage and retail for the cultural facility; and
WHEREAS; the Applicant has requested four (4) Waivers that are specific to Article 5, Section
5,7,2.4(d); and
WHEREAS, the City Office of Zoning reviewed the requested Waivers and found said requests to be
consistent with the Intent of the Miami 21 Code as the development, as proposed with the associated Waivers,
would be in keeping with the context of the development pattern of the corridor in that the Property site is
situated along a major commercial corridor (Main Highway) in Coconut Grove and the abutting properties
Immediately to the North and South fronting Main Highway are zoned "T5," Urban Center Transect Zone; and
WHEREAS, On April 4, 2017, the HEPB of the City, pursuant to Resolution No. HEPB-17-023, approved
with conditions the preliminary Coconut Grove Playhouse Master Plan pursuant to Chapter 23 of the City Code
and the United States Secretary of Interior Standards, which is on appeal as described herein; and
WHEREAS, the Exception request was reviewed by the City Planning Department; and
WHEREAS, the City Planning Department found the following:
1) The plans and cultural use, as proposed, are consistent with the Miami Comprehensive
Neighborhood Plan ("MCNP"), specifically Goal LU-2 and Policy LU-2.2.4, and the Miami 21 Code;
2) The Exception request is consistent with Article 5, Section 5.7.2.4 and Article 7, Section 7,1,2.6 of
the Miami 21 Code, with conditions;
3) The proposal promotes the intent of the CI Transect Zone by proposing the restoration, alteration,
expansion and master planning of the locally designated historic Coconut Grove Playhouse that
cultivates the urban experience with active uses located along the Principal Frontage;
4) The proposed restoration, modification, expansion and master planning of the site is compatible with
the existing uses and structures in the vicinity;
5) The reactivation of the Coconut Grove Playhouse site as a cultural facility with ancillary uses will
benefit the area by continuing to provide a service to the community; and
6) The requested Exception and four (4) Waivers are consistent with the goals of the Miami 21 Code,
with conditions, as the requested use and proposed development are compatible with the
surrounding neighborhood; and
WHEREAS, as such, the City Planning Department recommended approval of the Applicant's request
for the Exception and associated Waivers with the following conditions:
1. The development shall be substantially in accordance with the plans as prepared by Arquitectonica
entitled "Coconut Grave Playhouse PZAB re -submittal 4.05.18" consisting of (99) sheets, dated
stamped received by the City of Miami Hearing Boards on April 19, 2018;
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, The Applicant shall comply with all applicable requirements pursuant to Chapter 23 of the City Code,
as amended, entitled "Historic Preservation";
4. The Applicant shall comply with ail applicable requirements pursuant to Chapter 24 of the Miami -
Dade County Code entitled "Environmental Protection";
5. The Applicant shall comply with Article 11 of the Miami 21 Code entitled "Art in Public Places";
6. The Applicant shall install a cluster of Dade County Stash Pine and native grasses along the
western edge of the subject site;
7. Approval of this Exception request is subject to the result of the pending appeal being favorable to
the Applicant. Should the pending appeal result in an outcome that contradicts this approval in any
way, this approval shall become null and void, This Resolution itself does not confer any vested
miamifl.igm2.com/Citizens/Detail_LegiFile.aspx?ID=5041 &highlightTerms=5041; 3/5
6/17/2019 PZAB-R-18-059 A RESOLUTION OF THE MIAMI PLANNING, ZONING AND APPEALS BOARD, WITH ATTACHMENT(S), APPRCVIN...
AYES: Charles Garavaglla, Andres Althabe, Adam 7 Gersten, Juvenal Plna, Melody Torrens, Manuel Vadillo, Aaron Zeigler,
Chris Collins
NAYS: Daniel Alexander Milan, Alex ❑ominguez, Anthony Parrish
ABSENT: Vacant Position
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miamifl.igm2.cam/Citizens/Detail_LegiFile.aspx?ID=5041 &highlightTerms=5041; 515
From: Soliman, Jihan <Jsolima ua miamigov.com>
Sent: Wednesday, August 24, 2022 2:06 PM
To: Kirtley, Eddie (CAO) <Eddie.KirtleyPmiamidade.gov>; Greco, John A.
<jagreco@miamigov.com>; Ketterer, Amber L. <AKettererc miamigov.com>
Cc: Kerbel, Dennis A. (CAO) <Dennis.KerbeIc miamidade.gov>; Pernas, Anna
<APernas(t miamigov.com>
Subject: Re: Playhouse
EMAIL RECEIVED FROM EXTERNAL SOURCE
I have conferred with staff and they agreed.. June 7th it is.
I am looping in HEP officer so she is aware for processing permits information.
Sent via the Samsung Galaxy S22+ 5G, an AT&T 5G smartphone
Get Outlook for Android
From: Kirtley, Eddie (CAO) <Eddie.KirtleyCJmiamidade.gov>
Sent: Wednesday, August 24, 2022 1:58:54 PM
To: Soliman, Jihan <Jsol_imanl@miamigov.com>; Greco, John A.
<jagreco(miamigov.com>; Ketterer, Amber L. <AKettererPmiamigov.com>
Cc: Kerbel, Dennis A. (CAO) <Dennis.Kerbel@miamidade.gov>
Subject: RE: Playhouse
CAUTION: This is an email from an external source. Do not click links or open
attachments unless you recognize the sender and know the content is safe.
Good afternoon — Following up on my email below. We look forward to hearing back
from you.
Thank you,
EDDIE KIRTLEY
Assistant County Attorney
Miami -Dade County Attorney's Office
111 NW First Street, 28th Floor
Miami, Florida 33128
Direct: 305.375.2066
To: Kirtiey, Eddie (CAO) <Eddie.Kirtley@miamidade.gov>; Greco, John A.
<jagrecoC miamigov.com>; Ketterer, Amber L. <AKetterer@miamigov.com>
Cc: Kerbel, Dennis A. (CAO) <Dennis.KerbelPmiamidade.gov>
Subject: Re: Playhouse
EMAIL RECEIVED FROM EXTERNAL SOURCE
We had calculated and advised June 4. That is what HEP Officer has and was agreed to
by County on our call when we discussed.
Sent via the Samsung Galaxy S22+ 5G, an AT&T 5G smartphone
Get Outlook for Android
From: Kirtley, Eddie (CAO) <Eddie.KirtleyPmiamidade.gov>
Sent: Wednesday, August 17, 2022 12:59:07 PM
To: Greco, John A. <jagrecoCimiamigov.com>; Ketterer, Amber L.
<AKetterer( miamigov.com,>; Soliman, Jihan <JsolimanPmiamigov.com>
Cc: Kerbel, Dennis A. (CAO) <Dennis.Kerbelc Jmiarnidade.gov>
Subject: RE: Playhouse
CAUTION: This is an email from an external source. Do not click links or open
attachments unless you recognize the sender and know the content is safe.
Good afternoon Amber & Gigi — If you could please confirm the date from which the
historic preservation certificate of appropriateness begins to run, so that we may
monitor our timing, that would be greatly appreciated.
John —Thanks again for the call yesterday.
Best to all,
EDDIE KIRTLEY
Assistant County Attorney
Miami -Dade County Attorney's Office
111 NW First Street, 28th Floor
Miami, Florida 33128
Direct: 305.375.2066
From: Greco, John A. <jagreco(miamigov.com>
Sent: Tuesday, August 16, 2022 4:27 PM
To: Ketterer, Amber L. <AKettererPmiamigov.com>; Soliman, Jihan
<JsolimanCDmiamigov.com>
Cc: Kirtley, Eddie (CAO) <Eddie.Kirtley@miamidade.gov>
Subject: Playhouse
NOTICE
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05114/24
City of Miami
Planning Department
Miami Riverside Center
444 SW 2 Avenue, 3rd Floor
Miami, 33130
Phone: (305) 416-1400
Email: plannindamiamigov.cam
PERMIT EXTENSION —AUTHORIZATION FORM
Request No: SE-2023.16
A NON-REFUNDABLE STANDARD CITY OF MIAMI PERMIT EXTENSION PROCESSING
FEE OF $295.00 VIA DECLARED STATE OF EMERGENCY INVOKED BY THE APPLICANT
TOLLING AND EXTENSION OF PERMITS AND OTHER AUTHORIZATIONS
Chapter 252.363, Florida Statute - the declaration of a state of emergency issued by the Governor for a
natural emergency tolls the period remaining to exercise the rights under a permit or other authorization
for the duration of the emergency declaration. Further, the emergency declaration extends the period
remaining to exercise the rights under a permit or other authorization for 24 months in addition to the
tolled period. The extended period to exercise the rights under a permit or other authorization may not
exceed 48 months in total in the event of multiple natural emergencies in addition to the tolled period
regarding permits listed under the Miami 21 Zoning Code, Article 7, Section 7.1 and issued by the City of
Miami's Planning Department, Historic and Environmental Preservation Division.
PROJECT NAME AND PERMIT INFORMATION
• Project Name (if applicable): Coconut Grove Playhouse.
• Project Address (es): 3500 Main Hwy.
• Name of the Permit Holder of the Development Order:
• Permit Number end Type: HEPB-R-19-019 (PZ-18-419).
• Permit Expiration Date (previous, approved date): 06/07/24.
STATE OF EMERGENCY AND TOLLING DURATION CALCULATION
• State of Emergency Executive Order No. 22-218 (H. Ian), 22-268, 23-21, 23-60, 23-104, 23-139,
23-176, 23-214, 24-02, 24-36; 22-253 (H. Nicole), 23-02, 23-48, 23-87, 23-133, 23-170, 23-211,
23-243, 24-32.
• Start of State of Emergency: September 23, 2022.
• Duration of State of Emergency (days): 587 days + 48 months.
• New Permit Expiration Date (previous, approved date + duration of state of emergency + 48
months = January 14, 2030*
PERMIT TYPES:
Class II Special Permit ❑ Warrant ❑ Exception ❑ Vacation Closure ❑
Variance ❑ Major Use Special Permit ❑ Special Area Plan ❑ COA/Special COA
Version 2.0 — 6/22/2020 PERMIT EXTENSION — Permit Type: SCOA — HEPB-R-19-019 1 of 2
NOTICE
mv
addreexa aixnended zed Ile Hawk Delp Eddalnes
ate Clyal
\ PZ-18-419
05/14/24
APPLICANT NAME AND CONTACT INFO
• Applicant's Name: Miami -Dade County / James Edwin Kirtley
• Applicant Mailing Address: 111 NW First Street, 28 Floor, Miami, FL 33128
• Applicant Phone number: 305.375.2066
• Applicant Email Address: eddie.kirtley@miamidade.gov
Plarining DepartFnent Signature
Kc nneth Kalmis, Preservation Officer
S/ Y/2 y
Date
*CHRONOLOGY OF PREVIOUSLY APPROVED EXTENSION(S):
State of Florida - Office of the Governor - Emergency
Name:
Executive
Order
Count
Start Date
End Date
Difference
Administrative Extension
N/A
06/07/2023
06/07/2024
XX
Permit expiration date
06/07/2024
Total Tolling Days from xxxx
--
--
--
--
--
48 months max due to multiple natural emergencies
--
--
--
--
—
New Permit Expiration Date (old date+ duration of state
of emergency + 48 months)
--
--
--
--
--
PLEASE NOTE:
The permit extension does NOT apply to a permit or other authorization located outside the geographic
area for which the declaration of a state of emergency applies; to a permit or other authorization held by
an owner or operator determined to be in significant noncompliance with the conditions of the permit or
authorization as established through the issuance of a warning letter or notice of violation, the initiation
of formal enforcement, or other equivalent action by the authorizing agency; or a permit or other
authorization, if granted an extension that would delay or prevent compliance with a court order.
Permits extended under this section shall continue to be governed by the rules in effect at the time the
permit was issued, except if it is demonstrated that the rules in effect at the time the permit was issued
would create an immediate threat to public safety or health. This provision applies to any modification of
the plans, terms, and conditions of the permit which lessens the environmental impact.
This section does not impair the authority of the City to require the owner of a property that has notified
the City of their intent to receive the extension of time to maintain and secure the property in a safe and
sanitary condition in compliance with applicable laws and ordinances.
Version 2.0 — 6/22/2020 PERMIT EXTENSION — Permit Type: SCOA - HEPB-R-19-019 2 of 2
( GAL -Le. v 1tu
C vd �► o
HEPB HAS PRIMARY RESPONSIBILTY FOR ZONING FOR HISTORIC PROPERTIES
Submitted by: Anthony Parrish (Italics and numbering from MuniCode. Parentheses and BOLD
added for brevity and emphasis.)
TO: PZAB at
5, 2026 PZAB Public Hearing
There is an overlap of jurisdictions between HEPB and PZAB. While developments in CI
zoning district are subject to Miami 21, the following clearly shows that Chapter 62 (Planning
and Zoning) of Miami Muni -Code, intends for the redevelopment of the historic designated
Coconut Grove Playhouse to be primarily within the purview of HEPB and NOT PZAB
CHAPTER 23: HISTORIC PRESERVATION
Sec. 23-1. - Intent and purpose.
(b) The purpose of this chapter is to:
(2) Provide a mechanism whereby the HEPB may, in the interest
of historic preservation, waive certain zoning requirements
for those existing structures deemed individually significant,
or "contributing" within a designated historic district, or a
thematically -related historic resource within a multiple
property designation.
(8) Assure that alterations and new construction within
designated historic sites, historic districts, multiple
property designations, and archaeological zones are compatible
with the .ro.ert 's historic character.
Sec. 23-6.1. - Waivers, exceptions and exclusions for locally designated
historic resources. (HEPB)
In an effort to promote and encourage the preservation and
adaptive reuse of locally designated resources, so designated
pursuant to the provisions of section 23-4, the HEPB may
grunt a certain exception to a use permitted in specific
zoning designations, or an exclusion to allow a cultural
facility as an allowable use in medium and high density
multifamily (general urban) zones, and/or may grant certain
waivers to the zoning code provided that it will result in the
preservation of a locally designated property.
Historic preservation waivers. The board may authorize certain
waivers to the requirements of the underlying zoning district,
to the extent indicated herein.
(1 ) Waivers concerning designated historic resources.
1
a. Any building that is individually locally designated or is
classified as a contributing building within a local historic
district or is classified as a thematically -related historic
resource within a multiple property designation, as identified
in the designation report, shall be permitted to be repaired,
restored, structurally altered, or reconstructed,
notwithstanding any conflicts with provisions of the
underlying zoning district requirements, However, the board
shall not have the authority to grant any waivers of density,
Intensity and building height requirements.
(2) Waivers concerning additions. Waivers for additions to
existing buildings may also be authorized by the board when
necessary to assure the preservation of historic resources and
historic districts, subject to the limitations described
in section 23-6.1.
(3) Historic preservation exceptions. Unless otherwise
authorized by Article 4, Table 3, of the Miami 21 Code, the
board may authorize certain exceptions to the.requirements of
the underlying zoning to the extent indicated herein. Bed and
breakfast uses complying with applicable codes may be
permissible as an exception in low, medium and high density
multifamily residential (general urban, urban center and
urban core) zones. Additional allowable uses which include
professional offices, and museums will be classified as
exceptions and may be allowed except in T3 transect zones.
Additional allowable uses which include restaurants and
private clubs, as they are respectively defined in section 4-
2 of the City Code, will also be classified as exceptions and
may be allowed except in T3 and T4 transect zones. Such uses
shall be permissible only within existing structures that are
individually designated o_r contributing resources within a
designated historic district or thematically -related historic
resources within a multiple property designation as
identified in the designation report prepared pursuant
to chapter 23; and shall not be permissible in any case where
the structure(s) of principal historic significance has (have)
been destroyed or damaged beyond repair, unless such
structure(s) is (are) reconstructed in accordance with a
certificate of appropriateness approved by the board pursuant
to the provisions of chapter 23. Any use authorized pursuant
to this section shall comply with all regulations applicable
to the same or similar use in the most restrictive zoning
designation permitting such use; to the extent such
regulations have not been modified pursuant to this section.
(4) Procedures for granting exceptions, waivers and
exclusions. An application for a special certificate of
appropriateness shall be submitted pursuant to the provisions
of section 23-8. In addition, the application shall contain a
written statement justifying the requested exception, or
2
waiver or exclusion and provide evidence that the exception,
or waiver or exclusion is necessary to assure the continued
preservation of the designated historic structure.
(5) Notice and hearings, generally. The board shall notice the
public hearing at which the waiver, and/or exception or
exclusion is requested, following the same procedures as is
required for a special certificate of appropriateness.
(6) Decision of the board, The board shall make findings based
upon the standards set forth in section 23-6.2, as amended,
and shall take one of the following actions:
a. Issue the special certificate of appropriateness for the
waiver proposed by the applicant;
b. Issue the special certificate of appropriateness with
specific modifications and conditions; or
c. Deny the special certificate of appropriateness.
(7) Standards. In addition to the guidelines and standards
for issuing certificates of appropriateness as set forth
in section 23-6.2, as amended, the board shall determine that
the following standards have been met before reaching a
decision to grant a special certificate of appropriateness:
a. The exception, or waiver or exclusion shall be the minimum
necessary to assure the continued preservation of the historic
structure; and
b. The exception, or waiver or exclusion shall be in harmony
with the general intent and purpose of this chapter.
(8) Conditions and safeguards. In granting any exception, or
waiver or exclusion, the board may prescribe appropriate
conditions and safeguards necessary to protect and further the
interest of the area and abutting properties, including, but
not limited to, landscape materials, wails, and fences as
required buffering; modifications of the orientation of any
openings; modification of site arrangements; and control of
manner or hours of operation.
(9) Requirements for substantial rehabilitation. As a
condition of granting an exception, or waiver or exclusion, as
determined by the board at the time of granting the special
certificate of appropriateness, the board may require that the
structure(s) for which the exception or waiver is (are)
requested be substantially rehabilitated in accordance with
the Florida Building Code, the National Fire Prevention Code,
the U.S. Secretary of the Interior's "Standards for
3
Rehabilitation," and any other applicable codes and
regulations.
Sec. 23-6.3. - Administration, enforcement, violations, and penalties.
(HEPB)
(b) Enforcement of maintenance and repair provisions. When the
board or preservation officer determines that any designated
property is endangered by lack of maintenance and repair, or
that any other property in visual proximity to a designated
property lacks maintenance and repair to such an extent as to
detract from the character of the designated property, the
board or officer may request appropriate officials or agencies
of the city to require correction of such deficiencies under
authority of applicable laws and regulations.
(g) Conflicts. Where there are conflicts between the
requirements of this chapter and provisions of the zoning
ordinance or other codes covering the same subject, the most
restrictive requirements shall apply.
(h) Application equally to private parties and public
bodies. The provisions of this chapter shall apply equally to
plans, projects, or work executed or assisted by any private
party, governmental body or agency, department, authority, or
board of the city, county, or state,
CHAPTER 62: PLANNING AND ZONING
Sec. 62-28. - Functions, powers and duties, generally. (HEPB)
In addition to such other powers, duties, and authority as
may be set forth elsewhere in this Code and in the zoning
ordinance, the board is hereby authorized to:
(3) Serve as a quasijudicial instrument to approve or deny
certificates of appropriateness pursuant to chapter 23 of the
City Code and article 7 of the zoning ordinance.
Sec. 23-2. - Definitions. (this is an insert
from Ch. 23)
Certificate of appropriateness. A written document, issued
pursuant to this article, permitting specified alterations,
demolitions, or other work; or to allow certain waivers from
4
the criteria set forth in the zoning ordinance and this
chapter.
Sec. 62-31. - Preservation officer.
The city manager shall appoint a person from the planning and
zoning department to serve as preservation officer to assist
the board. The appointee shall be experienced and
knowledgeable in respect to architectural history, urban
design, local history, landscape materials, site planning,
and land use control regulations. In addition to such duties
as may be set forth in chapters 17 and 23 of the City Code
and article 7 of the zoning ordinance, the preservation
officer shall:
(7) Review and approve all final development plans for
historic sites, historic districts, archeological zones, and
environmental preservation districts for compliance with terms
and conditions of applicable certificates of appropriateness
or certificates of approval, prior to issuance of any building
permit.
Sec. 62-15. - Functions, powers and duties generally. (PZAB) (NOTE: Not
one reference to "historic" anywhere in the following)
(a) The planning, zoning and appeals board is an integral
part of the total process of planning for the future
development and growth of the city. -The board is to serve as
an instrument ofadvice and recommendation in all phases and
aspects of the comprehensive planning program authorized
by Section 38 of the City Charter. With the assistance of the
planning and zoning department, the functions, duties and
powers of the planning, zoning and appeals board in the
city's continuous comprehensive planning program shall be, in
general:
(1) To acquire and maintain such information and materials as
are necessary to an understanding of past trends, present
conditions and forces at work to cause changes in these
conditions. Such information and material may include, but is
not to he limited to, maps and photographs of manmade and
natural physical features of the city, statistics on past
trends and present conditions with respect to population,
property values, economic base, environmental factors, land
use and such other information as is important or likely to
be important in determining the amount, direction and kind of
5
development and growth to be expected and planned for the
city in the future.
(2) To review and to recommend to the city commission for
adoption and from time to time recommend amendments and
revisions to comprehensive and coordinated general plans, or
portions thereof, for meeting present requirements and such
future requirements as may be foreseen.
(3) To establish principles and policies for guiding action
affecting future development in the city.
(4) To prepare and recommend to the city com-nisslon
ordinances, regulations and other proposals promoting orderly
development along the lines indicated as necessary and
desirable by the comprehensive planning program.
(5) To conduct such public hearings as may be required to
gather information and public reaction necessary for the
drafting, establishment, maintenance and recommendation to
the city commission for adoption of comprehensive plans or
portions thereof and to conduct such public hearings as may
be required on ordinances, codes and regulations related to
plans made and their implementation; and to establish public
committees or task forces when deemed necessary for the
purpose of collecting and compiling information necessary to
the planning program; or for the purpose of prornoting.and
implementing the accomplishment of comprehensive plans in
whole or in part.
(6) To make or cause to be made any necessary special studies
on the location, adequacyand conditions.of specific
facilities ih the city. These may Include, but are not'
Limited to, studies on housing,. commercial and jndustriat
conditions and public facilities, recreation, public aid
private utilities, conservation of natural resources, roads
and traffic, transportation, parking and' the like.
(7) When duly authorized by ordlnance, to determine whether
speclfic proposed developments conform to the principles and
requirements of the planning program.
(8) To serve as an instrument for informing the city
commission, other city departments and agencies and the
public of the continuing comprehensive planning program and
its,purposes and status.
(9) To perform such other duties In connection with the
comprehensive planning program as may lawfully be assigned to
- i t .
(10) To review and make recommendations to the city
commission on all developments of regional impact, in
accordance with F.S. It 380.06.
(11) To act as the local planning agency pursuant to F.S. It
163.3174 and serve as the local land development regulation
commisslon pursuant to F.S. y 163.3194(2).
(b) All city departments and employees shali,.under the
direction of city manager and upon request and within a
reasonable time, furnish tb the planning zoning departments
such available records or information as may be required in
the work. The planning, zoning and appeals board or
representatives of the planning and zoning department may, in
the performance of official duties, enter upon lands and make.
examinations or surveys in the same manner as other
authorized city agents or employees and shall have other
powers as are required for the performance of official
functions In carrying out the purposes and responsibilities
of the planning, zoning and appeals board and the
comprehensive planning program.
SUMMARY; The clear intent of Chapter 62 is for HEPB to have
jurisdiction over the redevelopment of historic designated
properties within'the City of Miami.
7
5/6/26, 4:13 PM'
I cr Or' `7
Petition ' Coconut Grove Playhouse - Miami, United States - Change.org
• P-c-A- s',N4
change.org Start a petition _
_
...
Donut Grove Playhouse Project Ili Aim. A.
IV .41 r 1
v ei
41.
r_e Sign petition
276
Verified signatures v
Fa Let's get to 500 signatures!
Petitions with 1,000+ supporters are 5x more likely to win!
Recent signers:
https://www.change.org/p/coconut-grove-playhouse f7
5/6/26, 4:13 PM Petition • Coconut Grove Playhouse - Miami, United States • Change.org
Grant Holly • 2 hours ago
Edward Martos • 6 hours ago Cynthia CrusanNoble • 7 hours ago
Decision Makers: Damian Pardo+7
The Issue
I am a resident of Miami -Dade County, and I support PZ- 25 20237, the Department of
Cultural Affairs' application to allow for the restoration, renovation, and expansion of the
historic Coconut Grove Playhouse at 3500 Main Highway, in Coconut Grove.
I understand that the proposed campus (a) will prominently feature a state of the art theater
(and related working spaces) to be operated by GableStage Inc., (b) will also feature
educational programs and activities under the auspices of GableStage and FIU, and (c) will
include a much needed parking garage and certain supporting commercial business
structures. My signature below reflects my enthusiastic support for this vital project and its
cultural and public amenities.
P Report a policy violation
0 Linda greenberg
Petition Starter
Media inquiries
1
0 people signed this week
? Sign petition
https://www.change.org/p/coconut-grove-playhouse 2/7
' Change.Org Petitioners Supporting PZ-25-20237 as of 05-06-2026
Name City State PostatCode Daum i[ Sigriec Q11
1 Linda greenberg United States 4/27/2026
2 Robyn Abrams Miami FL 33133 United States 4/27/2026
3 Caroline Smith Miami FL 33133 United States 4/27/2026
4 Marc Abrams Miami FL 33i33 United States 4/27/2026
5 Rosemarie Dias Miami FL 33133 United States 4/27/2026
6 Lauren Segelbaurn Miami FL 33133 United States 4/27/2026
7 Carlos tejera Miami FL 33133 United States 4/27/2026
8 Sabina Llsenko CORAL GABLES FL 33134 United States 4/27/2026
9 Susan Cassidy Miami CA 33133 United States 4/27/2026
10 Stacie Gray Miami FL 33137 United States 4/27/2026
11 Yarima Fernandez Upshaw Palm Beach FL 33480 United States 4/27/2026
12 Toddfriedman Miami FL 33133 United States 4/27/2026
13 Ian Holljes Miami FL 33142 United States 4/27/2026
14 Atejandra5mits Miami FL 33133 United States 4/27/2026
15 Hassan Karam! Miami FL 33143 United States 4/27/2026
16 Manju khosla Miami FL 33137 United States 4/27/2026
17 Dale Sindell Miami FL 33133 United States 4/27/2026
18 Ajayjain Miami FL 33133 United States 4/27/2026
19 ErickArevalo Miami FL 33133 United States 4/27/2026
20 Marta Sacasa Torres Key Biscayne FL 33149 United States 4/27/2026
21 Sara Mandel Miami FL 33133 United States 4/28/2026
22 Kiron Gajwani Miami FL 94110 United States 4/28/2026
23 Samantha Viski-Hanka Miami FL 33133 United States 4/28/2026
24 Erika Jagalla Key Biscayne FL 33149 United States 4/28/2026
25 Mauricio garcia-miro Key Biscayne FL 33149 United States 4/28/2026
26 Stanley Fine Miami FL 33133 United States 4/28/2026
27 Genna leroy Plantation FL 33317 United States 4/28/2026
28 Sherri Dachille Coconut Creek FL 33073 United States 4/28/2026
29 JoyBunson Miami Beach FL 33140 United States 4/28/2026
30 Paul Friedman Coral Gables FL 33156 United States 4/28/2026
31 Lynn Prigozen Miami FL 33133 United States 4/28/2026
32 Elliot Prigozen Miami FL 33133 United States 4/28/2026
33 Lance Armor HI United States 4/28/2026
34 Jon Inwood Brooklyn NY 11226 United States 4/28/2026
35 Grace Cachorra Kopp Miami FL 33196 United States 4/28/2026
36 Jose szapocznik Israel 4/28/2026
37 Rita Bhatia Miami FL 33133 United States 4/28/2026
38 MICHAEL GAVINS South Miami FL 33143 United States 4/28/2026
39 Montse Vlader Costello Miami FL 33173 United States 4/28/2026
40 Henrietta Schwarz Miami FL 33133 United States 4/28/2026
41 Vickie Danie€ Safety Harbor FL 34695 United States 4/28/2026
42 Janice Pruett Miami FL 33133 United States 4/28/2026
43 Janna Segien Boca Raton FL 33486 United States 4/28/2026
44 Robin Amouyal Miami FL 33133 United States 4/28/2026
45 Marian Griffiths Miami FL 33133 United States 4/28/2026
46 Catherine Crystal Miami FL 33133 United States 4/28/2026
47 Riccy mandet Miami FL 33133 United States 4/28/2026
48 Kim Hogan Miami FL 33133 United States 4/28/2026
49 Frieda Reynders Miami FL 33133 United States 4/28/2026
50 Laura Moriarty Miami FL 33133 United States 4/28/2026
51 RachelZorrilla Miami FL 33133 United5tates 4/28/2026
52 Kiva Schuler Miami FL 33133 United States 4/28/2026
53 8lancaArastegui Miami FL 33172 United States 4/28/2026
54 Cecile Scherer Ayacucho Peru 4/28/2026
Page 1 of 5
Change.Org Petitioners Supporting PZ-25-20237 as of 05-06-2026
55 Chris Ann Ernst Miami FL 33133 United States 4/28/2026
56 Debbi Gallen miami FL 33133 United States 4/28/2026
57 Carios Alamilla Coral Gables FL 33134 United States 4/28/2026
58 camillia wiley Miami FL 33136 United States 4/28/2026
59 Marla Prorok Miami FL 33133 United States 4/28/2026
60 Alicia Tellez Miami FL 33193 United States 4/28/2026
61. Harish prathapkumar Florida FL 33126 United States 4/28/2026
62 Elizabeth Lopez Royal Palm Beach FL 33411 United States 4/28/2026
63 IvonneArjona Miami Beach FL 33140 United States 4/28/2026
64 Samuel Lareu Miami 33125 United States 4/28/2026
65 Rosejoseph Aventura FL 33180 United States 4/28/2026
66 Nishad Ramasar Boca Raton FL 33428 United States 4/29/2026
67 darlene Boytell Miami FL 33133 United States 4/29/2026
68 Aniet Gonzalez Miami springs FL 33166 United States 4/29/2026
69 Sara Gharibi Miami FL 33176 United States 4/29/2026
70 Mabel Aguayo Miami FL 33183 United States 4/29/2026
71 Synithia Porter Miami FL 33170 United States 4/29/2026
72 Jen O'Elia West Palm Beach FL 33409 United States 4/29/2026
73 Chloe Morton West Point MS 39773 United States 4/29/2026
74 Silvia un Rios Fortin Coral Gables FL 33134 United States 4/29/2026
76 Heidi Berghuis Miami FL 33133 United States 4/29/2026
76 Richard Lampen United States 4/29/2026
77 Robyn Bay Edmonton T8C Canada 4/29/2026
78 Bonnie Blank Maisel Miami FL 33133 United States 4/29/2026
79 Lewis freeman Miami FL 33132 United States 4/29/2026
80 Susan Lampen Miami FL 33133 United States 4/29/2026
81 Stuart Maisel Miami FL 33133 United States 4/29/2026
82 larleneAlvarez Miami FL 33143 United States 4/29/2026
83 Marlah Stanley Lake Worth FL 33460 United States 4/29/2026
84 Susan pravda Hungary 4/29/2026
85 MartySegelbaum Miami FL 33133 United States 4/29/2026
86 Kate Patterson Miami FL 33133 United States 4/29/2026
87 Angeles Reyes lake worth FL 33461 United States 4/29/2025
88 Noreen brilliant Miami FL 33133 United States 4/29/2026
89 Allyn Garciga Miami FL 33126 United States 4/29/2026
90 Jade Davila Miami FL 33102 United States 4/29/2026
91 lleana de la Torre Miami FL 33133 United States 4/29/2026
92 Lucy Nunez Miami FL 33193 United States 4/30/2026
93 Rosalyn Stuzin Coral Gables FL 33134 United States 4/30/2026
94 Ascenzina Girardi Aventura FL 33180 United States 4/30/2026
95 Richard Toren Fort Lauderdale FL 33349 United States 4/30/2026
96 Jill gaffin Coral Gables FL 33133 United States 4/30/2026
97 Brian Schriner Miami FL 33186 United States 4/30/2026
98 Cuong Do Coral Gables FL 33156 United States 4/30/2026
99 Debra Brooke Miami Beach FL 33141 United States 4/30/2026
100 Leila khodabakhshi Miami FL 33143 United States 4/30/2026
101 Eugene Su€zberger Miami FL 33129 United States 4/30/2026
102 Fernandozorrilla Miami FL 33133 United States 4/30/2026
103 allison hackman Miami FL 33133 United States 4/30/2026
104 richardjacobs Miami FL 33184 United States 4/30/2026
105 George Haj Miami FL 33132 United States 4/30/2026
106 AlzilcWotf Miami FL 33165 United States 4/30/2026
107 ALERT IERA M€AMI FL 33138 United States 4/30/2026
1.08 Raselim Gallardo Miami FL 33186 United States 4/30/2026
109 Leonel Bravo Vlart Miami FL 33143 United States 4/30/2026
Page 2of5
° Change.0rg Petitioners Supporting PZ-25-20237 as of 05.06.2026
110 Monica Nakasone Miami FL 33156 United States 4/30/2026
111 Mize Kakis CaratGables FL 33133 United States 4/30/2026
112 Anna Cartwright United States 4/30/2026
113 Mozhgan Pakzad Fort Lauderdale FL 33326 United States 4/30/2026
114 Lindsay Roland Omaha NE 68135 United States 4/30/2026
115 Debra yu Miami FL 33133 United States 4/30/2026
116 Jamie Zazaw Delray Beach FL 33484 United States 4/30/2026
117 Caroline Miller Miami FL 33143 United States 4/30/2626
118 Derrick Botana United States 5/1/2026
119 Farren lanita Miami FL 33155 United States 5/1/2026
120 LoriRickles Coral Gables FL 33156 United States 5/1/2026
121 Llede DeValdivlelso Miami FL 33157 United States 5/1/2026
122 Suzl Rudd Cohen Miami Beach FL 33139 United States 5/1/2026
123 Monica belizan Miami FL 33133 United States 5/1/2026
124 Marg Haze Miami FL 33136 United States 5/1/2026
125 Christine Conners Fort Lauderdale FL 33308 United States 6/1/2026
126 Carmen Pedrosa Coral Gables FL 33134 United States 5/1/2026
127 Diego Stecchl Key Biscayne FL 33149 United States 5/1/2026
128 Kaitey Borrego Miami Beach FL 33140 United States 5/1/2026
129 Dory Feldmann Miami FL 33156 United States 5/1/2026
130 Elizabeth Battaglia Coral Gables FL 33158 United States 5/1/2026
131 Santiago Ponce Miami FL 33157 United States 5/1/2026
132 Laurie Yandal< Miami FL 33176 United States 5/1/2026
133 BabakGcodarzi Lake Worth FL 33467 United States 5/2/2026
134 lexi k mentor OH 44060 United States 5/2/2026
135 Shindya Martinez Miami FL 33157 United States 5/2/2026
136 Odalys Rivero Hialeah FL 33013 United States 5/2/2026
137 Fran Blum Miami FL 33133 United States 5/2/2026
138 Denise Glasser Coral Gables FL 33134 United States 5/2/2026
139 stantey schwartz Coral Gables FL 33134 United States 5/2/2026
140 Cary Blanco Cutler Bay FL 33157 United States 5/2/2026
141 Nedra oren Miami FL 33133 United States 5/2/2026
142 Susan caller Miami FL 33133 United States 5/2/2026
143 iinda sokolowicz Miami FL 33133 United States 5/2/2026
144 Margaret Kronenberg Miami FL 33125 United States 5/2/2026
145 Luis Foyo Key Biscayne FL 33149 United States 5/2/2026
146 Kate Stuzin South Miami FL 33143 United States 5/2/2026
147 Nancy Lipoff Miami FL 33133 United States 5/2/2026
148 James Rosenberg Miami FL 33133 United States 5/2/2026
149 Jorge Villa franca Miami FL 33125 United States 5/2/2026
150 Klaus jakob Miami FL 33133 United States 55/2/2026
151 Michele I(arsenti Miami FL 33133 United States 5/2/2026
152 Nikki Wolpe Coral Gables FL 33133 United States 5/2/2026
153 Dale Kulvin Coral Gables FL 33158 United States 5/2/2026
154 Michelte Robinson Miami FL 33133 United States 5/2/2026
155 Randy Brown Miami FL 33133 United States 5/2/2026
156 mary Reda Miami FL 33133 United States 6/2/2026
157 BonnieAibel Coral Gables FL 33133 United States 5/2/2026
158 Sarah Walling Castleton On Hudson NY 12033 United States 5/2/2026
159 Edward Markushewski Huntsville AL 35801 United States 5/2/2026
160 Helen Leuthner Lake Grove NY 11755 United States 5/2/2026
161 joseph ferraro new york NY 10305 United States 5/2/2026
162 EmilyTrifin Miami Beach FL 33139 United States 5/2/2026
163 Patricia Pepper Miami FL 33133 United States 5/2/2026
164 Amy Steinberg Wayne NJ 7470 United States 5/2/2026
Page 3of5
Change.Org Petitioners Supporting PZ-25-20237 as of 05-06-2026
165 Bile Gerhardt Hollywood FL 33020 United States 5/2/2026
166 Rhoda Levitt Coral Gables FL 33133 United States 5/2/2026
167 Rhoda Levitt Coral Gables FL 33133 United States 5/2/2026
168 Alexel Guren Miami Beach FL 33139 United States 5/2/2026
169 Paul Blackburn Elizabethtown KY 42701 United States 5/2/2026
170 Jasmyne Reynolds Holyoke MA 1040 United States 5/2/2026
171 John urbonas Plainfield IL 60586 United States 5/2/2026
172 MelindaKinnalyd Hot Springs National Park AR 71913 UnitedStates 5/2/2026
173 Shelby Hood Franklin TN 37064 United States 5/3/2026
174 Pamela M Holman Lake Station IN 46405-2022 United States 5/3/2026
175 Steve Gelkow Wheeling IL 60090 United States 5/3/2026
176 Don Bierman Miami FL 33133 United States 5/3/2026
177 John Lembo Corpus Christi TX 78416 United States 5/3/2026
178 Pamela Sauder Perris CA 92571 United States 5/3/2026
179 Rosemarie O'Hara Krum TX 76249 United States • 5/3/2026
180 Barbara Schwartz Key Biscayne FL 33149 United States 5/3/2026
181 alexandra alvarez Miami FL 33133 United States 5/3/2026
182 Yochi Gold Miami FL 33133 United States 5/3/2026
183 Samuel Krogh Miami FL 33186 United States 5/4/2026
184 AnthonyC FL 33175 United States 5/4/2026
185 Avremel Caroline Key Biscayne FL 33149 United States 5/4/2026
186 Fred Shapiro Miami Beach FL 33141 United States 5/4/2026
187 Sharon Studer Miami FL 33149 United States 5/4/2026
188 Frank DeValdivielso Jr Palmetto Bay FL 33157 United States 5/4/2026
189 Ziomahara Linares Miami FL 33165 United States 5/4/2026
190 Karen Klauseger Lemont IL 60439 United States 5/4/2026
191 Jeanine Smegat Brookln Park MN 55444 United States 5/4/2026
192 Elaine Katz Coral Gables FL 33133 United States 5/4/2026
193 Maria Claverie Miami FL 33174 United States 5/4/2026
194 Jeffrey Davis Miami FL 33139 United States 5/4/2026
195 Barbara Pereira Miami FL 33143 United States 5/4/2026
196 Marc Zemel Miami beach FL 33139 United States 5/4/2026
197 Janet Keifer Miami FL 33146 United States 5/4/2026
198 suesullivan northampton MA 1060 United States 5/4I2026
199 Jerry Mouse Martinez Estero FL 33929-0171 United States 5/4/2026
200 Ronald Collamore Lincoln NE 68502 United States 5/4/2026
201 Jenlfer Borovy Jupiter Florida FL 33458-5884 United States 5/4/2026
202 John egan Largo FL 33770 United States 5/4/2026
203 Barbara Tait Shorewood IL 60404 United States 5/4/2026
204 Elizabeth Melo Orlando FL 32824 United States 5/4/2026
205 Jorge Diaz Miami FL 33135 United States 5/4/2026
206 Sara Franco Miami FL 33128 United States 5/4/2026
207 Rosiris Paniagua Altadena 91001 United States 5/4/2026
208 Lizbeth Correa Miami FL 33132 United States 5/4/2026
209 Tem Narvios San Francisco CA 94134 United States 5/4/2026
210 Darcy Rubin Los Angeles CA 90027 United States 5/4/2026
211 Nathan Hernandez -Veto Miami FL 33157 United States 5/4/2026
212 Julie Martin Frederic 54837-8918 United States 5/4/2026
213 Dolores Mautoff Chicago IL 60656 United States 5/4/2026
214 Richard Battaglia Miami FL 33157 United States 5/4/2026
215 carriewest muncie IN 47303 United States 5/4/2026
216 Jeri Williams Taylors SC 29687 United States 5/4/2026
217 Sam MiffPhoenixville PA 19460 United S&dies 5/512026
218 Lourdes Luaces Miami FL 33143 United States 5/5/2026
219 Christopher Green Sarasota FL 34238 United States 5/5/2026
Page 4 of 5
Change.Org Petitioners Supporting PZ-25-20237 as of 05-06-2026
220 anton khoury Coral Gables FL 33156 United States 5/5/2026
221 Kathleen MOORMAN Miami FL 33155 United States 5/5/2026
222 Maria McDonald Palmetto Bay FL 33157 United States 5/5/2026
223 Christina Gill Miami FL 33157 United States 5/5/2026
224 Mary Anne Stephens Pembroke Pines FL 33029 United States 5/5/2026
225 Anne Helliwell Coral Gables FL 33143 United States 5/5/2026
226 William Gutierrez Fort Lauderdale FL 33316 United States 5/5/2026
227 Jackie Devaldivielso Palmetto Bay FL 33157 United States 5/5/2026
228 Benjamin Do Coral Gables FL 33156 United States 5/5/2026
229 Lori McLuskey Pinecrest FL 33156 United States 5/5/2026
230 Michelle Streit Palmetto Bay FL 33157 United States 5/5/2026
231 Nancy Egg[and Palmetto Bay FL 33157 United States 5/5/2026
232 Tamarah Blanco Miami FL 33176 United States 5/5/2026
233 Marty Cross Miami FL 33176 United States 5/5/2026
234 Parise Gold west bloomfield MI 48323 United States 5/6/2026
235 Randi Trazenfeid Pinecrest FL 33156 United States 5/5/2026
236 Suzanne Mullins Palmetto Bay FL 33157 United States 5/5/2026
237 Dale Shero Fernandina Beach, FL GA 32034 United States 5/5/2026
238 James Forero Boca Raton FL 33433 United States 5/5/2026
239 Amanda Torres Miami FL 33133 United States 5/5/2026
240 Melissa Menendez Princeton FL 33032 United States 5/6/2026
241 Schneider Jean Louis Coral Springs FL 33071 United States 5/5/2026
242 Maricarla Alvarez Miami FL 33012 United States 5/6/2026
243 Jany Borges y Miami FL 33177 United States 5/6/2025
244 YovanyAbreu Tampa FL 33165 United States 5/6/2026
245 Alejandro Diego Miami FL 33175 United States 5/6/2026
246 Zuleidy Garcia Miami 33174 United States 5/6/2026
247 Maydelis Romero Miami FL 33157 United States 5/6/2026
248 Cynthia CrusanNobte Palmetto Bay FL 33157 Unfted States 5/6/2026
249 Devon Campbell Miami FL 33181 United States 5/6/2026
250 Natalia Bercande Miami FL 33193 United States 5/6/2026
251 Roxana[opez Hialeah FL 33014 United States 5/6/2026
252 Edward Mertes Pinecrest FL 33156 United States 5/6/2026
253 JanetAlonso Hialeah FL 33015 United States 5/6/2026
254 Denis Gonzalez Miami FL 33185 United States 5/6/2026
255 Karla Carrillo Miami FL 33196 United States 5/6/2026
256 Chantelle Lee Miami FL 33135 United States 5/6/2026
257 Grettel Metauten Miami FL 33183 United States 5/6/2026
258 Desiree Chen Miami FL 33186 United States 5/6/2026
259 Ramon Perez del Sol Homestead FL 33032 United States 5/6/2026
260 Gianina Garcia Fort Lauderdale 33325 United States 5/6/2026
261 Jennifer Bonet Miami FL 33182 United States 5/6/2026
Page 5 of 5
Edward Martos
From: Edward Martos
Sent: Wednesday, May 6, 2026 4:40 PM
To: Zamora, Olga (OZamora@miamigov.com)
Cc: Steiner, Sevanne; Efren Nunez (efrennunez@miamigov.com); Marc Abrams; Mitchell
Bierman
Subject: PZ-25-20237 - Support for the Coconut Grove Playhouse
Attachments: Gables Stage - Petition • Coconut Grove Playhouse (as of 05-06-2026 at 1pm).pdf
Good afternoon,
I write on behalf of GablesStage, Inc. in support of PZ-25-20237, the first item on tonight's PZAB agenda.
Please at this email and the attached petition supporting the application. As you can see, in the course of
just 10 days, the petition has drawn 261 supporters.
I intend to also submit a hard copy into the record.
Sincerely,
EDWARD
MARTOS
PARTNER
v
SEROTA
2800 Ponce de Leon Blvd., Suite 1200 1 Coral Gables, FL 33134
(305) 854-0800 emartos@wsh-law.com Bio 1 wsh-law.00m I vC_ards
IF in f
THINK BEFORE YOU PRINT
This message, together with any attachments, is intended only for the addressee. It may contain information which is legally privileged,
confidential and exempt from disclosure. If you are not the intended recipient, you are hereby notified that any disclosure, copying,
distribution, use, or any action or reliance on this communication is strictly prohibited. If you have received this a -mail in error, please notify
the sender immediately by telephone or by return e-mail and delete the message, along with any attachments.
Pursuant to the Fair Debt Collection Practices Act, this communication is from a debt collector. Any information obtained will be used for
the purpose of collecting a debt.
DAVID J. WINKER, P.A.
4720 S Le Jeune Rd
Coral Gables, FL 33146
305 801 8700
dwinker(dwrlc. com
May 6, 2026
Via Email
Amber L. Ketterer, Assistant City Attorney, Supervisor
Division Chief, Land Use/Transactions Division
City of Miami
Office of the City Attorney
aketterer@miamigov.com
RE: May 6, 2026 PZAB Hearing Agenda Item #1 ID # 19077 (Coconut Grove Playhouse)
Dear Ms. Ketterer:
This law firm represents Preserve the West Grove, Inc., a nonprofit entity, and its members who are
residents in the West Grove that live within 500 feet of the Coconut Grove Playhouse ("Property
Owners"). See list of members attached as Exhibit A.
I write regarding the above -referenced quasi-judicial zoning matter scheduled for hearing on May 6,
2026 at 6:30pm. Because this proceeding is quasi-judicial in nature, it is subject to the due process
requirements articulated by the Florida courts, including but not limited to those recognized in Board of
County Commissioners of Brevard County v. Snyder 627 So. 2d 469 (Fla. 1993) and Jennings v. Dade
County, 589 So.2d 1337 (3rd DCA 1991).
To ensure a full and fair hearing, I respectfully request that the following procedural safeguards be
expressly recognized and implemented:
1. Ex Parte Communications Disclosure
I request that each Board Member disclose on the record any ex parte communications regarding this
application, including:
• The identity of the person communicating
• The substance of the communication
• Any documents received
1
2. Right to Cross -Examine Witnesses
I request the opportunity to fully cross-examine:
• City and County staff
▪ The applicant and the applicant's representatives
• All expert witnesses
• Any person offering factual testimony or,opinion evidence
Cross-examination is a fundamental component of procedural due process in quasi-judicial proceedings.
3. Advance Disclosure of Evidence
I request advance disclosure of:
• All staff reports (including revised reports)
• All exhibits the applicant intends to introduce
• All building plans that are the subject of this hearing
• All expert reports, studies, traffic analyses, environmental reports, or other supporting materials
• Any PowerPoint presentations or demonstrative exhibits
This disclosure should occur sufficiently in advance of the hearing to allow meaningful review and
preparation.
4. Opportunity to Present Evidence and Rebuttal
I request the right to:
• Present witnesses and documentary evidence
• Provide rebuttal evidence following presentation of the applicant's case
• Make legal argument
5. Sworn Testimony and Competent Substantial Evidence
All witnesses, including the Applicant and City and County staff and expert witnesses, should be placed
under oath. The Commission's decision must be based solely on competent substantial evidence
presented at the hearing.
6. Reasonable Time Allocation
I request reasonable and equal time to:
• Conduct cross-examination
• Present witnesses
2
2. Right to Cross -Examine Witnesses
I request the opportunity to fully cross-examine:
• City and County staff
• The applicant and the applicant's representatives
• All expert witnesses
• Any person offering factual testimony or opinion evidence
Cross-examination is a fundamental component of procedural due process in quasi-judicial proceedings.
3. Advance Disclosure of Evidence
I request advance disclosure of:
• All staff reports (including revised reports)
• All exhibits the applicant intends to introduce
• All building plans that are the subject of this hearing
• All expert reports, studies, traffic analyses, environmental reports, or other supporting materials
• Any PowerPoint presentations or demonstrative exhibits
This disclosure should occur sufficiently in advance of the hearing to allow meaningful review and
preparation.
4. Opportunity to Present Evidence and Rebuttal
I request the right to:
• Present witnesses and documentary evidence
• Provide rebuttal evidence following presentation of the applicant's case
• Make legal argument
5. Sworn Testimony and Competent Substantial Evidence
All witnesses, including the Applicant and City and County staff and expert witnesses, should be placed
under oath. The Commission's decision must be based solely on competent substantial evidence
presented at the hearing.
6. Reasonable Time Allocation
I request reasonable and equal time to:
• Conduct cross-examination
• Present witnesses
2
• Present argument
• Offer rebuttal
If time limits are imposed, they should be applied evenly and allow sufficient time for meaningful
participation.
7. Complete Record
I request that:
• All exhibits be marked and preserved
• The complete record be maintained for potential appellate review
S. Intervenor's Preservation of Objections
Intevenor preserves for the record objections to the following:
• Applicant objects to any reference to or reliance upon any document or evidence that
contains expert opinion where the expert is not present at the public hearing and available for
cross-examination.
• Applicant objects to any document or argument or evidence presented or facilitated by a
representative of a third party who is required but fails to comply with the registration
requirements of Section 2-11.1(s), Code of Miami -Dade County, Florida.
• Applicant objects to any testimony or document or evidence submitted by any person or entity
who fails to disclose a residential or business address.
• Applicant objects to any document or argument or evidence presented or facilitated by a
representative of a third party who fails to identify and provide an address for said third
party.
• Applicant objects to any petitions, letters, or social media that have been submitted based on
any document or presentation that includes factual statements that are demonstrably
inaccurate or misleading.
These requests are made to ensure compliance with Florida law governing quasi-judicial land use
proceedings and to preserve all rights for judicial review, if necessary.
Thank you for your attention to these procedural matters.
3
Thank you,
s/davidjwinker
David Winker, Esq.
4
EXHIBTI` A
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3250 Charles Ave
3268 Charles Ave
3278/3288 Charles Ave
3300 Charles Ave
3316 Charles Ave
3326 Charles Ave
3287 Charles Ave
3301 Charles Ave
3315 Charles Ave
3325 Charles Ave
3270 William Ave
3284 William Ave
3322 William Ave
3321 William Ave
3249 William Ave
3255 William Ave
3267 William Ave
5
3285 William Ave
3295 William Ave
3309 William Ave
3457 Margaret St
3468 Margaret St
r Michael 7rogner;
Kaira Trogner ' ¢,}
3443 Mar aret
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3220 Thomas Ave
Thomas San
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:Ashera Sands„
Tarnrya Sands
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Mascs Arabaster
3230 Thomas Ave
Anthony Ftumph
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3250 Thomas Ave
Mamie Armbrister Y ''r raj
William Armbrister , ,.
3260 Thomas Ave
Margaret Marsha!! Cox
3278 Thomas Ave
3201 Thomas Ave
Jorge Moralesr:
Scott Charmanski g
Theresa traimanskiu
3211 Thomas Ave
Cratit Family
3261 Thomas Ave
Peter Al4z°'
£
Malgorzata Mojsieluk�
3271 Thomas Ave
lVighat Naseer
3240 Thomas Ave
to1 ZtLbVcn5
ate 00'17
COCONUT GROVE PLAYHOUSE / MIAMI-DADE COUNTY RESTORATION PLAN
Position Statement by West Coconut Grove Community Organizations
April 2026
OVERVIEW: We, the undersigned community organizations representing homeowners and residents of West Coconut Grove (alternately known as Village West
and/or Little Bahamas of Miami), hereby oppose Miami -Dade County's current plan for redevelopment of the Coconut Grove Playhouse property.
We urge the City of Miami and Miami -Dade County to remember the historic nature of the community that the Playhouse directly abuts, and to only allow
development on the site that effectively recognizes, upholds, and supports the civic/cultural nature of the site, while protecting and preserving of one of the State
of Florida's oldest communities of African descent.
OUR REQUEST:
We request that the five (5) below commitments be made concrete in a legally binding community benefits agreement for the project:
1- No Commerdal Intrusion: The Playhouse plan should include no commercial development facing directly onto Charles, Williams and/or Thomas Avenue. A
tree -lined barrier (perhaps with a gate/walk through) should be placed on the Williams and Thomas side of the Playhouse complex, to protect the residential
character of the streets from the new development. Furthermore, we note that the zoning of the playhouse property is "Cl —Civic Institution." As such, we call on
the County to develop the site with respect to this zoning (i.e., for primarily civic/cultural uses, rather than the largely commercial uses currently indicated in the
plan - restaurants, offices, commercial "paseos" etc.).
2 - A dear Traffic Plan: All construction, entrances, and ongoing commercial traffic for the new Playhouse complex should be routed through Main Highway, and
not through Village West (Charles, Thomas, or William Avenues). A clear traffic mitigation plan should be developed, in collaboration with those living within 500
ft, in order to make traffic enforcement viable.
3 - Employment/Fair Wages for the Village West The new Playhouse complex, and any new tenants, should offer a certain number of retail locations at reduced
rent to Village West businesses. Furthermore, tenants should be required to implement "first -source" hiring from NCD-2/Viliege West, and be required to abide
by the Miami -Dade County Living Wage policy. This could be implemented in a number of ways, drawing on similar agreements such as the City's community -
benefits agreement established with the Grove Inn.
4 - Village West/Little Bahamas Indusionary Programming: The new Playhouse should include inclusionary benefits to facilitate ready access for historic Village
West churches and/or community organizations, such as: a) Discounted tickets for these organizations, and b} Youth theater and arts programs specifically for
Village West schools and after -school programs.
5 - Historic Landmarks and Landscaping of "Entrance" to Village West/Little Bahamas: The renovation of the Coconut Grove Playhouse should be utilized as an
opportunity to highlight the important history of Village West/Little Bahamas and its residents. Working in collaboration with residents living within 500ft of the
playhouse, Village West/Little Bahamas community organizations (such as HOATA and the Coconut Grove Cemetery Association), as well as Dade Heritage Trust,
the county should be required to make commitments including (but not be limited to):
a) Restoration of the Charles Avenue/Evangelist Street historic marker, with appropriate landscaping and lighting;
b) Significant investment in the restoration, alongside funding for long-term programming, for the Mariah Brown House;
c) Restoration of current (and installation of additional) historic markers and maps for walking tours of Charles Avenue and the wider Village
West/Little Bahamas community;
d) Display of photos, maps, and other materials within the playhouse that illustrate West Grove residents' contributions to the playhouse and the
wider community.
We believe a concrete, binding commitment to the above actions could mitigate the negative effects of the current plan, and ensure that the newly restored
Coconut Grove Playhouse —unlike in the past —is an institutionthattruly aids in reunifying the Center and West Grove, while serving the entire Miami community.
Signed:
Signature: "
Anthony Vinci erra
Board Member, Preserve the West Grove
Signature:/° t/ : {/��/
Reynold Martin
Chairman, Grove Rights and Community Equity (GRACE)
n s 1 I
Date: 11 /2 L rZ j' Signature: � � .''1t.�C. / , �1 3')` a-n�,�' Date:5 I vt kal„(:
Clarice Cooper
President, Coconut Grove Village West Homeowners & Tenants Association (HOATA)
y Y'v
Date: lb
� J' A,' Signature:
Willie F. Ford, Jr,
Second Vice President, Coconut Grove Ministeria
For More information: preservethewestarove@amail.com
f
Alliance
Date: i)\ \11(p,
50,1 ,Y7 to '1 J 2 41
Jc � , (-
1'a� lead'?']
AN OPEN LETTER REGARDING THE MIAMI—DADE COUNTY PLAN
FOR THE COCONUT GROVE PLAYHOUSE AND ITS IMPACT ON VILLAGE WEST
April 2026
To:
Daniella Levine Cava, Mayor of Miami -Dade County
Eileen Higgins, Mayor of the City of Miami
Raquel Regalado, Miami Dade County Commissioner, District 7
Damian Pardo, City of Miami Commissioner, District 2
Dear Mayor Levine Cava, Mayor Higgins, Commissioner Regalado and Commissioner Pardo,
We, the undersigned community organizations representing homeowners and residents of West Coconut Grove
(alternately known as Village West and/or Little Bahamas of Miami), alongside other community organizations
representing residents of the wider Coconut Grove community, hereby oppose Miami -Dade County's current plan for
redevelopment of the Coconut Grove Playhouse property.
We urge you, our elected officials, to remember the historic nature of the community that the Playhouse directly
abuts, and to only allow development on the site that effectively recognizes, upholds, and supports the civic/cultural
nature of the site, while protecting and preserving of one of the State of Florida's oldest communities of African
descent.
Some Background
The Coconut Grove Playhouse has long served as a defining civic and cultural institution in the City of Miami. The
relationship between the playhouse and its immediately adjacent neighbor community of West Coconut Grove,
however, has been more complicated. In the late 1800's, Bahamian settlers moved to the area (many via Key West)
to work in the newly settled community of Coconut Grove, bringing with them their knowledge of sailing in similar
waters and cultivating crops in the shallow, coral -rock filled land. These early Black settlers played a key role in building
the community, with Charles Avenue (originally named "Evangelist Street") becoming a thriving area, and one of the
first areas in the State of Florida where individuals of African descent owned their own land.
Many residents of West Coconut Grove worked on the construction of the Coconut Grove Playhouse, however
following the annexation of Coconut Grove by the City of Miami in 1925, West Coconut Grove residents were largely
excluded from the financial benefits coming to the area. As the City of Miami states in its official designation report:
Since the annexation of Coconut Grove with the City of Miami in 1925, a transformation, especially on
the East Grove (white), occurred; when the real estate market became a lucrative business and
charming East Coconut Grove [became] available, high-rise after high-rise went up, business after
business opened and West Grove was left neglected, essentially for being a black neighborhood, with
no infrastructure, forgotten with its small old houses. The effects of the segregation era also played a
huge role in the decline of West Grove. (2012, p. 13).
Despite their key role in the construction of the playhouse, and building of the wider community, West Coconut Grove
residents were left out of the economic benefits of the area. Furthermore, due to segregation, West Coconut Grove
residents were not allowed to attend the Playhouse for a half century. Even Academy award -winning actor (and Grove
native) Sidney Poitier recollected being denied entrance to the playhouse on multiple occasions as a teen.
In order to commemorate, and preserve, the important contribution of West Coconut Grove and its residents, in 2012
Charles Avenue/Evangelist Street was designated a historic thoroughfare by the City of Miami, and the entire area
was designated as a Neighborhood Conservation District (NCD-2). In the NCD-2 document, the City of Miami states:
"Both Village Island West and Charles Avenue illustrate the incomparable legacy of the African American community
to the City of Miami. The intent of NCD-2 is to identify and recognize this historical significance; to promote gateways,
gathering places and activities corresponding to its culture and heritage."
Despite the important history of West Coconut Grove/little Bahamas, and efforts at its preservation, neglect of the
neighborhood has persisted. The area has fallen victim to a lack of enforcement of NCD-2's protections, alongside
unscrupulous developers looking to take advantage of Village West's lower land costs in an increasingly expensive
Coconut Grove.
The Current Situation
The long -delayed restoration of the Coconut Grove Playhouse provides an important opportunity for reconsidering
the relationship between "East/Center" Coconut Grove and West Coconut Grove / Little Bahamas. The current Miami -
Dade County Playhouse restoration plan does little to incorporate the meaningful historical and cultural contributions
of the West Coconut Grove community, nor does it foster quality of life for the Playhouse's immediate neighbors. To
the contrary, the current plans place the burden of unwanted commercial development on its nearby residents.
in the plan's current form, it proposes "reunification" of West Coconut Grove with the Center Grove through
"commercial paseos" that would bring restaurants, bars, condos and offices directly onto Charles, Williams, and
Thomas Avenues.
We do not see this proposal as "reunification", but rather as expanded exploitation and commercialization of this
historic, residential area - primarily aimed at benefitting commercial developers (and not West Grove residents).
As such, we propose the recommendations below. If placed in an enforceable, binding community benefits
agreement, we believe these actions would show a more authentic commitment by the City and County to respecting,
and supporting, the West Coconut Grove/Little Bahamas community and its location as an historic, directly -adjacent
neighbor to the new Playhouse complex.
Our proposal is as follows
1- No Commercial intrusion: There should be no commercial development facing directly onto Charles, Williams
and/or Thomas Avenue. A tree -lined natural barrier (perhaps with a gate/walk through) should be placed on the
Williams and Thomas side of the Playhouse complex, to protect the residential character of the streets from the new
development.
2 - A Clear Traffic Plan: All construction, commercial entrances, and ongoing commercial traffic for the new Playhouse
complex should be routed through Main Highway, and not Charles Avenue / Village West. A clear traffic mitigation
plan should be developed, in collaboration with those living within 500 ft, in order to make traffic enforcement viable.
3 - Employment/Fair Wages for the Village West: The new Playhouse complex, and any new tenants, should be
required to implement "first -source" hiring from NCD-2/Village West, and be required to abide by the Miami -Dade
County Living Wage policy. This could be implemented in a number of ways, drawing on similar agreements such as
the City's community -benefits agreement established with the Grove Inn.
4 - Village West/Little Bahamas Inclusionary Programming: The new Playhouse should include inclusionary benefits
to facilitate ready access for historic West Coconut Grove churches and community organization members (for
example, 1/2 price tickets for members of these organizations, etc.) and offer youth theater and arts programs
specifically for West Coconut Grove schools and after -school programs.
5 - Historic Landmarks and Landscaping of "Entrance" to Village West/Little Bahamas: The renovation of the Coconut
Grove Playhouse should be utilized as an opportunity to highlight the important history of West Coconut Grove and
its residents. As such, the County should make substantial investments to lift up and honor this history, working in
collaboration with residents living within 500ft of the playhouse, Village West/Little Bahamas community
organizations such as HOATA and the Coconut Grove Cemetery Association, as well as Dade Heritage Trust. These
investments should include (but not be limited to):
a) Restoration of the Charles Avenue/Evangelist Street historic marker, with appropriate landscaping and
lighting.
b) Investment in the restoration, alongside long-term programming/planning, for the Mariah Brown House.
c) Restoration of current, and installation of additional, historic markers, and maps, for walking tours of
Charles Avenue and the wider Village West/Little Bahamas community.
d) Photos, maps, and other materials highlighting West Grove residents' contributions to the playhouse and
the wider community, within the Playhouse complex itself.
We, the undersigned, believe that a commitment to the five actions outlined above, made concrete through a binding
community benefits agreement, would help ensure that the restoration of the Coconut Grove Playhouse results in an
institution that, unlike in the past, truly serves the entire Coconut Grove community.
Signed:
Signature: Date: ti(2/izo ' Signature; A4,4',0
Anthony Vinciguerra Clarice Cooper
Board Member, Preserve the West Grove
Date: ' I I I
President, Coconut Grove Village West Homeowners & Tenants Association
(HOATA)
i!.
5ignature:1, . `-' Date: Li I rZ Signature:
Reynold Martin Willie F. Ford, Jr.
111,11
Chairman, Grove Rights and Community Equity (GRACE)
Second Vice President, Coconut Grove Ministerial Alliance
Date: