HomeMy WebLinkAboutSubmittal-Richard Heisenbottle-Coconut Grove Playhouse COA Application for DemolitionSubmitted into the publi
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COCONUT GROVE PLAYHOUSE COA APPLICATION FOR DEMOLITION
Good afternoon Commissioners. My name is Richard Heisenbottle, FAIA and I am a Preservation Architect
with offices at 2199 Ponce De Leon Blvd. in Coral Gables, FL. I am here today as an expert witness for the
Appellants, Barbara Lange and Katrina Morris to object to the City of Miami Historic and Environmental
Preservation Board's granting what amounts to a Certificate of Appropriateness for Demolition of all but
the front fagade of the Coconut Grove Playhouse based upon among other things a completely inadequate
COA application. In April is stood here in front of the HEPB along with two other experts in the field of
historic preservation, Steven Avdakov, AIA, a graduate of Columbia University with his Master's Degree
in Historic Preservation and a National Preservation Practice and Rick Gonzalez, AIA, an award-winning
preservation architect, Past President of the Florida Trust for Historic Preservation and current Vice
Chairman of the Florida Historical Commission to object to this COA application. During that presentation
we presented clear and competent evidence to the board that the project as proposed by Miami Dade County
did not meet the Secretary of the Interiors Standards for the Restoration and Rehabilitation of Historic
Structures, the primary guidelines that all historic projects reviewed by our F .■'B must meet. Additionally,
we testified that what the County had submitted for review was a grossly inadequate COA submission, only
a "Master Plan," without among other things, the requisite existing and proposed building elevations. A
submission not nearly as detailed as what your HEPB would require of any private sector applicant.
We went on to the specifics and stated that this project, as presented in the application does not conform to
the Secretary's Standards for Rehabilitation. Specifically, the project as proposed did not meet the
following:
Standard No. 1. A property will be used as it was historically or be given a new use that requires minimal
change to its distinctive materials, features, spaces and spatial relationships.
Standard No. 2. The historic character of a property will be retained and preserved. The removal of
distinctive materials or alteration of features, spaces and spatial relationships that characterize a property
will be avoided.
Standard No. 4. Changes to a property that have acquired historic significance in their own right will be
retained and preserved.
Standard No. 5. Distinctive materials, features, finishes and construction techniques or examples of
craftsmanship that characterize a property will be preserved.
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Standard No. 6. Deteriorated historic features will be repaired rather than replaced. Where the severity of
deterioration requires replacement of a distinctive feature, the new feature will match the old in design,
color, texture and, where possible, materials. Replacement of missing features will be substantiated by
documentary and physical evidence.
Standard No. 9. New additions, exterior alterations, or related new construction will not destroy historic
materials, features, and spatial relationships that characterize the property. The new work will be
differentiated from the old and will be compatible with the historic materials, features, size, scale and
proportion, and massing to protect the integrity of the property and its environment.
Standard No. 10. New additions and adjacent or related new construction will be undertaken in such a
manner that, if removed in the future, the essential form and integrity of the historic property and its
environment would be unimpaired.
As proposed, this project will result in the loss of integrity of nearly the entire building. The entire interior
of the building would be replaced with a new building with the complete loss of the interior organization
of the front building. In addition, the historic theater space where the activities that make this property
significant occurred would be demolished to construct this new building. The property would no longer be
eligible for listing on the National Register for its significance as a theater.
It was not surprising therefore when the County submitted the proposed drawings for review to the State
Historic Preservation Office as part of a grant request, that they received a similar rebuke from SHPO Tim
A. Parsons, Ph.D. on November 7, 2017. I quote, "what is proposed is not allowed under this grant
program."
That my friends is what you're your HEPB members should have said. They should have said; "what is
proposed is not allowed under the Secretary of the Interiors Standards and the requirements of Chapter 23
of the Miami City Code." However, distracted by surrounding issues such as parking, financial feasibility
and missing three Board members for that important meeting, they caved and approved a COA that paves
the way for a massive demolition project. They ignored the professional testimony and evidence, rather
than rejecting the application on its face as incomplete.
The historic Coconut Grove Playhouse was designed by one of the most renowned architectural firms of its
day, Kiehnel & Elliot 1926. From its early beginning as a Paramount Movie Theater it went on to become
the region's premier center for dramatic theater and served our community for more than five decades.
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Clearly the Playhouse meets both the local and National Register designation criteria, having historical,
cultural, aesthetic, or architectural heritage of the city, state, or nation. In spite of its many insensitive
renovations and neglect it still possess integrity of design, setting, materials, workmanship, feeling, and
association. In my professional opinion, it also meets Chapter 23 criteria 3,4,5,6, and 7.
Unfortunately, HEPB was also working with a very flawed and inadequate local historic designation report.
A report that totally ignores the playhouse interior. In fact, the playhouse interior is not included in the
local historic designation report and it is not adequately included in Mr. Hernandez's Historic Structures
Report. In my professional opinion, both documents are flawed. The interior should have been included in
the local designation based upon the Chapter 23-4 0(2)(c) criteria as follows:
c. Interiors. Interior spaces that have exceptional architectural, artistic,
or historic importance and that are customarily open to the public
may be subject to regulation under this chapter. The designation
report shall describe precisely those features subject to review and
shall set forth standards and guidelines for such regulations. Interior
spaces not so described shall not be subject to review under this
chapter.
I was given access to the Playhouse by Miami -Dade County in January 2017 to access the interior along
with members of the Coconut Grove Playhouse Foundation. As I suspected, the results of that site
investigation revealed that despite prior renovations and damage from years of neglect a significant amount
of the original historic fabric is still in place and is in very restorable condition. This historic fabric lies
primarily within the main auditorium. The attached photograph documents my January 201
observations. In my professional opinion, there is enough historic fabric with exceptional architectural,
artistic and historic importance remaining to justify designation of the theater interior. It has not been
"erased" as Mr. Hernandez suggests in his report, merely covered up by layers of insensitive renovations
or just painted black. The main auditorium is easily restorable.
When its amazing proscenium arch, twisted columns, crown moldings and low relief details are restored
rather than being replaced with a new modern theater, the legacy of the Coconut Grove Playhouse, the heart
and soul of Coconut Grove, can continue, not as a new theater with an old facade, but as a restored historic
theater continuing its legacy of excellence.
If the County is allowed to proceed with the current plan, the only thing that would remain is the front
section of the building and the front fagade. In my view this would be tragic result for this Kiehnel and
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Elliot masterpiece since the original auditorium with its elaborate plasterwork still exists although much is
obscured by plywood ceiling panels added in the 1950's. The County justifies this by calling it "restoration"
and by claiming through a report prepared by Jorge Hernandez that the original Kiehnel detail has been
"eradicated." That is simply not the case. Because of a flawed and inadequate historic designation report,
that makes no reference to the elaborate proscenium arch of other interior elements, the local board was
told that they have no jurisdiction over the interior. You can correct this mistake by directing HP staff
to revise the designation report to include the exceptional architectural, artistic, and historic import
elements such as the proscenium arch, the twisted columns, low relief and crown moldings and by
siding with the appellants and reject this COA for demolition and remand this back to the board for
further action.
Commissioners, there are literally thousands of successful restored historic theaters throughout the
country from Broadway to Main Street and the Coconut Grove Playhouse deserves to be one of them.
Richard J. Heisenbottle, FAIR
Submitted into the p�Iyy
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From: Parsons, Timothy A. <timothy.Parsons CED dos. myflorida.com>
Sent: Tuesday, November 7, 2017 17:40
Subject: Re: important info needed DHR
To: Spring, Michael (Office of the Mayor) <michael.spring@miamidade.gov>, Tomlinson, Angela E.
<angela.tomlinson@dos.mvflorida.com>
Cc: Fitz -Patrick, Christie (Burrus) <Christie.fitz-Patrick@dos.myf lorida.com>, Rodriguez, Yasha
<yasha. rod riguez@dos. myflorida.com>, Denis, Marie (CUA) <marie.denis@miamidade.gov>, Kirtley,
Eddie (CAO) <eddie.kirtlev@miamidade.gov>, Cody, Sarah (RER)
<sarah.codyadelman@miamidade.gov>, Storhoff, Timothy P. <timothv.storhoff@dos.myflorida.com>
Michael,
Thank you for your patience in awaiting this reply. As you know, I've been out of the office and I
wanted to confer with DHR staff before responding.
After technical review of Special Category Grant Application 19.h.sc.100.166 (Coconut Grove
Playhouse) from Miami -Dade County, the Division of Historical Resources reached a
determination of ineligibility for the grant application, due to inconsistency of the proposed
project with the Secretary of the Interior's Standards and Guidelines for Historic Preservation
(the "Secretary's Standards"). This determination was discussed with me in detail before it was
finalized, and I agreed with our staff's assessment.
In further explanation of this determination of ineligibility, please note that the Special
Category Grant program is governed by Chapter 1A-39, Florida Administrative Code, and the
Special Category Grants Guidelines that are incorporated therein. Pursuant to Rule 1A -
39.001(7)(c), F.A.C., all grant work funded by the Division must conform to the standards
contained in the Secretary's Standards, and additionally, the Special Category Grant Guidelines,
in Section IVA, provide that expenditures for work not consistent with the Secretary's
Standards are non -allowable for expenditure of grant funds and as contributions to required
match.
This project, as presented in the application and associated attachments (including architectural
drawings), does not conform to the Secretary's Standards, in that if carried out as proposed it
would not comply with the following Standards for Rehabilitation:
Standard No. 1. A property will be used as it was historically or be given a new use that requires
minimal change to its distinctive materials, features, spaces and spatial relationships.
Submitted into the publi�
record f r it m s)
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Standard No. 2. The historic character of a property will be retained and preserved. The
removal of distinctive materials or alteration of features, spaces and spatial relationships that
characterize a property will be avoided.
Standard No. 4. Changes to a property that have acquired historic significance in their own right
will be retained and preserved.
Standard No. 5. Distinctive materials, features, finishes and construction techniques or
examples of craftsmanship that characterize a property will be preserved.
Standard No. 6. Deteriorated historic features will be repaired rather than replaced. Where the
severity of deterioration requires replacement of a distinctive feature, the new feature will
match the old in design, color, texture and, where possible, materials. Replacement of missing
features will be substantiated by documentary and physical evidence.
Standard No. 9. New additions, exterior alterations, or related new construction will not
destroy historic materials, features, and spatial relationships that characterize the property.
The new work will be differentiated from the old and will be compatible with the historic
materials, features, size, scale and proportion, and massing to protect the integrity of the
property and its environment.
Standard No. 10. New additions and adjacent or related new construction will be undertaken in
such a manner that, if removed in the future, the essential form and integrity of the historic
property and its environment would be unimpaired.
As proposed, this project will result in the loss of integrity of the building. The entire interior of
the building would be replaced as part of the proposed structural work. Plans submitted with
the application show the complete loss of the interior organization of the front building. In
addition, the historic theater space where the activities that make this property significant
would be demolished to construct a new building. This would render the property ineligible for
the National Register under its significance as a theater.
These findings during technical review of Application 19.h.sc.100.166, supported a
determination of ineligibility due to inconsistency with the Secretary's Standards, and as a
result, the application was placed in "Ineligible" status in the DOS Grants Online System
(www.dosgrants.com) on September 5, 2017, as shown in the application's online Activity Log.
On September 5, automatically generated messages were sent to individuals shown in the
grants system as Organization Managers and Submitters. The Organization Managers and
Submitters for Miami -Dade County are:
Daniels, LaTousha Daniels,
LaTousha latousha.daniels@miamidade.Rov Submitter
Spring, Michael ms4@miamidade.gov Organization Manager
Leslie, Marialaura Marialaura.Leslie@miamidade.gov Organization Manager
Submitted into the publi
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Leslie, Marialaura ML8@miamidade.gov Organization Manager
I hope that this clarifies the situation and answers your questions. As you know I am a
supporter of the County's efforts to revitalize the Coconut Grove Playhouse and return it to its
former vibrancy. A determination of ineligibility for this grant certainly isn't a judgement on the
value of the proposed work. However, what is proposed isn't allowable under this grant
program. Please let me know if you have any additional questions, or if there is anything else
that I can clarify.
Best,
Tim
Timothy Parsons, Ph.D., RPA
Director, Division of Historical Resources I State Historic Preservation Officer I Florida
Department of State 1 500 South Bronough Street Tallahassee, Florida
32399 1 850.245.6306 1 www.flheritacie.com
From: Spring, Michael (Office of the Mayor) <Michael.Spring@miamidade.gov>
Sent: Tuesday, November 7, 2017 2:55:04 PM
To: Tomlinson, Angela E.
Cc: Parsons, Timothy A.; Fitz -Patrick, Christie (Burrus); Rodriguez, Yasha; Denis, Marie (CUA); Kirtley,
Eddie (CAO); Cody, Sarah (RER)
Subject: RE: important info needed DHR
Dear Angie.
We still have not heard anything from your office about the specific basis for deeming our
application ineligible, who made this determination, and why the three contact people in my
Department for this grant received no direct notification of this.
Please contact me as soon as possible.
Michael
Michael Spring
Senior Advisor, Miami -Dade County Office of the Mayor
Director, Miami -Dade County Department of Cultural Affairs
305-375-5049 (office)
305-794-1694 (mobile)
"Delivering Excellence Every Day"
Submitted into the publ�
record f it m s)
on City Clerk
Miami -Dade County is a public entity subject to Chapter 119 of Florida Statutes concerning
public records. E-mail messages are covered under such laws and thus subject to disclosure.
From: Spring, Michael (Office of the Mayor)
Sent: Wednesday, November 01, 2017 5:17 PM
To:'angela.tomlinson@dos.myflorida.com' <aneela.tomlinson@dos.mvflorida.com>
Subject: FW: important info needed DHR
Importance: High
Dear Angie,
I just spoke to Sarah and she is contacting you to call me about this as soon as possible. Below
is all that we have.
Michael
Michael Spring
Senior Advisor, Miami -Dade County Office of the Mayor
Director, Miami -Dade County Department of Cultural Affairs
305-375-5049 (office)
305-794-1694 (mobile)
"Delivering Excellence Every Day"
Miami -Dade County is a public entity subject to Chapter 119 of Florida Statutes concerning
public records. E-mail messages are covered under such laws and thus subject to disclosure.
From: Spring, Michael (Office of the Mayor)
Sent: Wednesday, November 01, 2017 4:57 PM
To: Tim Parsons (timothy.parsons@dos.myflorida.com) <timothy.parsons@dos.mvflorida.com>
Cc:'Rodriguez, Yasha' <Yasha.Rodriguez@dos.myflorida.com>; Denis, Marie (CUA)
< Marie. Denis@miamidade.eov>; McCarty, Jess (CAO) <Jess.McCarty@miamidade.gov>
Subject: RE: important info needed DHR
Importance: High
Dear Tim,
The e-mail below is the first notification that we have received regarding an issue of eligibility for
our application. We did not receive any of the emails, phone messages or system notifications
that were referenced. Any previous questions or concerns that we received from your staff had
been addressed and no follow-up issues were brought to our attention since these
communications on August 28, 2017. Please provide the specific "inconsistency' stated in the
message below and an explanation of the process used to reach this determination.
Please advise me as soon as possible.
Michael
Michael Spring
Senior Advisor, Miami -Dade County Office of the Mayor
Director, Miami -Dade County Department of Cultural Affairs
305-375-5049 (office)
305-794-1694 (mobile)
Submitted into the publi
recordf ite s _
On V� City Clerk
"Delivering Excellence Every Day"
Miami -Dade County is a public entity subject to Chapter 119 of Florida Statutes concerning
public records. E-mail messages are covered under such laws and thus subject to disclosure.
From: Rodriguez, Yasha [ma ilto:Yasha. Rod riguez@dos. myflorida.coml
Sent: Wednesday, November 01, 2017 3:59 PM
To: Denis, Marie (CUA) <Marie.Denis@miamidade.gov>; Spring, Michael (Office of the Mayor)
<Michael.Sprine@miamidade.gov>
Subject: RE: important info needed DHR
Good day,
We attempted to reach the contact person via email and telephone and sent word via the online system
as well.
Are those messages not visible? As far as the notes I have on me at this moment the determination was
made due to "inconsistency of the proposed scope of work with the Secretary of the Interior's
Guidelines" after a meeting with higher management.
Please let me know what you or Michael Spring see in the system.
Regards,
Yasha Rodriguez
From: Denis, Marie (CUA) [mailto:Marie.Denis@miamidade.eovl
Sent: Wednesday, November 1, 2017 10:23 AM
To: Rodriguez, Yasha <Yasha. Rodriguez@ dos.myflorida.com>
Cc: Spring, Michael (Office of the Mayor) <Michael.Spring@miamidade.eov>; Anderson, Nikki (MDPR)
<Nikki.Anderson@miamidade.&ov>; Camp, Sue (CUA) <SCAMP@miamidade.gov>; Dandrea, Lisa (CUA)
<DANDREA@miamidade.eov>
Subject: RE: important info needed DHR
Good morning, Yasha.
I logged in to our application this morning to find that our grant (19.h.sc.100.166 for the Coconut Grove
Playhouse) is listed as ineligible. Can you please let us know the reason? Since the correspondence
below, we have not received any notification that there are any problems with the application..
Thanks,
Marie
Marie Denis, Construction Projects Manager
Miami -Dade County Department of Cultural Affairs
111 N.W. First Street • Suite 625 • Miami, FL 33128
305-375-4981 Phone 305-375-3068 Fax
www. miamidadearts. ore
Submitted into the publi
recordOr r ite s ��l
on , I City Clerk
www.miamidade.gov
"Delivering Excellence Every Day"
Miami -Dade County is a public entity subject to Chapter 119 of the Florida Statutes concerning public records.
E-mail messages are covered under such laws and thus subject to disclosure.
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