HomeMy WebLinkAboutSubmittal - Javier Fernandez in Support of AppealOctober 10, 2012
RECO
The Honorable Marc Sarnoff
Commissioner, District 2
City of Miami
3 5 00Pan American Drive
Miami, FL 33131
Re: The Cushman School, Inc. ("Cushman") — Appeal of Historic & Enviuronmental
Preservation Board ("HEPB") Denial of a Special Certificate of Appropriates
("Certificate") for the Demolition of 5973 NE 5th Avenue, Miami, FL (the
"Property")
Dear Commissioner Sarnoff:
l write to you behalf of the membership of the Palm Grove Neighborhood Association
("Association") with regard to the above referenced request by the Cushman School. Following
a series of constructive conversations with the leadership of Cushman and its representatives and
in light of recent evidence provided by the school documenting both the poor condition of the
Property and the substantial investment required to preserve preserve/reconstruct the existing
structures, we wish to express our support for Cushman in its efforts to obtain the City
Commission's approval of a Certificate to allow for the requested demolition.
In the coming months, we will be working with Cushman to enhance and expand the relationship
between both the Association and the school. We fully expect that the recently initiated dialogue
between Cushman, the Association, and its other neighbors will result in the resolution of all
existing and future issues in a fashion that will both advance the school's educational mission and
enhance it's standing community asset. Your interest and support has been instrumental in
facilitating dialogue between'the parties and we welcome your office's continued involvement in
these discussions as they continue to progress.
Therefore, we would respectfully request that you schedule the above -referenced appeal for a
hearing before the City Commission on the next available agenda. Further, we urge you and
your colleagues to favorably consider Cushman's request and grant the requested Certificate for
the demolition of the Property.
Rope ully,
ob Powers
resident, Pdlm Grove Neighborhood Association
Cc:
The Honorable Tomas Regalado, Mayor, City of Miami
(25273000;1)
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Before me this day, the undersigned personally appeared Arvi Balseiro, who being by me first
deposes and says:
1. That sheis the legal representative of The Cushman School, Inc, ("Cushman School"),
which has timely filed a notice of appeal with the Office of Hearing Boards seeking to
reverse the Historic & Enviromnental Preservation Board's ("HEPB") denial of a request
for approval of a Special Certificate of Appropriateness ("Demolition Certificate") for the
demolition of a home located at 5973 NE 5'11 Avenue in the City of Miami (the
"Property") and submits this sworn affidavit in further satisfaction of the requirements of
Sec. 23-6.2 ofthe City of Miami Code ("City Code").
2. That the Board of Trustees of the Cushman School has given full and complete
permission for her to act on their behalf with respect to the subject appeal set out in the
foregoing petition.
3. That the Cushman School purchased the property from Andrew Tobias ("Seller") on
August 21, 1999, for the sum of $100,000.00, of which approximately $50,000.00 of said
proceeds where contributed by the Seller to the Cushman School as a charitable donation;
and further that Seller and Cushman School had and continue to have no further familial
or business relationship beyond the aforementioned transaction.
4. That the Property is included as part of the assessment for 6021 NE 511' Avenue (Folio
No, 01-3218-065-0010), which site includes both the Property and other land and
building improvements; and further that the assessed value for 6021 NE 5111 Avenue, as
determined by the Miami -Dade Appraiser's Office, was $2,469,017.00 for 2012,
2,469,099.00 for 2011, and approximately $2,469,000.00 for 2010,
5. That because of the tax exempt status of the Cushman School and, eonsistent with the
standards set forth in Sec, 196.196, Fla. Statutes, the charitable purpose(s) for which the
land is used, 6021 NE 5'1' Avenue and the Property have a taxable value of $0.00 and,
therefore, no real estate taxes have been paid for each of the previous three (3) years
6. That no appraisals have been obtained by the Cushman School during the last three (3)
years given that the owner's intent, since the date of acquisition, has been to utilize the
Property to accommodate any future expansion of its campus.
7. That consistent with the aforementioned intent, the Property has not been listed for sale
or rent within the previous three (3) years,
8. That the Cushman School has considered the viability of the use of the Property as
classroom or administrative space and deterinined that the configuration of the resulting
space provides for a poor teaching environment or administrative office space; and
further that the costs required to make the Property habitable for such uses would impose
an unreasonable and undue economic hardship on the Cushman &hoot.
(25172130;.1)
Further affiant sayeth not
/4aui
Applicant(s) Name
STATE OF FLORIDA
COUNTY OF MIAMI-DADE
Applicant(s) Signature
The foregoing was acknowledged before me this day of September 2012, by Ai'vi
Balseiro who is an agent of The Cushman School, Inc. a corporation. She is personally own to
me or who has produced as identification anLyvho did
(did not) take an oath.
(Stamp)
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(25172130;1)
Submitted into the public
record in connection with
item PZ.14 on 11-15-12
Dwight S. Danie
City Clerk
Fernandez, Javier (Assoc-Mia)
From: burton silver <burtsilver@bellsouth.net>
Sent: Tuesday, September 25, 2012 4:57 PM
To: Fernandez, Javier (Assoc-Mia)
Subject: Re: Cushman School
Mr. Fernandez,
Without giving you a detailed cost breakdown, I am providing the following general cost estimates to bring the
subject building up to standard based on current Florida Building Code, Existing Buildings.
The building is a two story structure of approximately 3,500 square feet. The current appraised value is
estimated at $78,000.
Below is a generalized cost breakdown for renovating the building and bringing it up to current code, including
wind factors. The work required is based on the review of the building which I performed on site June 20, 2012
and the scope of work deemed to be necessary to restore the building. Based on the issues noted in the
report, I recommended its demolition, As noted, I did not provide any cost estimates in that report because that
work was beyond the scope of the assignment,
a) Replace roof: $15,000
b) Structural work to strengthen roof system, flooring system, stabilizing the building where settling,
reconstruct failing chimney, etc: 75,000
c) Repair interior walls, ceilings and flooring: 7,500
d) New plumbing piping and fixtures: 28,000
e) New electric service and fixtures: 28,000
f) Paint, flooring, cabinets, etc (interior): 30,000
g) Reconstruct and repair stairs, rails (exterior and interior) 5,000
h) Sitework to correct broken walks, driveway, etc,: 8,000
i) Doors and windows upgraded to wind impact specs: 75,000
j) HVAC ducts and mechanical: 20,000
k) Fire sprinkler system installation. 35,000
I) Stucco repairs and exterior paint: 12,000
TOTAL ESTIMATE: $338,500
The above figures do not include design, engineering, contractor and permit fees. Expect to add $20.000 -
30,000.
Additionally, environmental work such as asbestos removal is not included. I would not feel comfortable
estimating the cost of removal and disposal. This figure alone could exceed $30,000,
I hope that this gives you some idea of the scope of work to restore the building. If there are any questions,
please do not hesitate to call or to email.
Best regards,
Burton B. Silver
Burton B. Silver
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Fernandez, Javier (Assoc-Mia)
From: Sheryl Rudnick <srudnick@cushmanschool.org>
Sent: Tuesday, September 25, 2012 1:07 PM
To: Fernandez, Javier (Assoc-Mia)
Subject: FW: The photo attached is easier to read but you need to enlarge it,
Attachments: photo.J PG
From: Brian Judge jmailto:bjudgeonesothebysrealty.comj
Sent: Tuesday, September 25, 2012 12:53 PM
To Sheryl Rudnick
Subject: The photo attached is easier to read but you need to enlarge it.
DADE COUNTY PROPERTY
FOLIO 01- 32- 18- 031- 0190
PADDR 5973 / NE / 5 / AV CO -USE 41 / EDUCTNAL PRIVATE
PCITY MIAMI PZIP CD 33137- 2209
ZONING 39 / MULTI MED DENSITY
SUBDV BAYSHORE RESUB
ST-USE 72 / EDUCATNL & SCIEN
LIEN? TAX CRT? LIS PEND? UPDATE 04/26/12 FL.
FRONT FT DEPTH FT LOT 8 BLOCK 3 PBK-PG 5-116
LND SQFT 7,957 LND
ACRE 0.18
WATERFRONT OR
BK-PG $/LANDSF $ 6.00
$/ADJSF $ 17.000
$/TOTLSF $ 20.02
AV RATIO 0.69
BUILDING INFORMATION
ADJSQFT 2,941
TOTSQFT 2,498
NUM UNITS 1
YEAR BLT 1927
BEDROOMS 4
BATHRMS 2
HALF BATHS
NUM FLRS 1
LEGAL DESCRIPTION
1 BAYSHORE SUB PB 5-116 4 OR 18779-0663 08 1999 4 2
LOT 8 BLK 3 5 - 3 LOT SIZE 7957 SQUARE FEET 6
TAX & ASSESSMENT INFORMATION
ASSESSMENTS (2002)
DISTRICTS EXEMPTIONS AUTHORITY / TAX AMOUNT (2002) Land $ 15,914
Water N
Homestd N
Widow N
COUNTY TAX
Impry $ 56,923
Road N
Veteran N
Disabld N
SUt�J
PLff3LC REC
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1
PL. t4 ti r �t
CITY TAX Total $ 72,837
Sewer N
Exempt N
Senior N
MISC TAX
Prey $ 67,958
Light N
School N
Exmpt $ 72,837
GROSS TAX
MiIIRt 0.0270
Markt Val $72,837
Non Ex
PREV TAX
SALES INFORMATION
DESCRIPTION
PAY DATE AMOUNT
#1 04/24/01 $ 281.600
DEED
PAYMENTDESCRIPTION TOTAL PAID BALANCE DUE
FULL RE PAYMENT $ 270.00
RECORDED PRICE D-TYPE OR BK-BG
TOTAL TAX DELINQUENT
CURR 08/21/99 09/11/99 $ 50,000 18779-663 M / ESTATE&PROBATE
PREV 12/01/89 12/01/89 $ 51,000 14377-6068 C 1 / GOOD SALE
EARL 02/01/89 13998-577 C 3 / CLRK&SHERF DEED
Information not warranted.
Information herein is from Dade County**
ax Rolls. MLS subscribers a
e not responsible for its accuracy.
09/25/12
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2
Submitted into the public
record in connection with
item P2.14 on 11-15-12
Dwight S. Danie
City Clerk
REPORT
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BHT DING INFORMATION
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$' VOW Last N School N Emapt S 72.**7
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Steve Bernard
Architect
860 NE 115 St
Village of Biscayne Park, FL 33161
305-588-6177
Steve@SteveBemardArchitect.com
November 12, 2012
Special Certificate of Appropriateness Appeal
On Behalf of Laura Cushman School
5973 NE 5th Avenue
Miami, FL
Honorable City of Miami Mayor and Commissioners:
Regarding the Appeal for a Special Certificate of Appropriateness, the issue to be
decided is whether a structurally unsound structure should be demolished.
There are several factors to be considered in the decision you are being asked to make:
• Date of purchase (ten years prior to the area being designated historic)
• Safety of structure (see Engineer's analysis stating the recommended demolition)
• Possible use of the structure (the only feasible use is for school offices, for which
there is already an overabundance of office space within the campus)
• Economic feasibility of rehabilitating the structure (see Affidavit of infeasibility)
• Historic value of structure
• Community value of the non-profit entity that owns the property
As an architect with 26 years of experience with the almost 70 year old architectural firm
of Giller & Giller, whose founder is Norman Giller (one of the original Mimo architects), I
don't think you will find an architectural - firm that is more sensitive to Historic
Preservation. Over the years, we have rehabilitated many historically significant
structures in South Florida (please see some attached examples of our projects), and
there is no one solution to such projects. We have solved these projects by sometimes
designing a clearly `modern' addition, sometimes restoring historic details to their original
design, and sometimes by demolishing the structure completely.
As a former elected official (Commissioner of Biscayne Park, FL), I understand the
different forces that you are facing — opposing entities who truly believe in their cause,
the technical codes to be enforced, new zoning Ordinances that sometimes don't reflect
every situation, policies set by precedent, and ultimately what you consider to be the.
right thing to do.
As the father of a special needs student who has attended the Cushman Academy for 7
years, I can speak firsthand as to the compassionate goals of the school. This goes
towards both his education and the high value they place on good citizenship and the
demolition of this structure is completely in line with those values.
page 1 of 2
The factors necessary to consider include the fact that not every historically designated
structure is worthy or capable of being restored - Historic Preservation must always
respect the realities of economics and community. In this case, the community has
tremendously benefited from the Laura Cushman School both in terms of the
immediately local neighborhood — the school has always been a good neighbor, and is
continually striving (and succeeding) to mitigate traffic and noise — and also by the great
community assistance they have always offered to students through scholarships and
programs not usually associated with private schools. And while every year brings new
financial challenges, the school continues to reach out to help the community.
When the school originally purchased the property in question, it was ten full years prior
to the neighborhood being designated a historic district, and the original intent was never
to continue to use the structure as a single family home. While they attempted to house
classrooms and storage areas there, once the deterioration of the foundation began,
there were simply no funds to make the necessary repairs that an approximately 80 year
old building required, especially since there has is no real value to the school due to the
layout and size of the structure.
Given the above facts, I believe that the right thing to do in this case is to allow the
demolition of this structurally unsound and dangerous structure, to allow the Cushman
School to proceed with a project that has both neighborhood and historic association
approval, and to allow the issuance of a Special Certificates of Appropriateness.
I thank you for giving the necessary time and thought to come to this same conclusion.
Sincerely,
Steve Bernard, Registered Architect
page 2of2
Submitted into the public
record in connection with
item PZ.14 on 11-15-12
Dwight S. Danie
City Clerk
Giller & Giller, Inc.
HISTORIC PRESERVATION & ADAPTIVE RE -USE
THE NETHERLAND
10 Story, Mixed -Use Apts,
Offices, Retail
Art Deco District
Miami Beach, FL.
* 1993 Florida AIA
Design Award
CLUB 'Z'
Renovation of Cinema
Theater
Art Deco District
Miami Beach, FL.
BRANDT BUILDING
Renovations for Offices
Art Deco District
Miami Beach, FL.
NATIONAL HOTEL
Exterior Renovation
Art Deco District
Miami Beach, FL,
WATER TOWER
RESTORATION
STAR ISLAND
Restoration of Hurricane
Damaged Landmark
Former
Water Tower
Miami Beach, FL.
URBAN OUTFITTERS -
SOUTH BEACH
Renovation & adaptive
Re -use
Art Deco District
Miami Beach, FL.
CRISIS RESIDENCE
Miami Beach Community
Mental Health, Inc.
Adaptive Re -Use
Miami Beach, FL
BEACON HOTEL
Renovation & Restaurant
Art Deco District
Miami Beach, FL.
JEWISH MUSEUM OF FLORIDA
Adaptive Re -Use of a Former
Synagogue listed on the National
Register of
Historic Places
Miami Beach, FL.
* 1996 Florida Trust for
Historic Preservation
Meritorious Design Award
* 1997 National Trust for Historic
Preservation Honor Award
AN -ELL APARTMENTS
Apartment Hotel Renovation
Art Deco District
Miami Beach, FL.
RALEIGH HOTEL
Penthouse Addition
Art Deco District
Miami Beach, FL.
MADELLEINE APTS.
Restoration
Miami Beach, FL
MAYFAIR HOTEL
Renovation
Art Deco District
Miami Beach, FL
BODY TECH HEALTH CLUB
Renovation
Art Deco District
Miami Beach, FL
ANTHROPOLOGIE
SOUTH BEACH
Adaptive Re -use
Art Deco District
Miami Beach, FL
QUITTNER BUILDING
Offices & Retail
Lincoln Road Mall
Art Deco District
Miami Beach, FL
LEVEL NIGHT CLUB
SOUTH BEACH
Art Deco District
Miami Beach, FL
GLAM SLAM NIGHT CLUB
SOUTH BEACH
Art Deco District
Miami Beach, FL
MANSION NIGHT CLUB
SOUTH BEACH.
Art Deco District
Miami Beach, FL
CRUNCH GYM
SOUTH BEACH
Art Deco District
Miami Beach, FL
BEACH PATROL
HEADQUARTERS
Art Deco District
Miami Beach, FL.
GILLER MERIDIAN APTS.
Restoration & Addition
Art Deco District
Miami Beach, FL
CAFETERIA
Restaurant
Lincoln Road Mall
Art Deco District
Miami Beach, FL
BENTLEY HOTEL
Adaptive Re -use Study
Miami Beach, FL.
VILLA MARIA APTS.
Restoration
Miami Beach, FL
* 2010 Outstanding Affordable
Housing Project
* 2010 Florida Trust for
Historic Preservation -
Outstanding Achievement,
Preservation/Media Awards
Submitted into the public
record in connection with
item PZ.1.4 on 11-15-12
Dwight S. Danie
City Clerk