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HomeMy WebLinkAboutSubmittal-JB Diederich-Email to Andres Viglucci-Herald Article on Wood Frame Residence Historic Preservation in the Coconut Grove Negro DistrictFriday, July 20, 2018 at 10:37:08 PM Eastern Daylight Time Subject: Date: From: To: CC: Attachments: Dear Andres; Herald Article on Wood Frame Residence Historic Preservation in the Coconut Grove Negro District Wednesday, July 18, 2018 at 8:20:24 PM Eastern Daylight Time Frank Schnidman <schnidmanf@earthlink.net> Andres Viglucci <aviglucci@miamiherald.com> 'nhmitted into the public on record T1/1.(�. t1s) 5City Clerk Andrew Rasken <andrewrasken@gmail.com>, J. B. Diedrich <tvoptions@aol.com>, Kathy Parks <roccoparks24@gmail.com>, Chris Alger <Chris278429@gmail.com>, Jackie Rose <jackieandalrose@att.net>, Rhonda Rose <rhonda@roserealtymiami.com>, Mike March <michaelgmarch@hotmail.com>, Guillermo de la Paz <gdelapaz2@gmail.com>, mike <mikeabbassi@efhuttonrealty.com>, Frank Schnidman <schnidmanf@earthlink.net> Viglucci-Old Homes Now Historic 7.17.18.docx, Preparing for the New Polandl.pdf, Exploring JV Opportunities in Polandl.pdf Thank you for the time and effort to prepare your article on the old, humble and made of wood buildings that somehow are now historic structures. If one were to actually tour all the selected structures, seeing it for yourself may raise questions about how these could be considered historic. (NOTE: the two properties that J.B. Diederich is fixing up are not shotgun homes. Your article said they were shotgun homes. They are simply old wooden duplex rental properties built in 1937 and 1938, long after the "early 20th Century" Bahamian and African -American period that was the focus of the preservation effort.) And, please do go back to the Designation Report to revisit the idea that there were "strict criteria for inclusion." Within a defined area of the Village West, built between 1911 and 1941, old and wooden, without major modification, that may have had Bahamian or African -American tenants or owner. By historic preservation standards, I am not sure these would be described as "strict criteria for inclusion." But as I said in a previous e-mail, the City Code was amended in 2017 to provide for Multiple Property Designations and for "Thematically -Related. A group of Historic Resources related by a common theme." Even the HEPB was concerned by what "Thematically -Related" meant when it was proposed. But this was all initially to protect about 20 existing shotgun homes. How and why did it expand to more than 50 to include so many structures built 1935-1941, well past the early 20th Century that was to be the focus of the effort? Note also that your statement that "Though it does not force owners to undertake repairs or renovations..." differs from the explicit language of the Code. Chapter 23, the Historic Preservation section of the Code clearly mentions the affirmative maintenance requirements and the penalties for non-compliance. Below are selected sections of the Code. You will see there can be significant costs associated with designation —and as maintenance is required, it may require going to the HEPB for review and approval. There are also significant enforcement and penalty provisions. Given the current condition of many of these designated properties, many of the owners may actually be required to make repairs rather soon. Selected sections to consider: Sec. 23-5 (a) Certificates of appropriateness, when required. A certificate of appropriateness shall be required for any new construction, alteration, 4151- J\ , \'\\- Jb D)e4ef\$,- Elm:A to L'n U1&�\Ucc - t\tfo\ N(Vc\C 011 \ij r04AC C?\6 Nfe s\-ok. fou eservo O'A �� V\n-e, �OCOAA &rt N..) e,o,ro 4,j}f;tA" Submitted into the public record fob 'te �� • L relocation, or demolition within a designated historic site or histor1dis is b rtPficatE Clerk appropriateness shall be required for any ground disturbing activity within a designated archeological site or archeological zone or within an archeological conservation area. All certificates of appropriateness shall be subject to the applicable criteria in section 23-5(c) and any other applicable criteria specified in this chapter, as amended. No permits shall be issued by the building department for any work requiring a certificate of appropriateness unless such work is in conformance with such certificate. 23-5(c) Guidelines for issuing certificates of appropriateness. (1) Alteration of existing structures, new construction. Generally, for applications relating to alterations or new construction as required in section 23- 5(a), the proposed work shall not adversely affect the historic, architectural, or aesthetic character of the subject structure or the relationship and congruity between the subject structure and its neighboring structures and surroundings, including but not limited to form, spacing, height, yards, materials, color, or rhythm and pattern of window and door openings in building facades; nor shall the proposed work adversely affect the special character or special historic, architectural or aesthetic interest or value of the overall historic site or historic district. Except where special standards and guidelines have been specified in the designation of a particular historic site or historic district, or where the board has subsequently adopted additional standards and guidelines for a particular designated historic site or historic district, decisions relating to alterations or new construction shall be guided by the U.S. Secretary of the Interior's "Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings." (Question: Given this language, how could any Accessory Dwelling Unit on the historic site be approved?) (6) Unreasonable or undue economic hardship. a. Where strict enforcement of the provisions of this section would result in an unreasonable or undue economic hardship to the applicant, the board shall have the power to vary or modify the provisions of this section, including adopted guidelines. The fact that compliance would result in some increase in costs shall not be considered unreasonable or undue economic hardship if the use of the property is still economically viable. (Question: If the property is homesteaded, the owner gets viable economic value from living there. Does that mean that "some increase in costs" would therefore NOT be an unreasonable or undue economic hardship?) Sec. 23-6(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. (Emphasis by italics added. Note also the language about "any other property in visual proximity to a designated property... ") Sec. 23-6 (i) Demolition by neglect. (1) Demolition by neglect prohibited; affirmative maintenance required . The owner(s) of a property designated historic pursuant to this chapter, which includes a property either Submitted into the public on recopr rd 11 ki(l e`�� CitY Clerk individually designated, or designated as a contributing property within a historic district, (2017 amendment adds: or designated as a Thematically -Related Historic Resource within a Multiple Property Designation) as defined by this chapter, shall comply with all applicable codes, laws, and regulations governing the maintenance of the property. It is the intention of this section to preserve from deliberate negligence, or inadvertent neglect the exterior features of property designated historic and the interior portions thereof when maintenance is necessary to prevent deterioration and decay of the property. All such properties shall be preserved against such decay and deterioration and shall be free from structural defects through prompt corrections of any of the following defects: (Emphasis by italics added.) Please do review the entire Chapter 23. It will be a learning experience. And given the generous additional incentives being provided to even INVESTORS in the MiMo historic district at the July 26 Commission meeting (the TDD proposal), it is even harder to understand how the "Wood Frame Vernacular Residences of Coconut Grove Village West" went forward without any real plan for "what now" or incentives either to homesteaded properties or to investors. Somewhat of an Equal Protection issue, and perhaps raising to a "disparate impact" issue (See: https://www.justice.gov/crt/fcs/T6Manual7 ) given the different treatment of the owner and investor demographic in MiMo as opposed to the owner and investor demographic in Village West. When I reflect on what is happening, I am reminded of redevelopment work I did in Poland for the Rockefeller Brothers Fund and the Knowledge Fund of the British Government in the late 1980s and early 1990s, just before and just after the fall of Communism. When I met with the Chief Architect of Cracow, he took me to some of the projects he was truly proud to have completed. A number of them were restored Jewish Synagogues. When we walked up the stairs of the most impressive one in the Kasimeriez District, I saw a plaque on the wall that he translated as "Museum to the Jews." Inside it was magnificent —down to every last detail an orthodox Jew would find 'authentic'. The only problem was there were no Jews, no services, no Rabbi. Just a museum to the Jews. Note that I was so impressed by this Catholic architect, that when we had a research team planning meeting at Johns Hopkins University in Baltimore, I convinced my Rabbi at Fort Lauderdale's Bat Yam to invite him to lecture —and he came and impressed everyone that this Catholic architect was more knowledgeable about Jewish Synagogues then even our Rabbi. Please see the attached articles and do check out what I consider the "Museum to the Jews" website for the Kasimeriez District: https://www.krakow.pl/english/visit_krakow/6316,artykul,jewish kazimierz.html This web site is worth reviewing just to reflect on what it says and how it may relate to Village West. By not focusing on the needs of the people in Village West, just the buildings, I wonder if we ultimately will have no Blacks in Village West. Just Museums to the Blacks. Frank Snbmitted into the public 11 record f it/er(s) % . '1 on 1/Z bJ 14, . City Clerk https://www.miamiherald.com/news/local/community/miami-dade/coconut- grove/article215046640.html These houses are old, humble and made of wood. They're also now historic landmarks. By Andres Viglucci aviglucci@miamiherald.com Nearly four dozen humble "shotgun" and wood -frame homes scattered across West Coconut Grove have been declared historic landmarks by Miami's preservation board, capping a controversial city effort to salvage some last remnants of the imperiled historically black neighborhood. The board's approval of multiple historic designations represents a win for preservationists, some West Grove activists and City of Miami Commissioner Ken Russell, who represents the neighborhood and championed the move to slow ongoing gentrification. But it may not be the final word on some of the houses. At least several owners indicated they will appeal the designation of their properties to the city commission. Others urged the city to come up with ways to help owners of newly designated houses, many of them elderly or poor, pay for maintenance and renovations. The roster of homes that ended up with historic designation was shorter than the original list of more than 50 proposed by the city preservation office. In a hearing that lasted about seven hours, preservation officials and the board dropped about a dozen houses from an initial list proposed for protection after concluding the structures did not meet strict criteria for inclusion. 1 Submitted into the public record for itqm s) on 1 Lb / I City Clerk A board majority, though, found that many more did meet the criteria. The designation now bars demolition of the homes. Though it does not force owners to undertake repairs or renovations, designation does require that exterior changes or additions be architecturally and historically congruent with the original structure. Some preservationists and Grove residents have long argued for protecting the neighborhood's wood -frame homes as a way of salvaging its historic legacy, but only a handful were designated landmarks until now. Saving the homes took on new urgency as developers began buying and demolishing them to build new modernist homes few in the West Grove can afford. The simple wooden houses on the protected list, some a century old, harken to the West Grove's early years. Miami's oldest surviving black neighborhood, it was once legally segregated from the wealthier white village of Coconut Grove to its south and east. The West Grove was originally settled by Bahamian immigrants who were later joined by blacks migrating from the American South. Both groups brought their building traditions to the West Grove. The newly designated houses include bungalows, cottages and so-called shotguns — long, narrow houses in which rooms are lined up front to back. Preservationists say designation will help residents and owners because historic homes and buildings tend to rise significantly in value. They point to examples in other areas of Miami where historic districts have helped turn around depressed areas, including Morningside, the city's first. But the proposed designations split the neighborhood, with some property owners and residents bitterly objecting to designation. Some complained that the houses are hard and expensive to maintain, repair and insure. Longtime residents, as well as some investors who bought wood -frame homes to rent or redevelop, complained that designation would unfairly deprive them of the chance to sell for the highest possible price as teardowns. 2 Submitted into the publi record fqr ite, (s) SY\.1 on i / Z6 / 1' City Clerk "They're going to kill the value of our houses," said J.B. Diederich, an investor who is fixing up two shotgun houses in the West Grove, in an interview after the hearing, which concluded around 1:30 a.m. Tuesday. Diederich said he has no intention of demolishing the houses but worries about the additional burden of meeting strict historic preservation rules and the difficulty in selling properties that have been designated historic, especially without incentives in place to help property owners. The city is considering several programs that could help West Grove homeowners financially, including a zoning revamp that would allow some owners of wood -frame homes to build separate rental units in the back yard, and creation of a tax district that could generate money for renovation grants and loans. Because the houses are scattered, it wasn't possible to create a unified historic district, like Morningside or South Beach. The city commission approved an idea for the creation of "thematic" groups of designations that would cover a particular architectural style or type of construction. Such thematic designations have been used in other cities, including neighboring Coral Gables. 3 Submitted into the publi record fQr itejn(s) on City Clerk INTERNATIONAL SERIES PREPARING FOR THE NEW POLAND by Frank Schnidman BACKGROUND On April 5, 1989, after weeks of "Round Table Talks" between Solidarity and the gov- ernment, both signed a historic agreement, which legalized opposition to the Communist government, and set the stage for the June 4, 1989, national elections. The elections resulted in Solidarity party members being elected to 99 of the 100 seats in the Senate (the freely elected upper house of Parliament) and 161 of the 460 seats in the Sejm (the lower house, where by the April 5th agreement, 35 percent or 161 seats could be contested by noncommunists). This sweeping win by Solidarity was just a prelude to what was to occur next over all of Eastern Europe and Russia as dissatisfaction with Com- munism and a desire for democracy fueled reform after reform. In Poland, the pace of change is difficult to comprehend. The goal is to have a new, de- centralized, governmental structure in opera- tion along with nationwide local elections, well before the end of 1990. As Dr. Adam Kowale- ski, Deputy Minister of the Ministry of Physi- cal Planning and Construction, stated during a February 1990 trip to the United States, "We have no time to wait. We must implement re- forms now, knowing there will be mistakes, but there is no option if progress is our goal." The new environmental, land use and eco- nomic development challenges facing Poland are substantial, and there are few experienced professionals available to address these needs. The recently formed Polish Foundation in Support for Local Democracy is a figurehead organization working for the immediate estab- lishment of 14 Local Self -Government Train- ing Schools. The first responsibility of these schools will be to educate the new local gov- ernment officials elected in this summer's elec- tions. There has been no local government ex- perience in 45 years, and this fall, new laws and new officials will attempt to implement the radical changes in government structure now moving through Parliament. THE CURRENT NEED These recent historic events have introduced a democratic mechanism into a state apparatus bureaucratized for decades. The political changes that produced these results have opened opportunities to address a host of critical ques- Frank Schnidman, Esq., visiting professor at the FAUI FIU Joint Center for Environmental and Urban Prob- lems, is an internationally recognized expert on land use and growth management issues. and a member of the Board of Directors of the International New Town Asso- ciation. He made two trips to Poland in 1989, working first with academics to prepare for the transition in government, then assisting in the review of comparative economic and land use planning structures. Schnidman is a member of the research team described in this article. 22 SPRING 1990 Submitted into the public record fpr iteli (s) on 1 / 1 1 City Clerk Professor Schnldman (center) reviews an outline of proposed local government reforms with Senator Jerzy Regulski, Undersecretary of State for Local Govern- ment Reform (left), and Dr. Adam Kowalewski, Deputy Minister of the Ministry of Physical Planning and Construction (right). In 1988, Senator Regulski lectured at FAU on the past, present and future of planning and local government in Poland. tions in the Polish economy and society in new and creative ways. Inflation, and the dangers of recession and unemployment as attempts are made to bring it under control; the urgent need for housing construction, but no immediate means of financ- ing it; foreign debt of $39 billion —over $1,000 per Pole, or roughly the annual median income of a Polish worker; and the tension between the need for economic development and the need to improve the quality of the physical environ- ment: all these concerns must be addressed immediately, and the choices will be difficult to make. Poland may have the most serious environ- mental problems of any country in Europe. More than one-third of the population live in regions with dangerous levels of environmental pollution. In some regions, a significant part of the country's agricultural produce is unsafe for human consumption because of soil polluted by toxic materials. Air pollution is damaging buildings in Cracow. The overall life expec- ENVIRONMENTAL AND URBAN ISSUES tancy of Poland's population has been declining for a generation. The Polish reform pro- gram seeks to modernize the obsolete and rigid planning system and transform it into a new model of modern eco- nomic, environmental and ur- ban decision -making. Based on the Round Table negotia- tions earlier last year, a ma- jor goal of modernization will be to decentralize decision - making in the Polish econ- omy and society. This will vest more authority in the hands of enterprises and lo- cal officials, who now have virtually no input in the deci- sion -making process. This change requires significant departures from existing practices and proce- dures and new ways of thinking about environ- mental, land use and economic issues on the part of personnel at all levels in the system. Unfortunately, the limited Polish experience over the last 40 years with anything other than a centrally planned economy stands in the way of reform. The 1930s generation of decision - makers in Poland had experience with market mechanisms and decentralized policy -making, but much of that experience has been lost. Thus, the new opportunities in Poland could end up frustrated, not so much by the hostility of op- ponents as by the inexperience and lack of knowledge on the part of those who will be called upon to implement the reforms. In ad- dition, the current infatuation with Western models could lead to their uncritical adoption and inattention to their Polish context. The research and education project described below will help provide future decision -makers with the training they need to address the nation's emerging challenges successfully. 23 Submitted into the public record fpr it s) 54v on `-]%h / 1\I . City Clerk ADDRESSING THE NEED Governmental and private sector financial aid and technical assistance offers from all over the world are currently being reviewed by the new Polish government. One ongoing effort at training and technical assistance, of which the Joint Center is currently playing a role, is a cooperative project organized on the United States side by the Johns Hopkins University Institute for Policy Studies in Baltimore, and on the Polish side, by the Regional Economics Section of the Polish Academy of Sciences in Warsaw and the University of Lodz. The Rockefeller Brothers Fund is providing finan- cial support. The project concept originated in the spring of 1988 with a proposal from Dr. Jerzy Reg- ulski of the Polish Academy of Sciences. The purpose of the project is to create a cooperative undertaking to equip a significant cadre of environmental, land use planning and economic development specialists in Poland with a basic knowledge of American environmental, urban planning and economic development practices. The idea gained momentum, and an initial conference took place in Poland in May 1989. The election of Dr. Regulski to the Polish Senate on June 4, 1989, the subsequent accel- eration of the pace of internal change, and the In December 1989 the Institute of Regional Poli- cies of the University of Lodz hosted a group of foreign experts from England, Sweden, Austra- lia and the United States to review and analyze ef- forts at restructuring the economy and industry. Here, University of Lodz Professor of Political Ge- ography Koter Marek de- scribes the importance of the Lodz region. His classroom is the Lodz town center on a sub -zero degree afternoon. 24 appointment of two Polish team members to significant positions in the Ministry of Physical Planning and Construction, not only intensify the need for this cooperative effort, but also significantly increase the likelihood that the project will have important practical effects. ELEMENTS OF THE PROJECT As currently conceived, the project will provide a key group of Polish experts a clear understanding of American experience in three policy areas now under active review in Po- land: environmental and land use policy, eco- nomic development policy, and decentralized decision -making. As a first step, nine Polish experts in these fields will work with a counter- part American group to formulate two sets of working papers describing American experience in these three fields and assessing their applica- bility to Polish circumstances. The first set of papers will focus on the American experience in these areas. Each of these papers will have an American lead author and a Polish coauthor. The lead author will identify elements of the American experience likely to be relevant to the Polish situation, suggest readings on these elements for the Polish counterpart, discuss these materials with the Polish coauthor, and develop an outline and SPRING 1990 ultimately a draft paper. The Polish coauthor will review the materials provided by the American lead author, identify key issues that need to be addressed in the paper, and make suggestions for changes to the draft. The second set of papers will focus on practical recommendations for Polish policy. Each paper will have a Polish lead author and an American coauthor. The Polish lead author will develop an outline of proposals flowing from the American experience outlined in the first paper, in each field. The American coau- thor will review these to ensure that the por- trayal of the American experience is correct and that the proposed application is consistent with actual experience. Both sets of papers will be published in book form in English and Polish. Such a team approach links experts in American environmental, land use planning, economic development and intergovernmental policies and practices with a group of special- ists with similar interests, who are experts on Polish policy and institutional arrangements. An added advantage of this approach is that the Polish specialists are also actively involved in current political and institutional reform efforts in Poland, so that there is an immediate policy application for the work. In addition to this effort, and in order to deepen understanding on the part of both the Polish and American participants, a series of field visits and working conferences will also take place. Finally, the rapid development of the concept of 14 Local Self -Government Train- ing Schools has led to discussion of the imme- diate need for a curriculum and for training ma- terials. As these discussions progress, the joint research team will be brought in to assist in organization and implementation of training programs and training materials. PROJECT BENEFITS The project promises to yield a number of important benefits. In particular, it will: • improve Polish policy in the areas of eco- ENVIRONMENTAL AND URBAN ISSUES omnitted into the public rccoon�rdTj o f r ite s) City Clerk nomic development, land use planning, environmental protection and institu- tional restructuring at a time of histori- cally unique opportunities; • significantly enrich the professional knowledge of a key group of Polish spe- cialists; • strengthen American understanding of the institutional setting and important proc- esses of change in Eastern Europe; • make available to a broader audience new insights into environmental and economic development policy and planning and de- centralized decision -making that should interest scholars and practitioners in East- ern Europe and elsewhere. Massive changes are underway or in pros- pect in Poland. New opportunities exist to alter established policies and procedures in ways that give promise of vastly improving the quality of life and opening the way to significant institu- tional restructuring. The development of new approaches to environmental policy and economic planning, and the establishment of decentralized decision - making structures are critical aspects of this entire process of change. For such changes to proceed effectively, however, it is crucial that Polish experts have the information they need to evaluate the alternative models available for their country. The present project is designed to address this critical need. It responds to a request that originated on the Polish side. It involves a key group of Polish planners and decision -makers. It establishes a workable proc- ess tied closely to ongoing Polish reforms. It promises tangible results in areas that the re- form movement itself has targeted as central to the new Poland. As the project progresses, the Joint Center will continue to play a role in the land use planning and economic development aspects, and, as significant milestones in the project are reached, update reports will be presented in En- vironmental and Urban Issues. 25 EXPLORING JOINT VENTURE OPPORTUNITIES IN POLAND What opportunities exist for real estate joint ventures in Poland? Arc there enough of them to make an ex- ploratory trip worthwhile? How can developers, investors, and others make the necessary contacts? The fol- lowing list provides a start. Step One: Contact Krzysztof Loth, Programme Director, United Nations Industrial Development Organiza- 28 June 91/ RRITTri Lnrun tion, Stawki 2, 00-950 Warsaw, Poland (telephone 635-71-12; fax 635-12-60; telex 817916). Ask for a computer printout of the Polish companies or individuals seek- ing joint venture opportunities under the International Standard Industrial Code (ISIC) for real estate (code 83). This material is being collected under IDO's Foreign Cooperation Promo- tion Programme. Step Two: Contact Edgar D.'ulton, Commercial Attache, U.S. Foreign Commercial Service, US. Trade Devel- opment Center, ul. Wiejska 20, War- saw, Poland (telephone 48-22-21.45- 15; fax 48-22-21-63-27; telex 81-39-34). Ask for U.S. and FCS Gold Key Service information. This is a program custom-tailored to ensure that an American's visit to Warsaw or else- where in Poland is spent in the most productive way possible. This U.S. De- partment of Commerce program is operated out of the U.S. embassy, which has trade specialists available to help evaluate prospective joint ven- tures, arrange appointments, provide translators, and so forth. Program spc- Submitted into the public record f tie 3 ' on 71 City Clerk cialists also can help identify possible contacts. Fees for the program are very reasonable. For example, the fee for identifying up to six key contacts is $250. For each day of appointments (with a maximum of four appoint- ments per day), the charge is $150. The program will provide someone to accompany you to meetings if you de- sire. There is an additional charge for translators. Step Three: Contact the Informa- tion Officer, Overseas Private Invest- ment Corporation, 1615 M Street, N.W., Washington, D.C. 20527 (tele- phone 1-800424-7642). Ask for information about OPIC's programs of investment insurance against certain political risks and about their financing of projects through direct loans and/or loan guarantees. Also, order OPIC's In- vestor Information Service individual kit on Poland for $25. Step Four. Order "Eastern Europe Business Bulletin" from the Eastern Europe Business Information Center, International Trade Administration, Room 6043, U.S. Department of Com- merce, Washington, D.C. 20230 (tele- phone 202-377 2645; fax 202-377-4473). Step Five: Contact a travel agent and plan your exploratory trip. Private enterprise and joint venture projects in Poland are still in their infancy, however, now is the time to examine the array of opportunities and to assess the risk/reward ratio in relation to individual expectations. It will be a memorable experience —one that not only will give you a perspec- tive on the transformation of the Pol- ish economy, but also will provide an appreciation of the U.S. land use plan- ning and regulatory process. ■ Frank Schnidman Frank Schnidman is a visiting professor at the Joint Center for Environmental and 1 Urban Problems at Florida Atlantic Univer- sity/Florida International University. He is a member of the US. team working on a Rockefeller Brothers Fund -supported joint research project to assist the Polish govern- ment in decentralizing regulatory author- ity to local government and in training newly elected local government officials.