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HomeMy WebLinkAboutAppeal and Supporting Docs1C \8 Date CITY OF MIAMI HEARING BOARDS R 0 BOX 330708 MIAMI, FL 33233-0708 `Y('.I r, [I erg- c-c. Re: Property Owner's List Within 500 Feet of: 311,5 791r ha'4k; MenUe, Street aaress(es Total number of labels without repetition: l certify that the attached ownership list, map and mailing labels are a complete and accurate representation of the real estate property and property owners within a 500-foot radius of the subject property listed above. This information reflects the most current records on file in the Miami -Dade County Tax Assessor's Office. A new list may be provided by the City of Miami Hearing Boards if it is determined the information is older than six months. Er) .7-2'5 j rLQ Name or Company fame 3310 .gy 5??Ic7 Address N1(411,1 g- 3.3)13 Telephone artvel r�c�n p ) r:, E-mail Frank Schnidman, Esq. P. O. Box 11339 Fort Lauderdale, FL 33339 TEL: 954/599-8715 E-Mail: schnidmanf(a�earthlink.net July 30, 2018 City of Miami Hearing Boards Department P.O. Box 330708 Miami, FL 33233-0708 RE: Appeal of HEPB Resolution R-18-050 Local Designation as an Historic Resource Address: 3295/3297 Charles Avenue As part of the "Wood Frame Vernacular Residences of Coconut Grove Village West Multiple Property Designation" Owner: Mr. Andrew Rasken Dear Hearing Boards Department; I am filing this Appeal on behalf of Mr. Andrew Rasken. The Appeal is from the Historic and Environmental Preservation Board (HEP Board) Resolution R-18-050, the designation of his property at 3295 Charles Avenue as an Historic Resource of the City of Miami, Florida. Mr. Rasken asks that the decision of the HEP Board be reversed pursuant to Sec. 23-4(7) of the Code. Accompanying this letter is the labels which represent the mailing labels for the required notice to property owners within a 500-foot radius of the parcel of the duplex property at 3295/3297 Charles Avenue (Folio Number 0141210075130. I am also including proof of my Lobbyist Registration. I am filing this appeal for Mr. Rasken on the grounds that: The actions of the Historic Preservation Division of the City of Miami Planning and Zoning Department and the City of Miami in creating the "Thematically -Related" concept, the "Multiple Property Designation" process, and the ultimate selection of properties and their designation in accordance with the "Wood Frame Vernacular Residences of Coconut Grove Village West Multiple Property Designation" violates the express commitment that the City of Miami has made to act in accordance with the Secretary of the United States Department of the Interior "Standards & Guidelines for Architectural and Engineering Documentation." 1 The failure to follow the Standards and Guidelines, and for other Due Process considerations, has resulted in a flawed process that created a defective designation of 3295/3297 Charles Avenue because of inadequate individual property analysis and other factors, with the result that based upon the vague and incomplete information presented on this property, the Criteria for Designation under Section 23-4(a) of Chapter 23 of the City of Miami Code cannot be applied. Therefore: 3295/3297 Charles Avenue does not "3. Exemplify the historical, cultural, political, economic, or social trends of the community;" 3295/3297 Charles Avenue does not "4. Portray the environment in an era of history characterized by one or more distinctive architectural styles;" and 3295/3297 Charles Avenue does not "5. Embody those distinguishing characteristics of an architectural style, period, or method of construction.;" In addition, the Applicant City Commission for this "Wood Frame Vernacular Residences of Coconut Grove Village West Multiple Property Designation" gave clear instructions about additional criteria for removal of properties from the List during their scheduled "Discussion" Agenda Item of this Application at the City Commission Meeting of Thursday, July 12, 2018. This Commission meeting was well in advance of the HEP Board Special Meeting for Designation on Monday, July 16, 2018. The failure of the HEP Board to follow these explicit instructions of the Applicant City Commission provides two additional grounds for appeal. First, during the discussion of 3477 William Avenue, Ms. Thelma Gibson, speaking for the owner of the property Christ Episcopal Church, displayed to the Commission the Unsafe Structure Notice that 3477 William Avenue had received from the City of Miami. The consensus of the Applicant City Commission was that no structure which had received an Unsafe Structure Notice should be on the final List. On March 21, 2018 the City of Miami posted an Unsafe Building Notice on Mr. Rasken's property, stating that "THIS BUILDING SHALL BE VACATED —IT SHALL NOT BE OCCUPIED." Given this directive from the Applicant, and the fact that 3477 William Avenue was removed from the List, the directive of the Applicant City Commission and Constitutional Equal Protection mandates that 3295 Charles Avenue be removed from the List. Second, in addition, during the official Discussion Agenda Item at the Thursday, July 12, 2018 Commission Meeting, the City Commission, as Applicant for the "Wood Frame Vernacular Residences of Coconut Grove Village West Multiple Property Designation," made it clear that they did not want designation to create an economic hardship for any owners. Mr. Rasken purchased a duplex property, 3295/3297 Charles Avenue, in November 2017 for $300,000 from a slumlord that had purchased the property 15 years earlier for $85,000. This slumlord allowed his tenants to live in conditions that were basically unsatisfactory for human habitation, and sold Mr. Rasken the property at land 2 value knowing that Mr. Rasken planned to tear down the existing slum and blighted property to build a new home for his family. Repairing the duplex as rental property, each with a one -bedroom unit slightly over 500 square feet, could cost as much as $200,000. Potential rental income from each unit would be $700-$1,000/month—with property taxes currently exceeding $5,000 for the duplex. The property has one folio number and receives one tax bill. Only for Multiple Property Designation is each half of the duplex considered a separate property, requiring two Appeal filings and two separate Agenda Items at the City Commission Hearing —a Hearing where the Applicant City Commission itself will be the appellate body deciding the merits of the Appeal. Note that the HEP Board Appeal process for this experiment at Multiple Property Thematic Designation itself an unnecessary economic hardship. The unnecessary costs imposed for duplicate filing fees for each 1/2 of a duplex, and duplicate mailing fees. Additionally, Section 23-6.2(c)(4) the Code recognizes that it is an "unreasonable and undue economic hardship" for income producing property when there is no possibility of receiving a reasonable economic return. The gross rate of return for Mr. Rasken if he were to repair and rent the duplex on these numbers would likely be less than 2%. Note that there have been repeated allegations by the Historic Preservation staff and speakers during Public Comment periods at both City Commission and HEP Board meetings that historic designation would bring increased value to the property. These allegations are actually counter to a recent report done for the independent Federal Agency, the Advisory Council on Historic Preservation. This Report, Measuring Economic Impacts of Historic Preservation (2013), in its first two Findings, states: 1. Various aspects of historic preservation have substantial economic benefits as well as economic costs. While many argue that the benefits to society, both financial and otherwise, outweigh the costs, the relationship between preservation and the economy as well as the overall societal benefits remains imperfectly understood and only partially documented. 2. Research into the relationship between economics and historic preservation is critically needed. The City of Miami's experiment with Multiple Property Thematic Designation is not only flawed in its conception but is not even rational in terms of economic impact on property owners --most of whom live in old wooden homes in need of repair in an area that the City of Miami in January 2018 declared "slum and blighted" when it approved the Finding of Necessity for the expansion of the Omni CRA to the West Grove. Slum and blighted properties designated as historic, with an affirmative requirement to maintain these old wooden structures, and no additional incentives to assist in the maintenance and repairs that will be required. 3 Finally, on behalf of Mr. Rasken, I reserve the right to raise additional reasons or grounds for the Appeal at the City Commission Hearing, based upon newly discovered short- comings in the process and procedure that led up to the amendments to the Code creating the "Multiple Property Designation," and the "Thematic -Related" process, and to any and all irregularities or short -comings in the research and community engagement procedures. As stated in Sec.24-4(c)(7): "The appeal shall be a de novo hearing and the city commission may consider new evidence or materials..." Thank you for your guidance as we prepared this Appeal. Best regards, Scluddoteto Frank Schnidman cc: Mr. Warren Adams, Preservation Officer Historic Preservation Division City of Miami Planning and Zoning Department 444 S.W Second Avenue, 3`d Floor Miami, FL 33130 4 City of Miami Planning and Zoning 4MASAVE July 23, 2018 1:4,514 0 210 420 f + E' + ) 0 62,5 125 840 ft I 250 m Oty of Miami, Informatio n Techndogy Department, GI5Team 02017 © 2018 Microsoft Corporation 0 2018 DigitalGlobe OCNES (201B) UistributionAirbus DS City of Miami Planning arid Zoning TRUE_SITE AODR TRUE_SITE_CITY TRUE_SITE 21P_CODE TRUE_MAILING_ADDR1 TRUE MAILING_CITY TRUE_MANING_STATE TRUE MAILING_ZIP_CODE TRUE_OWNERS TRUE_OWNER2 3580 MAIN HWY Miami 33133-5920 2312 W 30TH AVE DENVER CO 80211-3811 GERMAN RAMIREZ MONICA RAMIREZ 3584 MAN HWY Miami 33133-5920 3584 MAIN HWY COCONUT GROVE FL 33133 WILLIAM THOMAS RIEDER JR MELISSA TRIMP RIEDER 3586 MAIN HWY Miami 33133-5926 3570 MAIN HIGHWAY MIAMI FL 33133 DARREN SOLANKI KENIA LINO DE SOUSA 3588 MAIN HWY Miami 33133-5920 214 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8160' Easy peer Address Labels Bend along line to expose Pop-up Edge Go to avery.cor/templat8s Use Avery Template 5160 I MARY J CRATIT 3261 THOMAS AVE MIAMI, FL 33133-5825 LUCILLE MARIE WILLIAMS BROWN 3427 MARGARET ST MIAMI, FL 33133 STIRRUP PROPERTIES INC 36 ERCIVAL AVE MIAMI, 133 WIRTH T MUNROE 5301 SW 84 ST MIAMI, FL 33143 3452 MARGARET STREET LLC 16 PHOENETIA AVE CORAL GABLES, FL 33134 HOUSTON MARSHALL III 3278 THOMAS AVE MIAMI, FL 33133-5826 SUSIE A JOHNSON 3240 THOMAS AVE MIAMI, FL 33133-5826 MIAMI-DADE COUNTY 701 NW 1 CT 1`6TH-RLOOR MIAMI, FL`331-3 MIAMI--DADE COUNTY 701 NW 1 CT 167E FLOOR MIAMI, F33136 KEN JANOSKI 6450 MAHI DR.0 CORAL GABLES, FL 33158-1841 3271 THOMAS LLC CIO GREG HERSKOWITZ BERTENA RUMPH PA 16504 SW 153 CT 9100 S DADELAND BLVD 908 MIAMI, FL 33187-1451 MIAMI, FL 33156 ELIEZER CASTRO 3443 MARGARET ST MIAMI, FL 33133 MARY A SMITH 3366 THOMAS AVE MIAMI, FL 33133-5828 MIOK JOHNSON 3342 THOMAS AVE MIAMI, FL 33133-5828 JOANN S JOHNSON 3468 MARGARET ST MIAMI, FL 33133-5824 WILLIAM A ARMBRISTER &W MAMIE L 3260 THOMAS AVE MIAMI, FL 33133 LOUISE S SANDS 3230 THOMAS AVE MIAMI, FL 33133-5826 JOSE LUIS FERNANDEZ 3200 THOMAS AVE MIAMI, FL 33133-5826 MIAMI-DADE COUNTY 701 NW 1 CT 16TH--F1,0.QR MIAMI, FL 3313-6- ROOSEVELT LITTLE 3267 WILLIAM AVE Miami, FL 33133-5831 STIRRUP PROP INC 3619 PERCIVAL AVE MIAMI, FL 33133 MAE WEST 3350 THOMAS AVE MIAMI, FL 33133-5828 MIA I-DADE COUNTY 701 NW 1 CT 16TH bQ9R MIAMI, FL 3341 JENNIFER D LADLER-EL 3455 MARGARET ST MIAMI, FL 33133-5823 JUANITA RUMPH 3250 THOMAS AVE MIAMI, FL 33133-5826 MARGARET MARSHALL COX TRS MARGARET MARSHALL COX REV TR 3220 THOMAS AVE MIAMI, FL 33133 BENJAMIN DANIEL LEDDY GREEN SARAH MORRISON GREEN 3249 WILLIAM AVE MIAMI, FL 33133 GLENN IRVIN 3285 WILLIAM AVE MIAMI, FL 33133-5831 Pat: avery.com/petents Etiquettes d'adresse Easy Peel`"' Repliez a la hachure afro de reveler le rebord Pop-up Allez a avery.ca/gabarits Utilisez €e Gabarit Avery 5160 AVVERY 8160 Easy Peel Address Labels Bend along line to expose Pop-up Edge Go to avery.com/templates Use Avery Template 5160 RUBY MAE JESSIE WILBURN 3295 WILLIAM AVE MIAMI, FL 33133-5831 OSIANA INVESTMENTS LLC 338 SW 31 RD MIAMI, FL 33131 JENNIFER C TAYLOR-ROLLE PO BOX 330685 MIAMI, FL 33233-0685 TYLER FLYNN CORBIN ASHLEY FLYNN CLEMENT A JACK LE REM OMEGA MIAMI-DADE COUNTY 701 NW 1 CT CORBIN KIMBERLY JACK 16TH FLOOR 3331 WILLIAM AVE 3341 WILLIAM AVE MIAMI, FL 33136 MIAMI, FL 33133 MIAMI, FL 33133 OLD OAK LLC 1944 SW 16 TER MIAMI, FL 33145 JOETIPHA SMITH 3371 WILLIAM AVE MIAMI, FL 33133 3379 WILLIAM HOLDINGS LLC 3040 MCDONALD ST MIAMI, FL 33133 CLIFFORD ROSS JR TIITF OF STATE OF FLORIDA ELIZABETH LEE CLARKE 1050 NW 148 STREET 3900 Gib ONVVEALTBL-Via #412 3267 FRANKLIN AVE MIAMI, FL 33168 TALLAHASS F 399 MIAMI, FL 33133-5841 PEDRO A RIBEIRO DA SILVA 7255 W LAGO DR CORAL GABLES, FL 33143-6524 DEON MANDELSTAM 3325 FRANKLIN AVE MIAMI, FL 33133 EDW A MCCARTHY-BISHOP 3491,,BISCAYNE BLVD MIAMI, FL-3-3J38-2970 EDW A MCCARTHY-BISHOP 9401 BISCAYNE BLVD MIAMI, FL 33138-2970 CAMP BISCAYNE HOMEOWNERS ASSN INC PO BOX 332184 MIAMI, FL 33233 GREGG HINDS 3303-FRANKLIN AVE MIAMI, FL 33,133 HARALAMBIDES PROPERTIES LLLP 901 N VENETIAN DR MIAMI, FL 33139-1014 GRALEAR CORP ROBERT E 0 LEARY PO BOX 331640 MIAMI, FL 33233-1640 GREGG HINDS 3303 FRANKLIN AVE MIAMI, FL 33133 WILLIAM J CABAN 7400 SW 72 AVE MIAMI, FL 33143 TIITF OF STATE OF FLORIDA 3900 COMMONWEALTH BLVD #412 TALLAHASSEE, FL 32399 REGIONS FIANACIAL CORP % REGIONS ALICIA TAMES BANK 3180 MONROE DR 250 RIVERCHASE PKWY 6TH FLOOR COCONUT GROVE, FL 33133-5917 BIRMINGHAM, AL 35244 GENEITHA D WELCH 3357 FRANKLIN AVE MIAMI, FL 33133-5808 GREG D FEINBERG 3355 FRANKLIN AVE COCONUT GROVE, FL 33133 WALTER PAUL MORERA ISABEL ARROYAVE ROSA W GILBERT & CYNTHIA E COCHRAN- STEVEN PFOH TRUJILLO BYRD 3349 FRANKLIN AVE 3353 FRANKLIN AVE 3351 FRANKLIN AVE MIAMI, FL 33133 MIAMI, FL 33133 COCONUT GROVE, FL 33133-5808 Pat: avery.com/patents Etiquettes d'adresse Easy Peel`"' Repliez a la hachure afin de reveler le rebord Pop-up Allez a avery.ca/gabarits Utilisez fe Gabarit Avery 5160 AVE RY 8160 Easy Peel' Address Labels Bend along line to expose Pop-up Edge Go to avery.com/templates Use Avery Template 5160 t MARY M RICHARDS 3347 FRANKLIN AVE COCONUT GROVE, FL 33133-5808 BRIT MARIE PEEMOLLER 3341 FRANKLIN AVE MIAMI, FL 33133-5808 REFERENCE ONLY STEVEN M BERWICK GAIL E MOHNEY 3540 MAIN HWY 401 MIAMI, FL 33133 GIUSEPPE LALLI 3225 FRANKLIN AVE #402 COCONUT GROVE, FL 33133-5859 STIRRUP PROPERTIES INC 3619 PERCIVAL AVE MIAMI, FL 33133-4909 MIAMI SUNSET REAL ESTATE HOLDINGS LLC 301 COSTANERA RD MIAMI, FL 33143 CARLOS FONTECILLA ISABEL FONTECILLA 1920 S BAYSHORE LN MIAMI, FL 33133 MARK TAYLOR HICKS 3540 MAIN HWY #406 COCONUT GROVE, FL 33133 TANYA PERGOLA 3225 FRANKLIN AVE #407 MIAMI, FL 33133-5860 NEAL PFEIFFER PAULETTE PFEIFFER 520 W AVE #1801 MIAMI BEACH, FL 33139 MARCOS AURELIO CASCIOLA 3339 FRANKLIN AVENUE COCONUT GROVE, FL 33133-5808 DANIEL H MACMILLAN TRS DANIEL H MACMILLAN REV TR 1125 HILLSBORO MILE HILLSBORO BEACH, FL 33062 RICHARD YOUNG ANN YOUNG 3540 MAIN HIGHWAY 202 MIAMI, FL 33133 LANDMARK ESTATES LTD 3225 FRANKLIN AVE #203 COCONUT GROVE, FL 33133-5857 ANA MARIA BARTON 3540 MAIN HWY #204 MIAMI, FL 33133 BERND A MEIER TRS LE REM BERND A MEIER REV TRU 3225 FRANKLIN AVE #205 COCONUT GROVE, FL 33133 BIRGIT CHRISTIANE SHELTON TRS BCG REVOCABLE TRUST 3540 MAIN HWY #206 MIAMI, FL 33133 JOHN YANOPOULOS 3540 MAIN HWY 207 MIAMI, FL 33133 MERRILEE COLE 38 AMARYLLIS LANE CLEVELAND, GA 30528 DEREK KAPLAN 3343 FRANKLIN AVE MIAMI, FL 33133-5808 STIRRUP GROVE HOMEOWNERS ASSN INC 3418 FRANKLIN AVE MIAMI, FL 33133 LUTZ DEVELOPMENT CORP 17 BAYSHORE DR #415 MIAMI, FL BOR A VANDER WEERDEN 3540 MAIN HIGHWAY#302 MIAMI, FL 33133 JORGE D SCHARFFENORTH SEMPRUN CECILIA MERCEDES BOCCARDO 3540 MAIN HWY 303 MIAMI, FL 33133 GEO DAZ INVESTMENTS NO 3 LLC 3619 PERCIVAL AVE MIAMI, FL 33133 P HSIA EDWARD PRAMUK 3225 FRANKLIN AVE #305 MIAMI, FL 33133 GREGORY PATON ASH SHELAGH PATON ASH 3540 MAIN HWY # 306 MIAMI, FL 33133 KRISTEN ANN DODDO 3540 MAIN HWY 307 MIAMI, FL 33131 ALLISON FREIDIN 3225 FRANKLIN AVE #308 MIAMI, FL 33133 Pat: avery.com/patents Etiquettes d'adresse Easy Peel°' Repliez a la hachure afin de reveler le rebord Pop-up Allez a avery.ca/gabarits Utilisez le Gabarit Avery 5160 I A ERY 8160 Easy Peel°.Adrlr6ss Labels Bend along line to expose Pop-up Edje Go to avery.eorn/templates Use Avery Template 5160 FRESH WATER FOUNDATION 3540 MAIN HIGHWAY #408 CORAL GABLES, FL 33133 CARLOS A MIGOYA JOSE L MIGOYA(JTRS) 3540 MAIN HWY #409 COCONUT GROVE, FL 33133 GIUSEPPE LALLI 3225 FRANKLIN AVE #209 COCONUT GROVE, FL 33133-5857 PAUL REVERE MORTGAGE LLC 1800 OLD CUTLER RD 637 MIAMI, FL 33157 GG309 LLC 3225 FRANKLIN AVE 309 MIAMI, FL 33133 IRVING BARR TRS CIO FRED BLUMENFELD 5215 OLD ORCHARD RD #900 SKOKIE, IL 60077-1407 BRUCE & DOROTHEA SANBORN EDWARD PETTERSEN NANCY HOWARD ZEMPIRE LP 63 TAMARACK ST PAGE 3225 FRANKLIN AVE UNIT PH02 MANTOMEDI, MN 55115 3540 MAIN HWY 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