Loading...
HomeMy WebLinkAboutSubmittal - Christine Rupp - Letter regarding Wood Frame HomesThe following email was submitted into the public record by Christine Rupp during the October 11, 2018 City Commission Meeting in connection with the planning and zoning files listed below. PZ.1/4659 PZ.2/4657 PZ.4/4643 PZ.5/4644 PZ.6/4645 PZ.7/4660 PZ.8/4661 PZ.9/4640 PZ.10/4662 PZ.11/4641 PZ.12/4642 PZ.13/4639 PZ.14/4638 PZ.15/4637 Submitted into the public record for item(s) PZ.l&PZ.3and PZ.4-PZ.l5 on1O/l1/2O1Q,City Clerk hRICA 0 ONSKTLTNG October |0,20L8 City of ianni City ()oonobxiou }500Pan American Drive KE: Appeal ofHUB Resolution R,l8-0j0 [ocu|Dcoigoutiono[ihe"Wood FrunncVeolucukoResidences ofCoconut Grove Village West Multiple Property Desigifation" Dear Members of the Miami City Commission, |unnwriting indefense ofdbelandmark designation o[ibepropudicminciudcdinUhe^^Wood Frame Vernacular Residences ofCoconut, Grove Village West Multiple Property Druigoudnu." The proposed historic district contains vornocu|ur-sty\c houses associated with the uoca`o historic and coniiuucd settlement by black Bahamians, Southern /\Gcan'/\nocricons,and their decedents. The structures included within the district form ucobcsivo unit and represent shared history as well as representing a distinct bUilding typOlOgy unlike other buildings developed within the gn:uterMianzi-Oadu County context. The Multiple Property Designation fhnnn1 is based on the national standard set forth by Q.S. Department o[the Interior and regulated hythe National Park Service, and the buildings contained within the boundaries ofthe proposed district meet the national criteria for inclusion, Decades ofprior precedent have established the legal standing for historic preservation ordinances, including the dcxignutinn of properties within historic district ornmultiple property designation at the \mua| level. Further, more recent research supports the economic benefits o[historic designation. The local City ofMiami Multiple Property Designation process reflects the standards established under the Secretary oFtile Interior for inclusion oil tile National Register ofHistoric Mucco. The nu\Iona ||y-reoogoized Multiple Property Documentation Form (NP0 |O'90O'b)nominates groups o[rc|uted significant properties based oil the (heoucs,trends, and patterns ofhis1ory shared by the properties.' Multiple property listings may arise from historic contexts identified in the Federal, U.S, Department ofthe Interior, "How to Coniplete the National Registcr Multiple Property DOCUnientation Forni," Notional Rcgislei- Bulletin (Washington, D.C.: National Park Service, 1999), 2. v—`{? Uucu\1oLzOw(�.w$ocz|Nc a;—.~~m�l Submitted into the public record for itemb\ PZ.1&9Z.2and PZ.4-PZ.1S onlD/21/3O18'City Clerk State, or local planning proccss.2 Multiple Property Documentation is used to nominate and register thernatically-relatd historic properties simultaneously or to establish the registration requirements for properties that may be norninated in the future.3 As a management tool, the dbcnuu1ic approach can furnish uoscodo| in[brnuuiinn for historic preservation planning because it evaluates properties oil a comparative basis within a given geographical area and can be used to establish preservation priorities based oil historical aignificmncc.4 The Mo|\ip|c Property Dcyigouhoo often establishes historic districts. /\historic district is defined by the by the U.S. Department oflntcrior, National [lark. Set -vice as an area that ^`puuxcosesa significant concentration, linkage, orContinuity o[sites, buildings, structures, or objects united historically or aesthetically by plan or physical development."5 A district derives its importance from being aUnified entity, despite containing awide variety of resources. Districts can reflect one principal activity, orcan encompass several interrelated activities. Buildings within udistrict can lack individual distinction orarchitectural significance, but as egroup mdU retain enough integrity to qualify for designation. /\ district must hc o definable geographic area; however, udistrict can also be composed oftwo mmore deOmhb significant uzoox arporo\rd by nonsignificant urrox.a/\m with individual rnuno,zca, o historic district can be Found to have significance in at least one offOmr urcuo: are associated with events that made osignificant contribution 0nthe broad patterns Oil' Our history; are associated with tile |ivcuo[xigniOcontpersoosluoorpoui;cmbndvthedistnciivcchoroctcrixdoso[u\ypc,pcdod.or nucibud of construction, orthat represent the work nfnmaster, orthat possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; orhave yielded ormay be |ikc|y(oyield, in6bnnudon important in history orp,chiutory.rThese national regulations are dbtu incorporated into the |000| ordinances established at the couniy and city level and while local historic district rcgu|uUnoy vary throughout the United 8(otcu, most incorporate tile regulation ofalterations, demolitions, and new construction permits within the official houndaricooFdho district.: Since the establishment ofthe Historic Sites Act of 1935, a legal precedent to designate and protect sites and buildings ol.'significancc was set. With the National Register ofFlistoric Places, created uopart o[ibe Nuiiouu| ||io\orioo| Preservation Act of" |96b, uno1inno||y-rccoguized system was oci in place. This syxtcnn cmtuh|iaboa o framework for state and local agencies to zJbi].6. `ibid,2. "ihkLZ. ,PunickYKAodosunJUuSmdofdoNmivnx\RcQimc,oyHbwrbPhcc.'RuwmDcfincCoognrcs for Historic Pmponicx,-National Rogb.mrUu8Mv ed. Rebecca H.Sb6mpmu(WbshioX/ou,DI.:O.3.Department vfthe Interior, National Park Service, revised 2O02)part i\! «ihiJ,PnrtIV. r ihid,Part U. 8 Dianne Pierce O'Brien, "Measuring tile Full Economic Impacts of Local Historic District Designations," (master's v-0EmcuMuux0N[0mumJINc Submitted into the public record for hem/d PZ.18^PZ.2and PZ/l-PZ.15 on1O/l1/2O18'City Clerk designate and set policies toprotect uhcuo[ui iOcanccv/khindhebovvornunicioo|hics.Wkhin tile first decade, the legality ofboth the national and i000| preservation ordinances were tested. 0vrnvhc|ooing|y, tbc courts sided with the preservation agencies finding that preservation, like other zoning nncuxurcm, do not constitute aiaking and that iav/o and policies for historic preservation reflect the priorities of a democratic society. They restrict things deerned harmful and seek to promote ucd000 that are viewed as hcusDcin|. Historic preservation |uvva reflect decision bypolicy makers that oUoheritage, whether national or local, is significant and should hrpreserved for future gcncrakioos.» Tbcnnn-profiichuritythn1VvvorduodcnanogcdSoi|o,o`Suu8lLorbor,aNcvvyorkCi1y Landmarks Historic District, wanted the landmark status revoked c|minuio& it was aburdship and ununconstitutional taking. 'The Board ofTruotccxbecame one o{tile firotentities tooppose landmark designation and publicly question the legality of tile property's regulation by the New York City Lundnou,kx Preservation Cononuiasion, citing that designation vvon|d interfere with tile profitability of tile designated property. /\tfirst, the New York 8tu\u Snprcnuc Court ruled in March o[|987that designation nfthe buildings constituted un "unlawful taking n[property withoUtjUSt compensation" (RUstees of Sailors' Snug Harbor v. Platt, New York Supreme Court., 5]Misc. 2d933,28ON.\iS.Zd75(l967)).However, the court nfnppca|areversed the previous ycur`« original decision finding that the designation of tile property was not considered atoking (.Sei|orx'Snug Harbor v,Platt, 2YApp. Div. 2d376,288N.\[S2d.3|4(|s1l}cp't|9hQ))./oThc appeals Court dc1conincd that landmark preservation laws closely resemble zoning ordinances in that they cnnnti\uhonuUy rcgu|uic rcui property and are to protect the gcoc,a| vvc|furc of coououuuidcx.// Following the ruling, an editorial in TAeyVnit }hrk 77muve1o(od: "There is no longer any doubt that the concept nfpreservation is riot. only in the poh|ic interest but is u � decisive factor in[bcquality ofthe envuvnnoeu\."12 Additionally, denying the highest and best use of a property for the owner does riot result in a taking so long no the property owner retains viable use of tile property, as determined by U.S. Supreme Court Case Penn Central 'Transportation Co. v. New York City, 438 U,S, 104(1978).]o this case, it was dcicrrniuod that tile designation of Grand Central 'Terminal as uNcvv York City Landmark did not interfere with the building continuing to operate as atrain terminal and was therefore still a profitable business, despite tile owner's desire to construct a new tower on the site, 'The building, which was inpoor condition at the time ofdcsigoa<ion_ could s\U| retain its intended use, and while the constrUCtIon of a new tower inay have resulted in higher returns for "TimmhyMcLendon, ct al, `^Conoibu/ions"fHistoric Preservation wVe0ualkyofLifehoFlorida,"Kaiurr/i|le: OoivcnhyofFlorida, November 200O>.7. `^^8ui|orx'SuogRurhor,"New >o,kPreservation Ai -chive yri#ax/.Lus\modified I0\6.hup://"v`,vypnp»rg/ p,coemmioo-hismg/mi|oo'mog'bmhot�/ /` Mary Spearing, ^^LoodmskPreservation: The Problem o{the Tax -Exempt 0~nrr,^hooA'onOrhunlm°Jox,ou( \bi3 on. | article 6(l974): 125'126 '2^Sui|nro'Snug Hu,hor,-New B,r6y,mar"o//ovJohivey,ojeu/.Last modified 20l6.hup:0www.nypup.o�P,/ pmse,vodon-himv,y/mi|om',nog'ho,tvr/ m—�>�mcu]�ouum[omuHx�G 9'u4'651'1447 |u to|�om��omm�uux��—� Submitted into the public record for hem/s> on 10111/2018, City Clerk the owner, they offered noevidence that they were incapable of making oprofit offo[the existing, landmarked, structure. The transfer of development rights from the air space above Grand Central leunhnu| continues to provide additional profits for the building forty ycuo |uicr, and the rehabilitated building draws thousands of commuters and tourists to the site daily. Recent research aimed at determining the economic irnpocis u[preservation have fbondthak hix1ndcprouervu1iouisgnodfbr|oou(euonornicuandpropedyovvnero./3F/nondbis|orgcuod growing body o[research, the positive impact ofhistoric preservation onthe economy has been documented in six broad areas: l)jobs, 2) property values, 3) heritage tourism, 4> environmental impact, 5) social impact, and 6) downtown revitalization. 14 Historic preservation is one ofthe highestjob-generating economic development options available and across the country a one - million -dollar investment. iupreservation generates more jobs than the same investment in leading industries or new construction.15 For property owners, a key factor for designation is the docuoncnhcd property vu|uc ioorcoxc for rcuidcnhoi properties after they become part o[o local historic district. In Philadelphia, houses in local historic districts command upncnoiuno of22.5Y6 over comparable properties not in historic diotricts.m In ,I small historic district in North Little Rock, Arkansas, houses are worth on average $3 1,000 more than comparable houses not in the district-, resulting In annual additional revenues for the County of $40,000, for the city of $50,000, and $200,000 for the school district. 17 Beyond increasing [ionic values, creating.jobs, and increasing tax revenues, historic preservation drives heritage tourism. Historic preservation provides the setting, the history, the persona, and the traditions for heritage k`uh9n�heritage \omioonprovides the Opportunity to educate, en.JOYI and appreciate hiatoricpncxcrvuhon.m in 2007, heritage tourists in Florida spent an cahmuicd $4]3 billion and 40.7%o[all U.S. visitors to Florida reported visiting u historic site during their uk0.wio2004,nearly 8Omillion tourists visited Florida and brought more than $57billion iothe Florida economy. (}fthoxu,9.2Y6identified visiting historic sites and museums authe primary purpose for their visit, with another 3% Identifying local cuku,u| cvcoAn and festivals as their major aCtiVitieS.21) Within the United S<a\co` international heritage visitors stay hougcr, visit more op\oc,Bcouooico."MeaSUI-ingthe ConnomicoofPmmnutiuo: Recent Fiodhgs ^(WoubhgmnDC: Advisory Couoci|for Historic Preservation, June Z0U). i wihid, L oDonovan V.Kypkrmu."Economics podHistoric Yrosopu\i"n.~Forum Jb,onu and Forum /�om(Yashiogmn. D[:National Trust hmrHistoric Preservation, December ZV|5).hops//(omm.ouvingp|oces.vrg/conncct/coomuohy' h*mc/Uhmrydocomroto/vicwdocumro'? DocmuoutKxy~01472coc'22ob'4ffc-90n2'8577c1oi5d66&CommonityKcy7---00000000'0000'0000'0000'800000000 000&mb|ihmrydncumcou 11,Ploco2cnnnmics,3. n ibid. 3. Timothy McLendon, et al, 7. mPlmcoOconumico, 4. 20]Imothy Yddcmo,, et a], 21. ���EmcuMouomCowmDJINc Submitted into the public record for item(s) PZ.1&PZ.2and PZ.4-PZ.15 on1O/l1/2O18'City Clerk places, and spend nnorc per day than other tourists. 2.6 noiUk/o more international tourists °ixbnd uhistoric place than went to an amusement park; 4] million more than went to the beach; four tinies as many than went to a casirio. For every international visitor who played golf, |4visited w historic placc.z/ In Fernandina 8cack. FL the city ,cm|izcd that the historic resources represented u basis on which build u0ouriuuo industry and the basis for desirable economic development ou\cnnncs. With u total of over 330 buildings in two key historic districts, the town has become tourist destination leading to a rapid rise in property values and increasc tax revenUe.22 According to Florida 8UUocs, ^\bo rich and unique heritage o[historic properties inthis state, representing more than l0,00Oyears ofhuoiouprcscnce, is an important legacy \obevalued and conserved for present and future generations. The destruction of these nonrenewable historical resources will engender a significant loss to tile state's quality of life, economy, and Cultural cnvinnuonenL-z3l'hc\ondnourkduoignnLiono[1hcpcopoUicxiuc|udcdinibo^^WoodFrannc Vernacular Residences ofCocooutGrove Village West Multiple Property Designation" rcprcaroto ucohenivc historic district that is consistent with the o:gu|u\ioux ouUincd by the Secretary ofthe Interior and national best practices. The thernatically-cohesive nomination would create a. historic district that Would protect the rare typology found in Coconut Grove Village West, Further, the multiple property format kind landmark designation in general have been upheld in all levels o[oourtsacross the Doitcd Sin\cx, including the Q.S. Soprcnoc Court. Arid ultimately, landmark designation is economically hsocficiu| for both the propcdy owner, and the |oou| municipalities. /\sthe research cited here demonstrates, those contributions are measurable, positive, and significant tnulocal econoouY.z 11 Thank you for Your consideration, ChcoMoUnn Preservation aric Jrba .1lanning Consult o face Bcoovmics.5. z2Timothy McLendon, o|al, 12. o20l8Florida Statues, Title IV0Public Lands and Property, Chapter 267Historical ReSOUrces'2606lHistoric properties; state policy, responsibilities, Ia. 21P\occ6convmics`9. nr+�T'KxA MoUum(,-]om,L/umu 1-44RICA OLLON ONSULTING Submitted into the public record for item(s) PZ.1&PZ.2 and PZ.4-PZ.15 on 10/11/2018, City Clerk QUALIFICATIONS WORK EXPERIENCE Erica Motion Consulting October 2017-present Preservation and Urban Planning Consultant • Provides preservation and urban planning services including cultural resource surveys, historic properties documentation, archival research., significance assessments, cultural landscape reports, and State, and National Register nominations. Combines experience working on preservation and urban planning projects in New York City, Albania, Myan.mar, and Trinidad and Tobago to provide a global approach to cultural heritage challenges. AKRE' July 2015-present Architectural Historian and Planner • Led three -borough survey for the New York State Office of Parks, Recreation, and Historic Preservation (OPRHP) to identify and document historic resources. Responsibilities included budgeting; coordinating and managing a team of internal employees, seasonal interns, and external consultants; establishing a workflow; and building and maintaining databases. • Managed urban design and historic and cultural resource project tasks related to Environmental Impact Statements (EIS) and Environmental .Assessment Statements (f:F.,AS). • Analyzed and identified potential impacts to historic resources pursuant to Section 106 of the National. .Historic Preservation Act: reviews and section 1.4.09 of the New York State Parks, Recreation, and Historic 'Preservation La.w Collaborated withgraphic designers and GIS specialists to develop a process for the visual communication of large-scale projects on .urban design. • .1stablished a process for standardized documentation. for New. York State Department of Transportation (1.).TE) and New York City Department of Design and Construction (I)DC) Section 106 projects. Cultural Heritage without Borders Albania Harriman Pepsico Research Fellow • Recipient of competitive fellowship from the 'f.larrirnan Institute at Columbia University to work .with an international non-profit whose work .uses preservation to build collaborative relationships, understanding, and work toward reconciliation following conflict. • Led a team of five people us conducting an onsite survey of the prison site, geolocating key buildings and work sites, and documenting, current conditions through photographs and measured drawings.. • Developed a strategic plan for the preservation and adaptive reuse of a work camp prison site including precedent research and .forrnal site documentation, Columbia University in the City of New York August 2013-May 2015 Teaching Assistant • Served as .the teaching assistant to the 'Preservation and Planning Studios, • Aided 15-20 students in surveying and identifying architectural resources in the Yorkville neighborhood of .Manhattan and in identifying key community gathering spaces surrounding a potential development site in Brooklyn. • Assisted the head of the department and .professors in creating presentations and organizing lectures. Greenwich Village Society of Historic Preservation June 2013-August 2013 Research Intern • Researched and authored building descriptions with current conditionassessments in the East Village neighborhood of Manhattan. • Attended community board meetings and Landrnark Preservation Commission hearings on behalf of the Director of Preservation...Authored statements and provided testimony at Landmark Preservation (...;ornmission hearings. June 2014-August 2014 WERICA MOLLON ONSULTING Submitted into the public record for item(s) PZ.1&PZ.2 and PZ.4-PZ.15 on 10/11/2018, City Clerk EDUCATION M.S., Historic Preservation and M.S. Urban Planning, Columbia Uwvcrsity, New York, NY, 2015 M.B.A., University of North Florida, jacksonville, FL, 2011 B.A., Fine Art, Agnes Scott College, Decatur, GA, 2002 PAPERS AND PUBLICATIONS Colu.mbia. University "Guiding Sustainable Development in East Port of ,paIn. Joint reportwith Inter -American Development Bank, 2014. ``Yangoon, Myanmar at a Turning Point." joint report with World Monument Fund, 2015. "Measuring t:he Impacts of Preservation on Disadvantaged Communities." .Master's Thesis, 2015. Cultural Heritage without Borders, Spa c Dialog "Spac in Context." (..)tober 3, 2014. "Building Conservation: Reconstruct, Rehabilitate, or Ruination?" October 7, 2014. "Great Visitor Experiences Make (;reat Museums." October 10, 201.4. "Education and Outreach: The Heart: of the Museum." October 16, 2014.. "Museums: Fundraising, and Organizational Structures." October 29, 2014. Docomomo US "Mid -Century Modern Schools in Manhattan." Sept. 17, 2013. Greenwich Village Society for Ilistoric 'Preservation, Off The Grid "From Swill Milk to Swell Milk; One Building That Shouldn't be Put Out to 'Pasteur."' june 28, 20 1.3. "No Need for a Mock UN at One .f."'last: 'Village .Elementary School," july 5, 2013. "Lost Theaters of the 'East Villa.ge: Loew's Avenue B." Aug. 16, 2013. PRESENTATIONS Presenter, "New Voices in Preservation: The Next: 50 Years," New York State Preservation Conference, May 5-7, 2016, Albany and Troy, NY CERTIFICATIONS AND MEMBERSHIPS Meets Secretary of interior's Professional Qualification Standards for Architectural Hisairians (36 (7FR Part 61, Appendix A) .American 'Planning Association (A:PA) Preservation :Alumni CATR)NS Submitted into the public ^ ^_-�_-.''` �� recordm, /`cmp/ ' Pz.1&PZ.2and PZ/-P3.15 `on1O/1 City Clerk Erica MoUonisxpreservation and urban planning consu|ianiwith five years experience in working inthe industry. Ms. MnUonholds on M.S. in Historic Preservation and oo M.S. in Urban Planning from Columbia University. She has experience preparing Environmental Impact Statements (B|S) arid Environmental Assessment Statements (EAS)arid ioperforming analyses pursuant to Section |06ofthe Nuiiouo| Rixtoriu Preservation Act (o identify and assess potential impacts to historic resources. She specializes in historic ponpc,<ica, urban design and aesthetics, arid land use analysis, with experience in Cultural resource field surveys, archival research, and significance nmoounncntn, Before beginning tier own consulting business, Ms. Molinuvvocked fbr o Nev/York Ciiy-based environmental planning 6nn arid participated in pvcocrvu1iun planning projects in Myanroor,/\|bonim, arid Trinidad arid Tobago.