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HomeMy WebLinkAboutAppeal and Supporting DocsDate CITY OF MIAMI HEARING BOARDS P 0 BOX 330708 MIAMI, FL 33233-0708 meg- c - c. Re: Property Owner's List Within 500 Feet of: Street aaress(es Total number of labels without repetition: J 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 300 -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. Sincerely, Signa ure Name or Company Name Address 3;1 �--Iy a- -0, s Telephone E-mail V Frank Schnidman, Esq. P. O. Box 11339 Fort Lauderdale, FL 33339 TEL: 954/599-8715 E -Mail: sch nidmanfkearthlink. 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." 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 329513297 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 VACATEDIT 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,OOO/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'/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 See.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, 7=914 sc Frank Schnidman cc: Mr. Warren Adams, Preservation Officer Historic Preservation Division City of Miami Planning and Zoning Department 444 S.W Second Avenue, 3`a Floor Miami, FL 33130 E City of Miami Planning and Zoning 40 IA r Uj �l lilt US— ,- "R'ANKLIIN�AVE } /V July 23, 2018 It" 1:4,514 0 210 420 840 ft f� I1 +T.1 r�I I 0 62.5 125 250 m Oty of Miami, IntormationTechndogy Department, GIS Team 02017 © 2018 Microsoft Conporatior © 2018 D'gilalGlobe OCNES (201B) Distribution Airbus DS Qty otMiami Plarningand Zoning TRUE SITE ADDR TRUE SITE_CITY TRUE SITE ZIP CODE TRUE_MAILING_ADDRl TRUE MAILING -CITY TRUE MARING_STATE TRUE MAILING -ZIP -CODE TRUE_OWNERI TRUE OWNER2 3580 MAIN HWY Miami 33133-5920 2312 W 30TH AVE DENVER CO 80211-3811 GERMAN RAMIREZ MONICA RAMIREZ 3584 MAIN HWY Miami 33133-5920 3584 MAIN HWY COCONUTGROVE FL 33133 WILLIAM THOMAS RIEDER JR MELISSA TRIMP RIEDER 3586 MAIN HWY Miami 33133-5926 3570 MAIN HIGHWAY MIAMI FL 33133 DARREN SOLANKI KEN IA LINO 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