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.1&PZ.2 and PZ.4-PZ.15 on 10/11/2018, City Clerk ERICA MOLLON ' CONSULTING October 10, 2018 City of Miami City Commission 3500 Pan American Drive Miami, FL 33133 RE: Appeal of HEPB Resolution R-18-050 Local Designation of the "Wood Frame Vernacular Residences of Coconut Grove Village West Multiple Property Designation" Dear Members of the Miami City Commission, I am writing in defense of the landmark designation of the properties included in the "Wood Frame Vernacular Residences of Coconut Grove Village West Multiple Property Designation." The proposed historic district contains vernacular -style houses associated with the area's historic and continued settlement by black Bahamians, Southern African-Americans, and their decedents. The structures included within the district form a cohesive unit and represent a shared history as well as representing a distinct building typology unlike other buildings developed within the greater Miami -Dade County context. The Multiple Property Designation format is based on the national standard set forth by U.S. Department of the Interior and regulated by the National Park Service, and the buildings contained within the boundaries of the proposed district meet the national criteria for inclusion. Decades of prior precedent have established the legal standing for historic preservation ordinances, including the designation of properties within a historic district or a multiple property designation at the local level. Further, more recent research supports the economic benefits of historic designation. The local City of Miami Multiple Property Designation process reflects the standards established under the Secretary of the Interior for inclusion on the National Register of Historic Places. The nationally -recognized Multiple Property Documentation Form (NPS 10-900-b) nominates groups of related significant properties based on the themes, trends, and patterns of history shared by the properties.' Multiple property listings may arise from historic contexts identified in the Federal, U.S. Department of the Interior, "How to Complete the National Register Multiple Property Documentation Form," National Register Bulletin (Washington, D.C.: National Park Service, 1999), 2. v - 0 ExICA MOLLON CONSULTING 1904-651-1447 I EMMOLLON@CMAIL.COM Q►—T 465q q4P5� 4(o(al �#41 44139 y657 `f�°`f'5 q(," 4�(04:Z 4do3? n ) (P0 4.6(02. 4�b�q - Sv bwa i`�a (- Ch ri s`f'i ne r1v�Ip- (� 1'e9a r -r7 i vn 4e q9 ,r. Nomes W ►�►'f'le Submitted into the public record for item(s) PZ.1&PZ.2 and PZ.4-PZ.15 on 10/11/2018, City Clerk State, or local planning process? Multiple Property Documentation is used to nominate and register thematically -related historic properties simultaneously or to establish the registration requirements for properties that may be nominated in the future.3 As a management tool, the thematic approach can furnish essential information for historic preservation planning because it evaluates properties on a comparative basis within a given geographical area and can be used to establish preservation priorities based on historical significance.4 The Multiple Property Designation often establishes historic districts. A historic district is defined by the by the U.S. Department of Interior, National Park Service as an area that "possesses a significant concentration, linkage, or continuity of sites, buildings, structures, or objects united historically or aesthetically by plan or physical development.115 A district derives its importance from being a unified entity, despite containing a wide variety of resources. Districts can reflect one principal activity, or can encompass several interrelated activities. Buildings within a district can lack individual distinction or architectural significance, but as a group still retain enough integrity to qualify for designation. A district must be a definable geographic area; however, a district can also be composed of two or more definable significant areas separated by nonsignificant areas.6 As with individual resources, a historic district can be found to have significance in at least one of four areas: are associated with events that made a significant contribution to the broad patterns of our history; are associated with the lives of significant persons in our past; embody the distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction; or have yielded or may be likely to yield, information important in history or prehistory.? These national regulations are then incorporated into the local ordinances established at the county and city level and while local historic district regulations vary throughout the United States, most incorporate the regulation of alterations, demolitions, and new construction permits within the official boundaries of the district.$ Since the establishment of the Historic Sites Act of 1935, a legal precedent to designate and protect sites and buildings of significance was set. With the National Register of Historic Places, created as part of the National Historical Preservation Act of 1966, a nationally -recognized system was set in place. This system establishes a framework for state and local agencies to 2 ibid, 6. 3 ibid, 2. 4 ibid, 2. 5 Patrick W. Andrus and the Staff of the National Register of Historic Place, "How to Define Categories for Historic Properties," National Register Bulletin, ed Rebecca H. Shrimpton (Washington, D.C.: U.S. Department of the Interior, National Park Service, revised 2002) Part IV. 6 ibid, Part IV. 7 ibid, Part H. 8 Dianne Pierce O'Brien, "Measuring the Full Economic Impacts of Local Historic District Designations," (master's thesis, Columbia University, 2013), 1. v--4 EAICA MOLLON CONSULTING 1904.651-1447 1 EMMOLLON@CMAIL.COM 0---v Submitted into the public record for item(s) PZ.1&PZ.2 and PZ.4-PZ.15 on 10/11/2018, City Clerk designate and set policies to protect sites of significance within their own municipalities. Within the first decade, the legality of both the national and local preservation ordinances were tested. Overwhelmingly, the courts sided with the preservation agencies finding that preservation, like other zoning measures, do not constitute a taking and that laws and policies for historic preservation reflect the priorities of a democratic society. They restrict things deemed harmful and seek to promote actions that are viewed as beneficial. Historic preservation laws reflect a decision by policy makers that our heritage, whether national or local, is significant and should be preserved for future generations.9 The non-profit charity that owned and managed Sailors' Snug Harbor, a New York City Landmarks Historic District, wanted the landmark status revoked claiming it was a hardship and an unconstitutional taking. The Board of Trustees became one of the first entities to oppose landmark designation and publicly question the legality of the property's regulation by the New York City Landmarks Preservation Commission, citing that designation would interfere with the profitability of the designated property. At first, the New York State Supreme Court ruled in March of 1967 that designation of the buildings constituted an "unlawful taking of property without just compensation" (Trustees of Sailors' Snug Harbor v. Platt, New York Supreme Court, 53 Misc. 2d 933, 280 N.Y.S.2d 75 (1967)). However, the court of appeals reversed the previous year's original decision finding that the designation of the property was not considered a taking (Sailors' Snug Harbor v. Platt, 29 App. Div. 2d 376, 288 N.Y.S.2d,314 (1st Dep't 1968)).10 The appeals court determined that landmark preservation laws closely resemble zoning ordinances in that they constitutionally regulate real property and are to protect the general welfare of communities.I I Following the ruling, an editorial in The New York Times stated: "There is no longer any doubt that the concept of preservation is not only in the public interest but is a decisive factor in the quality of the environment."12 Additionally, denying the highest and best use of a property for the owner does not result in a taking so long as the property owner retains viable use of the property, as determined by U.S. Supreme Court Case Penn Central Transportation Co. v. New York City, 438 U.S. 104 (1978). In this case, it was determined that the designation of Grand Central Terminal as a New York City Landmark did not interfere with the building continuing to operate as a train terminal and was therefore still a profitable business, despite the owner's desire to construct a new tower on the site. The building, which was in poor condition at the time of designation, could still retain its intended use, and while the construction of a new tower may have resulted in higher returns for 9 Timothy McLendon, et al, "Contributions of Historic Preservation to the Quality of Life in Florida," (Gainesville: University of Florida, November 2006), 7. 10 "Sailors' Snug Harbor," New York Preservation Archive Project, Last modified 2016. http://www.nypap.org/ preservation-history/sailors-snug-harbor/ 11 Mary Spearing, "Landmark Preservation: The Problem of the Tax -Exempt Owner," Fordham Urban Law Journal, Vol. 3 no. I article 6 (1974): 125-126 12 "Sailors' Snug Harbor," New York Preservation Archive Project, Last modified 2016. http://www.nypap.org/ preservation-history/sailors-snug-harbor/ v ---O ERICA MOLLON CONSULTING 1904.651.1447 1 EMMOLLON@CMAIL.COM 0---v Submitted into the public record for item(s) PZ.1&PZ.2 and PZ.4-PZ.15 on 10/11/2018, City Clerk the owner, they offered no evidence that they were incapable of making a profit off of the existing, landmarked, structure. The transfer of development rights from the air space above Grand Central Terminal continues to provide additional profits for the building forty years later, and the rehabilitated building draws thousands of commuters and tourists to the site daily. Recent research aimed at determining the economic impacts of preservation have found that historic preservation is good for local economies and property owners. 13 From this large and growing body of research, the positive impact of historic preservation on the economy has been documented in six broad areas: 1) jobs, 2) property values, 3) heritage tourism, 4) environmental impact, 5) social impact, and 6) downtown revitalization. 14 Historic preservation is one of the highest job -generating economic development options available and across the country a one - million -dollar investment in preservation generates more jobs than the same investment in leading industries or new construction. 15 For property owners, a key factor for designation is the documented property value increase for residential properties after they become part of a local historic district. In Philadelphia, houses in local historic districts command a premium of 22.5% over comparable properties not in historic districts. 16 In a small historic district in North Little Rock, Arkansas, houses are worth on average $31,000 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 home 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 tourism; heritage tourism provides the opportunity to educate, enjoy, and appreciate historic preservation. 18 In 2007, heritage tourists in Florida spent an estimated $4.13 billion and 46.7% of all U.S. visitors to Florida reported visiting a historic site during their stay. 19 In 2004, nearly 80 million tourists visited Florida and brought more than $57 billion to the Florida economy. Of those, 9.2% identified visiting historic sites and museums as the primary purpose for their visit, with another 3% identifying local cultural events and festivals as their major activities 20 Within the United States, international heritage visitors stay longer, visit more 13 P1aceEconomics, "Measuring the Economics of Preservation: Recent Findings," (Washington DC: Advisory Council for Historic Preservation, June 2011), 1. 14 ibid, 1. 15 Donovan D. Rypkema, "Economics and Historic Preservation," Forum Journal and Forum Focus (Washington. D.C.: National Trust for Historic Preservation, December 2015). https:Hforum.savingplaces.org/connect/community- home/librarydocuments/vi ewdocument? DocumentKey=01472cec-22ab-4ffe-90a2-8577c1 al5d6b&CommunityKey=00000000-0000-0000-0000-000000000 000&tab=librarydocuments 16 P1aceEconomics, 3. 17 ibid, 3. 18 Timothy McLendon, et al, 7. 19 PlaceEconomics, 4. 20 Timothy McLendon, et al, 21. v-0ERICA MOLLON CONSULTING 1904.651.1447 1 EMMOLLON@CMAIL.COM 0}- Submitted into the public record for item(s) PZ.1&PZ.2 and PZ.4-PZ.15 on 10/11/2018, City Clerk places, and spend more per day than other tourists. 2.6 million more international tourists visited a historic place than went to an amusement park; 4.1 million more than went to the beach; four times as many than went to a casino. For every international visitor who played golf, 14 visited a historic place 21 In Fernandina Beach, FL, the city realized that the historic resources represented a basis on which to build a tourism industry and the basis for desirable economic development outcomes. With a total of over 330 buildings in two key historic districts, the town has become a tourist destination leading to a rapid rise in property values and increase tax revenue 22 According to Florida Statues, "the rich and unique heritage of historic properties in this state, representing more than 10,000 years of human presence, is an important legacy to be valued and conserved for present and future generations. The destruction of these nonrenewable historical resources will engender a significant loss to the state's quality of life, economy, and cultural environment.1123 The landmark designation of the properties included in the "Wood Frame Vernacular Residences of Coconut Grove Village West Multiple Property Designation" represents a cohesive historic district that is consistent with the regulations outlined by the Secretary of the Interior and national best practices. The thematically -cohesive nomination would create a historic district that would protect the rare typology found in Coconut Grove Village West. Further, the multiple property format and landmark designation in general have been upheld in all levels of courts across the United States, including the U.S. Supreme Court. And ultimately, landmark designation is economically beneficial for both the property owner and the local municipalities. As the research cited here demonstrates, those contributions are measurable, positive, and significant to a local economy.24 Thank you for your consideration, Erica Mollon Preservation and Urban Planning Consultant 21 PlaceEconomics, 5. 22 Timothy McLendon, et al, 12. 23 2018 Florida Statues, Title XVIII Public Lands and Property, Chapter 267 Historical Resources, 267.061 Historic properties; state policy, responsibilities, la. 24 PlaceEconomics, 9. v-- *ERICA MOLLON CONSULTING 1904.651.1447 1 EMMOLLON@CMAIL.COM 0--v zi ERICA MOLLON CONSULTING WORK EXPERIENCE Erica Mollon Consulting Preservation and Urban Planning Consultant Submitted into the public record for item(s) PZ.1&PZ.2 and PZ.4-PZ.15 on 10/11/2018, City Clerk QUALIFICATIONS October 2017 -present • Provides preservation and urban planning services including cultural resource surveys, historic properties documentation, archival research, significance assessments, cultural landscape reports, and Local, State, and National Register nominations. • Combines experience working on preservation and urban planning projects in New York City, Albania, Myanmar, and Trinidad and Tobago to provide a global approach to cultural heritage challenges. AKRF 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 (EAS). • Analyzed and identified potential impacts to historic resources pursuant to Section 106 of the National Historic Preservation Act reviews and section 14.09 of the New York State Parks, Recreation, and Historic Preservation Law. • Collaborated with graphic designers and GIS specialists to develop a process for the visual communication of large-scale projects on urban design. • Established a process for standardized documentation for New York State Department of Transportation (DOT) and New York City Department of Design and Construction (DDC) Section 106 projects. Cultural Heritage without Borders Albania June 2014 -August 2014 Harriman Pepsico Research Fellow • Recipient of competitive fellowship from the Harriman 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 in 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 formal 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 condition assessments in the East Village neighborhood of Manhattan. • Attended community board meetings and Landmark Preservation Commission hearings on behalf of the Director of Preservation. Authored statements and provided testimony at Landmark Preservation Commission hearings. ERICA �01a MOLLON CONSULTING Submitted into the public record for item(s) PZ.1&PZ.2 and PZ.4-PZ.15 on 10/11/2018, City Clerk QUALIFICATIONS EDUCATION M.S., Historic Preservation and M.S. Urban Planning, Columbia University, 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 Columbia University "Guiding Sustainable Development in East Port of Spain." Joint report with Inter -American Development Bank, 2014. "Yangoon, Myanmar at a Turning Point" Joint report with World Monument Fund, 2015. "Measuring the Impacts of Preservation on Disadvantaged Communities." Master's Thesis, 2015. Cultural Heritage without Borders, Spa_( Dialog "Spay in Context." October 3, 2014. "Building Conservation: Reconstruct, Rehabilitate, or Ruination?" October 7, 2014. "Great Visitor Experiences Make Great Museums." October 10, 2014. "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 Historic Preservation, Off j`' The Grid "From Swill Milk to Swell Milk; One Building That Shouldn't be Put Out to `Pasteur."' June 28, 2013. "No Need for a Mock UN at One East Village Elementary School." July 5, 2013. "Lost Theaters of the East Village: 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 Historians (36 CFR Part 61, Appendix A) American Planning Association (APA) Preservation Alumni ERICA k�'�, MOLLON 21CONSULTING Submitted into the public record for item(s) PZ.1&PZ.2 and PZ.4-PZ.15 on 10/11/2018, City Clerk Erica Mollon is a preservation and urban planning consultant with five years experience in working in the industry. Ms. Mollon holds an M.S. in Historic Preservation and an M.S. in Urban Planning from Columbia University. She has experience preparing Environmental Impact Statements (EIS) and Environmental Assessment Statements (EAS) and in performing analyses pursuant to Section 106 of the National Historic Preservation Act to identify and assess potential impacts to historic resources. She specializes in historic properties, urban design and aesthetics, and land use analysis, with experience in cultural resource field surveys, archival research, and significance assessments. Before beginning her own consulting business, Ms. Mollon worked for a New York City -based environmental planning firm and participated in preservation planning projects in Myanmar, Albania, and Trinidad and Tobago.