Loading...
HomeMy WebLinkAboutSubmittals at HEPBFrank Schnidman P. O. Box 11339 Fort Lauderdale, FL 33339 TEL: 954/599-8715 E -Mail: schnidmanf@earthlink.net MEMORANDUM Submitted Into The Record 6-3 J Lt TO: City of Miami Historic and Environmental Preservation Board (HEPB) William E. Hooper, Chair (Dist.2) Lynn Lewis, Vice Chair (Dist. 1) Najeeb Campbell, Board Member (Dist. 5) Christopher Cawley, Board Member (Dist. 5) David A. Freedman, Board Member (Dist. 3) Jonathan Gonzalez, Board Member (Dist. 4) Mika Mattingly, Board Member (Dist. 2) Jordan Tractenberg, Board Member (Dist. 1) Hugh Ryan, Board Member (Dist. 3) Todd Tragash, Board Member (Dist. 4) FROM: Frank Schnidman RE: HEPB Meeting July 3, 2018, Agenda Item 8 Multiple Property Designation Resolution Approving or Denying Final Evaluation DATE: July 3, 2018 INTRODUCTION My name is Frank Schnidman and I appear before you today to represent four (4) property owners of structures included on the "List of Properties" being considered for local designation as an historic resource. I have registered as a Lobbyist and I have registered to represent each of these four (4) property owners. My biography appears at the end of this Memorandum. The owners and their properties are: Name J.B. Diedrich Michael March Jacqueline and Rhonda Rose Andrew Rasken Property 347513477 Hibiscus Street 3758/3760 Frow Avenue 3586/3588 Charles Avenue 3541/3543 Plaza Street 3514 Frow Avenue 3295/3297 Charles Avenue It is the desire of each of these property owners to be removed from the "List of Properties" being considered for local designation as an historic resource. We understand that this Agenda Item may be continued to a future meeting, and we therefore appear today to submit this Memorandum for the record for this and for the forthcoming meeting. ISSUES DUE PROCESS This is the first time a Multiple Property Designation has appeared before the HEPB for Final Evaluation. There are "Approximately 51 parcels within the Coconut Grove Village West." Normally, when a property is being considered for evaluation for designation, there are substantial details of the property placed in the record, and a discussion of the merits of each property. When there are multiple properties being presented on a "List of Properties," this does not waive the process where each property should be individually evaluated. Recall that on July 27, 2017, by Resolution R-17-0390, "The City Commission hereby approves, encourages, and supports the designation, as a historic district, of the area known as the "West Grove," in recognition of the historical and cultural importance of the area." Recall that on November 16, 2017, by Ordinance 13712, the City Commission approved an amendment to Chapter 23, "Historic Preservation," to create "Multiple Property Designations." In the definition of "Multiple Property Designation," it states that "Each property in a Multiple Property Designation shall be evaluated and reviewed individually even though it is included in the Multiple Property Designation." We request that this Board request that each and every one 2 of the properties on the "List of Properties" be presented by staff, and there be opportunity for public input and discussion of the merits of each property regarding their inclusion on the List. In addition, Section 23-4 lists the requirements for the designation of Multiple Property Designations, and REQUIRES specific outreach to home owner associations and neighborhood associations: "In those instances when a historic district or Multiple Property Designation is being considered, the preservation office SHALL conduct outreach involving all relevant Home owner associations and neighborhood associations, ultimately ascertaining their level of support by way of resolution or vote. Said level of support shall be taken into consideration by staff and members of the HEPB when evaluating any proposed historic district or Multiple Property designation." (Emphasis added.) It is our understanding that presentations and requests for resolutions were not made at REQUIRED meetings with these associations, and that resolutions do not exist or are not included in the record for the REQUIRED consideration (i.e., the Home Owners and Tenants Association (HOATA), the Ministerial Alliance, the Village Council, etc.). It is also our understanding that the decision to not follow the directive of the City Commission given by the July 27, 2017 Resolution to seek designation of an historic district for what is listed in the General Information section of the Final Designation Report as "Kebo, West Coconut Grove, West Grove, Village West," and has been also officially designated by the City of Miami as the "Negro Area" or the "Negro District," is that it would take too long to study not only the potential historic properties, but also the contributing and non-contributing properties. Time pressure, in effect, it seems, governed how the process would proceed—multiple property designation, though never done before, "...this is a faster process". This is our understanding from reading the minutes of the November 16, 2017 City Commission meeting where Chapter 23 was amended to provide for the Multiple Property Designations. In addition, during the November 16, 2017 Commission meeting it was clearly stated that there were only about 20 wood frame shotgun homes in West Coconut Grove, and they should be preserved: "They are very special, very iconic of the historic nature of the district." And, as to why the move from an historic district to the Multiple Property Designation: "I would ask the manager to explore a historic district and that brought about the concept of potential burden that comes with historic designation. If you did district, even noncontributing homes have burdens on them as well and a lot of people can afford those burdens. This is called thematic presentation where we laser focus on it. Group of homes that have like characteristics and we can designate them at the same time. I am dedicated to snaking sure this doesn't happen in a way that creates a burden that is unaffordable to those that live there." As you know, the original opinion was that there were only about 20 homes left that should be preserved. Staff grew the list to over 50 properties. And, this is because the criteria for selection focuses on criteria that expand the concept of what was to be preserved, and the question of how each and every building was selected must therefore be individually reviewed, as is required of HEPB. After all, just look at your Agenda today. You give individual scrutiny to a storefront window and door replacement, to installation of a painted sign, and to alterations to specific structures. Certainly, the designation of approximately 51 buildings as historic requires individual analysis. Finally, we understand that the Statement of Significance was hastily prepared to meet the timeline for Report completion. Nevertheless, the level of research and analysis focuses more on the importance of the area as a whole and does not truly address why 51 specific properties themselves, rather than the initial 20, are included on the "List of Properties." For such a significant impact on so many properties and people, a more extensive research and analysis should be undertaken. Pages 11-15 specifically identify and discuss 5 homes. What about the other 46? Please note your requirement for the Designation Report that EVERY proposed historic site shall include a statement of the "historic, architectural, and/or architectural significance of the proposed historic resource," as well as the "incentives to encourage preservation..." DISCRIMINATION It is difficult to understand why the property owners in the Village West historic Negro District are treated so differently from the MiMoBiscayne Boulevard Historic District (See; MiMoBiscayne Boulevard Historic District Designation Report 2006.) In MiMo there is a focused effort to provide incentives for historic preservation, and recently, when it became obvious that the transfer of development rights (TDR) incentive was not working, the City moved to provide an additional incentive by creating a new concept of transfer of density units (TDD). In fact, proposals for TDD now include substantial bonus incentives for contributing properties, non-contributing properties, as well as new construction— if done in conformity to the historic district theme. Incentives for investors and developers. And at the City Commission discussion of the TDD Ordinance proposal on Thursday, June 28, 2018, an amendment was made to make the application of the TDD bonus incentive retroactive to projects finished as much as 5 years ago, even if they had already sold their TDRs. The stated goal was to provide a "bag of 4 cash" to developers as an incentive for the efforts to improve historic, conforming, non -conforming and new construction properties. Why are similar incentives not discussed for the non -homesteaded properties on the "List of Properties" in Village West? In fact, what incentives actually exist for homesteaded properties that make it financially viable to come under the historic designation prohibition of "Demolition by neglect", where inability to afford repairs to "maintain minimum maintenance standards" can bring significant HEPB attention as well as Code Compliance concerns. In MiMo landlords and investors are incentivized. No such proposals are being made for Village West. INCENTIVES Again, there are requirements for the Designation Report that EVERY proposed historic site shall 'include a statement of the "historic, architectural, and/or architectural significance of the proposed historic resource," as well as the "incentives to encourage preservation..." Note that at page 325 of the Agenda materials, the Planning Context portion of the Designation Report, it states: "Incentives "Historic district designation will ensure that the neighborhood retains original Bahamian architecture, Design review of new construction that may be built on the parcels will assist in maintaining the aesthetic harmony. Further, for owners of single- family residences as well as income producing properties there is an ad valorem tax incentive for improvements in both Miami and Miami -Dade County. The Preservation Fund, established by the Arts in Public Places program will provide grants to low income Households in order to ensure maintenance of the structures. Designation also provides Zoning and building relief which is intended to preserve the buildings. There are current plans to expand the Omni Community Redevelopment Authority in Coconut Grove to create affordable housing. These funds would offer financial assistance. " Historic District designation? Is there confusion here about what this Report covers? Incentives to encourage preservation, rehabilitation or adaptive use? What of the above have actual funding NOW to serve as an incentive? HARDSHIP Section 23.2 Definitions includes "Unreasonable or undue economic hardship. An onerous and excessive financial burden that destroys reasonable and beneficial use of property that would amount to a taking of property without just compensation, or failure to achieve a reasonable economic return in the case of income-producing properties." It seems that in the case of homesteaded property, alleging economic hardship will require a legal analysis from the City Attorney to determine if the restrictions amount to a taking. It seems that in the case of income-producing property, it will require an economic analysis we have been told is beyond the expertise of the Historic Preservation Office. However, under Section 23.6.2 Certificates of Appropriateness' language regarding "Unreasonable or Undue Hardship" homesteaded properties face a difficult challenge—not only because the taking challenge is so difficult, but because the clear language of the Ordinance states: "...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." Yet, in the case of income-producing property (i.e., rental property), to prove unreasonable or undue hardship: "6. For income producing property only, a profit and loss statement for the property containing the annual gross ineome for the previous three years; itemized expenses, including operating and maintenance costs, for the previous three years, annual cash flow for the previous three years; proof that the owner has made reasonable efforts to obtain a reasonable rate of return on the owner's investment and labor." It therefore appears that many of the properties now on the "List of Properties" that are homesteaded will face true challenges to meet the unreasonable or undue hardship standard, but that many of the landlord/investor properties will face a much easier time meeting the unreasonable or undue hardship standard. Hopefully, with the HEPB individual analysis of each proposed historic resource, those that obviously will meet the unreasonable or undue hardship standard can be considered for removal from the "List of Properties" before it is finalized, and not after finalization. CLOSING COMMENT Concurrently, the City is considering amendments to the NCD -2 and NCD -3 districts. One of the proposals is to allow new construction of Accessory Dwelling Units (ADUs) in the back yards of the homes of Village West. We have been told that this includes the properties that are to be designated historic, as long as you cannot see the ADU from the street. This "incentive" was not mentioned in the Incentives section of the Report. "Integrity" of the historic site? Thank you for your time and attention. rol Frank Schnidman P. O. Box 11339 Fort Lauderdale, FL 33339 TEL: 9541599-8715 E -Mail: sch nid ma nf(i�earth link. net Frank Schnidman is the former John M. DeGrove Eminent Scholar Chair at the School of Urban and Regional Planning, Florida Atlantic University, after having been awarded the Henry D. Epstein Distinguished Professor of Urban and Regional Planning Chair. He taught both redevelopment and economic development courses. He retired from teaching at the end of the Summer 2016 semester, and now writes, consults and organizes and chairs numerous seminars and conferences. He is also currently mentoring faculty and student design teams in FAU's Department of Civil, Environmental and Geomatics Engineering on community engagement projects to design structures to implement community visions in distressed South Florida urban areas. Schnidman has a Doctor of Jurisprudence (J.D.) degree (1973) and a Masters of Laws (LL. M.) degree in Environmental Law, with Highest Honors (1975) and has spent more than thirty years dealing with sophisticated land policy and land use regulatory issues as both a practicing attorney and as an academic. He is admitted to practice law in California, Florida, New York and the District of Columbia. He has represented parties, amicus curiae, in the U. S. Supreme Court in Agins v. Tiburon (1980) and Kelo V. New London (2005). Schnidman practiced law with the international law firm of Greenberg Traurig, after serving as the Director of the University of Miami School of Law Graduate Program in Real Property Development. He is a leader in continuing professional education, having chaired American Law Institute -American Bar Association land use related programs since 1977, as well as organized and participated in over 100 other seminars and conferences in the United States, Europe, Africa and Asia. His 32"d Annual Land Use Institute was held April 19-20, 2018 in Detroit, Michigan, and the 2019 Program will be in Baltimore, Maryland April 12-13. In Florida, he is recognized as one of the leading experts concerning redevelopment and Community Redevelopment Agencies (CRAs). He is the founding Executive Director of one CRA, and consultant to numerous other CRAB. He served as Subject Matter Expert to the Miami -Dade County Grand Jury investigation into CRAB. Schnidman is the author or editor of a number of books and the author or co-author of numerous professional journal articles. His co-authored treatise, Handling the Land Use Case, first published in 1984, is now in its 31 edition with regular supplements. Schnidman also served as the Executive Director of the Fort Lauderdale Downtown Development Authority (DDA), initiating the transition of the DDA from urban renewal agency to asset manager of the Downtown, as well as managing the implementation of the Downtown Trolley System. He is also the Founding Executive Director of the Fort Lauderdale Transportation Management Association (TMA). He has taught both planning law and land development law at a number of universities, including serving two years as a Visiting Scholar at Harvard Law School. In 1984, he was named a ULI Fellow `By virtue of recognized service and contribution of knowledge and experience in the fields of sound land use and urban development." (June 2018) 7 From: andrewrasken To: Adams, Warren; Suarez -Rivas, Rafael; Zamora, Olga Cc: andrewrasken Subject: Presentation for Thematic Historic Designation Hearing on July 16 (3295/3297 Charles Avenue) Date: Friday, July 6, 2018 4:16:58 PM Attachments: 3295 & 3297 Charles Avenue.pdf Importance: High ear Warren, Please find enclosed my supporting documentation which not only reflects my opposition to being included in the thematic historic designation property, but also, the income hardship my property will suffer under the guidelines ofthe Chapter 23 ordinance. The enclosed is supporting documentation that I will use in my presentation to the board for Me A /� the hearing on IVlonday, July 16th specific to my property at 3295 harles Flvenue. Have a great weekend, Andrew AndrewRasken WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3295/3297 CHARLES AV CURRENT PHOTO TAX CARD PHOTO OW WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3295/3297 CHARLES AV 3elfre. Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY:. 0141210075130 1939 1 2 House 5,850 1,027 Frow Homestead Gable; shed Fair Asphalt shingles Metal, SHS, 1/1 Fair Without 333033283322331J3310329632843270 S251, 3 '0 • r • • • 40 • 3295 CHARLAV.1 _ ,,L 33133 $: 324?3x27 33d�33353323315. • ; 3 43301 _ 323' A VE 52 33343328331r33UG32'i83288327E32883254325q 3242 13356 • • - • � � • 354•• •333.3320331 033C*'241 3 326,55— BUILDING USE: Residential BUILDING FEATURES: Open porch with shed roof, horizontal wood siding, wood trim, exposed rafters, louvered gable vent, wood screen door SITE FEATURES: Chain link fence COMMENTS: Property Address & Folio: • Folio: 01-4121-007-5130 • Address: 3295 Charles Avenue 3297 Charles Avenue General Property Information • Owner: • Date of Purchase: • Seller Information: • Size of House: • Use: • Purchase Price of Property ITD 3295, LLC (Managed by Andrew Rasken) November 2017 Javier Betancourt 1,027 Square Feet Duplex (Zoned: Single -Family) $300,000 Background on Property Purchase and Maintenance: Mr. Betancourt owned the property since 2002 and had a tenant in place since that time. At the time of the purchase, I was unaware thatthe property was being considered for historic designation; even though it's been going on since July of 2017. 1 have also learned that Mr. Betancourt works for Miami -Dade County and should have disclosed that to me and that he was aware that the property was being considered for historic designation; but, failed to do so. I was happy to purchase the property since this is what I was able to afford to build a home for my family close to my place of work. Even after the purchase of the property, I kept the tenant in place since I was happy to take in the income and keep the tenant in place while I worked to prepare plans for the house I wanted to build for my family. The same tenant had been living there for 15 years and I didn't want to change her situation since it was a mother and her young daughter and some extended family. Even though the home was in disrepair, she was paying $700 per side to live. The home has mold, roof leaks, insects, and filthy, but it was what they could afford. Prior to purchasing the property, when I first visited, I knew it was an unsafe structure due to the filth, exposed electrical wires, mold and structural damage that existed. However, I always purchased the property with the intent of building a new home because of the conditions of the current property. As mentioned, after purchasing the property, I spent considerable time and money preparing architectural plans to build a home for my wife and two children. At no time, did I ever take into consideration that the home was being considered for being designated historic and had I known, I would have never purchased the property. It wasn't until some time in 2018, did I begin the application process for my demolition waiver and until I learned that the home was being considered for historic designation. My first meeting was in April of 2018 where I learned of my issue after spending substantial money on the land and design fees. To add insult to injury, at that time, the tenant decided to move out and I no longer was receiving income. After learning it was being considered for historical designation, I was told that if the property was on the unsafe structures list, it would automatically be removed from this list. The property was determined to be an unsafe structure; yet, has not been removed from the list. (see enclosed attachments) Assessed Value of Land: • 2017 - $ 259,740.00 • 2016 - $ 216,450.00 • 2015 - $ 187,200.00 Real Estate Taxes (Previous 3 Years:) • 2017 - $ 5,003.00 • 2016 - $ 4,524.00 • 2015 - $ 3,976.00 Profit & Loss (Previous 3 Years) • Not Applicable — Property was purchased November 2017. • Rent: Tenant was in place paying $700 per side ($1,400 total) Itemized Expenses, including Operating and Maintenance Costs Previous 3 Years • Not Applicable Proof of reasonable efforts to obtain a reasonable rate of return on your investment and labor: • There was a tenant in place the first few months that I purchased the property; however, since it was determined to be an unsafe structure, the property now can no longer be rented, and no further income can be generated. Any consideration of use or adaptive uses: • The property was intended to be demolished because of the current conditions of the property and because it was determined to be an unsafe structure. • 1 always purchased the property as land value to build a new home for my family. • Historic Designation will likely ruin my plans for my family and I worry that the value of the land will diminish substantially because of this designation of having to keep this home. Estimate of Return on Investment (Post -Repairs Purchase and Repair Costs: • Purchase Price of Property: $300,000 • Costs to Prepare House Plans: $ 15,000 • Cost to Repair Home: $200,000 • Total Investment: $515,000 Anticipated Income • Rental income: $1,400 x 12 $ 16,800 • Less: Taxes ($5,000) • Less: Insurance ($3,500 • Net Income: $ 8,300 Return on Investment • Gross R01 ($8,300/$515,000) 1.6% UNSAFE BUIL DING THIS BUILDING OR STRUCTURE IS, IN THE OPINION OF THE BUILDING OFFICIAL, UNSAFE, AS DEFINED IN SECTION 8-5 OF THE CODE OF MIAMI-DADE COUNTY. THIS BUILDING SHAH BE VACATED - SHAH NOT BE OCCUPIED. ACTION SHALL BE TAKEN BY THE OWNER AS FURTHER PRESCRIBED BY WRITTEN NOTICE PREVIOUSLY SERVED. THIS NOTICE SHALL NOT BE REMOVED EXCEPT BY THE BUILDING OFFICIAL. Date. _ BY! BUILDING OFFICIAL CITY OF MIAMI BUILDING DEPARTMENT AAA S.W. 2 Ave, Miami, Florida 33130 1 "4 F Page i of 2 City of Miami - r June 01, 2018 CR: CE2018011446 CUBE 3352 LLC CUBE 3352 LLC 3390 MARY ST #116 3390 MARY ST #116 MIAMI, FL 33133 MIAMI, FL 33133 Lot Clearing - Notice of Violation CERTIFIED MAIL - RETURN RECEIPT REQUESTED Subject Property: 3352 CHARLES AVFolio: 0141210075310 Legal Description: 2154-41 FROW HOMESTEAD PB B-106 LOT 13 BLK 30 LOT SIZE 50.000 X 100 COC 26440-0715 06 2008 5 Dear CUBE 3352 LLC: You are hereby notified that an inspection of the above property discloses that you are in violation of City of Miami Code Section 22-116 and/or 22-117. The City of Miami Code requires that your property be kept in a safe, clean condition, not allowing the accumulation of debris, trash, tin cans, papers, stagnant water, a dense group of vines and underbrush, or the growth of grass, weeds or bushes over one foot in height on any lot, tract or parcel of land within the City to such an extent that it constitutes a menace to life, property, the public health, and public welfare or creates a fire hazard. You are directed to correct said violation within 10 days of receipt of this notice and to notify this office that the violation has been corrected. Failure to do so will cause the City to clean the property and thereafter impose a special assessment lien against the property that will include the cost of clearing the property and an administrative fee of $100.00 or twenty percent of the total clearing expense, whichever is greater. A City of Miami lien sale Certificate, will be sold at Public Auction due to non-payment, unless the delinquency is relieved by payment for the full amount. Name of Inspector: Dennis Uriarte Office Address: 444 SW 2 AV Miami, FL 33130 Office Phone Number: (305) 416-2137 Email: duriarte@miamigov.com If you have any questions, please contact the inspector at the above listed office phone number Monday through Friday. 4 Dennis Uriarte City of Miami Code Enforcement Inspector http://lmprodOl/cityviewwebIPrintAllllzeh3wvauoyhez55mije5e45IPage3O9_0003.html 6/1/2018 City of Miami .lune 04, 2018 RAYMOND, ROBINSON L. ESQ 1501 VENERA AVE SUITE 300 CORAL GABLES, FL 33146 Location of Violation: 3295 CHARLES AV CR: CE2018011520 ITD 3295 LLC 2836 CRYSTAL CT MIAMI, FL 33133 Folio: 0141210075130 TICKET WARNING LETTER Subject Property: 3295 CHARLES AVFolio: 0141210075I30 Dear 1TD 3295 LLC: You are notified that an inspection of the above property discloses that you are in violation of the following including Zoning Ordinance of the City of Miami, Florida (Ordinance 11000, as amended): VIOL REF# 2180 -Failure to maintain lot in a safe, clean condition; not allowing accumulation of debris, trash or dense growth of grass. City Code Section 22-116, 117, 118 Correction: Maintain lot cut at all time. Cut overgrown shrubbery encroaching into pedestrian sidewalk. You are directed to correct said violation(s) by June 14, 2018 and to notify the inspector that the violation(s) has been corrected. FAILURE TO CORRECr'VIOLA:rI'ON(S)7WiLL RESULT IN THE -ISSUANCE -OF A TICKET WMCH CAN PROVIDE A MONETARY PENALTY FROM $50. UP TO $500. PER DAY AND ADDITIONAL PENALTIES UP TO $50. TO $500. PER DAY FOR EACH DAY A VIOLATION REMAINS UNCORRECTED BEYOND THE TIME PERIOD PROVIDED. UNPAID PENALTIES UNDER TICKETS ISSUED WILL BECOME A LIEN AGAINST THE PROPERTY. In addition, the Certificate of Use and Occupational License of any business occupying this property may be suspended or withheld. Operating a business without required licenses is illegal under state and city law, and is punishable by criminal arrest and/or closing the business. Name of Inspector: Dennis Uriarte Office Address: 444 SW 2 AV Miami, FL 33130 Office Phone Number: (305) 416-2137 Email: dwiarte@miamigov.com If you have any questions, please contact the inspector at the above listed office phone number Monday through Friday. Dennis Uriarte City of.Miami Inspector . Ph: (305) - ("Llitiv of mai t Victoria Mendez i City Attorney AN April 25, 2018 Via Certified Mail - RRR ITD 3295 LLC ("Owner") 3295 Charles Avenue; and 3297 Charles Avenue Miami, FL Principal Address: 2836 Crystal Court Miami, FL 33133 Manager of ITD 3295 LLC Yellow B LLC 1110 BrickelI Avenue, Suite 310 Miami, FL 33131 Attention: Joao P. Amado Andrade Telephone: {305} 416-1800 Telecopier. (305) 416-1801 E-MAIL: Law0miamigov.com MAY 0 2011 BY: RE: CEASE AND DESIST LETTER 3295 and 3297 Charles Avenue, Miami, FL (the "Subject Properties") Our Matter No, 18-1044 Dear Owner(s): As the attorney assigned to the City of Miami's Historic and Environmental Preservation Board (the "HEPB"), this letter is issued on behalf of Victoria Mendez, City Attorney, as legal counsel to the City of Miami, its officers, boards, departments and officials. On March 22, 2018 a notice was mailed to you, which explained that public hearings, as prescribed by the City of Miami's Code, would be held by the HEPB to consider as Historic resources the preliminary and thereafter final designation of homes located on 3295 and 3297 Charles Avenue, in Miami, Florida ("Subject Properties"). The City of Miami (the "City") has been advised that you, your agents, representatives or contractors are performing alterations, construction, demolition or modifying exterior elements of homes Iocated on the Subject Properties. While these allegations have been made by individuals, we are advising you, as the company's Owner, that if these allegations are in fact true, you, your agents, representatives or contractors must immediately cease and desist from such actions. Pursuant to applicable provisions of Section 23-4 of the City of Miami Code, "Interim Protection Measure" forbids alteration, construction, demolition or modification to the exterior of the homes located on the Subject Properties without the permits required until the period of March 18, 2018 and up to 120 days thereafter (or earlier if HEPB decides to designate or not designate these homes as historic) has expired. OFFICE OF THE CITY ATTORNEY / 444 S.W. 2nd Avenue, Suite 945 / Miami, Florida 33130-1910 lTD 3295 LLC ("Owner") Re: Cease and Desist Letter— 3295 and 3297 Charles Avenue April 25, 2018 Page 2 of 2 If there is unpermitted work being performed to the exterior of the homes located at 3295 and/or 3297 Charles Avenue, as the Owner(s) responsible, this work must intttledlate h, cease and AKgsL until the "Interim Protection Measure" period has passed. Failure to adhere to this directive exposes the Owner(s) to potential code enforcement and/or civil action, including, without limitation, the possible award of damages, court costs, and fees. I trust our position is clear. Thank you for your anticipated understanding and cooperation. ''PLEASE GOVERN YOUIZ54�1.1` ACCORDINGLY. Sincerely, Rafael Suarez -Rivas Chief Assistant City Attorney i-stiai-cz-rlyas CI,miaiiii OQy.coiii VM/RSR/db cc; Victoria Mendez, City Attorney Cynthia Seymour, District Director, Office of Colus-iissioner Russell - District 2 Warren Adams, Historic Preservation Officer James Bernat, Director, Department of Code Enforcement Luciana Gonzalez, Assistant Director, Department of Planning Vickie Toranzo, Historic Preservation Planner, Department of Planning N9579292 City of Miami June 04, 2018 RAYMOND, ROBINSON L. ESQ 1501 SUITE 00 RA AVE CORAL GABLES, FL 33146 Location of Violation: 3245 CHARLES AV CR: CE2018011520 ITD 3295 LLC 2836 CRYSTAL CT MIAMI, FL 33133 Folio: 0141210075130 TICKET WARNING LETTER Subject Property: 3295 CHARLES AVFoiio: 0141210075130 Dear ITD 3295 LLC: You are notified that an inspection of the above property discloses that you are in violation of the followingN including Zoning Ordinance of the City of Miami, Florida (Ordinance 11000, as amended): VIOL REH 2180 -Failure to maintain lot in a safe, clean condition; not allowing accumulation of debris, trash or dense growth of grass. City Code Section 22-116, 117, 118 Correction: Maintain lot cut at all time. Cut overgrown shrubbery encroaching into pedestrian sidewalk. You are directed to correct said violation(s) by June 14, 2018 and to notify the inspector that the violation(s) has been corrected. FAIMiRE O CORRECI VIOLAI'IDN(S)-WILL-RESULT IN THE -ISSUANCE -OF -A TICKET WHICH CAN PROVIDE A MONETARY PENALTY FROM $50. UP TO $500. PER DAY AND ADDITIONAL PENALTIES UP TO $50. TO $500. PER DAY FOR EACH DAY A VIOLATION REMAINS UNCORRECTED BEYOND THE TIME PERIOD PROVIDED. UNPAID PENALTIES UNDER TICKETS ISSUED WILL BECOME A LIEN AGAINST THE PROPERTY. In addition, the Certificate of Use and Occupational License of any business occupying this property may be suspended or withheld. Operating a business without required licenses is illegal under state and city law, and is punishable by criminal arrest and/or closing the business. Name of inspector: Dennis Uriarte Office Address: 444 SW 2 AV Miarni, FL 33130 Office Phone Number: (305) 416-2137 Email: duriarte@miamigov.com If you have any questions, please contact the inspector at the above listed office phone mitnber Monday through Friday. Dennis Uriarte City of.Miami Inspector.,. Ph: (305) andrewrasken@gmail.com From: andrewrasken@gmaiI.com Sent: Wednesday, April 04, 2018 3:25 PM To: wadams@miamigov.com; vtoranzo@miamigov.com Cc: WSczechowicz@miamigov.com; planningdepartment@miamigov.com; CSeymour@miamigov.com; vmendez@miamigov.com Subject: RE: Follow -Up to our Meeting re: Historic Designation for 3295 Charles Avenue Attachments: 3295 Charles Avenue Hardship for Historic Designation.pdf; IMG_0805.JPG; IMG_ 0806.JPG; IMG_0809.JPG; IMG_0810.JPG To Whom it May Concern: Enclosed is a letter that i've prepared the vehemently op_poses my interest in having my home located at 3295 Charles Avenue to be included in the multiple property historic designation. My wife and I purchased the property at the end of last year and were not provided any notice that the home we intend to build for our fife home for our two young children is going to be included as part of a historic designation that we are not in agreement with. Since I was unaware at the time, I have since hired an architect and several engineers to prepare plans that is specific to my family needs and recently tried to submit them to the City to only be denied to be allowed because of this historic designation consideration. I've enclosed pictures of the current condition of the home, which was recently designated to be an UNSAFE STRUCTURE by the City of Miami who has given me 90 days to either repair or demolish the house at my election. Sincc receiving that notice, I went to the City to submit an application for demolition and was denied being allowed to do so because of this historic designation process. From what I understand, this process can now take an additional i 20 days. For me and my wife, we have spent our lifesavings to purchase this property. We have spent a considerable amount of money to hire all of these people to design our home and we were under the impression that because it's an unsafe structure, we were going to be allowed/required to demolish the home. We cannot afford to wait 120 days as I have two small children, a 4 -year old and a 1 year old, for whom I need to provide a place for them to live. I am strongly opposed to this process and feel at a loss for all the money we have spent to date. Please help mel Andrew From: Andrew Rasken <arasken@cubegrp _com> Sent: Wednesday, March 21, 2018 3:14 PM To: arasken@cubegrp.com Subject: Follow -Up to our Meeting re: Historic Designation for 3295 and 3297 Charles Avenue Warren / Vickie —thank you for taking the time to visit my property yesterday. Per our conversation and the outcome of the meeting last night; I would like it to be known that I would not like to include my property at 3295 Charles Avenue to be included as part of the multiple property historical designation. The property is in very poor shape and is not a safe habitable place to live. There is no insulation, there is extensive mold, waste and the structural integrity is very dangerous. This email is to serve as my formal request to be removed from consideration! Thank you, Andrew Rasken From: arasken@cubegrp.com <arasken@cubeRrp.com> Sent: Monday, March 19, 2018 3:17 PM To: wadams@miamigov.com Cc: 'Toranzo, Vickie' <vtoranzo@miamigov.com> Subject: RE: Meeting Request: Historic Designation for 3295 and 3297 Charles Avenue Vickie — I just left you a message regarding my interest in scheduling a meeting with you to discuss my property at 3295 Charles Avenue. 1 sent some images of the current condition of the homes and wanted to see if we could schedule a time to do a property visit. Please call me to discuss — 305-790-5059. Andrew Rasken From: arasken@cubegrp.com <arasken@cubegrp.com> Sent: Friday, March 16, 2018 3:41 PM To: wadams@miamigov.com Cc:'Toranzo, Vickie' <ytoranzo@miami og v.com> Subject: RE: Meeting Request: Historic Designation for 3295 and 3297 Charles Avenue Warren — thank you again for taking the time to speak with me. i will look forward to meeting with you at the board meeting on Tuesday. Vickie — I spoke with Warren about my property located at 3295 and 3297 Charles Avenue — I wanted to extend an invite to you to visit the property with me so that I can show you the current conditions of the property which are certainly uninhabitable and beyond unsafe to revive. Enclosed are some pictures of the current state of the house. I mentioned to Warren that I am in the process of applying for a demolition permit and had intended on doing so first thing next week since because of these reasons. I will follow up with you on Monday to set up a time to visit the home. Thank you and have a nice weekend, Andrew From: Sczechowicz, Wendy <WSczechowicz@miamigov.com> Sent: Friday, March 16, 2018 2:49 PM To: Andrew Rasken <arasken cube r .com> Cc: Toranzo, Vickie <vtoranzo@miamieov.com>; Gabriel <Ql@gabriellope zarchitect.com>; gdelapaz2@gmaii_com Subject: RE: Meeting Request: Historic Designation for 3295 and 3297 Charles Avenue Good afternoon, Thank you for taking an interest in the process and procedures of designation. I have copied my colleague Vickie Toranzo; she is taking point on this designation and will be able to assist you. Her contact information is: 305.416.1137 vtoranzo@miamigov.com Regards, <.z Wendy Sczechowicz _ j Historic Preservation Planner Planning Department Preservation Office .� Visit us at www.miamigov.com/planning. From: Andrew Rasken [mailto:arasken@cubegrp.com] Sent: Friday, March 16, 2018 2:43 PM To: Sczechowicz, Wendy <WSczechowicz@miamigov.com> Cc: Toranzo, Vickie <vtoranzo@miamigov.com>; Gabriel < I abriello ezarchitect.com>; gdelapaz2@gmaii.com Subject: Re: Meeting Request: Historic Designation for 3295 and 3297 Charles Avenue Wendy - I would like to request a meeting to understand the protocols to appeal the historic designation of the property at 3295 Charles Avenue. I am not in agreement in having my property rights removed and would like to understand what can be done to appeal this process. Thank you, Andrew Sent from my iPhone April 3, 2018 Andrew Rasken ITD 3295, LLC 3295 Charles Avenue Miami, FL 33133 (305) 790-5059 Warren Adams City of Miami Historic Preservation Planner 444 SW 2nd Avenue, 4th Floor Miami, FL 33130 (305) 416-1059 wadams@miamigov.com RE: Hardship of Historic Designation at 3295 Charles Avenue Dear Sir or Madam, I recently purchased the property located at 3295 Charles Avenue, Miami, FL 33133 with the intention of building a new home for my family to live. My wife and I have been working on preparing plans that are complimentary to the requirements for design and architectural character of building a new home on Charles Avenue. It is our intention to build a home that is suitable for our two children to grow up and live in the community. Having been born and raised in Miami, my wife and I were very excited at the opportunity of providing our children a beautiful new home to live in the vibrant community of Coconut Grove. However, we were recently provided notice, approximately less than two (2) weeks ago, that the home that we purchased was being included with a multiple property historic designation and we are strongly opposed to this idea as we have invested from our life savings to purchase this property. Enclosed is a summary of various reasons as to why this would create a hardship for my family: 1. As I mentioned, my wife and I purchased the property using our life savings to build a new home that is compatible to my family's needs. The current condition and design of the home is insufficient to be able to provide a safe environment for my wife and two young children. Having to repair what is in place would be extremely costly; even more than the current value of the home, which we can not afford to do. We are proposing to build a modest, affordable home that will meet the needs of the design requirements of the area and that will be suitable for our children. 2. Additionally, we have already engaged and hired an architect, a MEP engineer, a structural engineer and have hired numerous other consultants to get our construction plans in place. I have spent a considerable amount of money in deposits and we are several months along in having the plans completed. Furthermore, I have engaged a bank to provide me with a construction loan to build the home for my family. This would be a substantial financial setback to my family to have to start over and our money would be wasted. 3. The property was recently determined by the City of Miami that it is an UNSAFE STRUCTURE and that I am required to either repair or demolish it within 90 days, at my choosing. Enclosed you will find numerous pictures that show the current condition of the property and the reasons why I am electing to demolish the property. It is certainly a very unsafe environment for me to raise my children in its current condition. 4. In speaking with my architect, there is not enough space in the front yard for me to have a parking spot and an area for my kids to play in the yard. Further, the current location of the house doesn't allow for a parking spot at all, for one car, and my wife and I have two cars since we both have to work. iF4, M t7 3:35 PM 07/06/18 Accrual Basis ITD 3295, LLC Account QuickReport All Transactions Type Date Name Memo Amount Balance Soft Costs Arborist General Journal 04104/2018 Tropical Designs ... 400.00 400.00 Total Arborist 400.00 400.00 Archaeologist General Journal 0413012018 Dynatech Engine... 700.00 700,00 Total Archaeologist 700.00 700.00 Architecture & Engineering Architect General Journal 03/22/2018 Gabriel Lopez Ar... 2,500.00 2,500.00 General Journal 06/1312018 Gabriel Lopez Ar... 11250.00 3,750.00 General Journal 06/2712018 Gabriel Lopez Ar... 1,250.00 5,000.00 General Journal 07/0312018 Gabriel Lopez Ar... 666.66 5,666.66 Total Architect 5,666.66 5,666.66 Total Architecture & Engineering 5,666.66 5,666.66 Legal General Journal 10126/2017 Robinson Law, P.... 3,000.00 3,000.00 General Journal 0611512018 Frank Schnidman... historic designation I... 3,000.00 5,000.00 General Journal 07/0512018 Frank Schnidman legal for historic desi... 210.00 6,210.00 Total Legal 6,210.00 6,210.00 Miscellaneous Bill 05/07/2018 Andrew Rasken Reimbursement for f... 543.75 543.75 Bill 05/08/2018 Andrew Rasken reimbursement for c... 55.00 598.75 General Journal Wf0212018 City of Miami fine for overgrown gr... 200.00 798.75 Total Miscellaneous 798.75 798.75 Permit Fees General Journal 04/20/2018 City of Miami Demolition waiver fee 225.00 225.00 Total Permit Fees 225.00 225.00 Soil Report General Journal 06106/2018 Advanced Archae... 700.00 700.00 Total Soil Report 700.00 700.00 Survey General Journal 03115/2018 Nova Surveyors 595.00 595.00 Total Survey 595.00 595.00 Total Soft Costs 15,295.41 15,295.41 TOTAL 15,295.41 15,285.41 Page 1 From: tvoptions@aol.com To: Adams, Warren Cc: Suarez -Rivas, Rafael; Zamora, Olga Subject: Item for the public record regarding 3758-60 Frow Ave 2 of 4 Date: Monday, July 9, 2018 3:32:02 AM Attachments: 3758-601'row-JB. cl Warren Adams City of Miami Historic Preservation Officer Dear Warren, I would like to submit some information regarding my two properties in the West Grove, for the public record regarding Historic Thematic Designation and my properties for the meeting of the HEPB on July 16th at 6:30pm I am grateful to the Chairman for hearing each property individually in the interest of due process. I look forward to speaking at the meeting and to hear commentary from the public. For the record, my properties are: 3758-60 Frow Ave & 3475-77 Hibiscus Street This is 2 of 4 email transmissions with attachments. Thanks in advance for your kind attention. Sincerely, JB Diederich 305-798-9088 CC: Warren Adams, City of Miami Historic Preservation Officer, wadams@miamigov.com HEPB Attorney Rafael Suarez -Rivas, rsuarez- rivas emiamigov.com Olga Zamora: ozamoraQmiamigov.com My History in the West Grove JB Diederich 3758-60 Frow Ave 3475-77 Hibiscus St I would like to first thank you for allowing me to submit a small history of my relationship with the West Grove, As you will see, I have been a bit of a romantic, who fell in love with a dream. I am not a developer nor am I in it for the short term. I am a child of the Caribbean and was born in Haiti, the land of General Dessalines. I am a visual artist who has traveled the world and still can't leave The Grove. Years ago, I put my faith in two little properties nobody wanted and have done everything in my power to keep them alive. I do not believe they deserve the title of Historic, but do believe that I can make them beautiful. Just over 21 years ago, my wife and I married and consolidated our lives into one home. In 2001, we sold her home and with the proceeds from that sale, we purchased two duplexes in the West Grove from David Blumenthal. Our first purchase was 3475-77 Hibiscus St. on 12/12/2002,for $ 82,500.00 and our second purchase, which was probably the last that Blumenthal sold is located at 3758-60 Frow Avenue, and we paid $ 85,000.00. We bought these two properties as a safety net, in the hope that the value would grow over time and grow our investment. We don't know much about the stock market, but believe firmly in Real Estate. Each one of the Duplexes had a long time tenant from Blumenthal when we bought them, and although their rent was low, we were happy to have them because they represented the best of the neighborhood and represented some level of continuity and protection from what was a blighted neighborhood that was plagued by drugs and crime. It was a real challenge, because my brother, my cousin, my elderly aunt and even my wife to be had been mugged and robbed in the neighborhood during the mid 80's. I devoted my life to photojournalism for magazines like TIME and LIFE, covering conflicts in Central America, Haiti, and the former Soviet Union, so I did not feel too concerned about being a landlord in what many called `the hood'. Little did I know what I had gotten into. My duplex at Frow, had a long time tenant who had lived there for at least 30 years. His name was Earl Ray, and he was a retired roofer. One day, he told me he had a .45 revolver and that he used it to protect "the place." He was paying about $ 280.00 per month at that time. I did not raise his rent for a couple of years, as he was a good man who spent his days sitting on the front porch socializing with all who walked past. It was my job to rent the other unit in the building which was empty at the time, or was vacated shortly after I purchased it. After a long search, I interviewed a wonderful African American nurse who was employed full time and was a responsible individual. Earl Ray approved of her, and since they were going to live side by side, and in the interest of harmony, his counsel was important to me. At the same time, I was looking for a tenant for my Hibiscus property. One side was occupied by a gentleman from Georgia who I was told had lived (Stayed) there for more than 3 decades. He was a good man, and I eventually learned that he had worked as a garbage collector and was very sensitive to odors, especially bad ones. The unit next door was empty, and took a while to rent, but for some reason, everyone who rented that empty unit stopped paying the rent after just a few months and I had to work at persuading them to leave or evicting them and cleaning and painting the unit at least once a year. My Frow unit, which was now occupied by the nurse and the long time Blumenthal tenant was fine for a few months, but one day when I showed up to collect the rent, a very large and muscular man with a heavy Jamaican accent, opened the door and introduced himself as the nurses boyfriend. He had little conversation and preferred to look at me in a threatening manner, until I asked for the rent, and then he would shake with concern and look for a way out. I learned that my wonderful tenant, the nurse had become pregnant and quit her job. She was now having difficulty paying the rent, and her boyfriend who told me he worked in construction was of little help. After a few months, I persuaded them to move out and they did. They didn't leave the place in great shape and I had to clean it up and add some fresh paint, make some interior repairs and began my search for a new tenant. While in my Hibiscus unit, I finally found a tenant who I felt would make the rent and treat the place with some respect. At the time, as I collected rent, I was often approached by drug dealers who thought I was there to make a purchase. I was offered weed, crack, and things that I knew little about. I always responded with some anger as I was there to collect rent rather than purchase drugs, and they were bad for business. But over the years I witnessed drug dealers selling to buyers from the surrounding neighborhoods and who drove up in Mercedes Benz and BMW luxury cars. After a while, They got used to me and just left me alone, so the drug deals happened right in my face. My tenants at both duplexes always urged me to never count the rent money in plain view, as they felt I would be robbed. I took their advice but walked steadily past them. Both of the empty units in both duplexes became a revolving door for tenants who either appeared promising or managed to persuade me to rent to them. I felt like I was evicting or negotiating the departure of many deadbeat tenants all the time. I rented the unit at Hibiscus to a Pastor who had moved to the Grove from out of town with his family. It wasn't long before id start getting calls from his neighbor, the long time tenant who complained about bad odors coming from the sinks drain. Eventually, and after many plumber visits to unclog perfectly good drains I learned that it was his way of telling me " I don't like him, and I will bother you until he is gone". The pastor however, was welcome to stay until he stopped paying rent. I went went through the eviction process, and he knew the drill, and moved out a couple of days before the Sheriff showed up to remove him. Again, I had to repair the place, paint and clean after he was gone in hopes Id find a better tenant. Rotting siding ... The scourge of these wooden houses. The job of replacing rotting siding has been a continuous one, especially around the window air-conditioning units that hang from almost every window in the building. White pine siding is not very compatible with Miami's humidity, add a dripping AC and you've got an ongoing problem. I have spent a lot of time and money, continuously, replacing siding. In fact, was surprised to find out that Shell Lumber keeps plenty of white pine clam siding for people like me. People who own these wooden houses, and think we can beat nature. It is a continuous battle that is almost impossible to win. While the challenges continued at Hibiscus, My long time elderly tenant at Frow, asked me to rent his neighboring unit to his girlfriend. As he was a good man, and I could always depend on him calling me to pick up "the package", or rent, as soon as he cashed his social security check, I agreed. His girlfriend had several daughters who attended GW Carver school. I was happy to rent to her, and he took responsibility for collecting the rent from her and deliver it to me. Finally, I thought, the Duplex was fully rented for the long term. But, as fate would have it, his girlfriend developed a drug habit, and would disappear for weeks and even months at the time. I was once told she had been arrested and was in jail. Her girls were still living in their unit, and Earl was delivering the rent to me, so I made an effort to bring them clothing that my kids had outgrown and even canned and dry food to help them get by. In the meantime, in Hibiscus, My search for a tenant was taking a long time. I had rented to a disabled young man who said he was going out on his own for the first time, but he only lasted a few months. And when he left, he left behind evidence of a drug business, little Ziploc baggies, a scale and a mess for me to clean up. One day, I got a call from a young lady who told me she was employed and had no problem paying the rent and she agreed to giving me a 2 month deposit. I agreed to meet with her and met her at the unit. When she showed up, she was dropped off by a high end European car, a Black Mercedes I think, and she walked in elegantly and respectful. She was about 21 years old. She filled out the application, and she told me she was working as an exotic dancer. I gave it some thought and figured, I had already rented to a Pastor who turned out to be deadbeat, so why not, she had a job, and after all, people were not knocking the doors down to rent the unit, so I said yes. She was a good tenant. The rent was often paid in dollar bills but she was always on time and had a lot of pride for her place. That is, until one day a little guy with gold teeth and dreads opened the door and introduced himself as her boyfriend, he said he was a music artist. I was not comfortable with this, and was hoping to see her and let her know that I had to do a background check on him, but I never did see her again, and after a couple of months when I showed up to collect the rent, he announced to me that he had broken up with her and she had moved out. I then told him he would have to fill out an application and if I accepted him he would have to sign a lease, he agreed, but when I brought him the paperwork, he greeted me with a half dozen young men who could best be described as thugs, and they were defensive about my presence. I was very concerned about the situation and was concerned for the tenant next door. I began looking into evicting him when one night I got a call from the long time tenant, it was about midnight. "Mr. JB, you better get over here, the police just knocked the door down next door and arrested them boys". I got out of bed and raced over there, only to find I couldn't approach the building because the entire block was cordoned off with police tape. I joined the many neighbors and just looked as they trampled through the unit, my heart was broken. I asked my tenants to please call me when it was all over and went home to wait and gather some tools and lumber. A couple of hours later I got the call and drove over. It was very late, almost morning, the police had used a battering ram to open the front door and a sledge hammer on the toilet to stop any flushed items from getting past the p -trap. The thugs had also cut into the floors in the closets and built boxes to conceal whatever it is they were selling or to hide guns. I boarded up the place and went home. Since the damage was not structural I made the repairs, installed a new toilet and a new door, fixed the floor and got the place ready for renting, again. Meanwhile at Frow, my tenants girlfriend stopped paying the rent. I imagine her benefits had been cut due to her drug use and possible conviction. After a few months as I was starting eviction proceedings, she moved elsewhere and left the unit an absolute mess. Once again, I had to fix the place up but this time I was busy, and had little time to do so. I had been complaining about the blight and criminal activity in Frow Ave. to anyone who would listen. I had been talking to the Point Group Advisors who seemed to have a plan to make the neighborhood better. I had attended meetings over the years with experts from the University of Miami who had lovely plans for the area. I met with the Coconut Grove Cooperative and admired their plans for the area, I met with Andy Parish who was also trying to do better things for the neighborhood but nothing ever went anywhere. Around 2009, 1 even spoke to the City of Miami Commission, in support of the Point Group Project, I pleaded with the City to do something about two wooden houses that had become crack houses across from my Frow property. It looked like the City tried to sell the Tax certificates but I think nobody wanted them. The City owned them and a squatter had laid claim to them. He was a crazy unpredictable man who sold drugs and had a couple of Pitt Bulls. I spoke to the Net office about him and the two wooden crack houses. I spoke to the area police commander and had a meeting with police at their Flagler office. I tried to do everything I could to try to improve the neighborhood and in particular Frow Avenue where the Crack houses that were now owned by the City of Miami were starting to crumble. But I achieved little to nothing. All requests seemed to fall on deaf ears. Got a lot of "we'll look into it" but if they did, they didn't tell me. Then one day, when I went to collect the rent at Frow, I found the doors locked and was told by a neighbor that my Tenant who had lived there for decades, had left. He was gone and the doors were locked. Around that time, I suffered an accident that put me out of commission for a few months, I suffered an injury to my right hand that caused the loss of one of my fingers, my wife made me promise I would not try to talk to the man until my hand had healed enough. When I was able, I went to Frow and learned that the crazy squatter who had turned the two wooden houses across the street, had moved into my duplex, taken one side for himself, and the other for his Pitt Bulls. By the time I was strong enough to deal with him, he had moved next door. He was done with my place and was now in the empty house next door. But he did not leave empty handed. He removed all the copper he could, to sell it for pennies, pipes and wiring, as well as fixtures and even the kitchen sink. Once the place was empty, I spoke to neighbors who had been fighting to stop the Coral Gables Trolley garage, and they tried to shake me down for money, protection money. Not big money, "Just $ 50 bucks a month and we'll keep an eye on it for you." couldn't believe it, I said no. I re -glazed the broken windows and found an old man the neighborhood called Santa. I gave him some money and asked him to do some odd jobs for me there, like the yard, and a good cleanup. By now, my Frow duplex had no water meters, and FPL had cut the electrical connection for safety. I posted no trespassing signs and authorized the police to arrest any trespassers. I would stand in my properties' little porch and watch as the squatter who destroyed my duplex sold drugs to people who walked up to his door. I spoke to police about it and made every effort to get him out of the neighborhood, but the neighbors just kept a distance from him because he "was crazy." And life went on. One day, while I was out of town, I had left Santa a half dozen bottles of bleach and plenty of cleaning materials. He had opened all the windows and was cleaning what was left of the inside of the Frow duplex, when the City of Miami showed up to demolish the two wooden houses they owned across the street, and that's when the biggest one of my challenges began. The representative of the City of Miami Unsafe structures made the decision on the spot, that my building, although for the most part structurally sound, would have to come down. He walked past the no trespassing signs to the back of the building and Santa told me he took pictures through the kitchen windows and doors. He photographed the damage the squatter had done to the place and that Santa was cleaning up. Then, after some time passed, I had a large white and red Repair or Demolish poster taped on the front door of the building. While all this was happening, I still had an empty unit in Hibiscus, and my tenant there told me about a mother with a couple of children who were somehow related to him and needed a place to live because where they were, they were living in squalor, and my tenants wanted me to rent to her. After being burned so many times, I went to visit her and interviewed her. What I found was a smart, strong woman with beautiful children who was living in a unit in the West Grove that was in such bad shape, that the leaks in the roof had produced thick mold on the walls. She was paying $ 650.00 a month for this squalor, so I offered her my empty Hibiscus unit for the same price and she moved in. She has raised her kids who attended GW Carver, and has always made every effort to pay the rent on time. She has done an excellent job with her children and managed to keep them away from the shootings and dangerous environment of Hibiscus and Grand where the 3 -story building used to stand, and where there was so much crime. While Hibiscus appeared to finally be under control, with good tenants who, although they were paying under market rents, gave me the satisfaction of knowing they were honorable people who took pride in their home. But Frow, now in the cross hairs of the City of Miami had that repair or demolish order, and I had to deal with it. I took some time to think about it, and pondered on the reason I had purchased these two wooden Duplexes. My hope was to one day fix them and upgrading them, turn them into the kind of building one finds in the Caribbean, Haiti, Bahamas, or Key West, I remembered my purpose for buying them was to turn them into Caribbean Gingerbread houses. But that couldn't be done until the street was safe enough to safely rent to people who would treat the homes with love and respect while paying their rent on time. Against everyone's advice, I decided to Repair and not Demolish. I made it a personal quest. Went to the Cities Unsafe Structures office and cooperated with them in every way. I boarded up the building per the instructions of the City, hired an architect, drew plans, and started the process. Even the young African American Architect who knew the area well, thought I was nuts. I had limited resources, and the street was not safe. Meantime, I was getting two -to -four letters a week from developers and realtors who were looking to buy my West Grove properties. But I would have nothing of it. I worked with police, met with area commanders, attended the opening of the Police Sub Station on Grand, met Commander Morales, thanked Commissioner Sarnoff and pushed hard to rid the street of the bad element that was dragging it down. And my neighbors were appreciative. They saw me working in the house and were excited to see some positive activity. We all chipped in to send Santa, who was homeless to see his daughter in Jamaica. We gave him clothes dressed him up, and set him up with a quality vinyl suitcase, and off he went. I didn't think he'd come back, as he was homeless in the grove, but after a few months he did. Unfortunately our old friend Santa, suddenly died. I owed him 27 dollars for mowing my lawn, so I placed it in the basket in church and lit a candle for him. By now I had developed a relationship with my neighbors along the street. I had pulled permits and began working on repairing the building. One of my immediate neighbors enjoyed throwing beer cans and food rappers over her fence to my yard. She lived in Liberty City but spent the day at her aunties while she was undergoing chemotherapy for breast cancer. Once she had thrown enough empty bottles and wrappers over her fence to my yard, she would call my cell -phone to ask me if I wanted her to clean my yard for a tip. I always said yes but limited her to once a week. She would collect 20 or 30 dollars from me each month. She thought she was getting the best of me, but everyone knew better. I befriended other neighbors and started giving them advice on resume preparation, job interviews and dress code. I took my time fixing the place because I didn't want to go through the madness I had gone through again, and because I didn't have the financial resources to throw at the repairs all at once, I would save some money and do some work. Eventually my contractor gave up on me. It took more than 4 years to finish the plumbing. When the electrical inspector came to approve the rough work that had been done to the kitchen and bathroom area, he approved it but only gave me a partial and went on to increased the scope of the work to cover the entire building. I eventually got the new plans and forged on. At one point, after I was told the squatter was gone for good, and his last conquered castle had been demolished, things were looking up. My wonderful neighbors were all looking out for me, and I for them. I felt things had changed enough to complete my project and rent the duplex. But a couple of weeks later in another duplex just like mine, just around the corner on Brooker and Oak, there was a late night home invasion. Four young black men entered the duplex that was being rented by two couples, young teachers. According to news reports, the couples were robbed, and one of the girls was sexually assaulted. It took the wind out of my sails. I once again slowed the work to see how things would turn out.. It's been a long process, but in 2017, 1 decided to complete the work, I called my Plumbing contractor who barely remembered me, and he finished his work, we installed meters and called for the final plumbing inspection. Amazingly, the inspector only gave me a partial approval because he said we had to install a chemical toilet, a port -a -potty! My plumbing contractor told me he had no idea why, and I had never heard of such a thing. So I went to the City and met with officials. And yes, they were baffled by the fact that I had never been told or that the permit card didn't show the need for a temporary toilet. The inspector told me a couple of weeks before Christmas that if they removed the requirement from the computer for me, he would finalize my plumbing permit. I had paid my patient plumbing contractor and since I had working toilets and running water, I went to the top and they agreed and removed the requirement from the computer. The inspector had asked me to notify him as soon as it was off so he could finalize the permit. I called him and gave him the good news, he told me he would finalize it as soon as he got back to his car. A couple of days later it had not yet been finalized, I called him again and he said he had forgotten but would take care of it. Then Christmas came with all the distractions of the holiday, I ignored the Toilet issue until after the holidays. Sometime in February, I called him and he told me that for some reason the required port -a -potty was inexplicably back on the computer. So I went to the City and once again waited my turn. When I met with the official who had removed the temporary toilet from the computer, I was told that the inspector had gone over her head and she was scolded for removing the requirement. I was shocked. But she did not let up and went to her boss to explain the situation and he removed it and asked me to call for a new inspection. I did and the plumbing permit was finally closed. I was finally getting somewhere. I was now focusing on the electric permit. Bought the switches and fans and lamps, spoke to my electrician, had saved some money to finish and close that permit, when I got a certified letter from the City of Miami. It was the day after my birthday and I could not believe what I was reading. I was being invited to attend a meeting, the third meeting ... two others had already taken place without my knowledge, to discuss the Historic Designation of my properties. It hit me like a cold dagger that pierced my heart. I knew nothing about the process or the designation but knew, as a newly minted realtor who has sat Sunday after Sunday on Historic Open Houses in Coral Gables that Historic Designation of some homes was no different than the kiss of death for the property and its owner. I have witnessed buyer after buyer who love a house, walk away because of the Historic Designation and the limitations that come with the title. I was, and am very concerned. If my two little Duplexes are designated Historic, my wife and I will never be able to get back what we have invested in them. Not only money, But time, sweat equity, fear, risk, and hope. These duplexes represent our savings. Although we have no plans to demolish them and hope to have them as beautiful rentals one day soon, we won't survive the weight of historic designation. Although they feature prominently in our eventual retirement plans, they also represent a sort of catastrophic fund for us. In the event one of us gets sick and can't work, we can always sell one to help us survive, but as historic buildings, they will never be worth more than the land they sit on. Historic designation would nullify all the effort I have made, all the work I have done. And this at a time when only a half block away from my Hibiscus duplex, two similar sixed Duplex lots were sold to developers for over one -and -a -half Million Dollars. After almost 17 years, when the prices in the neighborhood have finally started to match the neighboring Grove, the threat of stagnation is once again upon my shoulders through Historic Designation. Why? Because they are made of wood, were built in the 30's and are located within the walls of segregation, in a city that has yet to bury many of its ghosts. From: tvoptions@aol.com To: Adams, Warren Cc: Suarez -Rivas, Rafael; Zamora, Olga Subject: Item for the public record regarding 3758-60 Frow Ave 2 of 4 Date: Monday, July 9, 2018 3:30:20 AM Attachments: 3758-60Frow-JB. odf Warren Adams City of Miami Historic Preservation Officer Dear Warren, I would like to submit some information regarding my two properties in the West Grove, for the public record regarding Historic Thematic Designation and my properties for the meeting of the HEPB on July 16th at 6:30pm I am grateful to the Chairman for hearing each property individually in the interest of due process. I look forward to speaking at the meeting and to hear commentary from the public. For the record, my properties are: 3758-60 Frow Ave & 3475-77 Hibiscus Street This is 2 of 4 email transmissions with attachments. Thanks in advance for your kind attention. Sincerely, JB Diederich 305-798-9088 CC: Warren Adams, City of Miami Historic Preservation Officer, wadams@miamigov.com HEPB Attorney Rafael Suarez -Rivas, rsuarez- rivas emiamigov.com Olga Zamora: ozamoraQmiamigov.com f ' n w I low a • � i ' n w I low a WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3758 / 3760 FROW AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200060490 1938 1 2 Duplex 5,000 1,097 Mac Farlane Homestead Gable Fair Asphalt shingles Wood, DHS, 1/1 Fair Without NJ 384E 3822382038023%37%-377( 37 037383730 J 23114 320 • • • • • • 3723 14 3797 3793 379137893773 3755 7453737 340 • •3T<S5 • • • 43771 758 90`lT36YT'10 334' N 37% 3792.3379037 OR _ 3 • 31 • • .3350 m • • 377r,3 3 A 3352 •3355 3817380137 3T8:375.3759374�37 3733 TUE. 3825 3386 7c 3839 • • • 70 3371337f 'N 3EWC383�381418ij3T943T803T6�3?5-374.3?33734 1 338 • • • • • 1 i�39 �33E 37851771 3749 38:+:38313811 3805.,.^ • ,!37591 � ct-�1725?39 BUILDING USE: Residential BUILDING FEATURES: Open porch with hip roof, horizontal wood siding, wood trim, exposed rafters, gable vent, wood paneled doors, concrete block piers SITE FEATURES: COMMENTS: 2 Proaerty Address & Folio: • Folio: • Address: General Property Information • Owner: • Date of Purchase: • Seller Information: • Size of House: • Use: • Purchase Price of Property • Zoned 01-4120-006-0490 3758 Frow Avenue 3760 Frow Avenue Jean B Diederich &W Francesca, Bernard Diederich &W Ginette January 2003 Mr. Blumenthal, No Relation to Seller 1,039 sq. ft. Duplex $82,500 T-3 Background on Property Purchase, history and Maintenance: purchased this Duplex on January 23, 2003 from David Blumenthal, who owned most of the wooden rental properties in the West Grove. His Rentals were plain and utilitarian. They were all painted in the same colors, white walls and hunter green trim. According to an article published in the Miami Herald, on April 6t", 2013; "For many years, the east end of Grand Avenue was owned by the Blumenthal family. Patriarch Max Blumenthal began buying land and buildings in the 1930s, great-grandson David Blumenthal told the New Times in a 2005 story." It is not clear when the Blumenthal family purchased 3758 Frow Ave, but according to the Miami MLS, it changed hands a couple of times between 1976 and 1977. It would appear that the earliest owner on the MLS was a woman by the name of Jeanette D Cushing. I have searched for information about her but other than Obituaries of what may be family members, I have not found any citations in the history of the Grove, west Grove, Miami, or anywhere for that matter. According to Mr. George Simpson, who is the grandson of E.W.F Stirrup, This Duplex was probably one of many built as a rental or income property, or to sell to investors in 1938. It was owned by the Blumenthal family for whom it served as one of the many properties they rented for income in the West Grove starting around 1925, and ending with their sale of 3758 Frow Avenue, which I believe was the last of their grove properties in 2003. No historically significant people appear to have ever lived there, and no significant events appear to have taken place in the Duplex. The building is not original, the rear section may have been added much later, as evidenced by the tax card below, and a set of concrete stairs that sit under the structure. Most of the wood has been replaced or needs to be replaced. It has been built and re -built on several occasions. 05t-7 -1 ....... REAL PROPERTY RECORD CITY OF MIAMI, FLORIDA CITY ASSESSOR 0 P T R -��n4,� 7 011-MAl No KIND 01, -OTRUCTU"K us CONSTRUCTION 1-oevw TYIi da FAlILA!S1 Iff-fdolAW-87MA PMAN9- IIOMI::,'rl'.AD PUT 5 --al It LOT PIK 2 EXTC-1—ti6l'! FKATUR6 T Al WN SlITERION WALLA ANO F 1010 moor TYPO ROOF MATSMIAL 17 IIIAGNAM OF NIT"llayumall No A -A . . . . . . . . . . . . . KXTrnIOR rIEK'f6—ftFG INTERIOR FKATUR 8 . . . . . . . EXTRINIOR THIN WIMOOWO OOOq PORCNq SAOOMONT LOOK TTP FLOOR MATSINIAL, WALLS f, . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . 27. ' A V -A 22 -A . . . . . . . . . . . . . . .C . . . . . . . . l I INTERIOR —F—EA—TU—RE--9 — — — — — — — — — !INION Till. ATTC 8 No PLUMOI N M TURq wlaOp MKATIkQ LISNTIN. ROOMS A IF c 27' -moo- HfrAL. 40OX A Gr 211 -2 a. 111 I I IGI I 1 1-1I./ C I �ff-TTRll++� ToTA I I t# � . . . . . . . . . . l I I I I ( I I I I BUILDING COMPUTATIONS .SICU N. R. K'. c-- rf. A." I c— k_.l A.— —T Al. of—!— ....... wmr 1pwe..0 7 X 26 /75 aoua nun. 7), 24T x 35 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ALu I 1-H 2,_ 6— 01 No .3 IN IN — 11 H li-L17 -!L 1 When I purchased it in 2003, The owner David Blumenthal had just refurbished it, and replaced much of the wood, re -done the roof, which was originally metal but was replaced with asphalt shingle, and gave it a fresh coat of paint. During my ownership, I too have made many repairs and alterations, and used modern materials like deck screws, galvanized ties and pressure treated lumber to repair and strengthen it. In April 2013, after a squatter ran my tenant out and took over the building to steal the copper, the City of Miami slapped me with an ordered to Repair or Demolish it. I chose to repair it. It currently has an open master permit and is being repaired. All Plumbing has been replaced with PVC and CPVC both for the water supply and sewer to the property line where it connects to City Services. All Electrical wiring, switches, plugs and fixtures have been replaced to meet code. The plumbing permit has been closed and the Electrical Permit will soon be closed. Doors and some windows are not original from the time I purchased the property. The building has been structurally strengthened and drywall and Cement board used to create a fire wall. fire penetration certificate is on file with the City. The building remains under the jurisdiction of the Citi of Miami Department of Unsafe Structures until the permit is closed. find it important to point out that the building sits on concrete pilings and blocks. It is not attached to the ground, it never has since it was built in 1938. In order to keep the interior floor leveled one must from time to time use a car jack to lift and place shims between the pilings and the building to keep it leveled. I have performed this operation on several occasions. One could argue that the building does not meet the definition of Sec. 23-2. Definitions, of Miami 21, that defines Structure as; "Anything constructed or erected, the use of which requires a fixed location on the ground or attachment to something having fixed location on the ground." Although it sits on concrete pilings and some blocks, It has been moved within the lot in order to level it, like you would a manufactured home in a trailer park Offers Received on the Property / Loss of Income: • For the past 15 years, I have received on average two letters from contractors and realtors looking to purchase this Duplex. I have received telephone calls offering me cash for my building. • After the squatter ran my tenant away and destroyed the property, I have been unable to rent it because the process of rehabilitating it is time consuming and expensive. The street was also quite dangerous and did not justify the expense of repair if it was going to be destroyed by uncaring tenants or the return of the squatters. • General Comment: The current zoning code allows for 4,000 square feet to be built on the property. The new proposed code will only allow 2,500 square feet to be built on the property. The value of the land will decrease exponentially if I can't sell my property now; if it becomes historic; and, if the new zoning code is passed. Assessed Value and Real Estate Taxes since Purchase: YEAR 2017 2016 2015 2014 2013 2012 2011 2010 2009 2007 2006 2005 2004 2003 3758 Frow Avenue PROPERTY TAXES $2,985 -- $2,985 +12.4% $2,656 +4.7% $2,537 +3.4% $2,453 -- $2,453 -7.9% $2,664 -21.5% $3,391 -31.9% $4,978 -8.2% $5,424 +40.5% 737860 -- $3,860 +34.2% $2,877 +22.5% $2,349 +38.2% TAX ASSESSMENT $88,394 $80,359 $73,054 $66,413 $60,376 $74,942 $83,692 $108,692 $184,761 $215,479 Purchased • Please Note that in 2007, the yearly Taxes were equal to almost 7 month's rent at todays market rate of about $ 800.00 per month. N. Profit & Loss (Previous 6 Years, or and since receiving the Repair or Demolish order from The City of Miami.) • 2017 Rent $ 0 Taxes $ 2,985.00 Insurance $ 1,754.00 Hazard only, windstorm was $ 5,723.00 Repairs and Maintenance $ 32,000.00 (we were forced to cancel Windstorm) Total $ (36,739.00) • 2016 Rent $ 0 Taxes $ 2,985.00 Insurance $ 5,212.00 Repairs and Maintenance $ 8,497.55 Total $ (16,694.55) • 2015 Rent $ 0 Taxes $ 2,656.00 Insurance $ 4,682.00 Repairs and Maintenance $ 7,200.00 Total $ (14,538.00) • 2014 Rent $ 0 Taxes $ 2,537.00 Insurance $ 4,142.00 Repairs and Maintenance $ 17,193.00 Total $ (23,872.00) • 2013 Rent $ 0 Taxes $ 2,453.00 Insurance $ 3,765.00 Repairs and Maintenance $ 25,103.43 Total $( (31,321.00) • 2012 Rent $ 0 Taxes $ 2,453.00 Insurance $ 3,312.00 Repairs and Maintenance $ 3,724.72 Total $ (9,489.72) • Total invested including Taxes and Insurance $ 132,654.27, Repairs and materials. • That is a total of $ 99,453.27 over the last 6 years. • In order to complete the work I need to invest another $ 40,000.00 7 • Please note that in 2017, 1 could no longer afford to pay for Windstorm insurance, and in 2018 the cost for the most basic all peril policy from Citizens, the only insurance company that will insure these properties jumped to $ 6,581.00 per the quote below. This number represents almost 8.5 month's rent of one of the two units of the duplex at a market rate of $ 800.00 a month. *KCITIZENS wror ixw_C mxro__ CITIZENS PROPERTY INSURANCE CORPORATION 301 W BAY ST JACKSONVILLE FL 32202 PREMIUM ESTIMATE This is a premium estimate. No coverage is bound or provided by, or pursuant to, this document This premium estimate is only valid for the proposed effective date below. Submission Number: 07322387 Proposed Effective Date: 08/05/2018 Print Date / Time: 07/06/2018 06:19 PM Proposed Expiration Data: 08/05/2019 Applicant Information Agent Information Applicant Name: Jean Bernard Diederich Organization (Agency) Name: PAMELA BRUMER INS AGENCY Property Address: 3758 FROW AVE Agent Name: PAMELA BRUMER MIAMI, FL 33133-4836 Mailing Address: 141 ALTON ROAD Extended Coverage MIAMI BEACH, FL 33139 County: MIAMI-DADE Primary Telephone Number: 305-531-1223 Property Information & Construction Construction Frame Year Built 1938 DP -3 D Coverages Coverage A - Dwelling Coverage B - Other Structures Coverage C - Personal Property Coverage D - Fair Rental Value Coverage E - Additional Living Expense Coverage L - Personal Liability Coverage M - Medical Payments Deductibles All Other Perils $1,000 Discounts and Surcharges Building Code Grade Ungraded Territory 32 Protection Class 1 Coastal Territory 27 $223,000 Fungi (Mold) - Property $10,000 5% $11,150 Fungi (Mold) - Liability $50,000 7% $15,000 Extended Coverage Yes $22,300 Vandalism or Malicious Mischief Yes $22,300 Sinkhole Loss Coverage No $100,000 $2,000 Hurricane 2% $4,460 Mandatory Additional bin cnpi�t»»t, Emergency' Management Preparedness & Assistance Trusti $2 Tax Exempt Surcharge -_Group 11 s m, ; $108 )lax Exempt Surcharge Group I (Fire) $4 Form # PRIEST PL 2 01 14 1 SUBMISSION NUMBER: 07322387 1 Page 1 at] Itemized Expenses, Including Operating and Maintenance Costs (Previous 6 Years) • 2018 — I finalized the plumbing permit and was working with the Electrical contractor to finish and call for final electrical inspection when on March 19th, I received the certified letter inviting me to meeting number 3 of the City's Historic Preservation Staff for the next day, March 20th From that point my plan to finish the work by summer became a full on effort to have my properties taken off the list. If designated I would never have the chance to make my money back. • 2017 — Completed all tile installation, installed repurposed cabinets and steel sinks, Purchased and installed bathroom vanities and installed quartz counter tops. Installed the travertine on the floor and found myself in the final stretch to complete the job. Purchased all electrical materials needed to finish the building, water heaters, Chair rails and beaded wood siding for the bottom half of the kitchens and dining area. Painted the work area and called for my final plumbing inspection after the Plumbing Contractor completed all finishing installations. Called for Final inspection for plumbing in mid-December but only got a partial. It was an expensive month, a lot of labor costs for tile installation. Had to change both General Contractor and Electrical contractor because they were not happy with the delay in the work. • 2016 — This was also a calm year, continued to do some work. Money was tight and I was now working with neighbors and police to push the bad element and Crack users out. Throughout, I've had a gardener cleaning and mowing the yard on a regular basis. I kept the permit alive by calling for inspections. Purchased materials and Travertine tile for kitchen and bathroom areas. Purchased more Tile for walls and bathrooms, and prepared the Duplex for the final push to finish as soon as I could afford it. Purchased a large used kitchen to re -purpose. • 2015 — After the Rape of the neighbor and the upswing in crime in the area, I slowed down the work and focused mostly on adding Drywall and Cement board to the structure and complete the interior of the area being worked on. Electrician began some of the work on the rest of the building, but I was working with police and neighbors to try and push back on crime. People were trespassing to the back yard and drinking, defecating, using drugs and using the property as a shortcut from Florida to Frow. I blocked the access many times but it was re -opened by the trespassers. I replaced two damaged exterior doors, treated for Termites and for the most part kept the building secure. • 2014 — We carefully completed the demolition of the affected area and purchased the pressure treated lumber to replace floor joists, wall trusses and cam shell white pine siding. The plumbing contractor finished his water and sewer installation and the electrical contractor completed his work in the affected area. Rough inspections were called for plumbing and electrical, but the scope of the work was changed and the electrical inspector gave me a partial and added the rest of the building to the job, I had to change the entire electrical system in the building. I contacted the Architect and he had the new electrical plans drawn. Plumbing passed the rough inspection. We also passed Structural and framing. I was ordered to provide the city with a fire penetration affidavit from the contractor. • 2013 — Sometime in April I was slapped with a Repair or Demolish order from the City of Miami. I chose to Repair my building. I hired an architect, updated my survey, paid for permits, hired a I:] contractor and signed contracts with an electrical and plumbing contractor. I was ordered to board up the building per the guidelines of the city (EXHIBIT D), which I did. We began the demolition of the damaged area and I purchased a generator to provide electricity. It was an expensive and frustrating beginning. I was moving forward to try and complete the Job when a home invasion at the end of the year discouraged me from completing the work too soon. A home invasion in which a young female tenant was sexually attacked just half a block away caused the two couples to move. (Article - EXHIBIT C) For Condition after Cleaning see letter to architect (EXHIBIT B) 2012 — late in 2011, 1 suffered an accident that severed three fingers from my right hand. Tow were re -attached and one was amputated. I was out of commission for about 8 months while my hand was healing. During this time, the Duplex was taken over by a squatter. On or about September 2012 the Squatter had moved on and I took possession of my duplex. And spent $ 3,724.00 cleaning and securing the property to the best of my ability. I re -glazed windows, and added locks and locking mechanisms to the doors. Due to my injury I was forced to hire handymen to do the job. Proof of reasonable efforts to obtain a reasonable rate of return on your investment and labor • I have spent hundreds of hours trying to improve the quality of life on my street. I have tried to complete the work on multiple occasions but either crime or the City of Miami have interfered with me. I have discussed making my units available to Shake -a -Leg staff on several occasions but did not feel safe renting after the home invasion. Crime seems to be decreasing in the neighborhood, but earlier in the year, In April I believe, one of the young neighbors who had been keeping an eye out for my property was shot to death on grand avenue. Any consideration of use or adaptive uses: • I have been working to improve the Duplex since it was destroyed by a squatter. • My plan and dream has always been to convert it to a Caribbean Gingerbread house with cutout verandas and keystone on the porch and steps. It was my intention to call it the Frow Cottage, after the Spanish settler who was the Cape Florida lighthouse keeper in the mid -to late 1800's. • Although he never lived there, I enjoyed telling my neighbors the story of the man their street had been named after. (Simeon his son John Frow Immigrants from Spain — See Wikipedia article for more details. 10 Estimate of Return on Investment (Post -Repairs) Purchase and Repair Costs: • Purchase Price of Property: $ 82,500.00 • Repair Cost since "Repair or demolish" $ 132,654.00 • Estimated Cost to Complete Repair: $ 45,000.00 • Taxes and insurance before 2012 $ 51,403.00 • Total Investment: $ 311,557.00 Anticinated Yearly Income • Rental Income: $ 800 x 12 x 2 $ 19,200.00 • Less: Taxes ($ 5,000.00) • Less: Insurance ( $ 6,581.00 ) • Less Maintenance and repairs ( $ 2,500.00 ) • Net Income: $ 7,619.00 Return on Investment • Gross ROI ($5,119.00 / $311,557.00) 1.6% 11 EXHIBIT A 0-3 ...NOTICE.T'I t4 ... .. POSTED THIS PROPERTY IS IN VIOLATION OF THE CODE OF THE CITY OF MIAMI 3 City of Miami : � a. _oi, \` �cn. eazolzauwz You are, therefore, requested to repair or demolish by April 18, 2013. R 0 w A v CITY OF MIAMI UNSAFE STRUCTURES ` Tvl SECTION (2 V 0 0 4 0 ('11'1' OF MIAMI n.eabe Ilepu m y7 4171.11.1 A-14` n—) Nib", R .1170 IINti LEf19K h4bly IN Legal bc�iNpfitm al fit erly. �tAc tAkLANIs="I'f 0 aft c#1 tm 91 MA 9 Uy► 0/0' sn_bn x 166t,x /(*/Y ynnl 61//60; Vininliah Civic A466, 9012 via M" fIfflc bN: y AM c'bdeSeMWn(s?Vw17Ned:V16tO1604tMfMkkpm9ftntrtda*6nM>rYe1M�r/e.t nr✓.�OnAleirdr. c"Itale a PIN m Wmdatrmn tlntmd ot ere bfhehoo Gk ow N.44 64 dny t;tA1d Mrxhtt11 Pit* Ameuat tllbbb 'tRltef Nuedrtt: Neeneo4lnspetttn: CtbftlC MAIL blvieNm: butldlnp bf(ioe Addreae 444 5W 2 Av Mimi, tb —"00 bllita MUM Vwnfkn: (abc) 416-117Y Email Ityau love any que"'&M. Owe ttmfetf HM motaM of & Af bV6 Hated MAte ow Ad m,mher i4,NMay Ihnvrdl FNAav i [�MF►t Malt' t'Ry M Mnlm, Ingeef" 12 • • ••• 0000 00 •• • ••• • •• • •0•" •• •000 • • • N• 000 • 00 • •• •0 ••• • 00 •• 00 •0 0 N 0000 • •• • • • • • N• ••• • •• • • 00 • • •00 • •0 • • 0 0 • • 0000 • • • •" • 00 • • • • 00 • • 000 • • 000 • •• • 0 • •• • • 00 • • • 0 00 • • 00 • • • •• • • • N 0 • • 00 0 N• • 00000 • • • N •000 • 0000 • ••• • •• •• N • • • 00 • • •• 00 0 0 • 00 0000 0 00 • ••• • • • 000 000 0 • • • 000 • •• • • N • • ••• • •• • 0 ••• • 0000 • 000 • • 000 • • • • 0000• •• • 00 00 00 • • •• • • 00 • • N 00 00 • 00 • ••• • •• • •• • • • • ••N • • • 00000 00 • •000 000 • • •• 000 • 00 • • N 00000 0 0 0000 • 00 •• 0 0 000 •• • ••• • • • ••• N • • • • 000• •N• • •• •• • N 0000 • 00 • 00 •• • • • •• • • •• 000 • N • •• 000 • • N• • • • • • • • 0000 •• • • • •• •• N• • •• • • 000000 • • 0000• • • •000 • 000 • • ••• • •• • 00.0 •• •• •• • N• • ••• • • • • •• •• • • • 000 •• ••• • •• •• 000 • • N• • •• • • • • ••N • •• •• ••• ••• • N• • •• ••• • • • • •• • • • • •• • • • N • • • • • •• •• • • •• •• N• • • ••• • • •N • • •• •• N • ••• •• • • • • •N • • •• 0000 • • • 0000 •N• •• •• ••• ••• 0000 0000• •• ••• •• • • •h •000 • • N• • 0000 • 000 N •00 • • 00 • •• • • • N ••• 0000 • •• •• • •• • • N • •• ••• • N • •N• • • 00000000 000000 00000 •••0h • •• • 0000 000 • ••• 0000 00 • 000 • 000 • • • 000• • 00 • • •0000 • 00 N • • • 0 0000 00 • 00 • • • • • • • • 0 0 00 00 00 • • 00 0 000 • 00 0 00 00 • • • • • 0000 • • 0 0 N 00 • • 00 0 • •• • • ••• •• • •• • • • •• • •• • • • • • 00000000000 • 0 • 00000000000 00 000 000000 0000 •000000 000 •• N• •00 ••••••000• •• ON 0000 ••000• N• • ••• • •• •00.000•• •00000 • •00 •000• • 00000 • 000 • • • • • • 00 00 • 0000 • •• •• 0000 00 0000 • •• •• • N • 00000 • 00 00 0 0 0 000 •" • • • • • • 00000 • 000000 • • 0000 000000000000000000 •00•• N 0000 •000•000 • • 000000 • •• • • • N• • •• • • • •• N •• 00 • 0 00 •00• • •• 000 • • • •• 0 000 00 00 • • 000 000 • N • 0 0000 • • • • • • • • • ••• •• • •• • • •• • • 0 00 0 00 0.00" • 00 • • 00 • • 00 0 0 "0000 00 • ••• • • • 00 •• ••• • • N• • • • •• 000 • • 00 • N• 00 00 0 0000 0 0000 • N • • • •• 000 • • • 00 • 000 • •• • • • • • • •• •• 0 0 •h • ••••••h •• h 13 Wall Damage Left Side of Duplex 21" 87" Floor Missing I Concrete Steps underneath 12„ 15" Toilet pipe from wall • 00 • • • N H 00 H •0• • • • N • • 00 • •N 14 0000000MN00 ••N 000N0M 000N000� 0000M00000N0M ••••••• N•••N•••ON 00 00 • • • N H • • • N • • 00 • 000 • H • • • • • • • N • H • 00" 00 • H • • • H • 00 • • H • • • • H 000 • • • • 00 • • H •• N0• • •H • • • • N 00• • • • ON 15 N 00000MN0• •• N 00• N••0M 00• N•• N•• N•• N••• N 000"0N00••0N N 00 • 00" N • 00" • •• 000 N • •• • • • • • M • N • •• N00 • • "O"o N• • N 00"o • •M • 00 00 • •N 16 N 00 • • • N N • • • • • N • N 00 • • • • N 0* • • N0 N • • • • 0* N • • • • N • • N • • 00 • • N • • N • 000" N • • • • • • • •• ***M0• • • • � N *0 • • • M H • • • H 00 • 00 00 • • • • N • 0* N* N 00 • • N • • M • • • N • • • N 17 N00••0NN • 00"•• N•••••00•N•••• 0"000•• N •000••••x. ;• N 00 • • • N N • • N • 0000 • H • 00N• N • •0N • •• • • • • N 18 Right Side There appears to be anew Pressure l`reated ?X6 running under the wall giving it structural integrity. Fhe damage appears to be with mainly with the floor Joists and the wall dividing the bathrooms- �� �� • • M • N • 00N ** • N 00• • • • H 00 • • N0 N 00"0 • • • N • • • N • • • • • N • • • • N• • M • • 00 • •N " • 0M 19 H 00 0 0 • " • " 000 0 0 0 "Oe • • 000 N 0000"o • • • N 0 0 "Oe 0 0 000 • • • N • 000 � 0 0 • N H • • • • • H • • • N • • • 00000 • • • • • N0 • • N • • • N • H • • H 00 • • • • H • • H • • • • • ON 000 • • • • N 0N00 • 00 • • N • • H• • H • • • M • •• • N0N • • • 0 "Oe 0 " • • • 00 • • • N • • • •• N 00 • 00 H 00•••00.00 •••H•• ••• 000 H•• H••••••• H•••• N 00•• H• N••• H 00••• • • • • • H • • • • • • • • • • N • 20 H 00 • • • N • H • • • • • N 00 • 000 H • •• • • • • H • H 00 • •H 00 • H • • H 00 • 000 • 00 • H • 0000 C3 21 N 00 • • • N • N 00 • • N •N • •• • • • • N • N •• • •N •• • N N 22 • • 0 • • N • • • • 099 N • • • • 00 • • N • N • • • • N • • • N • • • • 00 • • 23 EXHIBIT D 3758 Frow Ave. Case # BB2012013643 Folio: 01-4120-006-0490 Ray Gutierrez City Of Miami Friday April 19th 2013 Dear Ray, ZxA YW STuD - �lZ`�IDoD 3%S� CAfZ2iGG<£-g�-[S�uN•SLo?i�D� 0 0, As per our first deadline, the property is secure per the City of Miami instructions. I used 5/8 Plywood per the instructions on the agreement rather than 12 as per your diagram. The locks were replaced and all doors are locked shut. The windows are all functional and none are broken. I have sealed them shut and they cannot be opened. I have also added Brown Paper to block the view to the interior and thus eliminate temptation from any potential squatter. Below are some photos taken yesterday after Boarding up. Please advise if you have any questions or concerns. We are working on the drawings and permit application in order to keep with the agreed upon deadline. Thank you, and I hope you have a good weekend. Jean Bernard Diederich 24 26 27 ti iIry� � r $. k r a fs,O From: tvoptions@aol.com To: Adams, Warren Cc: Suarez -Rivas, Rafael; Zamora, Olga Subject: item for the public record regarding 3475-77 Hibiscus St. 3 of 4 Date: Monday, July 9, 2018 3:37:53 AM Attachments: 3475-77Hibiscus-JB.odf Warren Adams City of Miami Historic Preservation Officer Dear Warren, I would like to submit some information regarding my two properties in the West Grove, for the public record regarding Historic Thematic Designation and my properties for the meeting of the HEPB on July 16th at 6:30pm I am grateful to the Chairman for hearing each property individually in the interest of due process. I look forward to speaking at the meeting and to hear commentary from the public. For the record, my properties are: 3758-60 Frow Ave & 3475-77 Hibiscus Street This is 3 of 4 email transmissions with attachments. Thanks in advance for your kind attention. Please confirm receipt of these items. Sincerely, JB Diederich 305-798-9088 CC: Warren Adams, City of Miami Historic Preservation Officer, wadams(a-)miamigov.com HEPB Attorney Rafael Suarez -Rivas, rsuarez- rivas a miamigov.com Olga Zamora: ozamoran—miamigov.com 1 ! q` �, _ I. WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3475 / 3477 HIBISCUS STREET Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210074740 1937 1 2 Duplex 4,950 1,333 Frow Homestead Gable Poor Asphalt shingles Wood, DHS, 1/1, 2/2 Fair Some with 3446 • 3460 3452 3440 3430 • • • • 43516 0+� �#BiSC S ST, 1, 33133 • J1 JJ 3 3 , —1 3479 3475 34473435 �35473 1,3131521 3511 3462 0 ♦ • 0 3481 • —I LLIAM AVE 3490 • -035443536352235123508 3458 34,r 3430 • • • • • • - • • • V1 3517 �n • ;3354735373523 35173538 3491 3475 345,3 3451 3441 .i • • • • y �. i • • • • BUILDING USE: Residential BUILDING FEATURES: Front porch with shed roof supported by metal posts, horizontal wood siding, wood trim, wood paneled doors, exposed rafters, louvered gable vent, concrete pier foundations SITE FEATURES: Concrete driveway, on - street parking COMMENTS: 2 Property Address & Folio: • Folio: • Address: General Property Information • Owner: • Date of Purchase: • Seller Information: • Size of House: • Use: • Purchase Price of Property • Zoned 01-4121-007-4740 3475 Hibiscus Street 3477 Hibiscus Street Francesca Mires Diederich & Bernard Alexandre Jean December 12th 2002 Mr. Blumenthal, No Relation to Seller 1,333 sq. ft. Duplex $85,000 T-3 Background on Property Purchase, history and Maintenance: purchased this Duplex on December 12th, 2002 from David Blumenthal, who owned most of the wooden rental properties in the West Grove. His Rentals were plain and utilitarian. They were all painted in the same colors, white walls and hunter green trim. According to an article published in the Miami Herald, on April 6th, 2013; "For many years, the east end of Grand Avenue was owned by the Blumenthal family. Patriarch Max Blumenthal began buying land and buildings in the 1930s, great-grandson David Blumenthal told the New Times in a 2005 story." It is not clear when the Blumenthal family purchased 3475 Hibiscus Street, but according to the Miami MLS, it changed hands only once in 1998, when Maurice Blumenthal turned the building over to David Blumenthal through a Quit Claim Deed. It would appear that the Blumenthal Family may have owned this building as one of their rental properties from as far back as the time it was built. Maurice Blumenthal was born in 1916 in Savannah Georgia. He died on November 23, 2016 at the age of 93. According to his Obituary, he worked in his family business of rental properties in Coconut Grove. The Blumenthal family has been described as landlords who rarely sold their rental properties. According to Mr. George Simpson, who is the grandson of E.W.F Stirrup, This Duplex was probably one of many built as a rental or income property, or to sell to investors in 1937. It was probably owned by the Blumenthal family since it was built because by then the Blumenthal family had been in the rental business in Coconut Grove for more than 2 decades. As savvy home buyers, it is not likely they would have transferred title of a recently purchased piece of real estate through a Quit Claim Deed. They would have had to be very sure it had a clear title. believe that 3475 Hibiscus Street was probably built for the Blumenthal family in the 30's 6 years before Maurice was drafted into the Army. No historically significant people appear to have ever lived there, and no significant events appear to have taken place in the Rental Duplex. The building is not original, the rear section that includes the bathrooms was probably added much later, and appears to be somewhat hastily put together. Most of the wood has been replaced or needs to be replaced. It has been built and re -built on several occasions. When purchased it in 2002, The owner David Blumenthal had just refurbished it, and replaced much of the wood, the metal roof may be original but is at the end of its life. When we bought it, it had just received a fresh coat of paint. During my ownership, I too have made repairs and alterations, and used modern materials like deck screws, galvanized ties and pressure treated lumber to repair and strengthen it. The plumbing and electricity were both updated before I bought it. The water lines are Galvanized and the sewer cast iron, they appear to have been replaced no more than 25 years ago. All Electrical wiring, switches, plugs and fixtures have been replaced to meet code. Doors and some windows are not original from the time I purchased the property, except for the front doors that were replaced around 2007 after a police Swat Team used a battering ram in one of the doors to gain entry. The building is structurally sound and on my purchase, inter connected fire alarms were installed to meet code. find it important to point out that the building sits on concrete pilings and blocks. It is not attached to the ground, it never has since it was built in 1937. In order to keep the interior floor leveled one must from time to time use a car jack to lift and place shims between the pilings and the building to counter settling. One could argue that the building does not meet the definition of Sec. 23-2. Definitions, of Miami 21, that defines Structure as; "Anything constructed or erected, the use of which requires a fixed location on the ground or attachment to something having fixed location on the ground." Although it sits on concrete pilings and some blocks, It has been moved within the lot in order to level it, like you would a manufactured home in a trailer park Offers Received on the Prooertv / Loss of Income: • For the past 15 years, I have received on average two letters from contractors and realtors looking to purchase this Duplex. I have received telephone calls offering me cash for my building. • General Comment: The current zoning code allows for 4,000 square feet to be built on the property. The new proposed code will only allow 2,500 square feet to be built on the property. The value of the land will decrease exponentially if I can't sell my property now; if it becomes historic; and, if the new zoning code is passed. Assessed Value and Real Estate Taxes since Purchase: 3475 Hibiscus Street YEAR PROPERTY TAXES TAX ASSESSMENT 2017 $4,087-- $121,141 2016 $4,087 +26.2% $110,129 2015 $3,240 +14.7% $100,118 2014 $2,824 -1.2% $91,017 2013 $2,858 -- $92,254 2012 $2,858 -21.3% $92,856 2011 $3,632 -19.9% $126,268 2010 $4,536 -24.2% $155,968 2009 $5,986 -15.1% $228,603 2007 $7,048 +30.6% $288,792 2006 $5,397- -- 2005 $5,397 +38.7% -- 2004 $3,891 +73.3% -- 2003 $2,245 +10.4% 2002 $2,033 --Purchased • Please Note that in 2007, the yearly Taxes were equal to more than 14 month's rent at the rate of $ 500.00 per month which is what my oldest tenant currently pays. 5 Profit & Loss (Previous 6 Years, or and since receiving the Repair or Demolish order from The City of Miami.) • 2017 $ 13,800.00 Rent $ 13,800.00 Taxes $ 4,087.00 Insurance $ 1,753.00 Hazard only, windstorm was $ 4,741.00 Repairs and Maintenance $ 5,300.00 (we were forced to cancel Windstorm) Total $ (328.00) • 2016 Rent $ 13,800.00 Taxes $ 4,087.00 Insurance $ 4,303.00 Repairs and Maintenance $ 14,457.25 Total $ (9,047.25) • 2015 Rent $ 13,800.00 Taxes $ 3,240.00 Insurance $ 4,488.00 Repairs and Maintenance $ 3,310.00 Total $ 2,762.00 • 2014 Rent $ 13,800.00 Taxes $ 2,824.00 Insurance $ 4,488.00 Repairs and Maintenance $ 2,153.00 Total $ 4,335.00 • 2013 Rent $ 13,800.00 Taxes $ 2,858.00 Insurance $ 4,082.00 Repairs and Maintenance $ 1,300.00 Total $ 5,560.00 • 2012 Rent $ 13,800.00 Taxes $ 2,858.00 Insurance $ 3,589.00 Repairs and Maintenance $ 3,011.83 Total $ 4,341.17 • Almost all the money spent, $ 29,531.00 over 6 years was spent on maintenance and wood replacement. And it's a never ending battle against rot. • Total expenditures over the last 6 years, including Taxes and Insurance = $ 72,183.83. N. • In order to complete the work I need to invest another $ 150,000.00 • Please note that in 2017, 1 could no longer afford to pay for Windstorm insurance, and in 2018 the cost for the most basic all peril policy from Citizens, the only insurance company that will insure these properties jumped to $ 6,590.00 per the quote below. This number represents more than 13 month's rent at $ 500.00 a month, which is what the elderly tenant I inherited from Blumenthal pays. *�KCITIZENS rNor INvxwwa -- CITIZENS PROPERTY INSURANCE CORPORATION 301 W BAY ST JACKSONVILLE FL 32202 PREMIUM ESTIMATE This is a premium estimate. No coverage Is bound or provided by, or pursuant to, this document. This premium estimate is only valid for the proposed effective date below. Submission Number: 07322128 Proposed Effective Date: 08/0512018 Print Date I Time: 071OW018 06:02 PM Proposed Expiration Date: 08/05/2019 Applicant Information Agent Information ApplicantName: FRANCESCA MIRES DIEDERICH Organization (Agency) Name: PAMELA BRUMER INS AGENCY Property Address: 3475 HIBISCUS ST Agent Name: PAMELA BRUMER MIAMI, FL 33133-5717 Mailing Address: 141 ALTON ROAD Sinkhole Loss Coverage MIAMI BEACH, FL 33139 County: MIAMI-DADE Primary Telephone Number. 305-531-1223 Property Information & Construction Construction Frame Year Built 1937 DP -3 D Coverages Coverage A - Dwelling Coverage B - Other Structures Coverage C - Personal Property Coverage D - Fair Rental Value Coverage E - Additional Living Expense Coverage L - Personal Liability Coverage M - Medical Payments Deductibles All Other Perils $1,000 Discounts and Surcharges Building Code Grade Ungraded Territory 32 Protection Class 1 Coastal Territory 27 5% 7% $208,000 Fungi (Mold) - Property $10,000 $10,400 Fungi (Mold) - Liability $50,000 $15,000 Extended Coverage Yes $20,800 Vandalism or Malicious Mischief Yes $20,800 Sinkhole Loss Coverage No $100,000 $2,000 Hurricane 2% $4,160 Mandatory Additional Surcharges AnWunt ax Exempt Suroharge - Group I (Fire)- $3 Tax Exempt §urcharge -Group II $110 iEmergency Managemerk Preparedness &Assistance Trust r- $2! Foran # PREST PL 2 0114 1SUBMISSION NUMBER: 07322128 1 Page —I, f 1 7 Itemized Expenses, Including Operating and Maintenance Costs (Previous 6 Years) 2018 — I had to replace a water heater and have had to deal with a small water leak in the roof in the porch. 2017 — some siding was replaced from the rear of the building. I had to pay for a building inspection for re -insuring the property after we dropped windstorm insurance. The building was painted and some of the fascia was replaced. We had about three plumbing calls to deal with a clog that may have been attributed to some foreign object flushed down the toilet. 2016 — about 400 LF of white pine, clam shell siding was replaced, primed and painted. Some work was done on the roof as a prevention measure. The building was Tented for termites and the ground treated for subterranean termites. There were a couple of electrical calls due to a bad breaker which was replaced and a couple of plumbing calls to deal with "Bad Odors" that inexplicably make it through the kitchen sinks P -trap in one of the units. A small leak was corrected in one of the drainage pipes in the bathrooms. The shower faucet was replaced and two windows re -glazed. A mango tree was also removed after the tenant allowed it to grow out of control from under the building, it was starting to get big and bear fruit. • 2015 —Tub had to be re -caulked, one window also re caulked in the bathroom. Replaced some smoke alarms, fixed shower faucet. Several spot treatments for swarming termites. A small section of roof that serves as an awning was replaced by one of our local handymen. • 2014 — This was a fairly good year, had to repair a door and treat the house for subterranean termites twice. There were some issues with the circuits in one of the units, electrician was called several times but all we could determine is that the tenant was overloading the circuit and setting off the breaker. • 2013 — replaced about 200 feet of Wood siding, caulked and painted. • 2012 — Several calls for a plumber due to bad odor emanating from the drain again. Made repairs to a small awning type roof over the rear door, it will eventually have to be replaced. Replaced some rotting wood around two air conditioners. Spot treated several areas for termites and treated with borax for roaches. Proof of reasonable efforts to obtain a reasonable rate of return on vour investment and labor Tenants are paying what they can afford. They take good care of the building and a rent increase would be excessive. I plan to sit with them and discuss the possibility of an increase. If the building is designated historic, I will likely ask them to leave because I will need to make some repairs and updating in order to attract higher paying tenants. Any consideration of use or adaptive uses: • 1 have been working to improve this Duplex since I purchased it. • My plan and dream has always been to convert it to a Caribbean Gingerbread house with cutout verandas and keystone on the porch and steps. It was my intention to transform it into a true Caribbean gingerbread. • Earlier this year I began thinking about possibly selling it, two similar sized parcels sold last year for more that 1.5 million dollars. They were sold to developers who appear to be aggregating properties for their future development, and this duplex is situated between the church and the developer's land. Estimate of Return on Investment (Post -Repairs) Purchase and Repair Costs: • Purchase Price of Property: $ 85,000.00 • Repair Cost $ 72,183.83 • Estimated Cost to Complete Repair: $ 150,000.00 • Taxes and insurance before 2012 $ 49,000.00 • Total Investment: $ 356,183.83 Anticipated Yearly Income • Rental Income: $ 800 x 12 x 2 $ 13,800.00 • Less: Taxes ( $ 5,000.00 ) • Less: Insurance ( $ 6,590.00 ) • Less Maintenance and repairs ( $ 2,500.00 ) • Net Income: ($ 290.00) Return on Investment • Gross ROI ($290.00 / $356,183.00) 0.8 01] From: Frank Schnidman To: William Hooper Cc: Adams, Warren; Suarez -Rivas, Rafael; Zamora, Olga; Suarez, Francis (Mayor); Carollo, Joe (Commissioner); Gert Wifredo (Commissioner); Vanegas, Natalia; Reyes, Manolo (Commissioner); Hardemon, Keon (Commissioner); etgonzalez(d)miamigov.commiamigov.com; vmendez(abmaimigov.com; City of Miami City Clerk"s Office Subject: Submission for the Agenda Package for the July 16 HEPB Special Meeting Date: Monday, July 9, 2018 11:38:15 AM Attachments: HEPB Web Page 7.9.18.pdf HEPB Memo 7.3.18 rev..Ddf Importance: High Dear Chair Hopper; Gear Chair Hopper -1 understand that you will not clir-ctly get this -'mail as --mail to the address on the City of Miami Historic and Environmental Preservation Boarcf officially listed for you does nott in fact exist. See attached pelllf� of the web page this morning. 1 his was confirmed this morning by Historic Preservation Officer VVarren Aelams. Know that a substantial number of e' mails have been recently writ to you with information to be included inh te Agenda Package for the July 16 Sp-cial Meeting. Since Mr. Adams was copied on many of them, I hope like this --mail, he will fodhm rwarte -'ails to you. Please, if you would, confirm re firceohemT receipt cif tis - ail. 1 hank Y--.) write to again thank you for calling for the Special HEPB Meeting on July 16 in order to afford Due Process for the 51 individual properties on the List of Properties being considered for historic designation under the brand new never before used City of Miami HEPB process of Multiple Property Designation. Given the professional time and attention the HEPB provides property owners for even landscape modifications and signage, we were extremely pleased when you, the Board and the Board Attorney recognized that though there can be one Designation Report, each of the properties themselves must be individually presented. We hope that once staff gives each individual presentation, the owner will have adequate time to respond (as is your procedure), and that the Board will vote after each individual presentation and response is finished. attach to this e-mail for submission into the Agenda Package my Memorandum submitted at the July 3, 2018 HEPB meeting. (Vote that small changes were made for scriveners errors. Also note that at the time of that submission, I was registered to represent 4 property owners. _Fhe owners and their properties are. J.B. Diedrich 3475/3477 Hibiscus Street and 3758/3760 Frow Avenue Michael March 3586/3588 Charles Avenue and 3541/3543 Plaza Street Jacqueline and Rhonda Rose 3514 Frow Avenue Andrew Rasken 3295/3297 Charles Avenue I am now also representing a fifth owner, and have mailed in my form and check. That additional owner and property: Mike Abbassi 3388 Charles Avenue and 3418 Charles Avenue It is the desire of each of these property owners to be removed from the "List of Properties" being considered for local designation as an historic resource Thank you. Frank Schnidman, J.D.; LL.M. Bar Admissions: Florida, California, New York, (District of Columbia Former Distinguishe/ted Professor of Scholar and Regional Planning Former John M. De Grove Eminent Chair, Florida Atlantic University P.O. Be. 11339 Fort Lauderdale, FL 33339 Email: schnidmanf9earthlink.net Cell: 954-599-8715 Chairman, Amerncan Bar Association Land Use Institute (Baltimore, April 11-12, 2019) vvvvvv.landuseinstitute—ra SAVE THE DATE April 23-24, 2020 in Tampa, FL ITY OF -M'1a __ Official we6sim of the Cl,of Miami Search . ...... ..... .... . .............. . .............................................. ..... .... ..... .................................................................... ❑ ..... « «... ... » ..... ❑ ...... .• ..• ...�...... . .............»..... ».. ......».... ........».. ❑ .. .. .. •. »..... ❑ ........... .................... I I I I ............................................................................................................................................................................................................................................................................. .............. ....... _..�®�,e ......... . 00 0 0 0 00 0 00 . .. 0 . N0 ON .. N 0 0 0 0 0 . . . 000.0.....•.... . .. . 0000... . 00 . 0000 .. ... 000 0 .. ... 0000.. ............ ............. ............................................................................... .................................................................................... ..................................................................................... ....................»0000. ........... . . . 0 . . . . . . . 0000 . ......... 0000. . . .................................................... . . .................................. . ...............»0000... ...........»... . . ........................... ................ 0000... »0000 .. ........... .. .............. .......................... 0000.»0000.».. 0000. ........ »0000 ... ...........»... . . ........................... ................ . . .................. .. ............. ............ »0000... 0000. »0000»... 0000 .. ................ 0000 0000 .. ............ »................. ... . . ........................................ . . 0 000 .................................. 0000.. ............ ............. ............................................................................... .................................................................................... ..................................................................................... ....................»0000. ........... ..................................... . . ...... . . . . ......... . . ............... . . . .......................... . . . . . . . . ...................... . . . ........ ..... . . . ......................... . . . . . . . . ....................... . . .......................... . ................. . . .............. . . . ......................... • • • • • • ••• • • •• • •• • •• • • • •• • • • • ••• • ••• • • ••• • • •• • • ••• • •• • •• • •• •• •• • •• •• • • • • • • • •• • • • •• • • • • ••• • • ••• • •••• •••• • • • • • •••• • •• • • •• • •• • • ••• • • • ••• •• •• •• • • •• • • ••• • ••• • • •• • • • • • • •• • • • • • • • • • • • •• ••• ••• • •••• • ••••• • • •• • •••• •• • • • • • • •• •• • • •• • • ••• • •• • • •• • • • • • • • •• • •• • • • •• • •• • • • ••• • •• •• • ••• • • •• • ••• • ••• • • • • •• • • •• • • • • • • •• • •• •• •• • • • • • • •• •• ••• •• ••• • • • • • • • • ••• • • • • •• •••• • • •• • •••• • • • •• • • • • •• • •• • •• • • •• • • •• • •• • •• • • • •• • • • • • • • ••• • • • •• • • • • •• • • •• • •• •• •• •• • • • • • • •• • •• • •• • • • • • • • • • • • •• • •• •• • •• • •• • •• • • • • • • •• • •• •• • • • •• • • • •• • • •• • •• • •• • • •• • • • • • • •• • • • • •• • • • • • • • • • • •• ••• • • •• •• • ••• • •• •• • • ••• • • • •• • •• • •• • • •• •• • •• • ••• • • •• • ••• • • • •• • • • •• • • • •• •••• • •• • • • •• • • • • • •••• •• N • • • • • •• •• • ••• • • ••• • ••• ••• N• • •• • ••• •••• • •• ••• • • •••• •• •• • • • • • •• • • • •• • • •• • •• • •• • • •• • • •• • • • ••• • •• •• • • ••• •• • • • ••• • • • • •••••• ••• • •• • • • ••• ••• • •• • •••• •• • • • • • • • • • •• • • •• • • • •• • •• • • • •• • • • • • • •• • • • •• • •• •• • • • • •• • • • • • • •• • • • •• • • • •• • • •• • • • • •• • • • . . 0 0 0 00 0 0 . ... .. . ................ .......................... ... ................ .............. .......................................................................... ................................................................................... ......................................................... ..................... ...................................................................................... ............................................................................... ................................................................... 0000...... ................................................................................... ..................................................................................... ........................................................................................ ............................................................................. ....................................................................................... . .................................................................................. ................................................................................ ..................................................................................... ....................................................................................... ..................................................................... .............................................................................. ......... ........................................................................ ...................................................................................... ........................................................................................ ....................................................................... .............................................................................. . ............................................................................... ............................................................................... ....................................................................... ......................................................................................... . ..................................................................................... ................................................................................. •0000.»0000.• From: Frank Schnidman To: Adams, Warren; William Hooper Cc: Suarez -Rivas, Rafael; Zamora, Olga; Suarez, Francis (Mayor); Carollo, Joe (Commissioner); Gort, Wifredo (Commissioner); Vanegas, Natalia; Reyes, Manolo (Commissioner); Hardemon, Keon (Commissioner); etgonzalez(d)miamigov.commiamigov.com; vmendez(abmaimigov.com; City of Miami City Clerk"s Office Subject: Re: Submission for the Agenda Package for the July 16 HEPB Special Meeting Date: Monday, July 9, 2018 12:02:31 PM Attachments: FON Reso 11.2017.pdf FON Coconut Grove 2017.pdf Dear Warren; Thank you very much for your immediate response, and know that we all appreciate your diligence, and I hope that you have confirmed receipt of all submissions. A� For the Record, I would also like to include this e-mail and the attached Finding of Necessity for this area that clearly shows that this area was found in January to be slum and blighted. So, in the efforts to preserve property, there is an overlay that this entire area is slum and blighted, and that was not mentioned in the Designation Report. My best regards, and thank you again for your agreement to make individual presentations on each and every one ofthe properties on the List of Properties. Frank From: Adams, Warren <WAdams@miamigov.comi Date: Monday, July 9, 2018 at 11:41 AM To: Frank Schnidman <schnid manfgearthlink. net>, William Hopper <whopp erg m is m igov.com i 7 Cc Suarez -Rivas, Rafael <RSuarez-Rivas@miamigov.comi From: Frank Schnidman [mailto:schnid manf0earthlink. net Sent: Monday, July 9, 201811:35 AM To: William Hopper <whopper9miamigov.com> Cc: Adams, Warren <WAdams@miamigov.com>, Suarez -Rivas, Rafael <RSuarez- Rivasamiamigov.com>, Zamora, Olga <OZamora9miamigov.com>, Suarez, Francis (Mayor) <fsuarez9miamigov.com>, Carollo, Joe (Commissioner) <JCarollo9miamigov.com>, Gort, Wifredo (Commissioner) <wgort9miamigov.com>, Vanegas, Natalia <NVanegas9miamigov.com>, Reyes, Manolo (Commissioner) <MReyes@miamigov.com>, Hardemon, Keen (Commissioner) <khardemon9miami9ov.com>, etgonzalezgmiamigov.commiamigov.cem, vmendezgmaimigov.cem, City of Miami City Clerks Office <Clerks9miamigov.com> Subject: Submission for the Agenda Package for the July 16 HEPB Special Meeting Importance: High ear Chair Hopper, (Dear Chair Hopper—I undersLtland that you will not directly get this -'mail as -'mail to the addn ress othe City of MiamH i istoric and Environmn etal Pn Breservatiooard officially listed for you does --t i- fact exist. See attached pelllf� of the web page this morning. This was confirmed this morning by Historic Preservation Offic-r VVarren Adams. Know that a substantial number of e' mails have been r-c-ntly writ to you with information to be included h in te Agenda a Package for the July 16 Sp-cial Meeting. Since Mr. Adams was copied on many of the mr I hope like this -'mail, His will forward the --mails to you. Pl-as-r if you would] confirm receipt of this e-mail. Thank Y--.) write to again thank you for calling for the Spe lcial HEPB Meeting on July 16 in order to afford Due Process for the 51 individual properties on the List of Properties being considered for historic designation under the brand new never before used City of Miami HEPB process of Multiple Property Designation. Given the professional time and attention the HEPB provides property owners for even landscape modifications and signage, we were extremely pleased when you, the Board and the Board Attorney recognized that though there can be one Designation Report, each of the properties themselves must be individually presented. We hope that once staff gives each individual presentation, the owner will have adequate time to respond (as is your procedure), and that the Board will vote after each individual presentation and response is finished. attach to this e-mail for submission into the Agenda Package my Memorandum submitted at the July 3, 2018 HEPB meeting. Note that small changes were made for scriveners errors. Also note that at the time of that submission, I was registered to represent 4 property owners. The owners and their properties are. J.B. Diedrich 3475/3477 Hibiscus Street and 3758/3760 Frow Avenue Michael March 3586/3588 Charles Avenue and 3541/3543 Plaza Street Jacqueline and Rhonda Rose 3514 Frow Avenue Andrew Rasken 3295/3297 Charles Avenue I am now also representing a fifth owner, and have mailed in my form and check. That additional owner and property: Mike Abbassi 3388 Charles Avenue and 3418 Charles Avenue It is the desire of each of these property owners to be removed from the "List of Properties" being considered for local designation as an historic resource. Thank you. Frank Schnidman, J.D.; LL.M. Bar Admissions: Florida, California, New York, District of Columbia Former Distinguished Professor of Urban and Regional Planning Former John M. DeGrove Eminent Scholar Chair, Florida Atlantic University P.O. Be. 11339 Fort Lauderdale, FL 33339 Email: s.hnidmanfPearthlink.net Cell: 954-599-8715 Chairman, American Bar Association Land Use Institute (Baltimore, April 11-12, 2019)---.Janduseinstitute.ora SAVE THE DATE April 23-24, 2020 in Tampa, FL 9 99 0 « 0 0 00 0 00 . MN.N . . « . . . . .. . N . .. . ... 0 9 9 0 0 0 " 0 0 0 0« 0 0 0 0 0 00 0 90 0 N 9 0 0 0 0 9 9 90 0 00 0 0 00 0 9 09 9 0 09" 0 9 9. VISCAVA= FLVVIA p l III® µ�}qy CANDIA O .�® �.{ SH TRADE VELARDE -+ BIRD --- -• 40TH T JACKSON m �O PEACOCK zt-`r o = m Z c O v m SHIPPING �_ o tS ALTARA - SHIPPING c O O DO z c ORORANGE DAV DAY � T PERCIVAL a LAh18 F mof ��.PERCI APERCIVAL ��lg . p0. �pR OAK Ap OAK (_ 5 OAK FROW oFROW FLORIDA A N FLORIDA O O v 2 GRAND =_ ¢ WASHINGTONTHOMAS 5� THOMAS N U) _ THOMAS 00 g w -I cci WILLIAM a `m WILLIAM m CHARLES N CHARLES p CHARLES Z FRANKLINKUMO_ UA-71 a Ll}u 7 y® �= � O � I jID � _ - �MARLER MARLE��� '� IILI,-IJtdRLTlliJT-fL11111I- \ IOOUAT ��AnO I . I{ III I II TTI 1 ';9.1 �,� 0 0 0 « 900 0 00 09 0.N 0. N vlscAYA FLUVIA N_ m FTEE3 _ CANDIA Q VELARk J1llJ� x 40TH q A PEACOCK m o o c > ALTARA_, SHIPPING H - 2 L J �J i F It" JACKSON IL x Z m > SHIPPING Ox > T 0 O N m U) m D n' z0- LOREN �V ORANGE o >' L✓� `" 0 v. x O DAY w LL o > -1 DAY 0: PERCIVAL PERCIVAL a > LAMB o- PERCIVAL D ��O� OAK m OAK' OAK FROW T � FROW FLORIDA C1J-. (nn FLORIDA m �J O GRAND x < SHINGTON THOMAS > WA THOMAS N n w THOMAS <D �x y P5 c, m a WILLIAM m I—z WILLIAM CHARLES co m m CHARLES O CHARLES v` Z _ FRANKLIN LOQUA a KUMQUAT I `i O 117 J MARLER MARLER G. m LOQUAT ............................................................................................ ...................................................................................»0000..... .......... ... ........................ ............... ..........« 0000. ... ........... ... ................. .. ............ 0000 0000... 0000 ............. ... ........... ... .............. .. . . ............ .. . ........ ... .......... ... 0000..»0000.. 0000 .......... 0000 .......... . . . 0000..» .......... ... 0000..».......... .. ........... »0000... .. 0000..» ............» .. ... 0000..» ..........»» .. 0000 0 0 0 000000 000 000 0 0 0 00 0 0 0 00 » 00 0 0 000 00 0 0 00 000 00 0000..»0000.» ............... »................... 0000.. .. ...................... . .. ............... .. .........»0000 . ........................ 0000.... .. ..0.00000 000 0.00 ... 00 00... .. ............... ................. .. ........ ............................. ..................... .. . ......................... �. . ... ... 0000 . ............ ............ �. . ... ... 0000 . . .. ......... �. . ........» 0000... 0000 . ... . . . .. . . . ............ ............. .................. ................................................ ................................... .................. ............................. ............ ............................................................................................ .......... ........................................... .......................... ........... ............................................ ................ 0000... ........................ .............. 0000.. ................................ . ......... ......... .................. . ... 0000 ... ... ... ............ ............. .......... ................... ........ .......................... . ......... ............................................................ ................................................ ................................................... 0000 »...............» ........................ »........ 0000 .............. 0000. ............ .............. ..................................................................... ................... ... 0000 » 0000 . .................... ............... 0000.. 0000». ....................................... ........... ................. • ••• ••• • •• • ••• • ••• • •• ••• •• ••• • ••• • • ••• ••• • • • •• • • • • • • N• • • •• • • •• •••• • •• • • •• ••• • •• •• •••• • ••• ••• • •• • • • • •• •• • •• • •• • • • ••• •• ••• • • • •• ••• • ••• • • • • •• • ••• ••• • •• • • • •• ••• • •• • • • ••• •• ••• • •• • • • ••• •• • • •• ••• •• ••• • • • • • • •• • • • • • • • •• •• • •••• •• • • • • • • • • • • • • • •• • •• • • • •• • •• • •• • • • • • • • • • • • • • • •• • • •• •• •• • • • • •• ••• ••• • • • • • • • • • • • ••• • •• • •• •• • • ••• •• • ••• • • •• • •• • •• •• • ••• •• • •• • ••• • •• •• •• •• •• • • • •• • ••• ••• • • • • ••• ••• • •• ••• •• •• • ••• •• • •• • ••• •• • •• • ••• •• ••• • • •• • ••• •• • • • • • •• •• •• ••• • • •• ••• • • • • • • •••••• •• • • •• • • ••• ••• • • ••• •• • •• • ••• • •• •• • • •• •• •••• • ••• ••• • •• • ••• • •• •• •• •• •• •• • • • ••• • • • • • • • • • • • •• • • • • •• ••• • • • • ••• • •• • ••• • • • • • • •• •• •• • • •••• • • • •••• • • • •• • ••• • •••••• • ••• • • • • • • • ••• ••• • • • •• • ••• • • ••• •••• • • • • ••• ••• • ••• • •••••• • •• • • • • • • • • • • • • •• • • • • • • • • • • • • •• • • • • • • • • •• • • • • • • •• • •• • •• • • • •• • • • • •• • • • • • •• •• • • •• • • • • •• • • • • • • • • • • • • • • • • • • • • • ••• • • •• ••• • • • •• •• • • • •••• • • •• • • • • • • • • • •••• • • •• • • • • • • •• • • • • • • • • • • • • • • • • •• • • • • • • •• • •• • • • • • • • •• ••• • • • •• • • • • • •• •• • • • • • • • • • • • • • • • •• • •• • ••• • • •• • • ••• •••• • •• • • • •• •• ••• • • •• •• • •••• •• • • • •• • • • • •• • • ••• •• • • • • • • • • • • • •• •• • • • • • • • • • • •• • • • •• • • • • • • • •• • • • • • • • •• • • • •• • •• • • • • • • •• • • • • • • • •• • • • • • • •• •• ••• • • •• •• • •••• •• • • •••• ••••••••••• ••••••••• ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• • • • • •M• N • ••N NN••N•N•••N ••• ••N•••••• • • • •• ••N •• NN••• • • • N • N N N • • • • • N • • •• NN •• NN • • • • • •N• • • • • N •• • • • • • • • • • • • •M• M • ••• •• 6000000000 •••• • • • • •• • • • • • • 000000000000 •••• •• • • • • • • • • • • • • • •• • 00000600600 •••• •• • •• • •• • • • • • • • • • • • • • • •• • • • • • ••• •• • ••• •• • •• • • •• • •• • • • • •• • • • ••• • •• • • • • ••• ••• • • • •• • • • •• • •• • • •••• • • •• ••• • ••• • •• • • • • ••• •• • • • • •• ••• • •• • ••• • • • •• •• ••• •••• • • •• ••• •• ••• •• • ••• • • • •• •• • • •• • •• • •• •• •• • •• • •• • • • •• •• ••• • •• ••• •• • ••• •• • • • • • ••• • •••• • • • • •• • •• •• • • • •• ••• • •• ••• • • •• • • •••• • •• • • • ••• •• ••• • •• • • • •• • ••• • •• ••• ••• • •• ••• •• •• • •• • •••• •• • •• • •• • • • ••• • •• • •• •••• • •• • •• •••• • ••• • •• ••• •• ••• •• • ••• ••• •• • • • • • •• • • • ••• • • •••• • • • •• ••• • •••• •• • • • •••• • • • •• • • • • • •• • • • • • •• • •• •• • •• • • •• ••• •• ••• ••• •• • • •• • ••• ••• •••••• •• • • •• • • •• • • • • •• • •• •• • ••• • • • • •• • ••• • • • • • • •M• N • Fre Rescue Calle (208) } EMS Calls (1900) [ r.......... _ �.M {y 00 • moos m is �' � _ �mw q g *}, • 42. �: � �r • jr .05. •{} •fir , . t t sy 0 0. 125 025 0.5 l4iles ®OpanSa..Map (an0) •unhmin... • • • • • N • • • • • • • N • • • M • • N N • N• • N N• • N • • N • •N •N • • ••• • M • • N • • • • •N •N• • M •• •• M •• •• •• • N • • • • N N • N .......... .................. .... .............................. ........................................................................................... ............................................................................................... .............................................................................................. sari • • • N NN •• • 51�1M:_-eae�sm.� • • • • • •M• • N • •0000000••0" •000" •0• • • • N NN •• • • • •• • N • • •• • N • • • 0000000 0 • 0 00 00" 00 0 0 0000••••••• N 00000" 0 00 0.0N •N • • • •• ••N •• • 0 • • • N NN •• • • • • • • • N N • N bet • • • • •• •••• •• • • • • • • • • •• • • • • • •• • • • • • •• •• • • • •• • • • • • • •• •••• •• • • • • • • • N N • N ............. ............. .». ...............» 0000...... 0000......».»............. .............................................. ................................................................................................ ................................................................................................ . ............................................................................................ .....0000...» ....................... ... i _ ' : h� � o 0 179 � •� i�,: �o 0 00 0NN. N •r ... 0000.. .....N .. .. 0 00 0NN. N ................................................................................................ ............................................................................................... ............. :000000"00000" •••• • • • • ••• • • • • • • ••• •• • • • • • •• • • • •• • • • • • • • •• • • •• • •• • • • • • • • • • ••• • • • •• • • • •• • • • • • • •• • • •• • •• • • •• • • •• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •• • • • • • • • • • •• • • • • • • •• • •• • • • • • • • • • • • • • • • • • • • •• • • • • •• • • • • • • • • • • • ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• • • • • •••• • ••• . ........ ...... ... 000 0 0 0 0 • • • .............. ............ ....... ................... ....... . ............................................................................................ . .......... • • ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• 0000••••• 0000•••• 0000• •• • •• • • • •• • • 0000 • •• • • •0••0 • •• • • •• 0000 •• •• •• • •• ••• 0000 ••• • ••• •• •• • • • •• ••• ••• •• • • 0000 • 0000 • • • •• ••• 0•• • • • • • • •• • •• • • • •• ••• • • •00 • 0 000 • ••• •• • 0000 • • •• •• • •• • •• 0000 •• • ••• •• • • ••• • • • • • •• •• • •• 0000 • •N 0 0 • • • •• • ••• • • ••• • • ••• • 000 •• • 000 • • • •• • • • • • •• • ••• 0000 • •• • • ••• • •• 0000 •• 0000 •• •• •• • •• 0000 • • ••• • ••• 0000 • • • • •• •• • • • ••• ••• 0000 • • • 0000 •• • •• ••• • N• •• •• • ••• • • • • • • • ••• • • • • • •• 0000• ••• • •• • • •• •• • • • •• • • • • • • • • • 0000 • • • •• • •• • • • • •• •• • •• • ••0 • ••• • •• •• • • • •• • • • •• • • •• • • • • • •••0 • •• • •• • • • •• • ••• • •• •• •• • • • ••N • • • ••• 0000 • •• •• • • ••• ••• ••• •• •• ••• •• • • •• • •• ••• •• •• •• • • • •• ••• 0000 • • • 0000• • • •• •• • • • • 0000 • •• •• •• ••• •• •• • • 0000 ••••••••0••••••••••• ••••••••••••••••••••••••••00••••••••• •• • •••••••• ••••••••••••••• 0000•• ••••••••••••••••••••••••••••••• ••••••••••• •••••••••• • ••••••••••••••••••••••••••••••• • • • • •• ••• 0000••• •• • • • • • ••• ••• •• • •• • • • ••• • •• •• • • •• • • ••• • • •• • • ••• ••• •• •• •• •• • • • • 0000 • • ••• • • ••• • •• •• •• • N • ••• •• 0000 •• ••0 • N• ••• •• •• •• •• ••• N • • • •• • N • • ••• • • • • •• •• • •• • •• • ••• •• ••• • • •• ••• • • • • • ••• ••• •• • •• •• • • • • • ••• • • •• • N • •• •• •• • • • 0000 • • •• • • • • •• ••• •• ••• •• • ••• • ••• •• • •• • • • •• •• •• •• • •• • • •• • •• •• •• • • ••• • ••• • •• • ••• •• • • ••• ••• • •• • •• • ••• ••• •• • • • •• •• • • • • •• •• ••• • •• •• • • •• • • •• • • • •• ••• • ••• • • • •• •• • • 0000 • ••• 0000 • •• • • • 0000 • •• 0000 • •• • ••• •• • • 0000 • • •• • • •• 0000 •• H• • H • • • • • ••• • H • • •• • • •• • N • N • • • • • H •• • • •• • • • N • • • • •• • ••• • • ••• • • • • •• 0000 • • • •• • •• •• •• ••• ••• • ••• • • • •• 0000 • ••• • •• •• • • • •• ••• •• ••• •• • 0000 • •• • •• •• •• • •• • • ••• •• • • • • • • ••• • • • • • • • • • •• • • • • • • • • •• •• • • ••• • • • • •• • • • • •• • • •• • • • • • • •• • • • • • • • • •• • • • • • • • • • • • • • • • • • • • • •• • • • • • • •• ••• •• •• • • • •• ••• • • •• • 0000•• • • •• • • •• • • • • • •• • • • ••• • • • • •• • •• • • •• • •• • •• •• •• • •• • • • •• • •• • • •• •• ••• •• ••• • •• •• • • ••• • •• ••• •• ••• •• • ••• ••• •• • • • • • N •• •• •• • •• • • 0000• •• • • •• •• • • •• 0000 • •• • • •• •• • • • 0000• • •• ••• • • • 0000 • • •• • 0000 • •• ••• •• ••• •• • 0000 ••• • • • ••• • •• • • ••• ••• • • • •• • •• • 0000 • • •• •••N • •• ••• ••0 • •• •0 ••• • 0000. 0000 • •• ••• • • • 0000 • • ••• • • • ••• •• • • • 0000• • ••• • • •• • • • ••• • ••• • • • •• ............. • 000 • • • • • 00 • • 000 • N • N 00 • N • N • • • • 000 • • • • • • • • 0000 • 00 • • • 000 00 • • • • N • • 00 • • 000 • N • • • • • • • • 000 • • • • • • • • 00 000 000 • 000 •0• • 00 • • 00 • • 00 000 00 000 • N • 00 • ON ON • • • • • •• •• ••00.000 ••••N• • •• • •• •• 00000000"•• ••• 00 •000000 •• NN 00000 • N • • • • • • • •• •• • •• • • • • • • • • • • • • N• • • • • • • • • • 00 • • • • 0000000 • 00000 • • • • N N • N • • 0 000 0000 00 0 • • 00 • • 0 00 0 • • • • • 0 0 • • N 00 0 0 N • • 00 • 00 0 00 0000 • 00 00 0 0 00 • 000 00 • 0 00 0 • • • • • 0 0 • • N 00 0 0 N 0 0 00 • • 0 000 0000 00 00 0 0 0 • • 0 00 0 • • • • • 0 0 • • 000 N 0 0 00 0 0 N • • 000 0 00 00 0 • • 0 • • • • • 0 00 0 0 • • 000 00 0 0 00 0 0 00 • • • • • • • • 00 • 000 00 000 0 • 000"00 • • • • 0 0 • 0"00000"0000 • •• 0 00 0 N 0 0 N 0000000000"00 • • N• •• •• N•• •• • • • • N N • N ................................................................................. .............. .............................................................................................. ....................................................................................... . ............» ...».»..............» ...»..........»...0000.....».................»... .............................................................................................. . ................................................................................................ .......... ........................ ................. ....................... 0000 .................... ............................................................... ............................................. ............................................................................................. ................................................................................................ ............................................................................................ . ..................................................................................... ............................................................................................ ........................................................................................... ........................................»............» ........ 0000.. . .....0 0 0 0...... 00 .. 0.. 0 00 0 0 0 0 0 0 0 0 0 00 0 00 0 0 0 00 00 0 0. . 0 0 0 0 00 00 000 0 0 ................ ................ . ................................................................. 0000.»0000 .......... • • • • N ee • • • ee e • • • • •• •• •••••• J • • f M • • • • • • • ••• ••• •• ••• •• • •• • •• •• • •••••••••••••• ••••••••••••••••••••••• ••••••••••••••••••••••••••••• ••••••••••••••••• • • • • • • • ••• • •• • • • • • • • • • • • • • • • • • •• • • • • • •• • •• • •• • • • • • • • • • • • • •• •• •• ••• • • • • •• • • • • • • • • • • • • • • • ••• • • • • • • • • • •• • • •• • •• • • •• •• • •• •• • • ••• •• • • •• • • ••• ••• • • •••• • • •• • • • • • • •• •• •••• • • • •• • • • • •• ••• •• •• • • • • •• • • •• • • • • .................................................................................... .......................... ........................................................................ ................. ............................................................................................. .............................................................................................. ................................................................................................ .................................................................................................... .. . ...00.00.........00.00. .. 0000... »............»0000.»0000.. ............................................. . . ................................».»0000»............ .. 0000... »»..................... »............... .........»......................................0000..»........................ 0000.»0000 .. • • .. . .. . .................................................................................................. . ................................................................................................. . .......... .... .......... ..................................................................... . .............. •• •• • 00 • N • • • 000 « •« • • • 00 000 • • • • • • N • ON • • • « • 000 000 • .. .. . 0000. 00000000• .......... ..... ..... ... ........ .... ... ..... . ....«.... .... . • 0000. 00 •00 0• • •00000000 . • • .. .. .......... ................ 0000 0000•• ......N.N •.......N •N.......NN.....N....N • •.NN.....N• • • • • • • • • • • • • • • • •• • • • • • • • • • N • • • • • • •• • •• • •• • • • • • • • • • • • • • • • • • • • • • • • • • • N • ON • • • N • • • • • N • • • • • • • .N N• . N. • • • N • • • • N • .N • • .N • • •• • N • • •• • • • • • ••• • • N •N • • • •• N • • • 0000 • • • • • • N N • ••• • N • 0000 •.......NN.. N.......N •... ...N •...N N.... •. •• • •..N ..N •..N •....N •. .• • •••••••••••••••••••••••••••••••••••••••••••••••••••••••• • ••••••••• •..N •....N • • •• • M •M• • M• • • • 0000 • • • •• • • ••• ••• • • •• • • • • •• •• ••• • • • • • • ••• N • •• N • • •.N •N • •• •• • • • • • • N • .N • • .N •N. •N •• • • N• N• • N • • • .• • • • M . N. • N ••• • 0000 •.... • ... N • N • N • N. N.. M ... N •• • • • • • • . N N ..... N • • 0 0 • • •• • • • • • • • • • • • • • • • • • • .... N • • • • •• • • • ..N • N • •• • • • • • • • • • . N N ..... N • • •• • • 0000 • • •• N N •• • • •• •N• • N •• • •• •N • • • • •N •N •• •• ••• • • N •N. • N •• ••• • N • ••• •• • N • • • • • • • N N 0000 •N • •• •• • •• • • • ••• • • • • • • • • •• • •• • • • • • • • • • ••• • •• • • • • • .. • • • • .N. • • • • •• • • • •• N • ••• • •• • 0000• • •• •• • • • • •• • • • •• ••• •• • • • • •• •• • • ••• •• ••• •• • • • •• • •• • • ••• • • • • •• •• • • • •• •• 0000 ••• • • • • • 0000 • • • • • • • • • •• N • • • • • •• N • • • • •• N • • •• • • • NW 135 S7 Opa-Locks Blvd ��a O Douglas Road < 7� 136s N Cutler Road .o G"" Ave 6 oc 42 OCRA CORAL V- MLTRRORAIL RANSEER p A OPA-LOCNA RAI TRI-RAIL8TA. 129 Tarr z E 25 St NW 79 St iOB/26fl • � m ■s m HIALEAX v O ¢ 2 ¢ m ¢' PALMETTO BAY AMTRAK n�i 8TATION 3�w DEPARTMENT OF TRANSPORTATION AND PUBLIC Z W;miamidade.gov/transit 000 ®x01IMCA[RI VAsr n�MAM 10 RAAAIMAI 03'1'1'. NW25St NIAN I., ,u,<.,�. is suT MIAMI INTERNATIONAL AIRPOnT � ¢ 40 St ¢ CORAL v GABLES QQnM Bird Rd / SW 40 S< Lp DOUGLAS RD NORTHSTATION _I1. mlamldadegov/transit DEPARTMENT OF TRANSPORTATION AND PUBLIC WORKS MWV 00©".oxan our ��>. IVKURI[An Ws wAw xm iRAlbtvwcx Q]n ox msKum°11at IDT xv.Rsnn ; O 40 w MaL. Z N WWW.mIamldede.gov/transit 03171105.168.59001]Oa.I.A..ma I — QwnnigpesesmM 011R.IDs i lRwexpl ®x055RAGfR/MOsrRAMLr MAIGa upAnMVMIor lRuawlnAMOx 111R ­1111s • • • • 00400 N • • • • ••••N•N ••• Peacock Stops on hail Douglas Road Matroreil Station 4W 7� 136s N Cutler Road .o G"" Ave T-C.CO..T 2 v • ••••N•N ••• PINECRES7 Stops on hail along Old m ' Cutler Road 2 v CORAL GABLES N G; 129 Tarr z iOB/26fl • (�� _a m ■s m SW 136 S[ O F•14 • PALMETTO BAY DEPARTMENT OF TRANSPORTATION AND PUBLIC WORKS W;miamidade.gov/transit 000 ®x01IMCA[RI VAsr n�MAM 10 RAAAIMAI 03'1'1'. i...ou NIAN I., ,u,<.,�. 0 ••••N••N ••• O 249 COCONUT GROVE CIRCULATOR Shuttle Fare SW 27 Te!! / 28 Ln Ql Peacock Awe a' 3 r ' IW Bull GROVE eller wA. 5 Grand Ave e2S �nAaw � AI midede.goV/1ron4H 0311 30iK8.99001 I00.30iKB.590t OYiamlpmel,wsit QnIRMWOi ®➢iMieNOi ®MOl TRYYR/xpi mYlNl wATIN ®� O 500 lt7n VVAAAI i � YIwYI «.r" Ao.8Lw4 NA ORTH y e TM abP al OadwlMq $OYN I.3Motw 'a^01j oM loca3ed inside Ire AaAIOn. QQ wmidAde.gOv/transit DEPARiYENTOFIRANSPORiATIONANDPBBLICWORNS m,..AN... NNm QmM.uNaenc,:uP.zvwe..aur ®� • ••••00••00 ••• • 00 • •N • 0 N• 0 N 0 • 00 N • • 0 METRORAIL WclErlpC� r4 ®nom N�.1ew i!i - ��nRfle•E® eR.A3AfAL � � BN earl® wMLEAro ®o` EE<®B� ®mnE, �,aL pAxARDNLalNERN1NB,R®®u¢a i 4135, xtx., BIbwXSYll1f ©�P. K. . [.ARLINGTON NENM1190 QOa.j .e N Gy YLAPAr1AN vxnauRApP ®¢,nx.nB.an w` CrCHANOAAIMR EDS EaLN[R pP®PMR/ .'®1.3r4251,A54 LY.� Lam.,4M MISrpMC WFAGM/ N6,Mu, BCT`EATAC AOwquA EOYERNNExi CFaT[R®® o" .4w:I o, a1°I;.;nx � �®:.iR.ns1.R9B,pilm csaNw� , ���� ImrtO4MN.m.aaaNu.x' �NNEY®® ®B.4 M.A44iW ® eNwn IaOn Eeanw Z09. SOa MM, IC1 YrMgpm o eNlonansnmq -__-- ® aNron Oanaeem�oAlllawiem�PonOe YiSAq®�®YRM5p6WJ ® vyanCew.e�e, :a: nNni COCOMUTBRUTE© gA9xntAg9m An ® sNmce.e.mwesu,wn pouGusR0A0® ®R.e4NLN,N4d14504A1N1W 11.1 TY® e Iia.%salt wwxewAn• ��. •� w,,m „. xla. 9vxnspu t41C.omcf M, nA�nn, wM wM n,N,e,..en..M,ml ®eiBaYAma_4sN— o, �.RH r,a c.•wAnr�e,. �nm„ (` DAD[U1WS Hao a,ww1A NOM lOw INN..nn AwN..,N ®3L3Axuuw_a_z�3m � m „I1.e�,�,wAaM� / —d ...I www.miamidade.gov/transiC Qin ,�s.<ca I s3aaDz QQQJGOMM,Y.DBde RgMDT TRACKER/ EASY PAY MIAMI/ MDT TRANSIT WATCH ®� DEPARTMENT Of TRANSPoR7ADON AND NBLIC YARNS 0 0 00 0 0 0 NN 0 0 0 Adams, Warren From: tvoptions@aol.com Sent: Friday, July b, 2018 2:33 AM To: whooper@miamigov.com Cc: Adams, Warren; Suarez -Rivas, Rafael; Suarez, Francis (Mayor); Gort, Wifredo (Commissioner); Russell, Ken (Commissioner); Reyes, Manolo (Commissioner); Hardemon, Keon (Commissioner); etgonzales@miamigov.com; Mendez, Victoria; City of Miami City Clerk's Office Subject: West Grove, Multiple Thematic Historic Designation Attachments: Mr.Hooper-thanks.pdf Follow Up Flag: Follow up Flag Status: Completed Dear Mr. Hooper, Attached please find my letter of gratitude for protecting our right to due process in the Multiple Thematic Historic Designation of the West Grove. I would like this letter to be included it the public record for the upcoming meeting on July 16th. best regards, JB Diederich, Property owner 305-798-9088 Adams, Warren From: tvoptions@aol.com Sent: Friday, July 6, 2018 7:47 AM To: whopper@miamigov.com Cc: Adams, Warren; Suarez -Rivas, Rafael; Suarez, Francis (Mayor); Gort, Wifredo (Commissioner); Russell, Ken (Commissioner); Reyes, Manolo (Commissioner); Hardemon, Keon (Commissioner); etgonzalzs@miamigov.com; Mendez, Victoria; City of Miami City Clerk's Office Subject: West Grove, Multiple Thematic Historic Designation Attachments: Mr.Hopper-thanks.pdf Fallow Up Flag: Follow up Flag Status: Completed Dear Mr. Hopper, Thank you for your fairness. Please accept this copy of my email for the official record. thank you, JB Diederlch 305-798-9088 Mr. William E. Hooper Chairman July 6"', 2018 City of Miami Historic and Environmental Preservation Board Re: West Grove, Multiple Thematic Historic Designation Dear Mr. Hooper, I would like to begin by personally thanking you for your leadership in directing City of Miami Historic Preservation staff to prepare an individual presentation on each of our properties, as this is the only way to determine the true historical significance of each of the buildings under consideration. i look forward to each of the customary Power Point presentations detailing the criteria that led to the selection and recommendation of each of the 51 properties being considered under this new process. I am sure that historic preservation staff who have been working for months researching, compiling and preparing their supporting evidence and documentation on each property will be eager to describe their findings. Along with the other 49 individual properties, I look forward to learning more about the history of my two duplexes, and after each presentation, I look forward to the opportunity to tell you and the board about my history as a property owner of almost 17 years. I have several neighbors who will also offer public comment when I'm done. Mr. Hooper, once again, thank you. I understand that it will be a long meeting, but due process and the HEPB's own rules require a presentation on the merits of each property, owner commentary, followed by the publics comments and the HFPB's vote on each individual property. Respectf ,dB Diederich Owner 3758 Frow Ave. 3475 Hibiscus St. tvoptions@aol.com 305-798-9088 CC: Warren Adams, City of Miami Historic Preservation Officer, wadams@miami oc v.com HEPB Attorney Rafael Suarez -Rivas, rsuarez-rivas@miamigov.com Mayor Francis Suarez, fsuarez@miamigov.com Commissioner Wilfredo Gort, wgort@miamigov.com Commissioner Ken Russell, krussell@miamigov.com Commissioner Manolo Reyes, mreyes@miamigov.com Commissioner Keon Hardemon, khardemon@miamigov.com City Manager Emilio Gonzalez, etgonzales@miamigov.com City Attorney Victoria Mendez, vmendez@miamigov.com City Clerk Todd B. Hannon, clerks C�miamigov.com Adams, Warren From: fmires@aol.com Sent: Friday, July 6, 2018 10:41 AM To: whopper@miamigov.com Cc: Adams, Warren; Suarez -Rivas, Rafael; Suarez, Francis (Mayor); Gort, Wifredo (Commissioner); Russell, Ken (Commissioner); Reyes, Manolo (Commissioner); Hardemon, Keon (Commissioner); Gonzalez, Emilio T.; Mendez, Victoria; City of Miami City Clerk's Office Subject: HEPB special meeting 7/16/18 Attachments: Hopper- letter.pdf Fallow Up Flag: Follow up Flag Status: Completed Dear Dr. Hopper, Thank you in advance for your kind consideration. attached please find my letter of appreciation for your hard work. I am a Long Time West Grove Property Owner but commute to Washington DC and am very concerned about the process that's been followed to designate my Properties on Hibiscus Street and Frow Avenue. Regards, Fran Mires West Grove Property Owner 1 Dr. William E. Hopper Chairman City of Miami Historic and Environmental Preservation Board 7/6/2018 CC: Warren Adams, City of Miami Historic Preservation Officer HEPB Attorney Rafael Suarez -Rivas Mayor Francis Suarez Commissioner Wilfredo Gort Commissioner Ken Russell Commissioner Manolo Reyes Commissioner Keen Hai -demon City Manager Emilio Gonzalez City Attorney Victoria Mendez City Clerk Todd B. Hannon Multiple Property Thematic Historic Designation Dear Dr. Hopper, I would like to take a moment to tell you how grateful I am that you have decided to allow our properties to be heard by your board as individual items in your special meeting at 6:30pm on July 16th. By now, you must realize how difficult this has been for my family and me, as this item threatens to take over our rights as property owners and seriously threatens our financial future. The fact that City staff will be making one presentation per individual property, allowing us to address the true merits for and against Historic designation, and the fact we, as owners, will be allowed to discuss our individual properties and situations, and the public will be allowed their comments on each, gives me hope that you believe in due process. My family and I will be present on the 16"' and will stay for as long as it takes to see the 51 homes through the agenda. I understand it is customary for the city to prepare a Power Point presentation on each of the 51 properties and show the results of their findings to justify designation. I hope you can see through the fact that the use of wood, a common building material of our properties in the West Grove and the dates they were built, only suggest that the buildings are old and cheaply built, in a blighted neighborhood, but do Not make them historic. The fact that you will be enforcing the rule of law in the process of designation, gives me hope. know you will consider these properties on their individual merit, and that you will do it with wise consideration, one by one. Once again, thank you for allowing us to see and hear the full rationale of why these wooden shacks are of such individual significance, and for doing so by holding the city staff to a high standard. Sincerely, 7144 V�Ie'j West Grove Property Owner Adams, Warren From: Rhonda Rose <rhonda@roserealtymiami.com> Sent: Sunday, July 8, 2018 11:35 PM To: whopper@miami.gov Cc: Suarez -Rivas, Rafael; Suarez, Francis (Mayor); Gort, Wifredo (Commissioner); Russell, Ken {Commissioner); Reyes, Manolo (Commissioner); Carollo, Joe (Commissioner); Hardemon, Keon (Commissioner); etgonzalzs@miamigov.com; Mendez, Victoria; City of Miami City Clerk's Office; Adams, Warren Subject: Fwd: West Grove, Multiple Thematic Historic Designation Special Meeting -- Letter for the Agenda Package 7.16.18 Follow Up Flag: Follow up Flag Status: Flagged Sent from my phone Dear Mr Hopper, Thank you for calling the Special HEPB Meeting on July 16, directing City of Miami Historic Preservation staff to prepare an individual presentation on each of the properties identified in the Multiple Property Designation Report. This is the only way to properly present for your review most of the private property that has without contact or consent been included in the List of Properties. As we recently purchased our property as an investment and for resale, recently received an unsafe structure notice, and actually applied for a demolition permit as instructed, we are anxious to understand the rationale for the City of Miami Historic Preservation staff determining that we should be included on the List. I look forward to each of the Power Point presentations detailing the criteria that led to the selection and recommendation of not only my property, but each of the 51 properties being considered under this brand new process. My best regards, Jacqueline Rose 3514 Frow Avenue Adams, Warren From: Michael Castro <michaeicastro@earthlink.net> Sent: Sunday, July 8, 2018 11:36 PM To: Whooper@miamigov.com Cc: Adams, Warren Subject: HEPB: 3746 Washington Ave Follow Up Flag: Follow up Flag Status: Flagged Dear HEPB Chair William Hooper, Thank you for the opportunity to discuss my individual property in regard to the Village West Multiple Property Designation. I will be present at the July 16, 2018 meeting to discuss 3746 Washington Avenue. Regards, Michael Castro Adams, Warren From: Sent: To: Cc: Subject: Attachments: Follow Up Flag: Flag Status: Dr. Hopper, andrewrasken@gmaiI.com Friday, July 6, 2018 9:48 AM whopper@miamigov.com Adams, Warren; Suarez -Rivas, Rafael; Suarez, Francis (Mayor); Gort, Wifredo (Commissioner); Russell, Ken (Commissioner); Reyes, Manolo (Commissioner); Hardemon, Keon (Commissioner); Gonzalez, Emilio T.; Mendez, Victoria; City of Miami City Clerk's Office; Adams, Warren Multiple Property Thematic Designation in West Grove Letter to Dr. Hopper re Due Process Thematic Designation.pdf Follow up Completed Enclosed is my letter of support for due process for the multiple property thematic designation in 'West Coconut Grove. I look forward to seeing you on the 16Ih All the best, Andrew Andrew Rasken (305) 790-5059 andrewrasken@gmail.com I July 6, 2018 Dr. William E. Hopper Chairman City of Miami Historic and Environmental Preservation Board Re: Multiple Thematic Historic Designation Dear Dr. Hopper, As a newly appointed member to the Board, I wanted to express my thanks to you for your leadership directing City of Miami Historic Preservation staff to prepare an individual presentation on each of the properties that are being included as part of the Thematic Historic Designation in the West Coconut Grove community. It is very important to me, that we understand the importance of each individual property's significance as to why it's being included for consideration. While I will not be able to present the property I currently own, I appreciate and respect your decision to allow each individual owner to be heard and have a voice in the determination of their property's consideration. I am certain that we will hear all the facts of each of the individual property that the historic preservation staff has been preparing and value the importance of learning about each's properties significance. While I recognize it will be a very long meeting, the importance of providing each home owner with due process is one of the reasons I accepted the position to represent the board, Sincerely, Andrew Rasken 3295 Charles Avenue Miami, FL 33133 CC: Warren Adams, City of Miami Historic Preservation Officer, wadams(a-).miamigov.com HEPB Attorney Rafael Suarez -Rivas, rsuarez-rivas(@miamigov.com Mayor Francis Suarez, fsuarez(a?miamigov.com Commissioner Wilfredo Gort, wgort(cDmiamigov.com Commissioner Ken Russell, krussell(o-)miamigov.com Commissioner Manolo Reyes, mreves(d,)miamigov.com Commissioner Keon Hardemon, khardemon(a)miamigov.com City Manager Emilio Gonzalez, etgonzalzs a- miamigov.com City Attorney Victoria Mendez, vmendezpmiamigov.com City Clerk Todd B. Hannon, clerks(o-)miamigov,com Adams, Warren From: Rhonda Rose <rhonda@roserealtymiami.com> Sent: Sunday, July 8, 2018 11:55 PM To: whopper@miamigov.com Cc: Adams, Warren Subject: Fwd: 3514 Frow Attachments: 3514 Frow Avenue-1.pdf Follow Up Flag: Follow up Flag Status: Flagged Sent from my iPhone > Dear Mr. Hopper; > I again want to thank you for giving me a chance to respond to the Historic Preservation staff presentation of why my property at 3514 Frow Avenue should be included on the List of Properties. I look forward to both hearing the staff justification for the terrible anxiety and heartache they have created for me these past few months, and to being able to directly respond to them in front of the HEPB. > See attached file that I ask be included in the Agenda Package for the July 16 Board meeting. > With sincere appreciation, > Jacqueline Rose WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3514 PROW AV CURRENT PHOTO TAX CARD PHOTO WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3514 FROW AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210072530 1936 1 1 House 5,000 986 Frow Homestead Gable Fair Asphalt shingles Metal, awning Fair Without J Ve ]•10. _ s51r, =,li '�3i�, • .3d. -I •i.ld3.1[d + 34,13341.53-V2? 3471 ,1 • FROW 3614 iFROWFVE, 1,,� 133.114--.3462 A7-4347 34^ 33 ' I . 33{i 3}�I 3.171 ?4.it i49 BUILDING USE: Residential BUILDING FEATURES: Enclosed porch, vertical wood siding and textured stucco exterior, vertical wood siding with scallop design to front gable, wood trim, wood paneled door, clamshell awnings SITE FEATURES: Wood car part COMMENTS: Property Address & Folio: + Folio: • Address: General Property Information • Owner: • Date of Purchase: • Seller Information: • Size of House: • Use: • Purchase Price of Property: 01-4121-007-2630 3514 Frow Avenue 3514 Frow Ave LLC (Jaquline and Rhonda Rose) April 2016 Melvin Copeland 986 Square Feet Single -Family Residence $230,000 Background on Property Purchase and Maintenance: The property was purchased in April 2016 as land value and it is an unsafe structure. The property is being required to be repaired or demolished by which we have chosen to demolish the home. We had already submitted an application to demolish the home, since we were electing our rights to demolish the home after being told it was unsafe. At that time, we hired a demolition contractor for $14,000 and submitted our application for demolition. In a process that has taken over 90 days, and after signing a contract, we were told that we were denied because of this historical designation consideration. During the 90 day process, we were trying to also sell the property and had a contract in hand with a buyer pending completion of our demolition. Since, that deal has fallen through and not only do I have the loss of that income, I am now dealing with this ongoing mess since I want to demolish my home and am stuck with what seems like a loss in my investment. Assessed Value of Land: + 2017 - $ 222,000.00 • 2016 - $ 185,000.00 + 2015 - $ 160,000.00 Real Estate Taxes (Previous 3 Years:) • 2017 - $ 5,677.00 • 2016 - $ 455.00 • 2015 - $ 407.00 Profit & Loss (Previous 3 Years) • Not Applicable Itemized Expenses,.,Including operating and Maintenance Costs (Previous 3 Years) • Not Applicable Proof of reasonable efforts to obtain a reasonable rate of return on your investment and labor • As mentioned above, I had a contract to sell my property if I was able to demolish the home. Because of this historical designation, I have lost the potential buyer and have lost the return on my investment and any reasonable return if I have to keep the unsafe structure home. Any consideration of use or adaptive uses: • The property was intended to be demolished because of the current conditions of the property and because it was determined to be an unsafe structure. • I always purchased the property as land value. + Historic Designation will likely ruin my plans to generate a return on my investment and I worry that the value of the land will diminish substantially because of this designation of having to keep this home. Estimate of Return on Investment (Post -Repairs) Purchase and Repair Costs: • Purchase Price of Property: $230,000 • Estimated Cost to Repair: $230,000 • Total Investment: $445,000 Anticipated Income • Rental Income: $1,300 x 12 $ 15,600 • Less: Taxes ($5,680) • Less: Insurance ($2,500) • Net Income: $ 7,420 Return on Investment • Gross R01 ($7,420/ $445,000) 1.7% S�g�2019�NOTICEI POSTEd _.y THIS PROPERTY IS IN VI+ OF THE CODE OF THE CIT CiN of Mlami rNf�� ae a mt� 'icx esaursw AAN fiM1Y wvl iu iSniIUA AY44[ :aEo9 (NyS,gK VN1AN IDrr3MYYF�6vuiwu ri9M6tL 11,71 }4AWsH ll ftl , 9F-0" •rRiYlp1 " u su rxwAY t.+ a+rxm iLll npp64RAprob W WT3®.[ �1 WI Y3H. A� 6 �t cL.r r3Ji[y.Y JyrO.YCwrrwoctiAth wali.9e�...wrrr � ..irrr+.rl:..Jt,.r.Mru4...rv..ra.A J� �.fyrs dr y� msr..rrr [1n JAY�4r�rCsrY^w itii a/wl�wa 4 Tr�rrrrrrt.AX461pA�J'� u.rr�.A.ewC7 CITY OF MIAMI UNSAFESTRUCTURES SECTION vra 4Mwsr,wWri..�.J.. �i.a..r��afMr�crr .ra. 1:% •_ _ Hrr.r:4rrew. LTF�.ifJiCNtJY�L.M IR.NAif 11ALLA05 W1 G..n.+»'n. ,.ala,Y.• uc.w.renYAwA*+wr urwn m(Ypi Wpp[,NF]Wll ry:�1,0AT.p RLM���� llA W 91�YR�'['�f,l+tvli MpglCwsmtnn+%a..> wrocmu'ru«aa.A raf ac � o4uralfs•Y,�..+ reo.anwsunaln w.rrYa aaon� YM R.Md.14.Jr�0oraw.rrr+� rl�naPMi:iO ��.l�.n AirwA �.if�lf r.w..r.3arbaF4:rR H0116MY1i .rradrr ��: wtts.rr�+.aw ..�wbie: ri.b149,11 SI►a.ils.®rV'r�07 Yrr ebr� [1n JAY�4r�rCsrY^w itii a/wl�wa 4 Tr�rrrrrrt.AX461pA�J'� u.rr�.A.ewC7 CITY OF MIAMI UNSAFESTRUCTURES SECTION 3514 Frow Ave, Miami, FL 33133-4923, Dade County Owner Information Owner Name: 3514 Frow Ave LLC 'lax Billing City & Stat.: Miami, FL Tax Billing Address: 2000 S Bayshore Villa 34 lax Billing Zip: 33133 3 986 5,000 $1, 00 MLS Beds MLS Sq Ft Lot Sq Ft Sale Price 1 1936 SFR 04/11/2016 MLS Baths Yr Built Type Sale Date Owner Name: 3514 Frow Ave LLC 'lax Billing City & Stat.: Miami, FL Tax Billing Address: 2000 S Bayshore Villa 34 lax Billing Zip: 33133 Location Information Subdivision: Frow Homestead Carrier ROLILe: 0036 MLS Area: 41 7011iny. 0100 Census Tract: 71.01 Section 4: 21 Zip Code: 33133 Tov,,mtiip .-, 54 Zip + 4: 4923 Range 41 Tax Information I-ulm -. 01-41-21-007-2630 t3locl:: 17 Alt Folio / Tax [D- 01-4121-007-2630 °/, ]rrtprc,dou 26% Lot b- . 3 Ia:: Ary -a 0100 Legal Description: FROW HOMESTEAD PB B-106LOT 3 BLK 17LOT SIZE 50.000 X 100 Assessment & Tax Assessment Year 2017 2016 2015 Assessed Value - Total $250,076 $28,454 528,257 Assessed Value - Land $185,000 Assessed Value - Improved $65,076 YOY Assessed Change ($) 5221,622 5197 YOY Assessed Change (%) 778.88% 0.7% Market Value - Total $250,076 $199,046 $152,576 Market Value - Land $185,000 $160,000 $87,500 Market Value - Improved $65,076 $39,046 $65,076 Tax Year Total Tax Change ($) Change 2015 $408 2016 $455 $48 11.70/6 2017 $5,678 SS, 222 1,146.79°/ Characteristics Land Use County: Single Family Intal Sq Ft: Tax: 1,151 MLS: 986 Land Use State: Single Family pdyusted Sq Ft: 986 Land Use - CcrrLogic: SFR Bedroonns 3 Lot Acres: 0.1148 Total Batl-s: 1 Lot Sq Ft: 5,000 f u I I Baths: 1 Lot Frontage So pl�,ntitting: Plumbing Tile Lot Depth: 1o0 Elect r c Servgce Typrr Type Unknown Tatdl Units: 1 Fluor cover. Covered a of Buildings: 1 Interior Wall: Drywall Budding Type: Type Unknown EXtcrEor: Concrete Brick Composition Year Built: 1936 CorStruCILIM) Frame/Stucco Effective Year Built: 1936 perclh Porch „ ';v ,, rtl:uirl . .,. Property Detail Stories: 1 Bdilding Scl Ft: Tax: 964 MLS: 986 Estimated Value Hud-Housing/Urban Dev RealAVM` (1): $172,463 RealAVM— Range. $131,072 - $213,854 Value As Of: 06/07/2016 Listing Information 70 MLS Listing # : A10387057 MLS Status: Cancelled MLS Area : 41 MLS Current List Price: $323,000 MLS Listing # A10365629 MLS Status Cancelled MLS Listing Date 11/29/2017 MLS List Price $349,900 MLS 0rig List Price $349,900 MLS Sale Date MLS Sale Price MLS Expr Date MLS Wthdr Date 12/13/2017 Last Market Sale & Sales History Sale Date: 04/11/2016 Recording Dam: 04/12/2016 Sale Price. $115,000 Price Per Adj Sq Ft: $116.63 Sale Date 04/11/2016 Recording Date 04/12/2016 Sale Price $115,000 Nominal Buyer Name 3514 Frow Ave LLC Seller Name Copeland Melvin Document Type Warranty Deed Title Company Attorney Only Document Number 300 34-2 590 Mortgage History Mortgage Date 01/04/2005 Mortgage Amount $1 Mortgage Lender Hud-Housing/Urban Dev Borrower Name Copeland Carrie Mortgage Type Fha Mortgage Purpose Refl Mortgage Term 70 Mortgage Term Years Mortgage Int Rate Type Adjustable Int Rate Loan Foreclosure History Copeland Carrie B Document Type Release Of Lis Pendens/Notice 'Foreclosure Filing Date 12/31/2015 Recording Date 12/31/2015 05/10/2016 Porch Sq Ft: 62 Confidence Score {2}: 66 Forecast Standard Deviation ( 3): 24 MLS Orig. List Price: $323,000 MLS Status Change Date 03/13/2018 MLS Withdrawn Dace: 03/14/2018 MLS Listing Date. 12/13/2017 A10066310 A2133656 Closed Sale Expired 01J01/2016 06/19J2015 $249,000 $250,000 5249,0 Owner Name: 3514 Frow Ave LLC Setter. Copeland Melvin €7eec} type. Warranty Deed Document Number: 30034-2590 04J11/2016 04/ 11/ Zfl 16 04/12/2016 04/12/2016 $115,000 Y 00 5250,000 Q4/11/201b Copeland Carrie B 5230,000 Personal Representative's Deed 04/30/2016 12/31/2015 04/11/2016 12/31/2015 01/04/2005 $300,000 04/ 11/ Zfl 16 04/12/2016 04/12/2016 $115,000 Y 3514 Frow Ave LLC 3514 Frow Ave LLC Copeland Clent Jr Copeland Carrie B Warranty Deed Personal Representative's Deed Attorney Only Attorney Only 30034-2588 30034-2586 Circle h1[g Corp Copeland Carrie Fha Regi 70 Years Adjustable Int Rale Loan Lis Pendens 05/27/2015 06/03/2015 Property Detail Document Number 273501 352018 Book Number 30070 29640 Page Number 48 181 Original Book Page 22966002018 Lien Type Mtg Property Map j. r( ,! Av, W� J_ 98` 9y. tuulvAte r �1 rarld Me Tlv mas Ave -ernes 5 Tucker •mento ry schuol IJ y8rd9, {SPlI e Ji L T9 Z:'c 61•_rawft C—aroaraw*e 4, Vj75 4ERE L: b,,.g Cemetery Oak Ave IF F=— Ave €} i.da Ave Grand Ave m 3 �V�Iliar.: hw� Thomas Ave yards O 9i27361,1rasoftCarp_r-_-_:,r Property detail Adams, Warren From: tvoptions@aol.com Sent: Monday, July 9, 2018 3:22 AM To: Adams, Warren Cc: Suarez -Rivas, Rafael; Zamora, Olga Subject: Documentation for the record, for HEPB meeting July 16th 2018 - 1 of 4 Attachments: 3758FROW&3475Hibiscus-Introduction.pdf Follow Up Flag: Follow up Flag Status: Flagged Warren Adams City of Miami Historic Preservation Officer Dear Warren, would like to submit some information regarding my two properties in the West Grove, for the public record regarding Historic Thematic Designation and my properties for the meeting of the HEPB on July 16th at 6:30pm am grateful to the Chairman for hearing each property individually in the interest of due process. I look forward to speaking at the meeting and to hear commentary from the public. For the record, my properties are: 3758-60 Frow Ave & 3475-77 Hibiscus Street This is 1 of 4 email transmissions with attachments. Thanks in advance for your kind attention. Sincerely, JB Diederich 305-798-9088 CC: Warren Adams, City of Miami Historic Preservation Officer, wadamsamiamigov.com HEPB Attorney Rafael Suarez -Rivas, rsuarez-rivasCo?miamigov_.com Olga Zamora: ozamoraCcr�_miamiaov.com My History in the West Grove JB Diederich 3758-60 Frow Ave 3475-77 Hibiscus St I would like to first thank you for allowing me to submit a small history of my relationship with the West Grove, As you will see, I have been a bit of a romantic, who fell in love with a dream. I am not a developer nor am I in it for the short term. I am a child of the Caribbean and was born in Haiti, the land of General Dessalines. I am a visual artist who has traveled the world and still can't leave The Grove. Years ago, I put my faith in two little properties nobody wanted and have done everything in my power to keep them alive. I do not believe they deserve the title of Historic, but do believe that I can make them beautiful. Just over 21 years ago, my wife and I married and consolidated our lives into one home. In 2001, we sold her home and with the proceeds from that sale, we purchased two duplexes in the West Grove from David Blumenthal. Our first purchase was 3475-77 Hibiscus St. on 12/12/2002,for $ 82,500.00 and our second purchase, which was probably the last that Blumenthal sold is located at 3758-60 Frow Avenue, and we paid $ 85,000.00. We bought these two properties as a safety net, in the hope that the value would grow over time and grow our investment. We don't know much about the stock market, but believe firmly in Real Estate. Each one of the Duplexes had a long time tenant from Blumenthal when we bought them, and although their rent was low, we were happy to have them because they represented the best of the neighborhood and represented some level of continuity and protection from what was a blighted neighborhood that was plagued by drugs and crime. It was a real challenge, because my brother, my cousin, my elderly aunt and even my wife to be had been mugged and robbed in the neighborhood during the mid 80's. I devoted my life to photojournalism for magazines like TIME and LIFE, covering conflicts in Central America, Haiti, and the former Soviet Union, so I did not feel too concerned about being a landlord in what many called `the hood'. Little did I know what I had gotten into. My duplex at Frow, had a long time tenant who had lived there for at least 30 years. His name was Earl Ray, and he was a retired roofer. One day, he told me he had a .45 revolver and that he used it to protect "the place." He was paying about $ 280.00 per month at that time. I did not raise his rent for a couple of years, as he was a good man who spent his days sitting on the front porch socializing with all who walked past. It was my job to rent the other unit in the building which was empty at the time, or was vacated shortly after I purchased it. After a long search, I interviewed a wonderful African American nurse who was employed full time and was a responsible individual. Earl Ray approved of her, and since they were going to live side by side, and in the interest of harmony, his counsel was important to me. At the same time, I was looking for a tenant for my Hibiscus property. One side was occupied by a gentleman from Georgia who I was told had lived (Stayed) there for more than 3 decades. He was a good man, and I eventually learned that he had worked as a garbage collector and was very sensitive to odors, especially bad ones. The unit next door was empty, and took a while to rent, but for some reason, everyone who rented that empty unit stopped paying the rent after just a few months and I had to work at persuading them to leave or evicting them and cleaning and painting the unit at least once a year. My Frow unit, which was now occupied by the nurse and the long time Blumenthal tenant was fine for a few months, but one day when I showed up to collect the rent, a very large and muscular man with a heavy Jamaican accent, opened the door and introduced himself as the nurses boyfriend. He had little conversation and preferred to look at me in a threatening manner, until I asked for the rent, and then he would shake with concern and look for a way out. I learned that my wonderful tenant, the nurse had become pregnant and quit her job. She was now having difficulty paying the rent, and her boyfriend who told me he worked in construction was of little help. After a few months, I persuaded them to move out and they did. They didn't leave the place in great shape and I had to clean it up and add some fresh paint, make some interior repairs and began my search for a new tenant. While in my Hibiscus unit, I finally found a tenant who I felt would make the rent and treat the place with some respect. At the time, as I collected rent, I was often approached by drug dealers who thought I was there to make a purchase. I was offered weed, crack, and things that I knew little about. I always responded with some anger as was there to collect rent rather than purchase drugs, and they were bad for business. But over the years I witnessed drug dealers selling to buyers from the surrounding neighborhoods and who drove up in Mercedes Benz and BMW luxury cars. After a while, They got used to me and just left me alone, so the drug deals happened right in my face. My tenants at both duplexes always urged me to never count the rent money in plain view, as they felt I would be robbed. I took their advice but walked steadily past them. Both of the empty units in both duplexes became a revolving door for tenants who either appeared promising or managed to persuade me to rent to them. I felt like I was evicting or negotiating the departure of many deadbeat tenants all the time. I rented the unit at Hibiscus to a Pastor who had moved to the Grove from out of town with his family. It wasn't long before id start getting calls from his neighbor, the long time tenant who complained about bad odors coming from the sinks drain. Eventually, and after many plumber visits to unclog perfectly good drains I learned that it was his way of telling me "I don't like him, and I will bother you until he is gone". The pastor however, was welcome to stay until he stopped paying rent. I went went through the eviction process, and he knew the drill, and moved out a couple of days before the Sheriff showed up to remove him. Again, I had to repair the place, paint and clean after he was gone in hopes Id find a better tenant. Rotting siding ... The scourge of these wooden houses. The job of replacing rotting siding has been a continuous one, especially around the window air-conditioning units that hang from almost every window in the building. White pine siding is not very compatible with Miami's humidity, add a dripping AC and you've got an ongoing problem. I have spent a lot of time and money, continuously, replacing siding. In fact, was surprised to find out that Shell Lumber keeps plenty of white pine clam siding for people like me. People who own these wooden houses, and think we can beat nature. It is a continuous battle that is almost impossible to win. While the challenges continued at Hibiscus, My long time elderly tenant at Frow, asked me to rent his neighboring unit to his girlfriend. As he was a good man, and I could always depend on him calling me to pick up "the package", or rent, as soon as he cashed his social security check, I agreed. His girlfriend had several daughters who attended GW Carver school. I was happy to rent to her, and he took responsibility for collecting the rent from her and deliver it to me. Finally, I thought, the Duplex was fully rented for the long term. But, as fate would have it, his girlfriend developed a drug habit, and would disappear for weeks and even months at the time. I was once told she had been arrested and was in jail. Her girls were still living in their unit, and Earl was delivering the rent to me, so I made an effort to bring them clothing that my kids had outgrown and even canned and dry food to help them get by. In the meantime, in Hibiscus, My search for a tenant was taking a long time. I had rented to a disabled young man who said he was going out on his own for the first time, but he only lasted a few months. And when he left, he left behind evidence of a drug business, little Ziploc baggies, a scale and a mess for me to clean up. One day, I got a call from a young lady who told me she was employed and had no problem paying the rent and she agreed to giving me a 2 month deposit. I agreed to meet with her and met her at the unit. When she showed up, she was dropped off by a high end European car, a Black Mercedes I think, and she walked in elegantly and respectful. She was about 21 years old. She filled out the application, and she told me she was working as an exotic dancer. I gave it some thought and figured, 1 had already rented to a Pastor who turned out to be deadbeat, so why not, she had a job, and after all, people were not knocking the doors down to rent the unit, so I said yes. She was a good tenant. The rent was often paid in dollar bills but she was always on time and had a lot of pride for her place. That is, until one day a little guy with gold teeth and dreads opened the door and introduced himself as her boyfriend, he said he was a music artist. I was not comfortable with this, and was hoping to see her and let her know that I had to do a background check on him, but I never did see her again, and after a couple of months when I showed up to collect the rent, he announced to me that he had broken up with her and she had moved out. I then told him he would have to fill out an application and if I accepted him he would have to sign a lease, he agreed, but when I brought him the paperwork, he greeted me with a half dozen young men who could best be described as thugs, and they were defensive about my presence. I was very concerned about the situation and was concerned for the tenant next door. I began looking into evicting him when one night I got a call from the long time tenant, it was about midnight. "Mr. JB, you better get over here, the police just knocked the door down next door and arrested them boys". I got out of bed and raced over there, only to find I couldn't approach the building because the entire block was cordoned off with police tape. I joined the many neighbors and just looked as they trampled through the unit, my heart was broken. asked my tenants to please call me when it was all over and went home to wait and gather some tools and lumber. A couple of hours later I got the call and drove over. It was very late, almost morning, the police had used a battering ram to open the front door and a sledge hammer on the toilet to stop any flushed items from getting past the p -trap. The thugs had also cut into the floors in the closets and built boxes to conceal whatever it is they were selling or to hide guns. I boarded up the place and went home. Since the damage was not structural I made the repairs, installed a new toilet and a new door, fixed the floor and got the place ready for renting, again. Meanwhile at Frow, my tenants girlfriend stopped paying the rent. I imagine her benefits had been cut due to her drug use and possible conviction. After a few months as I was starting eviction proceedings, she moved elsewhere and left the unit an absolute mess. Once again, I had to fix the place up but this time I was busy, and had little time to do so. had been complaining about the blight and criminal activity in Frow Ave. to anyone who would listen. I had been talking to the Point Group Advisors who seemed to have a plan to make the neighborhood better. I had attended meetings over the years with experts from the University of Miami who had lovely plans for the area. I met with the Coconut Grove Cooperative and admired their plans for the area, I met with Andy Parish who was also trying to do better things for the neighborhood but nothing ever went anywhere. Around 2009, 1 even spoke to the City of Miami Commission, in support of the Point Group Project, I pleaded with the City to do something about two wooden houses that had become crack houses across from my Frow property. It looked like the City tried to sell the Tax certificates but I think nobody wanted them. The City owned them and a squatter had laid claim to them. He was a crazy unpredictable man who sold drugs and had a couple of Pitt Bulls. I spoke to the Net office about him and the two wooden crack houses. I spoke to the area police commander and had a meeting with police at their Flagler office. I tried to do everything I could to try to improve the neighborhood and in particular Frow Avenue where the Crack houses that were now owned by the City of Miami were starting to crumble. But I achieved little to nothing. All requests seemed to fall on deaf ears. Got a lot of "we'll look into it" but if they did, they didn't tell me. Then one day, when I went to collect the rent at Frow, I found the doors locked and was told by a neighbor that my Tenant who had lived there for decades, had left. He was gone and the doors were locked. Around that time, I suffered an accident that put me out of commission for a few months, I suffered an injury to my right hand that caused the loss of one of my fingers, my wife made me promise I would not try to talk to the man until my hand had healed enough. When I was able, I went to Frow and learned that the crazy squatter who had turned the two wooden houses across the street, had moved into my duplex, taken one side for himself, and the other for his Pitt Bulls. By the time I was strong enough to deal with him, he had moved next door. He was done with my place and was now in the empty house next door. But he did not leave empty handed. He removed all the copper he could, to sell it for pennies, pipes and wiring, as well as fixtures and even the kitchen sink. Once the place was empty, I spoke to neighbors who had been fighting to stop the Coral Gables Trolley garage, and they tried to shake me down for money, protection money. Not big money, "Just $ 50 bucks a month and we'll keep an eye on it for you." couldn't believe it, I said no. I re -glazed the broken windows and found an old man the neighborhood called Santa. I gave him some money and asked him to do some odd jobs for me there, like the yard, and a good cleanup. By now, my Frow duplex had no water meters, and FPL had cut the electrical connection for safety. I posted no trespassing signs and authorized the police to arrest any trespassers. I would stand in my properties' little porch and watch as the squatter who destroyed my duplex sold drugs to people who walked up to his door. I spoke to police about it and made every effort to get him out of the neighborhood, but the neighbors just kept a distance from him because he "was crazy." And life went on. One day, while I was out of town, I had left Santa a half dozen bottles of bleach and plenty of cleaning materials. He had opened all the windows and was cleaning what was left of the inside of the Frow duplex, when the City of Miami showed up to demolish the two wooden houses they owned across the street, and that's when the biggest one of my challenges began. The representative of the City of Miami Unsafe structures made the decision on the spot, that my building, although for the most part structurally sound, would have to come down. He walked past the no trespassing signs to the back of the building and Santa told me he took pictures through the kitchen windows and doors. He photographed the damage the squatter had done to the place and that Santa was cleaning up. Then, after some time passed, I had a large white and red Repair or Demolish poster taped on the front door of the building. While all this was happening, I still had an empty unit in Hibiscus, and my tenant there told me about a mother with a couple of children who were somehow related to him and needed a place to live because where they were, they were living in squalor, and my tenants wanted me to rent to her. After being burned so many times, I went to visit her and interviewed her. What I found was a smart, strong woman with beautiful children who was living in a unit in the West Grove that was in such bad shape, that the leaks in the roof had produced thick mold on the walls. She was paying $ 650.00 a month for this squalor, so I offered her my empty Hibiscus unit for the same price and she moved in. She has raised her kids who attended GW Carver, and has always made every effort to pay the rent on time. She has done an excellent job with her children and managed to keep them away from the shootings and dangerous environment of Hibiscus and Grand where the 3 -story building used to stand, and where there was so much crime. While Hibiscus appeared to finally be under control, with good tenants who, although they were paying under market rents, gave me the satisfaction of knowing they were honorable people who took pride in their home. But Frow, now in the cross hairs of the City of Miami had that repair or demolish order, and I had to deal with it. I took some time to think about it, and pondered on the reason I had purchased these two wooden Duplexes. My hope was to one day fix them and upgrading them, turn them into the kind of building one finds in the Caribbean, Haiti, Bahamas, or Key West, 1 remembered my purpose for buying them was to turn them into Caribbean Gingerbread houses. But that couldn't be done until the street was safe enough to safely rent to people who would treat the homes with love and respect while paying their rent on time. Against everyone's advice, I decided to Repair and not Demolish. I made it a personal quest. Went to the Cities Unsafe Structures office and cooperated with them in every way. I boarded up the building per the instructions of the City, hired an architect, drew plans, and started the process. Even the young African American Architect who knew the area well, thought I was nuts. I had limited resources, and the street was not safe. Meantime, I was getting two -to -four letters a week from developers and realtors who were looking to buy my West Grove properties. But I would have nothing of it. I worked with police, met with area commanders, attended the opening of the Police Sub Station on Grand, met Commander Morales, thanked Commissioner Sarnoff and pushed hard to rid the street of the bad element that was dragging it down. And my neighbors were appreciative. They saw me working in the house and were excited to see some positive activity. We all chipped in to send Santa, who was homeless to see his daughter in Jamaica. We gave him clothes dressed him up, and set him up with a quality vinyl suitcase, and off he went. I didn't think he'd come back, as he was homeless in the grove, but after a few months he did. Unfortunately our old friend Santa, suddenly died. I owed him 27 dollars for mowing my lawn, so I placed it in the basket in church and lit a candle for him. By now I had developed a relationship with my neighbors along the street. I had pulled permits and began working on repairing the building. One of my immediate neighbors enjoyed throwing beer cans and food rappers over her fence to my yard. She lived in Liberty City but spent the day at her aunties while she was undergoing chemotherapy for breast cancer. Once she had thrown enough empty bottles and wrappers over her fence to my yard, she would call my cell -phone to ask me if I wanted her to clean my yard for a tip. 1 always said yes but limited her to once a week. She would collect 20 or 30 dollars from me each month. She thought she was getting the best of me, but everyone knew better. I befriended other neighbors and started giving them advice on resume preparation, job interviews and dress code. I took my time fixing the place because I didn't want to go through the madness I had gone through again, and because l didn't have the financial resources to throw at the repairs all at once, I would save some money and do some work. Eventually my contractor gave up on me. It took more than 4 years to finish the plumbing. When the electrical inspector came to approve the rough work that had been done to the kitchen and bathroom area, he approved it but only gave me a partial and went on to increased the scope of the work to cover the entire building. I eventually got the new plans and forged on. At one point, after I was told the squatter was gone for good, and his last conquered castle had been demolished, things were looking up. My wonderful neighbors were all looking out for me, and I for them. I felt things had changed enough to complete my project and rent the duplex. But a couple of weeks later in another duplex just like mine, just around the corner on Brooker and Oak, there was a late night home invasion. Four young black men entered the duplex that was being rented by two couples, young teachers. According to news reports, the couples were robbed, and one of the girls was sexually assaulted. It took the wind out of my sails. l once again slowed the work to see how things would turn out.. It's been a long process, but in 2017, 1 decided to complete the work, I called my Plumbing contractor who barely remembered me, and he finished his work, we installed meters and called for the final plumbing inspection. Amazingly, the inspector only gave me a partial approval because he said we had to install a chemical toilet, a port -a -potty! My plumbing contractor told me he had no idea why, and I had never heard of such a thing. So I went to the City and met with officials. And yes, they were baffled by the fact that I had never been told or that the permit card didn't show the need for a temporary toilet. The inspector told me a couple of weeks before Christmas that if they removed the requirement from the computer for me, he would finalize my plumbing permit. I had paid my patient plumbing contractor and since I had working toilets and running water, I went to the top and they agreed and removed the requirement from the computer. The inspector had asked me to notify him as soon as it was off so he could finalize the permit. I called him and gave him the good news, he told me he would finalize it as soon as he got back to his car. A couple of days later it had not yet been finalized, I called him again and he said he had forgotten but would take care of it. Then Christmas came with all the distractions of the holiday, I ignored the Toilet issue until after the holidays. Sometime in February, I called him and he told me that for some reason the required port -a -potty was inexplicably back on the computer. So I went to the City and once again waited my turn. When I met with the official who had removed the temporary toilet from the computer, I was told that the inspector had gone over her head and she was scolded for removing the requirement. I was shocked. But she did not let up and went to her boss to explain the situation and he removed it and asked me to call for a new inspection. I did and the plumbing permit was finally closed. I was finally getting somewhere. I was now focusing on the electric permit. Bought the switches and fans and lamps, spoke to my electrician, had saved some money to finish and close that permit, when I got a certified letter from the City of Miami. It was the day after my birthday and I could not believe what I was reading. I was being invited to attend a meeting, the third meeting—two others had already taken place without my knowledge, to discuss the Historic Designation of my properties. It hit me like a cold dagger that pierced my heart. knew nothing about the process or the designation but knew, as a newly minted realtor who has sat Sunday after Sunday on Historic Open Houses in Coral Gables that Historic Designation of some homes was no different than the kiss of death for the property and its owner. I have witnessed buyer after buyer who love a house, walk away because of the Historic Designation and the limitations that come with the title. I was, and am very concerned. If my two little Duplexes are designated Historic, my wife and I will never be able to get back what we have invested in them. Not only money, But time, sweat equity, fear, risk, and hope. These duplexes represent our savings. Although we have no plans to demolish them and hope to have them as beautiful rentals one day soon, we won't survive the weight of historic designation. Although they feature prominently in our eventual retirement plans, they also represent a sort of catastrophic fund for us. In the event one of us gets sick and can't work, we can always sell one to help us survive, but as historic buildings, they will never be worth more than the land they sit on. Historic designation would nullify all the effort I have made, all the work I have done. And this at a time when only a half block away from my Hibiscus duplex, two similar sixed Duplex lots were sold to developers for over one-and-a-half Million Dollars. After almost 17 years, when the prices in the neighborhood have finally started to match the neighboring Grove, the threat of stagnation is once again upon my shoulders through Historic Designation. Why? Because they are made of wood, were built in the 30's and are located within the walls of segregation, in a city that has yet to bury many of its ghosts. Adams, Warren From: Sent: To: Cc: Subject: Follow Up Flag: Flag Status: July 9, 2018 thenry8754@aol.com Monday, July 9, 2018 10:37 AM whopper@miamigov.com Adams, Warren; Suarez -Rivas, Rafael, Suarez, Francis (Mayor); Gort, Wifredo (Commissioner); Russell, Ken (Commissioner); Reyes, Manolo (Commissioner); Carollo, Joe (Commissioner); Hardemon, Keon (Commissioner); Gonzalez, Emilio T.; Mendez, Victoria; City of Miami City Clerk's Office Multiple Property Historic Designations Follow up Flagged Re: Multiple Property; Historic Preservation Designation in Coconut Grove Dear Mr. William E. Hopper, Historic and Environmental Preservation Board (HEPB), Chairman of the Board I would like to start by thanking you in advance Mr. Chair for giving me the opportunity to speak before this board on behalf of my family and homeowner Elester Anderson of 3671 Williams Avenue, Coconut Grove, Florida 33133. I understand that under the law due process is available to any person that makes their intent known in writing , however, in order to adequately present my grandmother's views on this situation I will need an appropriate amount of time. Realizing that all of our time is valuable, I will only use the amount of time that is necessary to clearly present our position to the board. This request is for the July 16,2018 special meeting. If any clarity is needed on this matter please contact me at 305 986-0363. Telica Henry -McQueen Adams, Warren From: thenry8754@aol.com Sent: Monday, July 9, 2018 11:57 AM To: Adams, Warren Cc: Suarez -Rivas, Rafael; Gonzalez, Emilio 7,; Mendez, Victoria; City of Miami City Clerk's Office Subject: Historical Preservation Follow Up Flag: Follow up Flag Status: Flagged Good afternoon Warren Adams, I am composing this document to be included in the official records of the City of Miami. In keeping with the spirit of being direct and upfront I want to state that Elester Anderson and family of 3671 Williams Avenue (01-4121-007-5760), Miami, FI 33133 are not in favor of having the said property designated as historical. In a brief statement I will demonstrate why we have taken the position that has been clearly delineated in the text of this letter. We hope that the HEP Board will take in to consideration the desires of the property owners when making a decision that could have impacts far beyond today. The legacy of the Grove isn't within the wooden vernacular structures, it is in the hearts and souls of all that worked,played, and live(d) in Coconut Grove. The most important reason for not wanting this designation is that it would limit our rights as property owners, it would probably have a great financial impact on the family for years to come. We understand that if the property is deemed historical then any change, alteration in the means of restoration would need to be within the guidelines of the board and the designation specifications. This in it of itself would present as a hardship for Elester and the family. Also real-estate is real property with monetary value. Designating the property historical could possibly reduce the value of the property. In the past when the property has required repair I was able to apply for grants that didn't have any additional requirements other than need, to be awarded. These grant projects funded some of the alterations that have been made to the original structure. They didn't require special permission and the contractor and architect were then able to update and improve the living conditions of Elester through the improvement of the home at 3671 Williams. If the homes were designated historical those grants wouldn't have been possible. This would place an undue hardship to maintain a property to the specifications of the HEP Board. Remembering that if money is given from the city it will have attachments, requirements that might hinder the homeowner from current or future opportunities to enhance their property or real-estate portfolio. Homeownership is the American dream, being able to decorate it, provide maintenance, and other improvements that are to one's individual liking is usually one reason the choice to buy is considered. The other reason is because research has shown that homeownership correlates with so many other socio-economic factors that it is often a factor when determining future wealth. We believe that it is unfair and simply unconstitutional to force a provision on a homeowner that isn't requesting this designation. Elester doesn't need a designation to continue to live in her home. The community does need many resources to include affordable housing, however mandating that a property which is owned and lived in by the owner be made historic to ensure that the Grove's history and people are not pushed out isn't the most feasible way of obtaining this outcome. Use those resources to revitalize West Grove in a more impactful manner. closing, I attend to discuss the family's position at the hearing and will answer any questions at that time. Henry -McQueen Submitted Into TIS Record �e `f 331 WOOD FRAME VERNACULAR RESIDENCES OF COCONUT GROVE VILLAGE WEST MULTIPLE PROPERTY DESIGNATION City of Kam s . Legend ® Subject Parcels a 13 Metro Rail Slat on — M.I. Rail 6 9 Parcels a —CT a m a 13 Jrl 03 O CH4RLLIRR ...- cxtais3wre ED a aE C3 HAA nwW!.rwc � m 4'0 _ e Historic and Environmental Preservation Board c't'i of a� F = City of Miami e urEa '� i is Oen 1 REPORT OF THE CITY OF MIAMI PRESERVATION OFFICER TO THE HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD ON THE POTENTIAL DESIGNATION OF WOOD FRAME VERNACULAR RESIDENCES IN COCONUT GROVE VILLAGE WEST AS A MULTIPLE PROPERTY DESIGNATION Prepared By: Vickie Toranza Historic Preservation Planner Reviewed By: Warren Adams Historic Preservation Officer Passed and Adopted On: Resolution Number: 7 Contents I. General Information............................................................................................................. 4 II. Preliminary Statement Of Significance............................................................................... 5 III. Description..............................................................................................................................6 IV. Architectural Style................................................................................................................. 9 V. Application of Criteria......................................................................................................... 10 VI. Bibliography........................................................................................ ...11 ............................... VII. Photographs.........................................................................................................................12 VIII. List of Properties.................................................................................................................. 12 3 I- General Information Historic Names: Kebo, West Coconut Grove, West Grove, West Village Architectural Period of Significance: 1911-1941 Location: Coconut Grove Present Owner: Multiple Owners Present use: Residential Zoning: Various 34 Folio No.: See attached list. Boundary: Bird Avenue to the north, Mac Donald Street and Main Highway to the east, Jefferson Street to the west, and Marler Avenue to the south. 4 II- Preliminary Statement of Significance The wood frame vernacular residences of Coconut Grove Village West are associated with the overall establishment and continued settlement of the area by black Bahamians, African- Americans from the South, and their descendants. These wood frame structures are associated with the community's contributions to the development of Coconut Grove. Although some alterations have taken place over time, they have been sensitively undertaken and built using appropriate methods and materials. As such, the properties retain sufficient integrity of design, \ setting, materials, workmanship, feeling, and association to be included in the multiple property designation. III- Description Three previous designation reports were written for three historic sites located within the boundaries of the proposed multiple property designation. Much of the research that was conducted and compiled for these previous designation reports relates to the overall development history of this particular section of Coconut Grove and text from these reports is included below. The Evangelist Street/Charles Avenue Designation Report' The legacy of the most peculiar and unique street in South Florida is directly associated with the Bahamian community that settled in the area known today as West Grove (or West Village) in Coconut Grove. Evangelist Street, as it was first named due to the number of churches it had, symbolizes the thriving black community that helped shape Coconut Grove and of which the local history could not be told separately. The particularity of West Grove development, which started on Evangelist Street, is the reflex of the circumstances that it came about; to understand it, it's necessary to acknowledge the culture of these skilled people that came to U.S, from the Bahamas not as slaves but as free men and women in search for a better life. Most Bahamians that settled in Coconut Grove were from the island of Eleuthera in the Bahamas where the majority of inhabitants were runaway slaves from West Indian plantations; many came with the Loyalists from the Carolinas as slaves during the American Revolution; and others were dropped there after slaves ships were liberated by British sailors when England abolished slave trade in 1807. The descendants of these former slaves moved through the Florida Keys with the Conchs becoming accomplished fisherman and seaman off the Florida coast, not unlike their forefathers who lived as freemen on the sea coast of West Africa.'They were excellent sailors, some even became ship captains; and besides being seaman, wreckers, and working in the agriculture the Bahamian people were also in the sponging and turtling industry. The mass immigration from the Bahamas to U.S. in the late 1800's was due to the Island's rocky soil that got exhausted and agriculture became unsustainable affecting the food supply and the means of living of many Bahamians that came to the Florida Keys to grow pineapples (a very lucrative industry at that time)'. Being the South Florida's topography similar to that of the island, the Bahamians knew how to plant this land and soon they made South Florida like home. ' Novaes, Marina. "Evangelist Street/Charles Avenue Designation Report." 2012. z http://www.kislakfoundation.org/milennium-exihibit/andrewsi.htm s http://www.kislakfoundation.org/milennium-exihibit/andrewsl.htm M George E. Merrick, founder of the City of Coral Gables, former President of the Historical Association of Southern Florida, and one of the founders of the University of Miami wrote in 1941: "Through the 70's, 80's, and right through the 1890'x, they were practically the only available workers, the Georgia Negroes did not come in any volume until after 1900, after the coming of the railroad. In this West Indian period all of our heavy laborers were Bahaman Negroes. I believe these Bahaman Negroes had a most distinct and important influence, In that they brought inspiration to many of the first English, French, Northern and Southern planters; to all of those early settlers who at first were skeptical of the coral -rocky country, forbidding and desolate from the planting standpoint. In the Bahamas there is the same coral rock; and the Bahaman Negroes knew how to plant on it; and how to use it: and they knew too that all kinds of tropical trees would grow and thrive on this rock. They, too, had a vital influence upon our civilization in bringing in their own commonly used trees, vegetables and fruits. Soon these supplemented all those that had been brought in by the Bahaman whites — the sea -living Conchs. Such things were introduced as the pigeon pea, soursop, star -apple, sugar -apple, Jamaica apples, and all the anons—caneps, sapotes, and dillies. These fruits can still be found in best profusion in the Bahaman colored village in Coconut Grove (which was first called Monrovia, and which was the first Bahaman Negro settlement on the Bay) and also in their villages at old Lemon City, Cutler, and Perrine. These Negroes had built their homes in their own island of the coral -rock, and they brought here their skill in masonry building. Today, some of the oldest buildings in Coconut Grove and old Cutler are of the same construction which has been in use for one hundred and fifty years in the Bahamas. Built without cement with only the native lime mortar, these houses have withstood the countless hurricanes of the Bahamas! This knowledge of building with the native coral limestone came with Bahaman Negroes, as did so much other valuable knowledge and experience in the building of walls, roads, other uses of the coral; and uses of the land, and of the sea."' E.W.F. Stirrup House Designation Reports The community of Coconut Grove began in the 1860s when land grants were offered on this prime bayfront property. Edmund Beasley, John Frow and John and Edward Pent were the earliest landholders. In 1873, the Cocoanut Grove Post Office was opened, giving a name to this pioneering community. The Grove thrived when Charles and Isabella Peacock came to the area and purchased 31 acres from John Frow. In 1883 they opened the first hotel on the South Florida mainland, the Bay View House, later renamed the Peacock Inn, As South Florida continued to grow and flourish, more and more labor was needed. ° Merrik, George E., "Pre-Flagler influences on the Lower Florida East Coast". Tequesta - volume one. March, 1941. $ Uguccioni, Ellen J., and Eaton, Sarah E. "E.w.F. Stirrup House Designation Report." 2004. 7 Ace Theater Designation Report6 The settlement of South Florida differs drastically from the rest of the United States. From Ponce de Leon landing on the southwestern coast in 1521 searching for gold and the fountain of youth to Andrew Jackson establishing a new territorial government on behalf of the United States in 1821, the Florida peninsula was nothing more than a wilderness with a few settlements of indigenous Indian peoples, Spaniards, runaway African American slaves, and free black men and women from the Caribbean islands, mostly from the Bahamas.' During the late 1800s, a mass immigration from the Bahamas to the U.S. occurred because the islands' rocky soil could no longer support simple agriculture and thus the food supply dwindled, making living in the Bahamas exceedingly difficult. Many Bahamians who came to Florida through the Florida Keys came looking for new opportunities8. After slavery was abolished in the English controlled islands, black Bahamians who were protected subjects of the British Crown made South Florida their home and readily cultivated because it was so similar to their native topography. Early Bahamian immigrants and white pioneers shared a common struggle for survival. The black Bahamians taught white pioneers how to plant the rocky soil, how to build hurricane resistant homes using local materials, and introduced all sorts of tropical plants that would grow in the local terrain.10 In exchange, white pioneers gave employment opportunity to black Bahamians. Similarly, with the end of slavery, African Americans from Georgia and the Carolinas migrated to South Florida, also seeking better lives and brought their skills and talents to their new homeland. Although the large black population of South Florida consisted mostly of African Americans from Georgia, South Carolina and the Bahamas, African Americans were never treated equally. Miami always had racial conflicts, which at times was quite bloody. Although, African Americans were usually the victims, they never accepted their victimization quietly. By 1920, blacks constituted 32% of Miami's population but occupied only 10% of the city's available space. At that time, Miami had a larger population of black immigrants than any other city in the United States except New York." Novaes, Marina. "The ACE Theater Designation Report." 2014. A Brief History of Florida, http://www.flheritage.com/facts/history/summary/ 8 Novaes, Marina. Evangelist Street/Charles Avenue - Designation Report. City of Miami — Historic Preservation Division, June 2012. 9 Dunn, Marvin. Black Miami in the Twentieth Century. University Press of Florida. 1997, page 26. 10 Merrick, George E., Pre-Flagler influences on the Lower Florida East Coast. Tequesta —Volume I. March, 1941. " Brinkley, Alan. "The Unfinished Nation — A Concise History of the American People." Volume 2: from 1865, page 397 IV- Architectural Style Frame Vernacular, as defined by the City of Miami Preservation Office Historic Design Guidelines, refers to a simple wood frame building, which is the product of the builder's construction experience, available resources at the time, and the surrounding environment. These structures are typically rectangular, of balloon frame construction, and rest on piers. They are one or two stories in height, with one-story front porches, and gabled or hipped roofs with overhanging eaves. Horizontal weatherboard and drop siding are the most common exterior wall materials. Some early buildings feature vertical board and batten siding or wood shingles, while asbestos shingles are common to post -1930s construction. Wood double -hung sash windows are typical. Ornamentation is sparse, but may include shingles, corner boards, porch columns, brackets, rafter tails, vents in the gable ends, and oolitic limestone detailing. sz 12 Logan, Trisha. "City of Miami Preservation office Historic Design Guidelines." 2016. V- Criteria for Designation The properties are eligible for designation under the following criteria as numbered in Section 23-4(a) contained in Chapter 23 of the City Code: 3. Exemplify the historical, cultural, political, economic, or social trends of the community; 4. Portray the environment in an era of history characterized by one or more distinctive architectural styles; 5. Embody those distinguishing characteristics of an architectural style, period, or method of construction; 10 VI- BIBLIOGRAPHY A Brief History of Florida, http://www.flheritage.com/facts/history/summary (last accessed on February 26, 2018. Brinkley, Alan. "The Unfinished Nation — A Concise History of the American People." Volume 2: from 1865. City of Miami, Florida. Tax Cards 5-56-1132, Palmhurst. City of Miami, Florida. Tax Cards 5-56-1371. Carters Addition to Coconut Grove. City of Miami, Florida. Tax Cards 5-55-1661. Mac Farlane Homestead. City of Miami, Florida. Tax Cards 5-56-1691. Mac Farlane Homestead. City of Miami, Florida. Tax Cards 5-56-1750. Frow Homestead Amended. City of Miami, Florida. Tax Cards 5-56-1751. St Albans Park. City of Miami, Florida. Tax Cards 5-56-1891. Frow Homestead. City of Miami, Florida. Tax Cards 5-56-2111. Frow Homestead. City of Miami, Florida. Tax Cards 5-56-2389. Frow Homestead. City of Miami, Florida. Tax Cards 5-56-2469. Frow Homestead. City of Miami, Florida. Tax Cards 5-56-2501. Frow Homestead City of Miami, Florida. Tax Cards 5-56-2531. Frow Homestead. City of Miami, Florida. Tax Cards 5-56-2549. Frow Homestead. City of Miami, Florida. Tax Cards 5-56-2585. Frow Homestead. City of Miami, Florida. Tax Cards 5-56-2621. Frow Homestead. City of Miami, Florida. Tax Cards 5-56-2721. Frow Homestead. City of Miami, Florida. Tax Cards 5-56-2851, De Hedouvilles Subdivision. Dunn, Marvin. Black Miami in the Twentieth Century. University Press of Florida. 1997. http://www.kislakfoundation-nrg/milpnnium-exihibit/andrewsi.htm Logan, Trisha. "City of Miami Preservation Office Historic Design Guidelines." 2016. 11 Merrie, George E., "Pre-Flagler influences on the Lower Florida East Coast". Tequesta - volume one. March, 1941. Novaes, Marina. "Evangelist Street/Charles Avenue Designation Report." 2012. Novaes, Marina. "The ACE Theater Designation Report." 2014. Uguccioni, Ellen J., and Eaton, Sarah E. "E.W.F. Stirrup House Designation Report." 2004. VII- Photographs Included within the Survey forms. VIII- List of Properties FOLIO ADDRESS CITY ZIP ZONING YEAR 0141210010490 3057 NEW YORK ST Miami 33133-4325 T3-0 1928 0141210020420 3102 HIBISCUS ST Miami 33133-4324 T3-0 1936 0141210020360 3146 HIBISCUS ST Miami 33133-4324 T3-0 1935 0141210075420 3242 CHARLES AVE Miami 33133-5802 T4 -L 1930 0141210075411 3250 CHARLES AVE Miami 33133-5802 T3 -R 1932 0141210075130 3297 CHARLES AVE Miami 33133-5801 T3 -R 1939 0141210075130 3295 CHARLES AVE Miami 33133-5801 T3 -R 1939 0141210075370 3298 CHARLES AVE Miami 33133-5802 T3 -R 1932 0141210075100 3325 CHARLES AVE Miami 33133-5803 T3 -R 1936 0141210075270 3388 CHARLES AVE Miami 33133-5804 T3 -R 1936 0141210075260 3418 CHARLES AVE Miami 33133-5806 T3 -R 1930 0141210075250 3420 CHARLES AVE Miami 33133-5806 T3 -R 1930 0141210074310 3427 SW 37 AVE Miami 33133-5705 T3-0 1925 0141210120641 3447 WILLIAM AVE Miami 33133-5835 T3 -R 1934 0141210074740 3475 HIBISCUS ST Miami 33133-5717 T3 -R 1937 0141210074740 3477 HIBISCUS ST Miami 33133-5717 T3 -R 1937 0141210076120 3508 HIBISCUS ST Miami 33133-5720 T3 -R 1911 0141210072630 3514 FROW AVE Miami 33133-4923 T3 -R 1936 0141210075170 3517 HIBISCUS ST Miami 33133-5719 T3 -R 1920 0141210076140 3536 WILLIAM AVE Miami 33133-5729 T3 -R 1929 0141210076240 3537 CHARLES AVE Miami 33133-5713 T3 -R 1930 0141210075490 3566 THOMAS AVE Miami 33133-5735 T3-0 1937 0141210077120 3571 HISBISCUS ST Miami 33133-5702 T3 -R 1935 0141210077120 3571R HISBICUS ST Miami 33133-5702 T3 -R 1935 12 0141210077120 3573 HIBISCUS ST Miami 33133-5702 T3 -R 1935 0141210077140 3581 HIBISCUS ST Miami 33133-5702 T3 -R 1940 0141210076360 3588 CHARLES AVE Miami 33133-5714 T3 -R 1935 0141210076360 3586 CHARLES AVE Miami 33133-5714 T3 -R 1935 0141210076360 3541 PLAZA ST Miami 33133-5725 T3 -R 1935 0141210076360 3543 PLAZA ST Miami 33133-5725 T3 -R 1935 0141210077050 3587 HIBISCUS ST Miami 33133-5702 T3 -R 1935 0141210076380 3589 FRANKLIN AVE Miami 33133-5715 T3 -R 1934 0141210076380 3593 FRANKLIN AVE Miami 33133-5715 T3 -R 1934 0141210076110 3603 CHARLES AVE Miami 33133-5703 T3 -R 1928 0141210073070 3281 FLORIDA AVE Miami 33133-5024 T3 -R 1924 0141210075650 3616 THOMAS AVE Miami 33133-5710 T3-0 1923 0141210072380 3628 FROW AVE Miami 33133-4920 T3 -R 1914 0141210070950 3635 OAK AVE Miami 33133-4907 T3 -R 1925 0141210070950 3637 OAK AVE Miami 33133-4907 T3 -R 1925 0141210072410 3644 FROW AVE Miami 33133-4920 T3 -R 1928 0141210075700 3658 THOMAS AVE Miami 33133-5710 T3-0 1936 0141210075760 3671 WILLIAM AVE Miami 33133-5711 T3 -R 1924 0141210075750 3673 WILLIAM AVE Miami 33133-5711 T3 -R 1928 0141210076000 3678 WILLIAM AVE Miami 33133-5712 T3 -R 1928 0141200070770 3727 THOMAS AVE Miami 33133-5639 T3-0 1934 0141200060730 3738 OAK AVE Miami 33133-4807 T3 -R 1930 0141200070580 3746 WASHINGTON AVE Miami 33133-5643 T3-0 1937 0141200070590 3748 WASHINGTON AVE Miami 33133-5643 T3-0 1937 0141200060490 3758 FROW AVE Miami 33133-4836 T3 -R 1938 0141200060490 3760 FROW AVE Miami 33133-4836 T3 -R 1938 0141200060350 3769 FLORIDA AVE Miami 33133-4864 T3 -R 1940 0141200060450 3790 FROW AVE Miami 33133-4836 T3 -R 1930 0141200070050 3797 WASHINGTON AVE Miami 33133-5642 T3-0 1932 0141200060680 3802 OAK AVE Miami 33133-4809 T3 -R 1932 0141200060670 3820 OAK AVE Miami 33133-4809 T3 -R 1932 0141200060850 3821 OAK AVE Miami 33133-4808 T3 -R 1937 0141200060660 3822 OAK AVE Miami 33133-4809 T3 -R 1941 0141200060660 3826 OAK AVE Miami 33133-4809 T3 -R 1941 0141200070680 3837 THOMAS AVE Miami 33133-5640 T3-0 1935 0141200070680 3841 THOMAS AVE Miami 33133-5640 T3-0 1935 0141200070210 3859 WASHINGTON AVE Miami 33133-5644 T3-0 1934 0141200070230 3875 WASHINGTON AVE Miami 33133-5644 T3-0 1935 0141200070330 3963 WASHINGTON AVE Miami 33133-5646 T3-0 1930 13 �������� ������ ����������n�UN���� �����U����������� vxvx*.*�.x�� m-��x~�nm'no~ VERNACULAR o�m~.�n��u~n�mw~u.�m ADDRESS: 3057 NEW YORK STREET Folio Year Built Number ofStories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: RoofType Roof Condition Roof Material Window Type Window Condition With urWithout Muntins BUILDING HISTORY: 01412100I0490 1928 l I House 6,250 1,174 Pa|mhun1 Gable Good Asphalt shingle Metal, SHS, 4/4 Gond With RD AVE e1xo no ,3v11 � vm � *�n/ w rn � u mmm*^�� 3�-3D&3.31 w^/ ,/671�*m�wu 'o� * _- `rn y *^* ^ -''-^- BUILDING USE: Residential BUILDING FEATURES- Horizontal wood siding, asbestos shingles, enclosed porch with hip roof, exterior coral rock chimney, gable vent, exposed rafters, entry stairs with side walls, wood paneled door SITE FEATURES: Garage, brick paver driveway, concrete walkway, metal picket fence, on -street parking, trees in right-of- way i Arm }� } — '' .:f .' • .) Mfr � � `` f�i. ...a5''�. •• .� 4yy s i. / .� r. I ". E• 1, 1 AL k • _ .jay _frs - a. �_aa_aa+.i i t t i Appor IL , ""� WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3102 HIBISCUS STREET Folio 0141210020420 Year Built 1935 Number of Stories 1 Number of Units 1 Building Type House Lot Size 4,950 Adjusted Area 767 Sub -Division Carters Addition to the Coconut Grove CURRENT CONDITION: Roof Type Gable; shed Roof Condition Fair Roof Material Asphalt shingles; composition roll Window Type Metal awning Window Condition Fair With or Without Muntins Without BUILDING HISTORY: 4F 3102 HIBI'SC JS ST, 1, 33133 • } 31,-,a31p- L 311x, 311'a � I'1 ;11- .ai 31�a — 3120 12 # '1,�' +1'•I ! '14.1 3114, Ii ! 14,. 314c- 10 1, 313 ° 3140 141 #3 4S ! 3148 —• 3148 , —! t1 , 3149 152 • ! t..-, • — 3 1.Ic1 �I :14; e,7 �� 31r 3162 � S it r 31k1 —3178 BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with gable roof, horizontal and vertical wood siding, wood trim, louvered gable vents SITE FEATURES: Concrete walkway, wooden shadowbox fence, on -street parking, trees in right-of-way COMMENTS: 11 RELY m mw VJEWTI; p TW1,11, i WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3146 HIBISCUS STREET Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210020360 1935 1 1 House 4,400 848 Carters Addition to the Coconut Grove Gable Good Asphalt shingles Wood, DHS, 1/1 Good Without DAY BUILDING USE: Residential BUILDING FEATURES: Open porch with gable roof and wood rail, horizontal wood siding, wood trim, exposed rafters, wood paneled door, interior stucco chimney SITE FEATURES: Garage, asphalt driveway, concrete walkway, metal fencing and gates, on -street parking, trees in right-of-way COMMENTS: '1^; - eiia I1{ 314;3146 1.1,_ HOB S 5T, 1, ii 33133 -1145. 03150 3151 3157 31 F32 3131 s I.:, I31?p n 181 7165 1,., m 3,182 187 LA�- 3,1 ; 1 DAY BUILDING USE: Residential BUILDING FEATURES: Open porch with gable roof and wood rail, horizontal wood siding, wood trim, exposed rafters, wood paneled door, interior stucco chimney SITE FEATURES: Garage, asphalt driveway, concrete walkway, metal fencing and gates, on -street parking, trees in right-of-way COMMENTS: WNIb k�4 WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3242 CHARLES AV Folio 0141210075420 33013290284,'3277 32773227 3207 s s ¢ g Year Built 1930 !� « �- 3242 GHAFtLFS AVE, 1, 3$133 �R [3 +8328832?E32rA 32gi 3,�� 35 - Number of Stories 2 :". i • 0 0 %32A, � 3 "' d 'ti/pv Number of Units 1 013.32513�a 1 p 32r5- Building Type House i Cl Lot Size �3ii�r5 4 r,• Adjusted Area 1,801 Sub -Division Frow Homestead BUILDING USE: Vacant BUILDING FEATURES: Concrete piers, open CURRENT CONDITION: porch under cantilevered second story, horizontal wood siding, scallop design and square motif in front -facing gable, wood Roof Type Gable; flat trim, wood door, exposed rafters Roof Condition Excellent SITE FEATURES: Chain link fence Roof Material Asphalt shingles COMMENTS: Window Type Metal, SHS, 2/2 E.W.F. Stirrup House Window Condition Excellent Individually designated With or Without Muntins With Building currently being restored BUILDING HISTORY: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3242 CHARLES AV CURRENT PHOTO TAX CARD PHOTO 7w WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3250 CHARLES AV BUILDING HISTORY: 3 MAI Folio 0141210075411 02'�532873277 4 1-2 4 Year Built 1932 Number of Stories 1 32 50 CHARLES AVE,,),,.331-33 - liliA 321x4 Number of Units Building Type J 31 32z; 1 Lot Size 5,000 3-547 Adjusted Area 1,044 BUILDING USE: DESIGN FEATURES: CURRENT CONDITION: BUILDING FEATURES: Enclosed porch with shed roof, horizontal wood siding, wood Roof Type Gable trim, wood paneled door, wood shutters, concrete steps with side walls, wood Roof Condition Fair foundation lattice Roof Material Asphalt shingles; SITE FEATURES, Concrete walkway, chain composition roll link fence Window Type Metal, SHS, 6/6 COMMENTS: Window Condition Fair Residence of Alice Burrows With or Without Muntins With BUILDING HISTORY: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3251 FLORIDA AVENUE CURRENT CONDITION: Roof Type } Folio 0141210073070 d Roof Material Asphalt shingles Year Built 1925 13281 Florida Avenue Number of Stories 1 Number of Units 1 Florida Ave Florida Ave Building Type House Lot Size 5,000 Adjusted Area 1,580 Sub Division Frow Homestead CURRENT CONDITION: Roof Type Gable Roof Condition Fair Roof Material Asphalt shingles Window Type Obscured by shutters Window Condition Not known With or Without Muntins Not known BUILDING HISTORY: Cl BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with gable roof, stucco walls, and louvered gable vent; horizontal wood siding, vertical wood siding on gable, Bahama shutters, awnings, concrete steps with side walls SITE FEATURES: Wooden gate COMMENTS: 5 .01 Yi 1 1e� t't WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3295/3297 CHARLES AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210075130 1939 1 2 House 5,850 1,027 Frow Homestead Gable; shed Fair Asphalt shingles Metal, SHS, 1/1 Fair Without % 14 3256' 329 , 6 -. C - HAR'L My:4x,33133 4 �2471 'T 3 p1 3 267 JJ VE 1334 33 26 3116-1300 �2% 328812-E 3268 32b)4 -3 2-,;o 24 ,2 - 3 jj'.3_� r -A0 BUILDING USE: Residential BUILDING FEATURES: Open porch with shed roof, horizontal wood siding, wood trim, exposed rafters, louvered gable vent, wood screen door SITE FEATURES: Chain link fence COMMENTS: �1iTI�h � � s 1Tr�T�11T'���IjI�� i '. � I ���1L�L�►'� ADDRESS: 3295/3297 CHARLES AV CURRENT PHOTO } TAX CARD PHOTO WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3298 CHARLES AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 141210075370 1932 2 1 House 5,000 879 Frow Homestead Gable Good Asphalt shingles Unknown (Boarded) Unknown Unknown 33. C' 3328 3 322 33 113.3IC 2[py32843270 3258 38 .. 3345333 �7i2^`i ii1 33101 329-.3287- 24 7 31 J A V E 3298 CHARL S AVS 15,�3 �ad3215& 52 333 4 ;, . 3:}E 14-1 ate BUILDING USE: Vacant BUILDING FEATURES: Open porch with shed roof and wood rail, horizontal wood siding, exposed rafters, wood paneled door SITE FEATURES: Chain link fence COMMENTS: Mariah Brown House Individually designated kq6l 11, r INA c �Jr� WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3325 CHARLES AV Folio 0141210075100 Year Built 1936 Number of Stories 1 Number of Units 1 Building Type House Lot Size 5,800 Adjusted Area 622 Sub -Division Frow Homestead CURRENT CONDITION; Roof Type Gable Roof Condition Good Roof Material Asphalt shingles Window Type Wood, DHS, 1/1; metal, sliding; fixed Window Condition Good With or Without Muntins Without BUILDING HISTORY: j48;<41_, 333i133283i22331413lri32963284327f 3325 CHAR_L S AV�,,;.:1: r; 37133`3 33$ ]] r J_ ILES AVE � r r 3339 93341 i• 13.3 , ii2'3311 33w_I{3ZIl 347134533.43 4 33 49! BUILDING USE: Residential BUILDING FEATURES: Open porch with hip roof, horizontal wood siding, wood trim, gable vent, exposed rafters, wood paneled door SITE FEATURES: Chain link fence, wood fence COMMENTS: Ali I -770"S F W Ali I -770"S WOOD FRAME VERNACULAR RESIDENCES AaDRESS• 33$S CHARLES AV Folio 0141210075100 Year Built 1936 Number of Stories 1 Number of Units 1 Building Type House Lot Size 5,800 Adjusted Area 622 CURRENT CONDITION: Roof Type Gable Roof Condition Fair Roof Material Asphalt shingles Window Type Wood, SHS, 1/1; metal awning Window Condition Fair With or Without Muntins Without BUILDING HISTORY: 4.132341131 33733353 x{37?# r a <.3=„ CHARLES AVE 3388 CHARL S AVE, 1,,3 33_.-1 33: 4383428 <42�4ia2i , ; ' i_ ' va �3 33533 } 418 1357 333; 33 55 qiv-ll m'41 333' 33 :415 34311 3395 �q.,1 3385 37 ..�! 334733453 43 '�3349t1k j - NRLIIV AVE BUILDING USE: Residential BUILDING FEATURES: Open porch with hip roof and wood rail, wood paneled door, textured stucco walls, horizontal wood siding on front gable, exposed rafters, louvered gable vent, concrete steps with side walls, cement foundation infill to porch SITE FEATURES: Concrete walkway and driveway wheel strips, chain link fence, hedge COMMENTS: . , is . '-� ,� � ��1�, .�' �' � ,�Ml-K. ♦`'_ S. -{,Y- . �'"�,. v �. tea. a «IL . r WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3418 CHARLES AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210075260 1930 1 1 House 5,000 608 Frow Homestead Gable Good Asphalt shingles Metal, SHS, 1/1 Good Without 3 '� - 441 3435 �421 3411 34- 1 453 j4�1 3 1P J CHARLES AVE 3418 Cfflll-I 3455 F Z 3 3 �d7 45 3435 342',, 34153401 3i9� 13 4c - FRANKLIN AVE 4-1 BUILDING USE: Residential BUILDING FEATURES: Open porch with hip roof and wood rail, horizontal wood siding, wood trim, wood door, exposed rafters, gable vents, cement foundation infill SITE FEATURES: Concrete walkway, wood fence COMMENTS: w k P IJI �1'. Ott .fil .,r WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3420 CHARLES AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210075250 1930 2 1 House 5,000 1,323 Hip Fair Asphalt shingles Metal, SHS, 2/2 Fair With }1114_21 �411 34---1 4_� �4' CHARLES AVE 3420 CH0IL. S AV 1 1 3� - 4 '3 34")F, 3444_18 3� 382 � 3a24 _33.57 4335311 '.415 4`t 3371' 338'5 3371 3347Jz4- 4- 4r, FR A ly K 28142(-, 13, O J,r' _W4 BUILDING USE: Residential BUILDING FEATURES: Two-story porch with first floor screened and second floor enclosed, horizontal and vertical wood siding, wood trim, metal security gate over front door, concrete steps with side walls, coral rock foundation infill SITE FEATURES: Concrete walkway COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3427 SW 37 AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210074310 1925 1 1 House 3,600 694 Frow Homestead Gable; shed Good Asphaft shingles Metal, SHS, 1/1, 2/2 Fair Some with GRAND AVE 3427 SW 37TU AVE, I -8 171.1 3r.33 j717 THOMAS AVE 3---84J'_;8t3F-T236,�.4 A BUILDING USE: Residential BUILDING FEATURES: Enclosed front porch with hip roof, horizontal wood siding, wood trim, wood paneled door, louvered gable vent SITE FEATURES: Concrete walkway and driveway wheel strips, canvas car cover, hedge and mature trees in front and back yards, on -street parking COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3427 SW 37 AV CURRENT PHOTO TAX CARO PHOTO ������K����������U�����n�UN��������N�����o��� ������u� ���.x�ou. ��n�n���v�����.n� n��~mxu��n�����m ����F���K���«�^ ��,�,�~����UUU U^��� ���� x�n���nx���. �����v ��n���x�x�n��� Folio 0141210120641 Year Built 1934 rooM 3449 ,4 -* «��a�000 w ��m��o_��o ���n Number cfStohes 2 w * # � ' un ,w� w Number ofUnits34 '~ Building Type House Lot Size EiZOO *zLLzAM AVE '4+ ' u» `«» /�o,��mo`« , /n ' � Adjusted Area 1,397 / om Sub -Division DeHedomviUes Subdisivion BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with CURRENT CONDITION: hip roof and louvered shades, horizontal wood siding, wood trim, wood door, attic dormer, exterior coral rock chimney, RoofTypc Gable clamshell awnings Roof Condition Poor SITE FEATURES: Concrete walkway, chain link and metal picket fences, mature trees Roof Material Asphalt shingles in front yard, on -street parking, trees in right'of-wuy Window Type Wood, DHS, 1/1^2/2 COMMENTS: Appears tobeinpoor Window Condition Poor condition With orWithout K8untins Some with BUILDING HISTORY: ny 4 va I mome: A - ..e -Al>: .� .: -- I IFJ WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3475 / 3477 HIBISCUS STREET Folio 0141210074740 Year Built 1937 Number of Stories I Number of Units 2 Building Type Duplex Lot Size 4,950 Adjusted Area 1,333 Sub -Division Frow Homestead CURRENT CONDITION: Roof Type Gable Roof Condition Poor Roof Material Asphalt shingles Window Type Wood, DHS, 1/1, 2/2 Window Condition Fair With or Without Muntins Some with 44i', 3431) 33-44 t `tBiSCL!S ST, 1, 33133 3540, 4 347c�47 34344;34_� _1 13:N71. 13-21 -i'111 ;,W # W 481 X I WILLIAM AVE 3499 nr 34513 34507- 34Y, 3-51-17 ,33a473F673Z-21 iM 3475 345334'513441 1 0 . is 1 0, V9 A i * 0 q 4 BUILDING USE: Residential BUILDING FEATURES: Front porch with shed roof supported by metal posts, horizontal wood siding, wood trim, wood paneled doors, exposed rafters, louvered gable vent, concrete pier foundations SITE FEATURES: Concrete driveway, on - street parking COMMENTS: 4q v N WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3508 HIBISCUS STREET Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210076120 1911 1 1 House 4,850 974 Frow Homestead Gable, hip, shed, pyramid Good Asphalt shingles Metal, SHS, 1/1, metal, fixed Good Without °,.i4 J A 7, �53 13521 i�ll 'LLlAM A' 3508_�_IRIISCLIS §, T1"36133J4"8 34, -517 ,til4.- 4 528 53 i',76 5, o3o� 3 5 4 8 -K- 18 3 5, 1-553 W-6 4-,C, 9 BUILDING USE: Residential BUILDING FEATURES: Enclosed front porch with gable roof, asbestos shingle siding, wood trim, exposed rafters, gable vent, wood paneled door, cement infill to foundations, two-story tower section with pyramid roof, concrete stairs with side walls and decorative finials SITE FEATURES: Concrete walkway, chain link fence, mature trees in yard, on -street parking, trees in right-of-way COMMENTS: i o wo i + Vol WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3514 FROW AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210072630 1936 1 1 House 5,000 986 Frow Homestead Gable Fair Asphalt shingles Metal, awning Fair Without BUILDING USE: Residential BUILDING FEATURES: Enclosed porch, vertical wood siding and textured stucco exterior, vertical wood siding with scallop design to front gable, wood trim, wood paneled door, clamshell awnings SITE FEATURES: Wood car port COMMENTS: -i v<„ X551 3521 - 1 44,344-,:d:: •r � 4 Yl V • r 3477 •1 FROW 3514 FROWVE, 1.' 1'133 3344;q% =4, 4;47. <.�c rn 3sr, 3'^8754"3 •-- r a *33 ,ng 3.3E5356^3�o1 ?iW535253521 i3=,i:� ,, 3..,Y 9431 7451?4i - c BUILDING USE: Residential BUILDING FEATURES: Enclosed porch, vertical wood siding and textured stucco exterior, vertical wood siding with scallop design to front gable, wood trim, wood paneled door, clamshell awnings SITE FEATURES: Wood car port COMMENTS: ` 'rte � y ' `�. � A °_-i��.it�ya�... ate: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3517 HIBISCUS STREET Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins 0141210075170 1.920 1 1 House S,643 1,355 Frow Homestead Hip Fair Asphalt shingles Metal SHS, 1/1; metal awning; metal sliding Good Without BUILDING HISTORY: City Directory, 1929 : Albert Culmer, student 47, - 47� 344.' 343�- 341' 48 4i" I snrILLIAM AVE f'­ 53633ZIP.H[E�SC,S ST 1 "41 J4 , D t-,173523 3_51'3:68 4- 1 _147,-, rl rl WO; BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with hip roof and vertical wood siding, wood trim, metal security gate, external CBS chimney SITE FEATURES: Concrete walkway, chain link fence, on -street parking, trees in right- of-way COMMENTS: ftb v - tf r Lloi- I S� ` _ WOOD FRAME VERNACULAR RESIDENCES ADDRESS; 3536 WILLIAM AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210076140 1929 1 1 House 5,250 551 De Hedouvilles Subdisivion Gable Fair Asphalt shingles Wood, DHS, 1/1 Fair Without - 1 0Y a -II y I 3479 17:.31 3:_1 1511 3dE. 3536 MN 1, .LIAAVE. +-t�ai:a.32_'i � N N � LG r� x SJ'I%i:if•1_i��i�'.i'•.�3-:�{4.11wl_I i'..=�.5 i4'. BUILDING USE: Residential BUILDING FEATURES: Open porch with shed roof and decorative roof brackets, horizontal wood siding, wood screen door, wood trim, concrete block piers SITE FEATURES: Chain link fence, mature trees, on -street parking COMMENTS: House appears to be under repair WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3536 WILLIAM AV CURRENT PHOTO TAX CARD PHOTO WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3537 CHARLES AV Folio 0141210076240 Year Built 1930 Number of Stories I Number of Units 1 Building Type House Lot Size 5,000 Adjusted Area 699 CURRENT CONDITION: Roof Type Gable Roof Condition Fair Roof Material Asphalt shingles Window Type Metal, SHS, 1/1; metal, awning Window Condition Fair With or Without Muntins Without BUILDING HISTORY: ;49 -4 3537 CA a in 31 BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with hip roof, vertical wood siding to porch, horizontal wood siding to house, exposed rafters, wood trim, gable vent, clamshell awnings, metal screen door SITE FEATURES: Concrete paver walkway, chain link fence, on -street parking COMMENTS: Wli t 'T 5 a" rd� meq-- fff 'I lk jr Ar �. • r ! b � _ s WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3566 THOMAS AV Folio 0141210075490 Year Built 1937 Number of Stories 1 Number of Units 1 Building Type House Lot Size 5,000 Adjusted Area 1,111 Sub -Division Frow Homestead Roof Type Hip Roof Condition Fair Roof Material Asphalt shingles Window Type Wood, DHS, 1/1 Window Condition Fair With or Without Muntins Without BUILDING HISTORY: 3531 '15 3 iii a= '3� e35,,q �355w3�4� .2�•+ ny's l<"'Y f6 • y �J 3586, THOMA,3 DAVE. 9 33133,_-,., � 1 ,1 7'] .1211 48; i35�3.627j,,17 ii I i BUILDING USE: Residential BUILDING FEATURES: Open incised porch, vertical wood siding, wood trim, wood paneled door, metal screen door, wide eaves overhang, tiled stairs with concrete side walls, exterior stucco chimney SITE FEATURES; Concrete walkway, mature trees, on -street parking COMMENTS: f 4 _ WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3573, 3571, 3571R HIBISCUS STREET Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division 14111 1.1.14 19K0]►Ir7111[a]01E Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins 0141210077120 1935 1 6 Multiple Duplexs 4,950 2,203 Frow Homestead Gable Fair Asphalt shingles Wood, DHS, 1/1, 6/6 Poor Most without BUILDING HISTORY: City Directory, 1929 : Albert Culmer, student x_{4739;°. ±515, ?ilii • :-W. 4-.-- -ia-. .I I.'.��I - � r do, FRANKL]N ;g357235iA X67, 3 H;JE1SCS ST; ��tz1 P3 :3,t 3a,�z =3x3„ a4 a ' 3424 aaIl2 a 'P9.12-i3418f 93414 422 0341,; - a e? 7` f FR AVE MARLFR AVE BUILDING USE: Residential BUILDING FEATURES: Open porches with shed roofs and exposed rafters, horizontal wood siding, wood trim, wood screen doors, concrete and concrete block piers SITE FEATURES: Minimal landscaping, on - street parking COMMENTS: Three houses If Y ! !`e PC- WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3573, 3571, 3571R HIBISCUS STREET �0������ ������ ����������UUU�A� U����N��������� �������� nm���n�nu~ »xm~n�n���n����x�m� m�u..�m��u.u�v�u..� ADDRESS: 3581 HIBISCUS STREET |nhu Year Built Number of Stories Number ufUnits Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roo/Type Roof Condition Roof Material VVindovvType Window Condition With nrWithout K4undns BUILDING 0141210077140 1940 l House 4'950 757 Frow Homestead Gable, shed Good Asphalt shingles Metal, SHS, 8/8 6/6 Good With ��� ro�mm �r oo ,mn `�v ' ° �zn �42m'wo 4- o ol oo /«x 3681 ST, 1,33133 nm 14/2' � uw» ' F' -'- u / ^ nA«s wAnLcnA«c BUILDING USE: Residential BUILDING FEATURES: Open porch with shed roof and exposed rafters, horizontal wood siding, wood trim, louvered gable vents, wood paneled door, concrete piers SITE FEATURES: Concrete walkway and parking area, chain link fence, mature trees, on'stneetparkin8 COMMENTS - WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3581 HIBISCUS STREET CURRENT PHOTO TAX CARD PHOTO WOOD FRAME VERNACULAR RESIDENCES ADDRESS. 3586 / 3588 CHARLES AV, 3541 / 3543 PLAZA ST Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 1 4 Duplex 5,000 1,892 Frow Homestead Gable Fair Asphalt shingles, metal shingles Wood, DHS, 1/1, 3/1; metal, SHS 1/1 Fair Most without �,3 :62 8iqqt1ARL AV 1�s, � a 3�3+ =� �3 S3 9 WA06306213615: 501E • i r 3f,3r_,333i3 2F,3G1', 3570 *357*3J97 6*T 35�B1i357+357x4 �a BUILDING USE: Residential BUILDING FEATURES: Open porches with shed roofs, horizontal wood siding, exposed rafters, wood trim, wood paneled doors, wood screen doors SITE FEATURES: mature trees, on -street parking, trees in right-of-way COMMENTS: Two duplexes A3 -fid -+--s, ....... 0141210076360 N ,331623361; -��'-• .. 1'•? i`�i:j 4',53 3J47 1935. r s w 1 4 Duplex 5,000 1,892 Frow Homestead Gable Fair Asphalt shingles, metal shingles Wood, DHS, 1/1, 3/1; metal, SHS 1/1 Fair Most without �,3 :62 8iqqt1ARL AV 1�s, � a 3�3+ =� �3 S3 9 WA06306213615: 501E • i r 3f,3r_,333i3 2F,3G1', 3570 *357*3J97 6*T 35�B1i357+357x4 �a BUILDING USE: Residential BUILDING FEATURES: Open porches with shed roofs, horizontal wood siding, exposed rafters, wood trim, wood paneled doors, wood screen doors SITE FEATURES: mature trees, on -street parking, trees in right-of-way COMMENTS: Two duplexes amom ,. } r ' �F�'FF.fff ��• 7iiir / $ lit _� /'��i !j__ a� i r ',`9 .. A � r� r WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3586 / 3585 CHARLES AV, 3541 / 3543 PLAZA ST TAX CARD PHOTO WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3587 HIBISCUS STREET Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION:. Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210077050 1935 1 1 House 8,300 1,129 Frow Homestead Gable, shed Fair Asphalt shingles Metal, awning Fair Without 1,,(,4 3142 3570 � 3428+41',5 :.cif:' I • a_4< 1„} ._ a +4'24 i41 3587 HIBISC S ST; 14,3j13 `4' `3 41. ER AVE MARLER AVjE 3aas BUILDING USE: Residential BUILDING FEATURES: Enclosed porch, horizontal wood siding, wood trim, wood paneled door, side addition with asbestos shingles, exposed rafters, clamshell awnings SITE FEATURES: Concrete walkway, mature trees, on -street parking COMMENTS: jkfd �g N IJ AS Iy e' . _tf ._�-.:� / es," • r ; ���} � it " �✓'-♦ ¢mrs Sys - ay � ♦ WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3589 / 3593 FRANKLIN AV Folio 0141210076380 Year Built 1934 Number of Stories I 3589 FRAqKLIN 1-�;J 'W' �61f. -21 3 Number of Units 2 j, -8c35803572235 -A JA2 Building Type House Lot Size 5,000 Adjusted Area 1,520 BUILDING USE: Residential BUILDING FEATURES: Open porches with CURRENT CONDITION: hip roofs, wood supports and decorative brackets, horizontal wood siding, exposed rafters, wood trim, wood paneled doors, Roof Type Gable gable vents, tiled stairs wood handrails Roof Condition Fair SITE FEATURES: Concrete walkways, chain link and wood fences, mature trees, on - Roof Material Asphalt shingles street parking Window Type Metal, SHS, 4/4 COMMENTS: Window Condition Good 2 buildings on same folio. With or Without Muntins With 3593 sits on same parcel and is included on the same folio. BUILDING HISTORY: .-- vW'�-A °� •.i fir' r� .a' .'1 ri4r� y g �a t� f • �, ice'^� xy -00 y r v '.4 e. l o i - 10 t*A \ f q . � , .�_:¢ jib _ •• ' - b ws WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3603 CHARLES AVE Folio 0141210076110 Year Built 1928 Number of Stories 1 Number of Units 1 Building Type House Lot Size 2,500 Adjusted Area 1,033 Sub -Division Frow Homestead CURRENT CONDITION: Roof Type Gable Roof Condition Fair Roof Material Metal shingles Window Type Metal, awning; jalousie Window Condition Fair With or Without Muntins Without BUILDING HISTORY: tr,mll . _�ii13�?:}.3n1=.4ij✓• -,1 -336.03THARL� A'y E, 1. 33133_`_ il4 i 108 i6_e2j1 H j 24 ih1°]11'• iti8f' j57 -.i J_,— : V-87 8? * @ b 4 va s,4 i a in31?;''I-.•'I'. 3i;+:'1 .547 S81",Ar;i3 BUILDING USE: Residential BUILDING FEATURES: Open porch with shed roof, exposed rafters, and metal supports and railings, horizontal wood siding, wood trim, wood screen door, concrete piers. Two-story rear addition with shed roof, stucco walls, metal SHS and jalousie windows SITE FEATURES: Porch accessed from sidewalk, concrete paver wheel strips, chain link fence, on -street parking, trees in right- of-way COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3603 CHARLES AVE CURRENT PHOTO TAX CARD PHOTO Alp- WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3616 THOMAS AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210075650 1923 1 1 House 5,000 836 Frow Homestead Gable Fair Asphalt shingles Metal, SHS, 1/1; wood, DHS, 1/1 Fair Without ~T JJJ _JJ }r,3� 'I'1- i ill ; 10MAS AVE 3616 THOMAAVE; 1 3i"33 14 9437l3GC BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with hip roof, horizontal wood siding, wood trim, louvered gable vents, wood paneled door, canopy supported by wood brackets over front door, vertical wood strip foundation infill SITE FEATURES: Concrete walkway, chain link fence, mature trees in back yard, on - street parking COMMENTS: um WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3628 FROW AU Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins *111I11710[cl;I&Ii9];Y l 0141210072630 1936 1 1 House 5,000 986 Frow Homestead Gable Fair Asphalt shingles Metal, SHS, 1/1, 4/4 Fair Most without r - - - .s O � R M • liiiiY�i i5=a-. +n I tic.11 {1_.�-S,12c.�,"t i;<C� —4 � 3620 FROW,,AVE, 1, 33133 3. :-3- . ar.Ir_�.r_ ,z;,r, 355 :3 19„gg FLORIDA AVE 3364335 4 1:62 BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with hip roof, vertical wood siding, wood trim, exposed rafters, louvered gable vent, concrete piers SITE FEATURES: Concrete walkway, metal picket fence, mature trees, on -street parking, trees in right-of-way COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3635 / 3637 OAK AVE Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210070950 1925 1 2 Duplex 5,000 1,225 Frow Homestead Gable Good Asphalt shingles Metal, DHS, 1/1 Good Without 3�229 i366 • 366A54 4 � �U37 651 36413635 ,3r,27 3F 6122f PERcIVAL AVE W,4438 3 Q C. 36123I-4 3637 OAK 8VE. kA -41 BUILDING USE: Residential BUILDING FEATURES: Open porch with gable roof, wood balustrade and posts, and exposed rafters, horizontal wood siding, wood trim, gable vents, wood lattice foundation infill SITE FEATURES: Concrete walkway, chain link and wood fences, on -street parking COMMENTS: w. x' •y i i lip WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3644 FROW AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210072410 1928 1 1 House 5,000 668 Frow Homestead Gable Poor Composition roll Jalousie Poor Without 33p --r 'sr'r.3�sTii?nf„iii, Fig.ltl?^4d ?53 r; 352,1 32. If,2n 6513��'s.g _. . y • ® 7 y y y i6 Y33fni 40 364136',il:"•� �' 351'. 1 ') tyBC9. F,6�, igii3 y ���`� � 'r 3�s�-,� i_!� 3644 FROW, �V,E, 1, 4AI33 -W.-f,a • �, FLORIDA AVE 33643354 c 3572 x 355236541r�Co3648 ,3r32 of 13374 BUILDING USE: Residential BUILDING FEATURES: Screened porch with hip roof, horizontal wood siding, wood trim, wood door with half view and metal security grille SITE FEATURES: Concrete walkway, concrete paver wheel strips, chain link fence, mature trees, on -street parking COMMENTS: ♦�T MR ow 4 3 —mom._ . 1.a. 4i W— i s WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3658 3656 3660 3662 THOMAS AV Folio 0141210075700 j Year Built 1936 24 36KI 3!�- . �(i - '4 - _1427 03 673 9 Number of Stories 1 THOMAS AVE 3658 T�PIVIA,� AVE,,J,4J;1P3,,,, .4 V 3 Number of Units 4 Building Type House Lot Size 10,000 A Adjusted Area 3,002 i 71--l' Sub -Division Frow Homestead BUILDING USE: Residential BUILDING FEATURES: Open porch with hip CURRENT CONDITION: roof, horizontal wood siding, wood trim, wood screen doors, exposed rafters, gable vents, concrete piers Roof Type Gable SITE FEATURES: Concrete paver walkway, Roof Condition Fair mature trees, on -street parking Roof Material Asphalt shingles COMMENTS: Window Type Wood, DHS, 2/2, 1/1 Window Condition Fair With or Without Muntins With BUILDING HISTORY: -AP WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3658 3656 3660 3662 THOMAS AV TAX CARD PHOTO ������K� ������ VERNACULAR ������UK�������%� �xvv�'m�'�� nn�o~muw'nu~ mru~mmn�������u~n��xa ��m.~�n��u.n���u~~� ADDRESS: 3671 WILLIAM UAM AV Folio Year Built Number o[Stories Number ofUnits Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material VVindowType Window Condition With orWithout Muntins BUILDING HISTORY: 01412I0075760 1924 1 House S'U00 763 FnomHnmegead Clipped gable Good Asphalt shingles Metal, SHS, 1/1 Good Without r*omAs AVE ~ `- 3671 .o BUILDING USE: Residential BUILDING FEATURES: Open porch with flat roof, wood supports and decorative brackets, horizontal wood siding, wood trim, exposed rafters, louvered gable vent, concrete piers SITE FEATURES, Concrete paver walkway, chain link fence, mature trees in backyard, on'strpetparkinD COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3671 WILLIAM AV CURRENT PHOTO TAX CARD PHOTO WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3673 WILLIAM AV Folio 0141210075750 Year Built 1928 Number of Stories 1 Number of Units 1 Building Type House Lot Size 5,000 Adjusted Area 747 Sub -Division Frow Homestead CURRENT CONDITION: Roof Type Gable Roof Condition. Poor Roof Material Composition roil Window Type Wood, fixed, 1/1 Window Condition Poor With or Without Muntins With BUILDING HISTORY: THOMAS AVE 367S'' 1I1 -11 -IA AV�a_J C4-, x _ BUILDING USE: Residential BUILDING FEATURES: Screened porch with gable roof, attached car port with shed roof, horizontal wood siding, concrete piers, lattice foundation infill SITE FEATURES: Chain link fence, mature trees, on -street parking COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS; 3673 WILLIAM AV CURRENT PHOTO TAX CARD PHOTO WOOD FRAME VERNACULAR STRUCUTRES ADDRESS: 3727 THOMAS AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 01412100070770 1934 1 1 House 1,505 610 Gable Fair Composition roll Metal, SHS, 8/8 Fair With lion Ave 13727 Thomas Avenue Thomas Ave BUILDING USE: Residential SITE FEATURES: Enclosed porch with shed roof, horizontal wood siding, wood trim, exposed rafters, louvered gable vent, half view wood paneled door, Bahama shutters COMMENTS: Vinyl fence, coral rock landscape features, mature trees WOOD FRAME VERNACULAR STRUCUTRES ADDRESS: 3727 THOMAS AV CURRENT PHOTO TAX CARD PHOTO d WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3738 OAK AVE Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200060730 1930 1 1 House 4,400 1,046 Mac Farlene Homestead Gable Good Asphalt shingles Metal, awning Fair Without 3770 .i7P'7 3287 3751• 3M, 3821 3738 E, 7339 72 4 3i:' 3xoriO}7ArK 384E g3<l i sw a e380ir 2323 i iii • _ j: 53773 +;=33?4°,3737 1.3p i?rli it 41 ip 7r17 .s r a X3771 2343 3344 3'5Ri?;ir3i36371gg 1 a 7- 33J2 uh 3e2,1 8_j9 Y BUILDING USE: Residential BUILDING FEATURES: Screened porch, horizontal wood siding, wood trim, gable vents, clamshell awnings, metal door grille, lattice foundation infill SITE FEATURES: Concrete driveway, wood fence COMMENTS: � ®�,�2w 2 @ 41i • � - a\� �\: .��*2 � ca: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3746 WASHINGTON AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200070580 1937 1 1 House 4,375 664 5t. Aibans Park Gable, shed Good Asphalt shingles Wood, DHS, 6/6 Poor With ;-ai iF.- r -, M F4 trj 3746WASH ONPAW�1,���1;3,� �<a 355, 'B2+3R�ig�3,:* � #3 ai?371�. THOMAS AV[ J 6 N +ar=t J BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with shed roof and window louvers, horizontal wood siding, wood trim, exposed rafters, clamshell awnings, concrete piers SITE FEATURES: Concrete walkway COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS. 3746 WASHINGTON AV CURRENT PHOTO TAX CARD PHOTO WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3748 WASHINGTON AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200070590 1937 1 1 House 2,625 772 St. Albans Park Gable Fair Composition roll Wood, DHS, 1/1, 4/4, metal awning Fair Some with 3740 3738 3?16! 38-1�1R:+ iF?7 �'30 3755 • I 181 17 3748 WASql GOhl X313. 3423 17 442 -41 THOMAS AVE BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with shed roof and window louvers, horizontal wood siding, wood trim, exposed rafters, metal door grille, glass blocks around entry door, lattice foundation infill, concrete piers SITE FEATURES: Concrete walkway COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3748 WASHINGTON AV CURRENT PHOTO TAX CARD PHOTO WOOD FRAME VERNACULAR RESIDENCES ADDRESS:. 3758 / 3760 FROW AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200060490 1938 1 2 Duplex 5,000 1,097 Mac Farlane Homestead Gable Fair Asphalt shingles Wood, DHS, 1/1 Fair Without - 3r, 3114 .:332, 3 `,3 3758 FROW AVE,11,41.gl. 3�7i _i:M 0 y p 370 3321 a 33s� : = �- 7 38ii1 ;i?yc3?81 }75g3?5 3? 4 _ ' �-.} 335 381 h 3839 * + *" r ,r . • __ -- - — 33? 1 71 <�r1 -psr,381J -` 38 „ 338 i725 339 BUILDING USE: Residential BUILDING FEATURES: Open porch with hip roof, horizontal wood siding, wood trim, exposed rafters, gable vent, wood paneled doors, concrete block piers SITE FEATURES: COMMENTS: 77� WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3769 FLORIDA AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200060350 1940 1 1 House 791 4,500 Mac Farlane Homestead Gable Good Asphalt shingles Metal, SHS, 8/8, 1/1 Good With a; 1d .1{ = 44 3355 3769 FLORID AV 1?+ir: 4 382-t81' �� ',� 01 0 .736i�1 3839 ,178.13" 153° • rn a J z 33,74 i5±,': M --- -- �374,33T3,+734 4'1�- <:.��_'., �sn13=--r.a 938 �3F 4718 --.I -1•., R . 33t BUILDING USE: Residential BUILDING FEATURES: Open porch with gable roof, horizontal wood siding, wood trim, exposed rafters, metal door grill, louvered gable vent, exterior stucco chimney with decorative cap, concrete block piers SITE FEATURES: Concrete walkway, chain link fence COMMENTS: f i ,_ _ ;_. -^Y� . � ' *"'. a .. . ,. r -sr.-. .. _ _ :` - - � � '� � i ` �: - ,� ,�_ . �. - '.�• �;,. ?, s ----- -."" � - :r �..� � ,� fi�'. ,}c, - - i �`��. �.n J � s� ..Y"`. .v�-�. yy���� ��y ��(j - a n � .. ,; �,�, ��� �� _ ��,. 1 � � � � • � i • r' }' ' � � J e �' �w i .�, � 1 1 �' �� �� .� ��,. . �! � �� j ��_!}.' � ��� � ' � � ��, • ,. ` � �� ♦ � ."_�:.ice. 1 .. __ - •�, i e , _. r '`• �^ !. �++ �; r` ,, �' .= t WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3790 FROW AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200060450 1930 1 1 House 5,000 835 Mac Farlane Homestead Gable Fair Metal shingle Wood, DHS, 1/1 Good Without U ■"-- .1a411u�cv • Iii? 4614 i7f,"% -1 ■ * 3790 FROW AVE,,J,- ,133 — m 70 a- 3?i-,%_.J. ' 471J,iF.i't s8, 3. Via: }t:s�„r.13- A_g4i?Sti:,3>-aii ■ M e e 471 P ., - .•1, _ ,3';1 ---=-4_-:°.:37. t 1 Yl BUILDING USE: Residential BUILDING FEATURES: Open porch with standing seam metal shed roof, horizontal wood siding, wood trim, louvered gable vent, concrete block piers SITE FEATURES: Concrete walkway, chain link fence, mature trees COMMENTS: N. 1 41 r 5 r� r E ; t7 draw+ « may`.• ' �Y' ~ ' WOOD FRAME VERNACULAR RESIDENCES ADDRESS. 3797 WASHINGTON AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200070050 1932 1 1 House 3,500 980 St. Albans Park Cable Fair Asphalt shingles Metal, SHS, 2/2 Poor With -il 3797 WASH NG ON 3 E.71 WA5HINGTON AVE THOMAS AVE BUILDING USE: Residential BUILDING FEATURES: Enclosed front porch with window louvers, horizontal wood siding, exposed rafters, louvered gable vent, exterior coral rock chimney, textured stucco foundation infill SITE FEATURES: Concrete walkway, chain link fence, mature trees COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3797 WASHINGTON AV CURRENT PHOTO TAX CARD PHOTO WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3802 OAK AVE Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200060680 1932 House 4,450 1,129 Mac Farlene Homestead Gable Fair Asphalt shingles Metal, awning Fair Without prRCIVAL Avr 1W 0 AK AVE 38o 2gA.K LWE. &,3 .I,33 ;s„ 3 32. %72, -7 ly 37 ­ -3 , .1 -07 37 164 0 rn LF) BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with gable roof, horizontal wood siding, wood trim, exposed rafters, gable vent, wood paneled door with fanlight, clamshell awning over front door SITE FEATURES: Concrete walkway and driveway, free-standing car port with flat metal roof and metal supports, metal picket fence COMMENTS: 17— 1pl-- qp v WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3820 OAK AVE Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200060670 1932 1 1 House 4,450 1,129 Mac Farlene Homestead Gable Fair Asphalt shingles Metal, SHS, 1/1 Fair Without O F11 OAK AVS 4qp 9A VE, 118.11a 11n1��8382. io.,, I -T 41--.14 ;71,_ X ]17 III A U) BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with gable roof, horizontal wood siding, wood trim, wood paneled door, gable vent, lattice foundation infill SITE FEATURES: Brick paver walkway COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3821 OAK AVE Folio 0141200060850 Year Built 1937 Number of Stories 1 Number of Units I Building Type House Lot Size 6,600 Adjusted Area 1,333 Sub -Division Mac Farlene Homestead CURRENT CONDITION: Roof Type Gable Roof Condition Poor Roof Material Metal shingles Window Type Metal, SHS, 1/1; wood, casement, eight light Window Condition Fair With or Without Muntins Without BUILDING HISTORY: I. .. * - -7 1623 ?.?13.. �1-,. All, 31 N, E. RcIVAL A V F 132 328. 13h 7 4,,• 0 W1 ORF E, 1, 33133 `3 P1 d OAK AVE 2 118114 11"" .,b 6384E j822 3820 1C.7 K-14 1 7f, -Cil W. 377 JE 0 BUILDING USE: Residence BUILDING FEATURES: Enclosed incised porch, horizontal wood siding, wood trim, metal door grille, clamshell awning over front door, concrete steps with side walls, coral rock foundation infill SITE FEATURES: Concrete walkway COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3821 OAK AVE CURRENT PHOTO TAX CARD PHOTO u 54 �i L.,-, -. 'Al Wil• ` .. x 10'� ' 4 s ry7j.�r�� WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3822/3826 OAK AVE Folio Year Built Number of Stories Number of Units Bukding Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200060660 1941 1 2 Duplex 4,450 1,707 Mac Farlene Homestead Gable Poor Asphalt shingles Metal, SHS, 6/6 Fair With AISG , 110 C� OAK 11''IlaN' b: RA E, 11'.tl Ivry 1-,7 4-44 371,7 -,7c� 1379-, VE - - - 3776 . 758 vInc, IfI4 3793792379-Mi- I­ . Ile. ca *174 1 82lK#17,9 3, ei s 7 i3,:q 3 7 . -j * 4 I I H7 47�.�, - - �,;j 7P. 13 7,3 7c iS�c X BUILDING USE: Residential BUILDING FEATURES: Open incised porch with wood supports and balustrade, horizontal Wood siding, wood trim, exposed rafters, wood screen doors, louvered gable vent, clamshell awnings, concrete piers, lattice foundation infill SITE FEATURES: Mature trees COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3822/3826 OAK AVE CURRENT PHOTO TAX CARD PHOTO WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3837 / 3841 THOMAS AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200070680 1935 1 2 House 3,500 1,536 St. Albans Park Fiat Fair Built-up Metal, SHS, 1/1, 1/2 Fair Some with 3- 17 87 WASI]INGTO? 3837 THOMAJ AVF J7, THOMAS I AVF BUILDING USE: Residential BUILDING FEATURES: Open porch with shed roof and exposed rafters, horizontal wood siding, wood trim SITE FEATURES: Concrete walkway, wooden picket fence, mature trees COMMENTS: 4s ac ::2,. 41P -.C-, ''sem ,� w`; _� r �' -fA WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3859 WASHINGTON AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division Cate) :�:Z i�I�I L�7 �� C•T►RI Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200070210 1934 1 1 House 3,500 819 St. Albans Park Shed Pair Built-up Wood, DHS, 1/1; metal, awning Fair Without 3859 WASHINGJQN AV�• 7, 339 3 �y ��Z}-sn3, r. WASr- ' i646 ]a I i8=,dig{� i8�3i8::1 1 sn`<= 3Enil it BUILDING USE: Residential BUILDING FEATURES: Enclosed porch, horizontal wood siding, wood trim, exposed rafters, wood paneled door, lattice foundation infill, concrete block piers SITE FEATURES: Concrete walkway, chain link fence, mature trees COMMENTS: ` r yam.': P` �C:� t y'1�i1 s• ' �i F AV& WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3875 WASHINGTON AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200070230 1935 1 1 House 3,500 1,123 St. Albans Parr Gable Fair Asphalt shingles Metal, SHS, 1/1 Fair Without 4718 _ ?6��38313811 13_ 137 133 12? 113 1G7. � � , Ira 171 + }...R., M A3rno 3875 WASHING I NAME, 1, 3�A4 38; 3963 3'V)3525 39G23693 _38'1385u + ,,p "3R2:,�- r i3333g2' 11 •38 1 i 7 W 38;� 382, 3.9513837 '162318 + • X382`, F BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with stucco walls and hip roof, vertical wood siding, wood trim, louvered gable vent, wood paneled door, lattice foundation infill, attached car port with flat roof, masonry support columns, and concrete floor SITE FEATURES: Concrete paver wheel strips, mature trees with very large tree in back yard COMMENTS: TrIt wlirSAWk WOOD FRAME VERNACULAR STRUCUTRES ADDRESS: 3963 WASHINGTON AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins 1.111110110 1:2 :1ll I Ls] Xf. 0141200070330 1930 1 1 House 3,500 476 St. Albans Park Gable Fair Asphalt shingles Metal, SHS, 2/2, 1/1 Fair Some with �iido Arc Florida AVF bles Pointe Piaza Site ID and Ave 03963 Washington grant rge Washington Avenue 'ti ler Middle School v _ ^ Esther Mae Armbrister = Fr Park BUILDING USE: Residential BUILDING FEATURES: Enclosed front porch with gable roof, horizontal and vertical wood siding, wood trim, exposed rafters, louvered gable vent, wood paneled door, lattice foundation infill SITE FEATURES: Concrete steps and access ramp with metal handrails, concrete parking area, mature trees XQLT 1►�il�►`��'� �e11•f a4 . � � � eR •'' ± �` �y a "'"•� N E �� �•� �Tr ;i aAfft- �� i eP #.e _ acroia G` Wk • �� � . e. r � K y� w WOOD FRAME VERNACULAR RESIDENCES OF COCONUT GROVE VILLAGE WEST MULTIPLE PROPERTY DESIGNATION City of mian ...i.. !_ 7. Legend Q Subject Parcels Metro Rail Station 3 p — Metro Rail _-- Parce�s k o A J1 yErsuwx Lx 9 - a �D,ussw.m �d 4� to A Historic and Environmental Preservation Board tiw City of Miami Y it .r fe Fc0' Ftp 1 REPORT OF THE CITY OF MIAMI PRESERVATION OFFICER TO THE HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD ON THE POTENTIAL DESIGNATION OF WOOD FRAME VERNACULAR RESIDENCES IN COCONUT GROVE VILLAGE WEST AS A MULTIPLE PROPERTY DESIGNATION Prepared By: Vickie Toranzo Historic Preservation Planner Reviewed By: Warren Adams Historic Preservation Officer Passed and Adopted On: Resolution Number: Contents I. General Information............................................................................................................. 4 II. Preliminary Statement Of Significance............................................................................... 5 Ill. Description..............................................................................................................................6 IV. Architectural Style ................................................ a...................................................... .......... 9 V. Application of Criteria......................................................................................................... 10 VI. Bibliography..........................................................................................................................11 VII. Photographs.........................................................................................................................12 VIII. List of Properties.................................................................................................................. 12 3 I- General Information Historic Names: Kebo, West Coconut Grove, West Grove, West Village Architectural Period of Significance: 1911-1941 Location: Coconut Grove Present Owner: Multiple Owners Present use: Residential Zoning: Various 34 Folio No.: See attached list. Boundary: Bird Avenue to the north, Mac Donald Street and Main Highway to the east, Jefferson Street to the west, and Marler Avenue to the south. 4 II- Preliminary Statement of Significance The wood frame vernacular residences of Coconut Grove Village West are associated with the overall establishment and continued settlement of the area by black Bahamians, African- Americans from the South, and their descendants. These wood frame structures are associated with the community's contributions to the development of Coconut Grove. Although some alterations have taken place over time, they have been sensitively undertaken and built using appropriate methods and materials. As such, the properties retain sufficient integrity of design, setting, materials, workmanship, feeling, and association to be included in the multiple property designation. III- Description Three previous designation reports were written for three historic sites located within the boundaries of the proposed multiple property designation. Much of the research that was conducted and compiled for these previous designation reports relates to the overall development history of this particular section of Coconut Grove and text from these reports is included below. The Evangelist Street/Charles Avenue Designation Report' The legacy of the most peculiar and unique street in South Florida is directly associated with the Bahamian community that settled in the area known today as West Grove (or West Village) in Coconut Grove. Evangelist Street, as it was first named due to the number of churches it had, symbolizes the thriving black community that helped shape Coconut Grove and of which the local history could not be told separately. The particularity of West Grove development, which started on Evangelist Street, is the reflex of the circumstances that it came about; to understand it, it's necessary to acknowledge the culture of these skilled people that came to U.S. from the Bahamas not as slaves but as free men and women in search for a better life. Most Bahamians that settled in Coconut Grove were from the island of Eleuthera in the Bahamas where the majority of inhabitants were runaway slaves from West Indian plantations; many came with the Loyalists from the Carolinas as slaves during the American Revolution; and others were dropped there after slaves ships were liberated by British sailors when England abolished slave trade in 1807. The descendants of these former slaves moved through the Florida Keys with the Conchs becoming accomplished fisherman and seaman off the Florida coast, not unlike their forefathers who lived as freemen on the sea coast of West Africa.2They were excellent sailors, some even became ship captains; and besides being seaman, wreckers, and working in the agriculture the Bahamian people were also in the sponging and turtling industry. The mass immigration from the Bahamas to U.S. in the late 1800's was due to the Island's rocky soil that got exhausted and agriculture became unsustainable affecting the food supply and the means of living of many Bahamians that came to the Florida Keys to grow pineapples (a very lucrative industry at that time)'. Being the South Florida's topography similar to that of the island, the Bahamians knew how to plant this land and soon they made South Florida like home. 1 Novaes, Marina. "Evangelist Street/Charles Avenue Designation Report." 2012. z http://www.kislakfourdatior.org/milennium-exihibit/andrewsl.htm s http://www.kislakfourdation.org/mn lennium-exihibit/andrewsl.htm 0 George E. Merrick, founder of the City of Coral Gables, former President of the Historical Association of Southern Florida, and one of the founders of the University of Miami wrote in 1941: "Through the 70's, 80's, and right through the 1890's, they were practically the only available workers, the Georgia Negroes did not come in any volume until after 1900, after the coming of the railroad. In this West Indian period all of our heavy laborers were Bahaman Negroes. I believe these Bahaman Negroes had a most distinct and important influence, in that they brought inspiration to many of the first English, French, Northern and Southern planters; to all of those early settlers who at first were skeptical of the coral -rocky country, forbidding and desolate from the planting standpoint. In the Bahamas there is the same coral rock; and the Bahaman Negroes knew how to plant on it; and how to use it: and they knew too that all kinds of tropical trees would grow and thrive on this rock. They, too, had a vital influence upon our civilization in bringing in their own commonly used trees, vegetables and fruits. Soon these supplemented all those that had been brought in by the Bahaman whites — the sea -living Conchs. Such things were introduced as the pigeon pea, soursop, star -apple, sugar -apple, Jamaica apples, and all the anons — caneps, sapotes, and dillies. These fruits can still be found in best profusion in the Bahaman colored village in Coconut Grove (which was first called Monrovia, and which was the first Bahaman Negro settlement on the Bay) and also in their villages at old Lemon City, Cutler, and Perrine. These Negroes had built their homes in their own island of the coral -rock, and they brought here their skill in masonry building. Today, some of the oldest buildings in Coconut Grove and old Cutler are of the same construction which has been in use for one hundred and fifty years in the Bahamas. Built without cement with only the native lime mortar, these houses have withstood the countless hurricanes of the Bahamas! This knowledge of building with the native coral limestone came with Bahaman Negroes, as did so much other valuable knowledge and experience in the building of walls, roads, other uses of the coral; and uses of the land, and of the sea."4 E.W.F. Stirrup House Designation Reports The community of Coconut Grove began in the 1860s when land grants were offered on this prime bayfront property. Edmund Beasley, John Frow and John and Edward Pent were the earliest landholders. In 1873, the Cocoanut Grove Post Office was opened, giving a name to this pioneering community. The Grove thrived when Charles and Isabella Peacock came to the area and purchased 31 acres from John Frow. In 1883 they opened the first hotel on the South Florida mainland, the Bay View House, later renamed the Peacock Inn. As South Florida continued to grow and flourish, more and more labor was needed. Merrik, George E., "Pre-Flagler influences on the Lower Florida East Coast". Tecluesta - volume one. March, 1941. s Uguccioni, Ellen J., and Eaton, Sarah E. "E.W.F. Stirrup House Designation Report." 2004. 7 Ace Theater Designation Report6 The settlement of South Florida differs drastically from the rest of the United States. From Ponce de Leon landing on the southwestern coast in 1521 searching for gold and the fountain of youth to Andrew Jackson establishing a new territorial government on behalf of the United States in 1821, the Florida peninsula was nothing more than a wilderness with a few settlements of indigenous Indian peoples, Spaniards, runaway African American slaves, and free black men and women from the Caribbean islands, mostly from the Bahamas.' During the late 1800s, a mass immigration from the Bahamas to the U.S. occurred because the islands' rocky soil could no longer support simple agriculture and thus the food supply dwindled, making living in the Bahamas exceedingly difficult. Many Bahamians who came to Florida through the Florida Keys came looking for new opportunities$. After slavery was abolished in the English controlled islands, black Bahamians who were protected subjects of the British Crown9 made South Florida their home and readily cultivated because it was so similar to their native topography. Early Bahamian immigrants and white pioneers shared a common struggle for survival. The black Bahamians taught white pioneers how to plant the rocky soil, how to build hurricane resistant homes using local materials, and introduced all sorts of tropical plants that would grow in the local terrain.10 In exchange, white pioneers gave employment opportunity to black Bahamians. Similarly, with the end of slavery, African Americans from Georgia and the Carolinas migrated to South Florida, also seeking better lives and brought their skills and talents to their new homeland. Although the large black population of South Florida consisted mostly of African Americans from Georgia, South Carolina and the Bahamas, African Americans were never treated equally. Miami always had racial conflicts, which at times was quite bloody. Although, African Americans were usually the victims, they never accepted their victimization quietly. By 1920, blacks constituted 32% of Miami's population but occupied only 14% of the city's available space. At that time, Miami had a larger population of black immigrants than any other city in the United States except New York.11 6 Novaes, Marina. "The ACE Theater Designation Report." 2014. ' A Brief History of Florida, http://www.fIheritage,com/facts/history/summary/ 8 Novaes, Marina. Evangelist Street/Charles Avenue - Designation Report. City of Miami — Historic Preservation Division. June 2012. v Dunn, Marvin. Black Miami in the Twentieth Century. University Press of Florida. 1997, page 26. 1D Merrick, George E., Pre-Flagler influences on the Lower Florida East Coast. Tequesta — Volume I. March, 1941. 11 Brinkley, Alan. "The Unfinished Nation — A Concise History of the American People." Volume 2: from 1865, page 397 M IV- Architectural Style Frame Vernacular, as defined by the City of Miami Preservation Office Historic Design Guidelines, refers to a simple wood frame building, which is the product of the builder's construction experience, available resources at the time, and the surrounding environment. These structures are typically rectangular, of balloon frame construction, and rest on piers. They are one or two stories in height, with one-story front porches, and gabled or hipped roofs with overhanging eaves. Horizontal weatherboard and drop siding are the most common exterior wall materials. Some early buildings feature vertical board and batten siding or wood shingles, while asbestos shingles are common to post -1930s construction. Wood double -hung sash windows are typical. Ornamentation is sparse, but may include shingles, corner boards, porch columns, brackets, rafter tails, vents in the gable ends, and oolitic limestone detailing. iz 11 Logan, Trisha. "City of Miami Preservation Office Historic Design Guidelines." 2016. 11 V- Criteria for Designation The properties are eligible for designation under the following criteria as numbered in Section 23-4(a) contained in Chapter 23 of the City Code: 3. Exemplify the historical, cultural, political, economic, or social trends of the community; 4. Portray the environment in an era of history characterized by one or more distinctive architectural styles; 5. Embody those distinguishing characteristics of an architectural style, period, or method of construction; Ito] VI- BIBLIOGRAPHY A Brief History of Florida, http://www.flheritage.com/facts/history/summary/ (last accessed on February 26, 2018. Brinkley, Alan. "The Unfinished Nation —A Concise History of the American People." Volume 2: from 1865. City of Miami, Florida. Tax Cards 5-56-1132. Palmhurst. City of Miami, Florida. Tax Cards 5-56-1371. Carters Addition to Coconut Grove. City of Miami, Florida. Tax Cards 5-55-1661, Mac Farlane Homestead. City of Miami, Florida. Tax Cards 5-56-1691, Mac Farlane Homestead. City of Miami, Florida. Tax Cards 5-56-1750. Frow Homestead Amended. City of Miami, Florida. Tax Cards 5-56-1751. St Albans Park. City of Miami, Florida. Tax Cards 5-56-1891. Frow Homestead. City of Miami, Florida. Tax Cards 5-56-2111. Frow Homestead. City of Miami, Florida. Tax Cards 5-56-2389. Frow Homestead. City of Miami, Florida. Tax Cards 5-56-2469. Frow Homestead. City of Miami, Florida. Tax Cards 5-56-2501. Frow Homestead City of Miami, Florida. Tax Cards 5-56-2531. Frow Homestead. City of Miami, Florida. Tax Cards 5-56-2549. Frow Homestead. City of Miami, Florida. Tax Cards 5-56-2585. Frow Homestead. City of Miami, Florida. Tax Cards 5-56-2621. Frow Homestead. City of Miami, Florida. Tax Cards 5-56-2721. Frow Homestead. City of Miami, Florida. Tax Cards 5-56-2851. De Hedouvilles Subdivision. Dunn, Marvin. Black Miami in the Twentieth Century. University Press of Florida. 1997. http://www.kislakfoundation.org/milennium-exihibit/andrewsl.htm Logan, Trisha. "City of Miami Preservation Office Historic Design Guidelines." 2016. 11 Merrie, George E., "Pre-Flagler influences on the Lower Florida East Coast". Tequesta - volume one, March, 1941. Novaes, Marina. "Evangelist Street/Charles Avenue Designation Report." 2012. Novaes, Marina. "The ACE Theater Designation Report." 2014. Uguccioni, Ellen J., and Eaton, Sarah E. "E.W.F. Stirrup House Designation Report." 2004. VII- Photographs Included within the Survey forms. Vlll- List of Properties FOLIO ADDRESS CITY ZIP ZONING YEAR 0141210010490 3057 NEW YORK ST Miami 33133-4325 T3-0 1928 0141210020420 3102 HIBISCUS ST Miami 33133-4324 T3-0 1936 0141210020360 3146 HIBISCUS ST Miami 33133-4324 T3-0 1935 0141210075420 3242 CHARLES AVE Miami 33133-5802 T4 -L 1930 0141210075411 3250 CHARLES AVE Miami 33133-5802 T3 -R 1932 0141210075130 3297 CHARLES AVE Miami 33133-5801 T3 -R 1939 0141210075130 3295 CHARLES AVE Miami 33133-5801 T3 -R 1939 0141210075370 3298 CHARLES AVE Miami 33133-5802 T3 -R 1932 0141210075100 3325 CHARLES AVE Miami 33133-5803 T3 -R 1936 0141210075270 3388 CHARLES AVE Miami 33133-5804 T3 -R 1936 0141210075260 3418 CHARLES AVE Miami 33133-5806 T3 -R 1930 0141210075250 3420 CHARLES AVE Miami 33133-5806 T3 -R 1930 0141210074310 3427 SW 37 AVE Miami 33133-5705 T3-0 1925 0141210120641 3447 WILLIAM AVE Miami 33133-5835 T3 -R 1934 0141210074740 3475 HIBISCUS ST Miami 33133-5717 T3 -R 1937 0141210074740 3477 HIBISCUS ST Miami 33133-5717 T3 -R 1937 0141210076120 3508 HIBISCUS ST Miami 33133-5720 T3 -R 1911 0141210072630 3514FROW AVE Miami 33133-4923 T3 -R 1936 0141210075170 3517 HIBISCUS ST Miami 33133-5719 T3 -R 1920 0141210076140 3536 WILLIAM AVE Miami 33133-5729 T3 -R 1929 0141210076240 3537 CHARLES AVE Miami 33133-5713 T3 -R 1930 0141210075490 3566 THOMAS AVE Miami 33133-5735 T3-0 1937 0141210077120 3571 HISBISCUS ST j Miami 1 33133-5702 T3 -R 1935 0141210077120 3571R HISBICUS ST I Miami 1 33133-5702 T3 -R 1935 12 0141210077120 3573 HIBISCUS ST Miami 33133-5702 T3 -R 1935 0141210077140 3581 HIBISCUS ST Miami 33133-5702 T3 -R 1940 0141210076360 3588 CHARLES AVE Miami 33133-5714 T3 -R 1935 0141210076360 3586 CHARLES AVE Miami 33133-5714 T3 -R 1935 0141210076360 3541 PLAZA ST Miami 33133-5725 T3 -R 1935 0141210076360 3543 PLAZA ST Miami 33133-5725 T3 -R 1935 0141210077050 3587 HIBISCUS ST Miami 33133-5702 T3 -R 1935 0141210076380 3589 FRANKLIN AVE Miami 33133-5715 T3 -R 1934 0141210076380 3593 FRANKLIN AVE Miami 33133-5715 T3 -R 1934 0141210076110 3603 CHARLES AVE Miami 33133-5703 T3 -IR 1928 0141210073070 3281 FLORIDA AVE Miami 33133-5024 T3 -R 1924 0141210075650 3616 THOMAS AVE Miami 33133-5710 T3-0 1923 0141210072380 3628 FROW AVE Miami 33133-4920 T3 -R 1914 0141210070950 3635 OAK AVE Miami 33133-4907 T3 -R 1925 0141210070950 3637 OAK AVE Miami 33133-4907 T3 -R 1925 0141210072410 3644 FROW AVE Miami 33133-4920 T3 -R 1928 0141210075700 3658 THOMAS AVE Miami 33133-5710 T3-0 1936 0141210075760 3671 WILLIAM AVE Miami 33133-5711 T3 -R 1924 0141210075750 3673 WILLIAM AVE Miami 33133-5711 T3 -R 1928 0141210076000 3678 WILLIAM AVE Miami 33133-5712 T3 -R 1928 0141200070770 3727 THOMAS AVE Miami 33133-5639 T3-0 1934 0141200060730 3738 OAK AVE Miami 33133-4807 T3 -R 1930 0141200070580 3746 WASHINGTON AVE Miami 33133-5643 T3-0 1937 0141200070590 3748 WASHINGTON AVE Miami 33133-5643 T3-0 1937 0141200060490 3758 FROW AVE Miami 33133-4836 T3 -R 1938 0141200060490 3760 FROW AVE Miami 33133-4836 T3 -R 1938 0141200060350 3769 FLORIDA AVE Miami 33133-4864 T3 -R 1940 0141200060450 3790 FROW AVE Miami 33133-4836 T3 -R 1930 0141200070050 3797 WASHINGTON AVE Miami 33133-5642 T3-0 1932 0141200060680 3802 OAK AVE Miami 33133-4809 T3 -R 1932 0141200060670 3820 OAK AVE Miami 33133-4809 T3 -R 1932 0141200060850 3821 OAK AVE Miami 33133-4808 T3 -R 1937 0141200060660 3822 OAK AVE Miami 33133-4809 T3 -R 1941 0141200060660 3826 OAK AVE Miami 33133-4809 T3 -IR 1941 0141200070680 3837 THOMAS AVE Miami 33133-5640 T3-0 1935 0141200070680 3841 THOMAS AVE Miami 33133-5640 T3-0 1935 0141200070210 3859 WASHINGTON AVE Miami 33133-5644 T3-0 1934 0141200070230 3875 WASHINGTON AVE Miami 33133-5644 T3-0 1935 0141200070330 3963 WASHINGTON AVE I Miami 33133-5646 T3-0 1930 13 ����������������������UU����U����U����K����� ������u� n�«�n�nm~ ��m^u�����o��m^n� mm�~�nu�u.n�"���m ADDRESS~ 3057 NEW YORK STREET Folio Year Built NumberufStories Number ofUnits Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: RoofType Roof Condition Roof Material VVinclowTypc Window Condition With or Without K4unhns BUILDING HISTORY: 0141210010490 1928 I I House 6,250 1,174 Pa|mhunt Gable Good Asphalt shingle Metal, SHS, 4/4 Good with mu AVE \ aIno x» 335, u 3*a w | � 3T-24 Z . * rn� � - ---�*m w* * �»4 en �`053 45 , 3057 T1 mm �oe w mn �mm n w~r^ �// `�� ° —' n~ * wsK , BUILDING USE: Residential BUILDING FEATURES: Horizontal wood siding, asbestos shing|es,endosedporrh with hip roof, exterior coral rock chimney, gable vent, exposed rafters, entry stairs with side walls, wood paneled door SITE FEATURES: Garage, brick paver driveway, concrete walkway, metal picket fence, on -street parking, trees inright-of- way . �S • �I •. � r' ,�. ., ,..ter,.; 4,== 4w� Aft, i 3' - ' • y, r El M N Jr. _ , y .rteOL. . WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3102 HIBISCUS STREET Folio 0141210020420 Year Built 1936 Number of Stories 1 Number of Units I Building Type House Lot Size 4,950 Adjusted Area 767 Sub -Division Carters Addition to the Coconut Grove CURRENT CONDITION: Roof Type Gable; shed Roof Condition Fair Roof Material Asphalt shingles; composition roll Window Type Metal awning Window Condition Fair With or Without Muntins Without BUILDING HISTORY: 3102 HIBISCUS ST 1, 33133 126 121 9 .13134 44 j 3146 filar 314V `3131. 3148 145 9 3,14,r 3148 31, 3152 — 31 �10 0) 0 - -_ 3154 — ,7 1163 31:8 0 3162 162 175 3170 1— 181 3 178 : BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with gable roof, horizontal and vertical wood siding, wood trim, louvered gable vents SITE FEATURES: Concrete walkway, wooden shadowbox fence, on -street parking, trees in right-of-way COMMENTS: I WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3146 HIBISCUS STREET Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210020360 1935 1 1 House 4,400 848 Carters Addition to the Coconut Grove Gable Good Asphalt shingles Wood, DHS, 1/1 Good Without --...8 3120 q 1 x3125 31341-t 1 {14!,3<' *314 3146 H1Q.6C ST, 1, 3316 :14F. 6148 3149 3152 314c1 4{ 3162 +3157 sal CC' 4M.4 15 53 iF 1 3161 311:.2 q �3i71 —'3181 ;MA, i1r3 si1;'4 31 ss 31811 f31a7 3180 -1 11 iv, X31?8 13184 i m 31 c1c, � w X31 318; • 31 `86 4 i . { z3 I 3188 4W • 3463 r DAY BUILDING USE: Residential BUILDING FEATURES: Open porch with gable roof and wood rail, horizontal wood siding, wood trim, exposed rafters, wood paneled door, interior stucco chimney SITE FEATURES: Garage, asphalt driveway, concrete walkway, metal fencing and gates, on -street parking, trees in right-of-way COMMENTS: OA 0 ������R������������U����UU��������U��������� vvnvn�`*�'�� mn�»�unnvnu~ vvu~n�n,m������m~x��m� ��u~~�n��u.nnvm�x~�� ��K�K������^ ���~� o�K����U�� ���� x�n�n�ox���. ����� �~nn��nx������ Folio Ul4I21OU7542U32r m*�T .°~ ° °^ , 6�� Year Built 1930]� °�sr ~_~~r1- 324�CHAAVE, 1, 33133 Number nfStories 2 um ��«+ ° ° ° �z�-3, w163 ` Number ofUnits 1 + � �3ao Building Type House ^ m47 � Lot Size 20/000 3554 3 Adjusted Area I'801 ,rn Sub -Division Frow Homestead BUILDING USE: Vacant BUILDING FEATURES: Concrete piers, open CURRENT CONDITION: porchundercanti|eve,edsecondstory ^ horizontal wood siding, scallop design and square motif infront-facing gable, wood RnnfType Gable; flat trim, wood door, exposed rafters Roof Condition Excellent SITE FEATURES: Chain link fence Roof Material Asphalt shingles COMMENTS: Window Type Metal, SHS' 2/2 E.W.F. Stirrup House Window Condition Excellent Individually designated With or Without K8onUns With Building currently being restored BUILDING HISTORY: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3242 CHARLES AV CURRENT PHOTO TAX CARD PHOTO i WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3250 CHARLES AV BUILDING HISTORY: A'zld Folio 0141210075411 IC�132873Z' 24 T. I Year Built 1932 N u m be r of Stories 1 3250 CHARLF,�S AVE, 4, 33133 3fww- Number of Units Building Type 32655— 2655—Lot !J. LotSize 5'000 -4 7 Adjusted Area 1,044 BUILDING USE: DESIGN FEATURES: CURRENT CONDITION: BUILDING FEATURES: Enclosed porch with shed roof, horizontal wood siding, wood Roof Type Gable trim, wood paneled door, wood shutters, concrete steps with side walls, wood Roof Condition Fair foundation lattice Roof Material Asphalt shingles; SITE FEATURES: Concrete walkway, chain composition roll link fence Window Type Metal, SHS, 6/6 COMMENTS: Window Condition Fair Residence of Alice Burrows With or Without Muntins With BUILDING HISTORY: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3281 FLORIDA AVENUE CURRENT CONDITION: Roof Type Gable Roof Condition Fair Roof Material Asphalt shingles Window Type Obscured by shutters Window Condition Not known With or Without Muntins Not known BUILDING HISTORY: CL BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with gable roof, stucco walls, and louvered gable vent; horizontal wood siding, vertical wood siding on gable, Bahama shutters, awnings, concrete steps with side walls SITE FEATURES: Wooden gate COMMENTS: 3 u Fo I io 0141210073070 d Year Built 1925 13281 Florida Avenue Number of Stories 1 Number of Units 1 Florida Ave Florida Ave Building Type House Lot Size 5,000 Adjusted Area 1,680 Sub -division Frow Homestead CURRENT CONDITION: Roof Type Gable Roof Condition Fair Roof Material Asphalt shingles Window Type Obscured by shutters Window Condition Not known With or Without Muntins Not known BUILDING HISTORY: CL BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with gable roof, stucco walls, and louvered gable vent; horizontal wood siding, vertical wood siding on gable, Bahama shutters, awnings, concrete steps with side walls SITE FEATURES: Wooden gate COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3295/3297 CHARLES AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210075130 1939 1 2 House 5,850 1,027 Fraw Homestead Gable; shed Fair Asphalt shingles Metal, SHS, 1/1 Fair Without 3 1g3a1i 32y63284 - 4 r • i 3295 CHARL SAVE 1.;i 33 X33 i a7 = 38 32M 32`a:i :' {2 tie "4 — _ 3 1.: .. 9► • BUILDING USE: Residential BUILDING FEATURES: Open porch with shed roof, horizontal wood siding, wood trim, exposed rafters, louvered gable vent, wood screen door SITE FEATURES: Chain link fence COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3295/3297 CHARLES AV CURRENT PHOTO rr_�sy_�cz•»:�•�r•� WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3298 CHARLES AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 141210075370 1932 2 1 House 5,000 979 Frow Homestead Gable Good Asphalt shingles Unknown (Boarded) Unknown Unknown 437-7- -3256 22 14 _' I I �,331_11 j2ri5j2871277 3247'. V:' 3267 V F 3298 CHAR,LF_S AVE;J.,.J�,JD�.543251_, _2� 11 3�0j32)1 343 BUILDING USE: Vacant BUILDING FEATURES: Open porch with shed roof and wood rail, horizontal wood siding, exposed rafters, wood paneled door SITE FEATURES: Chain fink fence COMMENTS: Mariah Brown House Individually designated WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3325 CHARLES AV Folio 0141210075100 Year Built 1936 Number of Stories 1 Number of Units 1 Building Type House Lot size 5,800 Adjusted Area 622 Sub -Division Frow Homestead CURRENT CONDITION: Roof Type Gable Roof Condition Good Roof Material Asphalt shingles Window Type Wood, DHS, 1/1; metal, sliding; fixed Window Condition Good With or Without Muntins Without BUILDING HISTORY: -YC�j y:ll_i 3i3i'I ii 83322131�4331113ir11_,?i84i271_ b 3325 CHARLFS AVa2a7327' 1134!;1,3* d! +r E3i t a ILES AVE "tii4 a --t. _ 4 j �I ,4 1 BUILDING USE: Residential BUILDING FEATURES: Open porch with hip roof, horizontal wood siding, wood trim, gable vent, exposed rafters, wood paneled door SITE FEATURES: Chain link fence, wood fence COMMENTS: RPM -74 _ r�,E j �. ..mow �,�;,► - 7-,t g T IWk7"I"of r ► r r44` f � w IWk7"I"of r ► r r44` WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3388 CHARLES AV ii T3 x_353 .134:141 -�47it, A21 3411 3401 5 J 338840 CHARLIE AC ARnj L£Es iSS$A V E -J V '�2 3.3433 1��'.j 3133 3418 ii: -7 i33G it1 tl0! 3 i!j3 5'3341 ;415-3461 ivyn Y11 _ 3-147J.145"43 4 ;i4 NMEIry AUS Folio 0141210075100 Year Built 1936 Number of Stories 1 Number of Units 1 Building Type House Lot Size 5,500 Adjusted Area 622 CURRENT CONDITION: Roof Type Gable Roof Condition Fair Roof Material Asphalt shingles Window Type Wood, SHS, 1/1; metal awning Window Condition Fair With or Without Muntins Without BUILDING HISTORY: BUILDING USE: Residential BUILDING FEATURES: ©pen porch with hip roof and wood rail, wood paneled door, textured stucco walls, horizontal wood siding on front gable, exposed rafters, louvered gable vent, concrete steps with side walls, cement foundation infill to porch SITE FEATURES: Concrete walkway and driveway wheel strips, chain link fence, hedge COMMENTS: F I: l J A ♦ gys �yi� ����J�����������������U�����K������� ������u� n��.n�n� �m~n�n���"�����.n� o����wu�u.n�v���� ADDRESS: 3418 CHARLES AV Folio Year Built Number ufStories Number ofUnhs Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: RoofType Roof Condition Roof Material Window Type Window Condition With or Without K8untins BUILDING HISTORY: 0141210075260 1930 1 1 House 5,000 608 Frow Homestead Gable Good Asphalt shingles Metal, SHS, 1/1 Gond Without o u- � - - w�»* v'o/w »+�' '15 51 3 441 M21 owxwo `--�—^ CHARLES AVE /—�3418 �� LQS ,�c r »m� «z mw 1,171,mn4 Avs BUILDING USE: Residential BUILDING FEATURES: Open porch with hip roof and wood rail, horizontal wood siding, wood trim, wood door, exposed rafters, gable vents, cement foundation infill SITE FEATURES: Concrete walkway, wood fence WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3418 CHARLES AV CURRENT PHOTO i TAX CARD PHOTO WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3420 CHARLES AV Folio 0141210075250 Year Built 1930 Number of Stories 2 Number of Units 1 Building Type House Lot Size 5,000 Adjusted Area 1,323 CURRENT CONDITION: Roof Type Hip Roof Condition Fair Roof Material Asphalt shingles Window Type Metal, SHS, 212 Window Condition Fair With or Without Muntins With BUILDING HISTORY: 43� 41: -437- '4b 145-1 Wl 3441 A-1 3 411 j -1 337i K6� 49 CHARLES AVE 3420CHARLAV `44� _143X i4 J. 3353 1;41 145 3 4 2-5 41 41_� 1 J J'?5 33",1 k 338D j37� 334 { 14 _1 F n A jV KL71y AVE , 4,14 BUILDING USE: Residential BUILDING FEATURES: Two-story porch with first floor screened and second floor enclosed, horizontal and vertical wood siding, wood trim, metal security gate over front door, concrete steps with side walls, coral rock foundation infill SITE FEATURES: Concrete walkway COMMENTS: ���� ������ ��������&��UUU��� ����UN��U����� �nvw~�o�'�� m-x�x��nvrnu. m,u.n�n��������o~wm� ��u.~mn��m~n���u~°� ��K�K������^ ��~�-� �����-� ��� ��n�n�n����.�^��v ��� �v ��� Folio Year Built Number ofStories Number ofUnits Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: RoofType Roof Condition Roof Material Window Type Window Condition With orWithout Muntins BUILDING HISTORY: 0141218074310 1925 1 1 House 3,600 684 FnuvvHomestead Gable; shed Good Asphalt shingles Metal, SHS, 1/1, 2/2 Fair Some with 37 GRAND AVE -�C40 ^,rm °,r/. ��-� |�{11P / �1 21 ---�-� "n ^vc 3427 SW AVE,�.8�1�8`°» *^/.+w ��m` ` `n/~~ ^r�3 L n^ �� *�m r*omxs AVE .n, � _16&4366L 367- ^p' r �^L-'C'r BUILDING USE Residential BUILDING FEATURES: Enclosed front porch with hip roof, horizontal wood siding, wood trim, wood paneled door, louvered gable vent SITE FEATURES: Concrete walkway and driveway wheel strips, canvas car cover, hedge and mature trees infront and back yards, on -street parking yt din- —&A. 40 A w `',`' _+a�� «.�,� �i ..rte '� ` -� WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3447 WILLIAM UAM AV Folio 0141210I20641 Year Built 1934 ' rnnm 1454 Number ofStor�s Z � �e�^um � � ~ * | | | NumberofUni�s 1 V;8 -U �1°33133 '., wr` �N�� ` " —' L— Building Type House `4/ wILLzAMxve Lot Size 6,208 --w3«w �wo3,122A/,,4^'nr', /z � --351r �.~�� Adjusted Area 1,397 Sub -Division neHednmviUes Subdi-sivion BUILDING USE- Residential BUILDING FEATURES: Enclosed porch with CURRENT CONDITION: hip roof and louvered shades, horizontal wood siding, wood trim, wood door, attic dorme�exterior coral rock chimney, RuufType Gable clamshell awnings Roof Condition Poor SITE FEATURES: Concrete walkway, chain link and metal picket fences, mature trees Roof Material Asphalt shingles infront yard, on -street parking, trees in right-of-way Window Type Wood, DHS, 1/I,I/2 COMMENTS: Appears tobeinpoor Window Condition Poor condition With or Without K4untins Some with BUILDING HISTORY: .tom ___ I A yy• � T It ._ .�{•i . � � _ice{� .��Y�.�%N[� 'S.'N.fvi� s�� r y Y i, 7L�r r WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3475 / 3477 HIBISCUS STREET Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins 13�J1�7f►L�l:I�'��Ta'A 0141210074740 1937 1 2 Duplex 4,950 1,333 Frow Homestead Gable Poor Asphalt shingles Wood, DHS, 1/1, 2/2 Fair Some with -- 3449 ' "3'47S HIRISC S ST; 1, 33133 1 ;7 1:J 3 I'VILLIAM AVF- ' 1'a1 4A '1-11 BUILDING USE: Residential BUILDING FEATURES: Front porch with shed roof supported by metal posts, horizontal wood siding, wood trim, wood paneled doors, exposed rafters, louvered gable vent, concrete pier foundations SITE FEATURES: Concrete driveway, on - street parking COMMENTS: � a4�7_ 41 1 , 16 RM& lemma- iffil ..-.'%6tz3- a "�• �y _Jft =..+�'itl"" i3. Lys.'.: 'v�•,.,( {Y ,,i 3 eemsq...„ ate. ...r a l rr •, ' .a�`y ' Ak 4 � . �����������������U�����N������� ��v�pw�`�� mx�x~�nnvnu~ m,m~n�n��������o��n� n�u~~�m��u~n�n=u~°a ADDRESS~ 3508 H|BUSCU US STREET Folio 0141210076220 - ~ . Year Built 1911 —^ 3ry j«n Number of Stories 1 ' A . ^��xLLzAM - 3508H| 1.�St33�s ,«x NumberofUn|to 1 �* m�mna:�Ju«»ou��0u��/ 357. � � Building Type House15173,W8e�� o�o �\�`^� «» ° m �w`�»�"� Lot Size 4,850 Adjusted Area 974 mrwmmsrmo �°�`�3-511*oo� o �3553�`4rw /45o * Sub -Division FruwHnmestead BUILDING USE: Residential BUILDING FEATURES: Enclosed front porch CURRENT CONDITION: with gable roof, asbestos shingle siding, wood trim, exposed rafters, gable vent, wood paneled doo�cement infiUto RoufType Gab|e'h�p'she6' foundations, two-story tower secdonwith pyramid pyramid roof, concrete stairs with side walls and decorative finials Roof Condition Good SITE FEATURES: Concrete walkway, chain Roof Material Asphalt shingles link fence, mature trees inyard, on -street parking, trees inri8ht'of-way Window Type Metal, SHS, 1/1; metal, fixed COMMENTS: Window Condition Good With or Without Muntins Without BUILDING HISTORY: 4W WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3514 FROW AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210072630 1936 1 1 H Ouse 5,000 986 Frow Homestead Gable Fair Asphalt shingles Metal, awning Fair Without J VI ti.{t9 ;47,- FROW 3514 FROW AVE, 1:,0133 3349348234743a,G34f, .. s J ® i a?�i'i 5}�„ 3351 3a 1 W1 345 .A'. 355c. 3:=C•Y 3 •a`.•s-25 s 355E334$:=ai5�18 t i BUILDING USE: Residential BUILDING FEATURES: Enclosed porch, vertical wood siding and textured stucco exterior, vertical wood siding with scallop design to front gable, wood trim, wood paneled door, clamshell awnings SITE FEATURES: Wood car port COMMENTS: 7. 7N -J.. i t a 39 WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3517 HIBISCUS STREET Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins 0141210075170 1920 1 1 House 5,643 1,355 Frow Homestead Hip Fair Asphalt shingles Metal SHS, 1/1; metal awning; metal sliding Good Without BUILDING HISTORY: City Directory, 1929 : Albert Culmer, student 3479 3475 3447 3435 341A 34�' WILLIAM AVE iii 42, 3 {MT.H[E�SCJJS ST T,�IW3-Y'_ W' 3 _147" JTA 3-,381528 IIB?1::=; BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with hip roof and vertical wood siding, wood trim, metal security gate, external CBS chimney SITE FEATURES: Concrete walkway, chain link fence, on -street parking, trees in right- of-way COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3517 HIBISCUS STREET CURRENT PHOTO TAX CARD PHOTO 121 WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3536 WILLIAM AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210076140 1929 House 5,250 551 De Hedouvilles Subdisivion Gable Fair Asphalt shingles Wood, DHS, 1/1 Fair Without -.471 3536 WILLIA VE.1,,3 H 1 '41 Vi BUILDING USE: Residential BUILDING FEATURES: Open porch with shed roof and decorative roof brackets, horizontal wood siding, wood screen door, wood trim, concrete block piers SITE FEATURES: Chain link fence, mature trees, on -street parking COMMENTS: House appears to be under repair 4 - ..4 P� AIf Pi Ili 111142lill 416 *m - r yL,s. WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3537 CHARLES AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins 0141210076240 1930 1 1 House 5,000 699 Gable Fair Asphalt shingles Metal, SHS, 1/1; metal, awning Fair Without ' 3537 CNARl_ SAV 1 3 3i ,, m x BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with hip roof, vertical wood siding to porch, horizontal wood siding to house, exposed rafters, wood trim, gable vent, clamshell awnings, metal screen door SITE FEATURES: Concrete paver walkway, chain link fence, on -street parking COMMENTS: %A 4, 'zJ 17m� .11 p 19p, _ - - f - - j } t WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3566 THOMAS AV Folio 0141210075490 Year Built 1937 Number of Stories 1 Number of Units 1 Building Type House Lot Size 5,000 Adjusted Area 1,111 Sub -division Frow Homestead 11011.14►kcola] 0U7II11[0►A Roof Type Hip Roof Condition Fair Roof Material Asphalt shingles Window Type Wood, DHS, 1/1 Window Condition Fair With or Without Muntins Without BUILDING HISTORY: 3F31 3�:,5 3 *06- THOMAS AV F �� 33133, f,, 1-, 1234: +473-2. j to �544 3C;3 v,2t-,1;' i4-�:i ia~�4 �e w '� • �} ,� cc BUILDING USE: Residential BUILDING FEATURES: Open incised porch, vertical wood siding, wood trim, wood paneled door, metal screen door, wide eaves overhang, tiled stairs with concrete side walls, exterior stucco chimney SITE FEATURES: Concrete walkway, mature trees, on -street parking COMMENTS: � rte:• �'� „,�� �`� e« _ 4r i WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3573, 3571, 3571R HIBISCUS STREET Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins 0141210077120 1935 1 6 Multiple Duplexs 4,950 2,203 Frow Homestead Gable Fair Asphalt shingles Wood, DHS, 1/1, 6/6 Poor Most without BUILDING HISTORY: City Directory, 1929 : Albert Culmer, student +416 Ft? ANkL71y ,_••" ;WA 3573 H113ISC S ST. 13 ,133 3.1 wi 14W '+A °:saw'•=,�"�,�-5E3 zsr;,-.n� w 4 ai_ I:..fltr, =4�- ER AVE MARLFR AVC BUILDING USE: Residential BUILDING FEATURES: Open porches with shed roofs and exposed rafters, horizontal wood siding, wood trim, wood screen doors, concrete and concrete block piers SITE FEATURES: Minimal landscaping, on - street parking COMMENTS: Three houses WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3573, 3571,3571R HIBISCUS STREET WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3581 HIBISCUS STREET Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210077140 1940 1 1 House 4,950 757 Frow Homestead Gable, shed Good Asphalt shingles Metal, SHS, 8/8, 6/6 Good With 3498 FRANK j 3 "',A2 35-1 AM42 4f,2 3581ISCAJ'S ST, 1, 33133 3424 1412 -421:1 A14 3422341 -X AVE M ARLER AVF r'i 03 A -4 1 BUILDING USE: Residential BUILDING FEATURES: Open porch with shed roof and exposed rafters, horizontal wood siding, wood trim, louvered gable vents, wood paneled door, concrete piers SITE FEATURES: Concrete walkway and parking area, chain link fence, mature trees, on -street parking COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3551 HIBISCUS STREET CURRENT PHOTO TAX CARD PHOTO WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3586 / 3588 CHARLES AV, 3541 / 3543 PLAZA ST Folia 0141210076360 Year Built 1935 Number of Stories 1 Number of Units 4 Building Type Duplex Lot Size 5,000 Adjusted Area 1,892 Sub -Division Frow Homestead CURRENT CONDITION: Roof Type Gable Roof Condition Fair Roof Material Asphalt shingles, metal shingles Window Type Wood, DHS, 1/1, 3/1; metal, SHS 1/1 Window Condition Fair With or Without Muntins Most without BUILDING HISTORY: i,_ t,.•,,,,i .,r 3574 35us,a4 s�4r.;o — N $3ik�ARL AV�;�rati�aa ze 4 . r + 35It t5":I.'•:_� 61•_,,7'3-,;t�<<^g g? c a �• B l� E BUILDING USE: Residential BUILDING FEATURES: Open porches with shed roofs, horizontal wood siding, exposed rafters, wood trim, wood paneled doors, wood screen doors SITE FEATURES: mature trees, on -street parking, trees in right-of-way COMMENTS: Two duplexes 41 YAa,.yw nor, w a—p; WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3586 / 3588 CHARLES AV, 3541 / 3543 PLAZA ST TAX CARD PHOTO ��^������������������U�����U������� �xx������ nm��nnvmu~ su~m�n�»��^���x�n� n�u.~�n��u.n���u..� ADDRESS: 3587 HIBISCUS STREET Folio Year Built Number ofStories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: RoofType Roof Condition Roof Material VVindowType Window Condition With orWithout Muntins BUILDING HISTORY: 0141210077050 1935 1 l House 8,30] 1'lZ9 FruvvHomestead Gable, shed Fair Asphalt shingles Metal, awning Fair Without ru»mxi ,w mw xa ^ \ i ! 0 w16 `*v 3 577 ~~~~ w* w /�m r� mnm/7a/��mv 'oon/ 3424 i 3687H|EU»14-- 1133 J-111J-111�� ^��'»�''- `ux �m`�3 � coAVE MAmLre Avc 4-1 BUILDING USE: Residential BUILDING FEATURES: Enclosed porch, horizontal wood siding, wood trim, wood paneled door, side addition with asbestos shingles, exposed rafters, darnsheUawnings SITE FEATURES: Concrete walkway, mature trees, on -street parking COMMENTS: � � .i. ,� ,, i� .,� -•,� tom. `i{ � _" � '� 04 � Or `� '.pis, � ��^ • � �,+ _. Fl �. FM i'� r h • - WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3589 / 3593 FRANKLIN AV Folio 0141210076380 Year Built 1934 '36243618361F3 KLAN AVE Number of Stories Number of Units 2 Building Type House Lot Size 5,000 Adjusted Area 1,520 BUILDING USE: Residential BUILDING FEATURES. Open porches with CURRENT CONDITION: hip roofs, wood supports and decorative brackets, horizontal wood siding, exposed rafters, wood trim, wood paneled doors, Roof Type Gable gable vents, tiled stairs wood handrails Roof Condition Fair SITE FEATURES: Concrete walkways, chain link and wood fences, mature trees, on - Roof Material Asphalt shingles street parking Window Type Metal, SHS, 4/4 COMMENTS: Window Condition Good 2 buildings on same folio. With or Without Muntins With 3593 sits on same parcel and is included on the same folio. BUILDING HISTORY: !r tv t ' 11 r SIV ;I WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3603 CHARLES AVE Folio 0141210076110 Year Built 1928 Number of Stories 1 Number of Units 1 Building Type House Lot Size 2,500 Adjusted Area 1,033 Sub -Division Frow Homestead CURRENT CONDITION: Roof Type Gable Roof Condition Fair Roof Material Metal shingles Window Type Metal, awning, jalousie Window Condition Fair With or Without Muntins Without BUILDING HISTORY: a t�A"'>ir,iijSii ea=.jii ;;Hill t,i.'}i=ij�}_, d N t=3603=,CHARL-S AVE. 9,;j331�33 -.41; BUILDING USE: Residential BUILDING FEATURES: Open porch with shed roof, exposed rafters, and metal supports and railings, horizontal wood siding, wood trim, wood screen door, concrete piers. Two-story rear addition with shed roof, stucco walls, metal SHS and jalousie windows SITE FEATURES: Porch accessed from sidewalk, concrete paver wheel strips, chain link fence, on -street parking, trees in right- of-way COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3603 CHARLES AVE CURRENT PHOTO TAX CARD PHOTO WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3616 THOMAS AV Folio Year Built Number of Storles Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210075650 1923 1 1 House 5,000 836 Frow Homestead Gable Fair Asphalt shingles Metal, SHS, 1/1; wood, DHS, 1/1 Fair Without —353131;15 _ 14 i _ OMAS AVE 3616 TFIOMAJS AVE, 1. 33133 71 i or _ - Q BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with hip roof, horizontal wood siding, wood trim, louvered gable vents, wood paneled door, canopy supported by wood brackets over front door, vertical wood strip foundation infill SITE FEATURES: Concrete walkway, chain link fence, mature trees in back yard, on - street parking COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3628 FROW AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210072630 1936 1 1 House 5,000 986 Frow Homestead Gable Fair Asphalt shingles Metal, SHS, 1/1, 4/4 Fair Most without A C, - '120 3620 FROW AVE, 1 33133 3Co6 �1'44 ,3(,(,7 itk33 135, 3 651 -if 43 3 (13 It 0 FLORIDA AVE _T 33C43354 --11, __._ •• - BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with hip roof, vertical wood siding, wood trim, exposed rafters, louvered gable vent, concrete piers SITE FEATURES: Concrete walkway, metal picket fence, mature trees, on -street parking, trees in right-of-way COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3635 / 3637 OAK AVE Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210070950 1925 1 2 Duplex 5,000 1,225 Frow Homestead Gable Good Asphalt shingles Metal, DHS, 1/1 Good Without ,2" WWII _!3r 41 3615 PERCIVAL AV17 P.."4 ',I r,7" 3662 2 3637 OAKAVE,&,P413�,.',,,, W.7i. W.44 W jr.q.; -'13A41 C. P BUILDING USE: Residential BUILDING FEATURES: Open porch with gable roof, wood balustrade and posts, and exposed rafters, horizontal wood siding, wood trim, gable vents, wood lattice foundation infill SITE FEATURES: Concrete walkway, chain link and wood fences, on -street parking COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3635 / 3637 OAK AVE CURRENT PHOTO TAX CARD PHOTO WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3644 FROW AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210072410 1928 1 1 House 5,000 668 Frow Homestead Gable Poor Composition roll Jalousie Poor Without r, a ;.1 131? - -� 3323 iF � • 3644 FRflWVE, 1;33 - 3 i, -- FLoRIDA AVE BUILDING USE: Residential BUILDING FEATURES: Screened porch with hip roof, horizontal wood siding, wood trim, wood door with half view and metal security grille SITE FEATURES: Concrete walkway, concrete paver wheel strips, chain link fence, mature trees, on -street parking COMMENTS: ��{yy44 VIE S' r L ; tm J" M1� S WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3658 3656 3660 3662 THOMAS AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210075700 1936 1 4 House 10,000 3,002 Frow Homestead Gable Fair Asphalt shingles Wood, DHS, 2/2, 1/1 Fair With BUILDING USE: Residential BUILDING FEATURES: Open porch with hip roof, horizontal wood siding, wood trim, wood screen doors, exposed rafters, gable vents, concrete piers SITE FEATURES: Concrete paver walkway, mature trees, on -street parking COMMENTS: W4. THOMAS AVE 3658,,T�_PMAJS AVE. 1%43� BUILDING USE: Residential BUILDING FEATURES: Open porch with hip roof, horizontal wood siding, wood trim, wood screen doors, exposed rafters, gable vents, concrete piers SITE FEATURES: Concrete paver walkway, mature trees, on -street parking COMMENTS: Vii• ., - - r—,}ter? "CL MCI- A � a -- WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3658 3656 3660 3662 THOMAS AV TAX CARD PHOTO .*'ten �.�° "a'i',� ►Z � it"+ r a !• .La •�';r '^,[; ~ate. ♦ r�.� yrtij � i r F,A ' ti t A WOOD FRAME ��»�v��� n��n�m� ���n����������w��n���n���� ADDRESS: 3671 WILLIAM AV Folio Year Built Number ofStories Number ofUnits Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roo1Type Roof Condition Roof Material VVindnxxType Window Condition With orWithout Muntins BUILDING HISTORY: 01412I0075760 1924 1 1 House 5'O0O 763 Frow Homestead Clipped gable Good Asphalt shingles Metal, SHS, 1/1 Good Without 16K. 343� THOMAS AVE ' 1G80678 BUILDING USE: Residential BUILDING FEATURES: Open porch with flat roof, wood supports and decorative brackets, horizontal wood siding, wood trim, exposed rafters, louvered gable vent, concrete piers SITE FEATURES: Concrete paver walkway, chain link fence, mature trees in backyard, on'streetparking COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3671 WILLIAM AV CURRENT PHOTO wiffiii1_lt:]bia,&Le i] WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3673 WILLIAM AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210075750 1928 1 1 House 5,000 747 Frow Homestead Cable Poor Composition roll Wood, fixed, 1/1 Poor With .•}! 361: THOMAS AVE 3+385368±3+723-364 0;61:8 ;i5$ 3G•W3C,42 • 3G2E:, # �r r �► • �� 36T34VILLIA AVq,71531p3r�t��5j�. i3 z7 3 it�4ifi$$3h?$ iG'is2665s6h23gRii}Fjiiifia23�;i�.3?ii: '` B Z harlly r BUILDING USE: Residential BUILDING FEATURES: Screened porch with gable roof, attached car port with shed roof, horizontal wood siding, concrete piers, lattice foundation infill SITE FEATURES: Chain link fence, mature trees, on -street parking COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3673 WILLIAM AV CURRENT PHOTO TAX CARD PHOTO ,4 -w--'r f •c °'i WOOD FRAME VERNACULAR STRUCUTRES ADDRESS: 3727 THOMAS AV Folio 01412100070770 Year Built 1934 Number of Stories 1 Number of Units 1 Building Type House Lot Size 1,505 Adjusted Area 610 CURRENT CONDITION: Roof Type Gable Roof Condition Fair Roof Material Composition roll Window Type Metal, SHS, 8/8 Window Condition Fair With or Without Muntins With BUILDING HISTORY: ]fan Ave 13727 Thomas Avenue Thomas Ave BUILDING USE: Residential SITE FEATURES: Enclosed porch with shed roof, horizontal wood siding, wood trim, exposed rafters, louvered gable vent, half View wood paneled door, Bahama shutters COMMENTS: Vinyl fence, coral rock landscape features, mature trees WOOD FRAME VERNACULAR STRUCUTRES ADDRESS: 3727 THOMAS AV CURRENT PHOTO TAX CAR© PHOTO WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3738 OAK AVE Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200060730 1930 1 1 House 4,400 1,046 Mac Farlene Homestead Gable Good Asphalt shingles Metal, awning Fair Without BUILDING USE: Residential BUILDING FEATURES: Screened porch, horizontal wood siding, wood trim, gable vents, clamshell awnings, metal door grille, lattice foundation infill SITE FEATURES: Concrete driveway, wood fence COMMENTS: i_^B? • 3A45 ?P�'1 3R'-'1 - 3738 9AK. WE, �y 331 �� •�v`1i 384f382222tgzOBW F 3�rr_��77ir 3 •3320 132 3723 74' i'cr6 81 j-$<�,;? 3 3'`'?3?4*j737 _� _1345 3344 -17 j-r,g -'•ir 373Fi 3--f__".. '_� j7 r, 3?..`i:'iia3?A y N-77.1i_� "—'° 355 BUILDING USE: Residential BUILDING FEATURES: Screened porch, horizontal wood siding, wood trim, gable vents, clamshell awnings, metal door grille, lattice foundation infill SITE FEATURES: Concrete driveway, wood fence COMMENTS: �:�%,®i \/:^ �. .2 WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3746 WASHINGTON AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200070580 1937 1 1 House 4,375 664 St. Albans Park Gable, shed Good Asphalt shingles Wood, DHS, 6/6 Poor With 3746 WASHING&WAV. r1.: $3 14Fa i 3,3718 1.l TIIOMAs AVE BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with shed roof and window louvers, horizontal wood siding, wood trim, exposed rafters, clamshell awnings, concrete piers SITE FEATURES: Concrete walkway COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3746 WASHINGTON AV TAX CARD PHOTO WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3748 WASHINGTON AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200070590 1937 1 1 House 2,625 772 St. Albans Park Gable Fair Composition roll Wood, DHS, 1/1, 4/4; metal awning Fair Some with j 74 3? iii i71 (I 3748 WA,.WNG@A1 �, <a?a N ` 3. 1 ?727 s .I X382_ TVI OMAS AVG BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with shed roof and window louvers, horizontal wood siding, wood trim, exposed rafters, metal door grille, glass blocks around entry door, lattice foundation infill, concrete piers SITE FEATURES: Concrete walkway COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3748 WASHINGTON AV CURRENT PHOTO TAX CARD PHOTO WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3758 / 3760 FROW AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200060490 1938 1 2 Duplex 5,000 1,097 Mac Farlane Homestead Gable Fair Asphalt shingles Wood, DHS, 1/1 Fair Without -. -4T 723 — 33a"i is a := I 3758 FROW AMP, .1, ,��� �3, 44 41µj`7.1 3 ' i 384 3833 4814 3804 , '.: ,,.a - 3d ... BUILDING USE: Residential BUILDING FEATURES: Open porch with hip roof, horizontal wood siding, wood trim, exposed rafters, gable vent, wood paneled doors, concrete block piers SITE FEATURES: COMMENTS: Alk 1 s • 1 •r r; yf t a - WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3769 FLORIDA AV Folio 0141200060350 Year Built 1940 Number of Stories 1 Number of Units 1 Building Type House Lot Size 791 Adjusted Area 4,500 Sub -Division Mac Farlane Homestead CURRENT CONDITION: Roof Type Gable Roof Condition Good Roof Material Asphalt shingles Window Type Metal, SHS, 8/8, 1/1 Window Condition Good With or Without Muntins With BUILDING HISTORY: 14 04 0 3769 FLORIDA AVF� 40 FOE', 4 716 3841: 8 n 3814 8# 14 3 7 94'3 7R'-1 Ti, 1'3 7C 2 3740 173A 1, 4718 _4', 3631 BUILDING USE: Residential BUILDING FEATURES: Open porch with gable roof, horizontal wood siding, wood trim, exposed rafters, metal door grill, louvered gable vent, exterior stucco chimney with decorative cap, concrete block piers SITE FEATURES: Concrete walkway, chain link fence COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3769 FLORIDA AV CURRENT PHOTO TAX CARD PHOTO WOOD FRAME VERNACULAR RESIDENCES ADDRESS. 3790 FROW AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200060450 1930 1 1 House 5,000 835 Mac Farlane Homestead Gable Fair Metal shingle Wood, DHS, 1/1 Good Without BUILDING USE: Residential BUILDING FEATURES: Open porch with standing seam metal shed roof, horizontal wood siding, wood trim, louvered gable vent, concrete block piers SITE FEATURES: Concrete walkway, chain link fence, mature trees COMMENTS: 3790 FRflW AVE.. q 33 3?; a- _ z': `lo -33* 3 T81 i „� ,v � ;9 3741.37:,=--'3 33. xi 33 ?-523?4[�,73i,373! 1.0 BUILDING USE: Residential BUILDING FEATURES: Open porch with standing seam metal shed roof, horizontal wood siding, wood trim, louvered gable vent, concrete block piers SITE FEATURES: Concrete walkway, chain link fence, mature trees COMMENTS: f . P � 'VI I 14A IF- WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3820 OAK AVE Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200060670 1932 House 4,450 1,129 Mac Fadene Homestead Gable Fair Asphalt shingles Metal, SHS, 1/1 Fair Without 0 Riare Playground OAK AV- g?�O laA 4,K jA-VE. 118 114. 11 f" ck 311W3 iF 1 p,7 46 14 37 -17 0 79 3771 0 47W, 7 �7 ';F0 Ln BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with gable roof, horizontal wood siding, wood trim, wood paneled door, gable vent, lattice foundation infill SITE FEATURES: Brick paver walkway COMMENTS: -I V - lap T-1 Aft, 0 it. '4 WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3821 OAK AVE Folio 0141200060850 Year Built 1937 Number of Stories 1 Number of Units 1 Building Type House Lot Size 6,600 Adjusted Area 1,333 Sub -Division Mac Farlene Homestead CURRENT CONDITION: Roof Type Gable Roof Condition Poor Roof Material Metal shingles Window Type Metal, SHS, 1/1; wood, casement, eight light Window Condition Fair With or Without Muntins Without BUILDING HISTORY: 4.1 1-4 PERCIVAL AVE A 4, 01 1, 33143 _Z1 11 P11 0 AK AVE 4,'.14 -,7"7 E_ A 0; 33,1,1 BUILDING USE: Residence BUILDING FEATURES: Enclosed incised porch, horizontal wood siding, wood trim, metal door grille, clamshell awning over front door, concrete steps with side walls, coral rock foundation infill SITE FEATURES: Concrete walkway COMMENTS: WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3821 OAK AVE CURRENT PHOTO TAX CARD PHOTO WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3822/3826 OAK AVE Folio Year Built N umber of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200060660 1941 1 2 Duplex 4,450 1,707 Mac Farlene Homestead Gable Poor Asphalt shingles Metal, SHS, 6/6 Fair With ra 141"* Q playground OAK 22 1F8 114. . • 1ti 11t 1's� 1i.i 414 �_1 s' s • 4 r as. __ VE 1 ; T' 18 11, 1'�r. 179G37$Cs77r I r 07 at e► A 121 11? 191 I+= �'ff 17131 s a '+ � i • f i 7C z-- - - - . BUILDING USE: Residential BUILDING FEATURES: Open incised porch with wood supports and balustrade, horizontal wood siding, wood trim, exposed rafters, wood screen doors, louvered gable vent, clamshell awnings, concrete piers, lattice foundation infill SITE FEATURES: Mature trees COMMENTS: IT- W- i , WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3859 WASHINGTON AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200070210 1934 1 1 House 3,500 819 St. Albans Park Shed Fair Built-up Wood, DHS, 1/1; metal, awning Fair Without 31., sr:=�=3g31-:rill ;gn=, II: 3859 WASHINq;[-QN AV 1.331p cQ wAsr l�a3Rd„ T! BUILDING USE: Residential BUILDING FEATURES: Enclosed porch, horizontal wood siding, wood trim, exposed rafters, wood paneled door, lattice foundation infill, concrete block piers SITE FEATURES: Concrete walkway, chain link fence, mature trees COMMENTS: Lew rel IW '4 IW am V v"R F." gg� iY'e►► r .r WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3875 WASHINGTON AV Polio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200070230 1935 1 1 House 3,500 1,123 St. Albans Park Gable Fair Asphalt shingles Metal, SHS, 1/1 Fair Without 4718 11,,, • , `,�,-3831jR11 13 1"0127•125 ir'1 •1ni1f f p1 • i o3ugn 3875 WASHING Q AVE 1e 3 sR_ 39w 3wq 3825 �gri2 8G p : { '1?€ts • �3c,3i3927 N z?8�i4 - W 3$=,1383; iP�3R J F BUILDING USE: Residential BUILDING FEATURES: Enclosed porch with stucco walls and hip roof, vertical wood siding, wood trim, louvered gable vent, wood paneled door, lattice foundation infill, attached car port with flat roof, masonry support columns, and concrete floor SITE FEATURES: Concrete paver wheel strips, mature trees with very large tree in back yard COMMENTS: r� WOOD FRAME VERNACULAR STRUCUTRES ADDRESS: 3963 WASHINGTON AV Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141200070330 1930 1 1 House 3,500 476 St. Albans Park Gable Fair Asphalt shingles Metal, SHS, 2/2, 1/1 Fair Some with (lf ICIJ A4'o F1oiida Ave Hord bles Pointe Plaza Site 15 rjnd Ave Q 3963 Washington Granc rge Washington Avenue � 1cr Middle School Ih'as4trn�t�r a,:r a a- _ m a Esther Mae Armbrister Fr Park BUILDING USE: Residential BUILDING FEATURES: Enclosed front porch with gable roof, horizontal and vertical wood siding, wood trim, exposed rafters, louvered gable vent, wood paneled door, lattice foundation infill SITE FEATURES: Concrete steps and access ramp with metal handrails, concrete parking area, mature trees COMMENTS: F fA .1 I iluxtkm- n Seymour, Cynthia From: Beverly Rodrigues <bw9821@gmail.com> Sent: Monday, July 16, 2018 6:33 PM Submifted in ; Them Record To: Seymour, Cynthia Subject: Cultural Preservation of West Coconut Grove Dear Commissioners; My name is Beverly Counts Rodrigues. Members of my family, the Counts family have lived in Coconut Grove since 1896, when the city of Miami was incorporated. Preserving its cultural heritage is very important to not only my family, but also many other families who have lived in West Grove for decades. This historic area was built by many hard working people who toiled and sweated to erect a heritage that's worth preserving, just like many historic neighborhoods throughout Florida and the nation. The quaint historic wood framed houses they built are a testament to home ownership, and reflects a historic style worthy of being protected. Therefore I appeal to you, on behalf of the Counts family and many Coconut Grove families to preserve the architecture and great historic neighborhood that pays tribute to the heritage of people of color in Coconut Grove. Sincerely, Beverly Counts Rodrigues Sent from my iPhone Submitted Into Thu !',ecord hm South Dade Democratic Black Caucus, Inc. Ron Brown Chapter P.O. Box 56-0203 rn Miami, FL 33256-0203 July 12, 2018 "If that architecture of the West Grove is gone, that history is gone," said Anthony Vinciguerra, a coordinator at St. Thomas University's Center for Community Engagement who owns and lives in a 1936 shotgun house on Charles Avenue that's up for designation. "Without designation, the historic residents of the West Grove are going to be pushed out even more rapidly." The South Dade Democratic Black Caucus, Ron Brown Chapter, stands united in supporting the Historic Preservation in the West Grove. Let it be known that this is to approve the Historic Designation of 51 African Bahamian Shotgun Houses. Our State of Florida lies in a strategic region where we are open to the Caribbean Islands, Central and South America as well as countries across the Atlantic Ocean. While the Native Americans were the original Americans and Africans were brought against their will to a strange land, collectively, we helped to build this city. These diverse cultures can be seen throughout the City of Miami but specifically in the West Grove community. When other cultures migrated to South Florida, they added their culture to this diverse South Florida communities. Now, we contemplate the possible demolition of history of a people that helped to create and develop the West Grove or Black Grove. Every section of the City of Miami is designated with a different cultural enclave. From West Grove to Overtown to Wynwood to Liberty City to Little Haiti to Little Havana, and other communities not mentioned at this time. In the develop of various areas of the City of Miami, what will be the next community to lose its history through redevelopment? The South Dade Democratic Black Caucus, Ron Brown Chapter, implore you to designate these 51 shotgun houses as historic and they will be preserved for future generations. It is imperative that we preserve the West Grove and all of its history. I am available to discuss this matter further by contacting me at 305-979-0752 (voice/text) or email me at chester.fair@att.net. Respectfully, 1 Chester E. Fair, r. President Stirrup Properties, Inc. 3619 Percival Ave. Miami, FL 33133 July 2, 2018 Warren Adams Historic Preservation Officer 3500 Pan America Drive Commission Chambers Miami, FL 33133 VIA E -Mail Dear Mr. Adams: Submitted Into The Record E.W.F. Stirrup moved to Coconut Grove in the late 1800s where he built his home and acquired considerable property. He and his wife were able to acquire and develop over 100 houses in Coconut Grove during their lifetimes. Stirrup Properties has sought to continue this legacy and to this day is a significant landowner in the West Grove with over 40 properties which provide affordable housing. Of the houses on the list, our house at 3242 Charles Avenue (i.e., The Stirrup House) best represents traditional "Bahamian" design and execution and was originally built by E.W.F. Stirrup himself. In 2004, The Stirrup House was designated as a Historic Site by the City of Miami. Recently, in partnership with several local developers, we made a seven -figure investment to completely restore the house. While we acknowledge the historical significance of the Stirrup House, we question the historical significance of our properties at 3673 Williams Avenue and 3644 Frow Avenue. The restoration of the Stirrup House gives us a unique understanding of the difficulty of restoring these properties. We believe that any attempt to restore these other houses would be cost prohibitive since any restoration would necessitate bringing them up to the current building code. Furthermore, financing this type of project would be impossible since the anticipated rental income would be insufficient to cover loan amortization, property taxes, insurance, etc. As noted above, we have made a significant investment in one of the most prominent historic structures on Charles Ave. We believe that the cost of doing similar renovations to our other wooden frame houses far outweigh any benefit. It would be much more cost effective to replace these homes with CBS houses in a Bahamian style as we have previously done on our other properties. We, therefore, respectfully request that our properties at 3673 Williams Avenue and 3644 Frow Avenue be removed from the list of "Wood Frame Vernacular Residences of Coconut Grove Village West." If you would like to discuss this matter in more depth, I can be reached on my cell phone at (310) 403- 4099. Sincerely, David M. Porter, Jr., Ph.D. President Frank Schnidman, Esq. P. O. Box 1.1.339 Fort Lauderdale, FL 33339 TEL: 9541599-8715 E -Mail: schn idmanf(& earthlink. net MEMORANDUM Submitted Into The Record TO: HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD WILLIAM E. HOPPER, CHAIR (DISTRICT 2) LYNN LEWIS, VICE CHAIR (DISTRICT 1) NAJEEB CAMPBELL, BOARD MEMBER (DISTRICT 5) CHRISTOPHER CAWLEY, BOARD MEMBER (DISTRICT 5) MIKE MATTINGLY, BOARD MEMBER (DISTRICT 2) ANDREW RASKEN, BOARD MEMBER (DISTRICT 3) JORDAN TRACTENBERG, BOARD MEMBER (DISTRICT 1) TODD TRAGASH, BOARD MEMBER (DISTRICT 4) DENISE GALVEZ, ALTERNATE MEMBER (DISTRICT 4) VACANT POSITION, BOARD MEMBER (DISTRICT 3) FROM: FRANK SCHNIDMAN, Esq. RE: HEPB SPECIAL MEETING MULTIPLE PROPERTY DESIGNATION JULY 16, 2018 DATE: JULY 16, 2018 cc: WARREN J. ADAMS, HISTORIC PRESERVATION OFFICER RAFAEL SUAREZ-RIVAS, Esq., HEPB ATTORNEY INTRODUCTION I submit this Memorandum for the Record on behalf of my clients, owners of properties in Village West that are on the "List of Properties" for "Multiple Property Designation" as an historic resource under Chapter 23 of the Miami Code. These owners and their properties are: Owner/Representative Michael Abbassi J.B. Diedrich Michael March Andrew Rasken Jackie and Rhonda Rose Property 3388 Charles Avenue 3418 Charles Avenue 347513477 Hibiscus Street 3758/3760 Frow Avenue 3586/3588 Charles Avenue 3541/3543 Plaza Street 3295/3297 Charles Avenue 3514 Frow Avenue It is the desire of each of these property owners to have these properties removed from the "List of Properties" being considered for "Multiple Property Designation" as historic resources. THANK YOU On behalf of these property owners, we thank the HEPB for calling this Special Meeting to individually review each of the properties on the "List of Properties." We understand that the "Multiple Property Designation" is new to the Historic Preservation staff, the HEPB and the City of Miami. And though this process was created to "streamline" the Designation process, "...as only eligible thematically - related resources are surveyed", there is still the requirement that the HEPB evaluate and review "individually" each property, "...even though it is included in the Multiple Property Designation." From the Analysis in the Staff Report prepared for the September 5, 2017 meeting to amend the text of Chapter 23: "Multiple property designation establishes provisions whereby a group of thematically -related significant properties can be nominated for historic designation. The themes, trends, and patterns of history shared by the properties are organized into historic contexts and the property types that represent those historic contexts are defined. A collection of two or more historic resources related by a common theme, geographical area, and period of time may be considered for multiple property designation. Each historic resource included in the multiple property designation must meet the criteria set forth in Section 23-4 of the City Code. "This approach can furnish essential information for historic preservation planning because it evaluates properties on a comparative basis within a given geographical 2 area and because it can be used to establish preservation priorities based on historical significance. "Multiple property designation is a streamlined alternative to historic designation as only eligible thematically -related resources are surveyed. "This approach can be used to add historic resources to the National Register of Historic places and the Local Register in municipalities that have adopted this approach, for example, the City of Tampa. " (Emphasis by italics added) So, it is Historic Preservation staff that "streamlines" the process by surveying potential properties, and "only eligible thematically -related resources are surveyed." The staff surveys, but it is HEPB responsibility to individually evaluate and review each property, even though properties are included in the Multiple Property Designation. From the amendments to Chapter 23 of the Code: "Multiple Property Designation. A collection of two (2) or more Historic Resources related by a common theme, general geographical area, and period of time that has been designated by the HEPB pursuant to the provisions of this Chapter. A group of Historic Resources shall qualify for designation as a Multiple Property Designation when each Historic Resource meets the designation criteria set forth in Section 23-4. Each property in a Multiple Property Designation shall be evaluated and reviewed individually even though it is included in the Multiple Property Designation. Multiple Property Designation(s) including Thematically -Related Multiple Property Designation(s) may only be made or considered in the following Neighborhood Conservation Districts ("NCD") as set forth in Appendix A to the Miami 21 Code: (i) NCD -2: Village West Island District and Charles Avenue; (ii) NCD -3: Coconut Grove Neighborhood Conservation District." (Emphasis by italics added.) Question: What could possibly be the justification, from an historic preservation perspective, to limit this brand-new tool to just the NCD -2 and NCD -3 Districts? "Thematically -Related. A group of Historic Resources related by a common theme." (Emphasis by italics added.) Question: What exactly is a "common theme" that is specific enough to base a serious decision by a government body to restrict the use of private property? So, the HEPB must then hear a presentation of each and every property, and Due Process requires that the owner of the property be given time to respond to the staff presentation before HEPB evaluates, discusses and votes on inclusion of a property on the Final Designation List. And, as to the mention of Tampa as a model, or guide to how to undertake a Multiple Property Designation, there is a word of caution. If you go to the "Historic Preservation Designations page on the City of Tampa web site, it initially states that: "The Majority of properties described in this document are also listed in the National Register of Historic Places." And, if you go further and research the listed section on "Multiple Property Group (Pages 65-76)", you will observe that Tampa is not dealing with efforts to designate as historic properties within a city designated "slum and blighted" area, and buildings that themselves are actually in a "slum" or "blighted" condition. I attach to this Memorandum the pages from the City of Tampa web site dealing with "Historic Preservation Designations." There seems to be a very different concept of Multiple Property Designation. Note that in the Agenda Package, Pages 210-238, is the "City of Miami Omni CRA Proposed Expansion West Grove Area Finding of Necessity" dated October, 2017. This Finding of Necessity Report was approved by the City Commission in January 2019, formally designating this area as "slum and blighted." THE DESIGNATION PROCESS The City of Miami is committed to historic preservation, and even has a "Programmatic Agreement" with the Florida State Historic Preservation Office and others to help fulfill Miami's responsibilities as a recipient and administrator of Federal Funds under Section 106 of the National Historic Preservation Act. Though much of this Agreement deals with designation of property for the National Register of Historic Places, it provides guidance as to how a survey to examine eligibility for historic designation should be undertaken (Resolution R-12-0217): "C. DOCUMENTATION STANDARDS 1. The City shall ensure that any determination by Certified Staff as to whether a property is historic, for purposes of this agreement, is supported by sufficient documentation to enable any reviewing parties to understand its basis, including, but not Iimited to, a survey, site plan, photos, elevations, evidence of construction date, context." Certainly, this is a good baseline to begin a survey of properties to be included in this novel, new Multiple Property Designation process. The staff June 1S WOOD FRAME VERNACULAR RESIDENCES OF COCONUT GROVE VILLAGE WEST MULTIPLE PROPERTY DESIGNATION is only 27 pages (Agenda Package, p. 10-36). This historic preservation Designation Report for 51 parcels is only 27 pages, and actually only about 15 pages of full text, 5 of which are mostly pictures. And, much of the text is either paraphrasing or cut and paste from the 2012 Evangelist Street/Charles Avenue Designation Report. 10 Note that today I have submitted into the Record my July 12 submission to the City Commission that includes the full Evangelist Street/Charles Avenue Designation Report. This Report clearly shows that the only historic designation was for the right-of-way, and not for any of the properties along Charles Avenue, though they are discussed, and on page 11 of the Report are actual renderings of examples of shotgun homes. It is our understanding that only the right-of-way was designated because the owners of the homes did not want to be designated as everyone realized the burden placed if those properties were to he so designated. (Note that the City is planning significant work to rebuild Charles Avenue. Has the City Capital Improvements and Transportation Department alerted the HEPB of the plans to modify this historically designated right-of-way?) Additional points relating to the 27 -page Multiple Property Designation Report: --Agenda Page 13 -an important "Historic Name" not included in the list is the official City of Miami title for this area for many, many years—the "Negro District" or the "Negro Area." --Agenda Page 13 -the "Architectural Period of Significance" is 1911-1941. The only significance of this period appears to be the construction date of the oldest and newest of the properties proposed for designation. --Agenda Page 14 -"Statement of Significance" "Coconut Grove Village West is one of the longest continuous communities within the City of Miami. Many of the residents are descendants of the area's Bahamian pioneering families and Southern African Americans, both of which came to Miami in search of employment opportunities. Working as domestics, laborers, chauffeurs, farm workers, tour guides, construction workers, and more, they served as the backbone in the development of Coconut Grove, the greater Miami area, and Coral Gables. They resided in the wood frame vernacular residences that are part of this designation. As such, these buildings are significant as they are associated with a community that has existed for 140 years. " (Emphasis in italics added.) Note that 29 of the structures on the Properties List were built between 1935 and 1941, making it almost impossible for any of the original residents to have lived in any of these structures. In addition, though Historic Preservation staff have stated that they examined records to determine who in fact lived in all these structures since they were built, there are no City Directories or Census Reports listed in the Bibliography (Agenda Package, P. 30-32). And, if you examine the May 2018 initial 116 -page Multiple Property Designation Report, not included as part of this Agenda Package, you will find only 2 -pages per property with general information and almost nothing in the "Building History" or the "Comments" sections. At Page 19 of the Agenda Package, Page 10 of the Designation Report, it states: "Using city directories and census data, the Preservation Office has identified that the residents, whether renters or owners, were Bahamian and Southern African American origins and decent. While the criteria for designation of the wood frame vernacular residences does not include their association with someone of significant in the past, it is important to point out how their residents contributed to the establishment of the community and their contributions not only to the local community, but the greater Miami area." BY INCORPORATION BY REFERENCE, I ASK THAT THE 116 PAGE MULTIPLE PROPERTY DESIGNATION REPORT OF MAY 2018 BE INCLUDED IN THE RECORD OF THIS MEETING. The only indication that additional information exists other than what is in the Agenda Package appears at Page 33 of the Agenda Package, where at Page 24 of the Designation Report, under the heading "Photographs," it states: "On file with the City of Miami Planning Department." --Agenda Pages 20-24. Only pictures and text of 5 of the addresses are included. One is of the completely rebuilt (NOT restored) Stirrup home, and one is of 3447 Williams Avenue, built in1934, and now as Church Property (Christ Episcopal) is exempt from inclusion on the List, no one has lived there for at least 6 years, the Church has plans for that parcel as part of an affordable housing project it has already started, and the Church was recently served with a City of Miami Unsafe Structure notice to demolish or repair. --Agenda Pages 26-27. Can this text actually be the basis of Designation? "In addition to retaining historical, architectural, and cultural significance and meeting the criteria for designation as described in Section IV of this report, the structures included in the Multiple Property Designation must retain some degree of integrity of location, design, setting, materials, workmanship, feeling, and association. To possess integrity, each property must retain several of these aspects. "The subject properties retain a high level of integrity with regard to location and setting as they remain on their original sites within residential areas. The structures also retain high levels of integrity with regard to design, materials, and workmanship as, although some alterations have taken place, this work has been undertaken sensitively using appropriate materials and methods and therefore has not significantly impacted the design. "Feeling is a property's expression of the historic sense of a particular period of time resulting from the presence of physical features that, taken together, convey the property's historic character. As the properties retain integrity of setting, design, materials, and workmanship, they convey the feeling of residential life in the Coconut Grove Village West community in the early twentieth century. 6 "The properties also retain a high level of integrity with regard to association as all are associated with the establishment and continued settlement and development of Coconut Grove Village West by Afro -Bahamians, African-Americans from the South, and their descendants." --Agenda Page 26. Application of Criteria for Designation This section needs to be read carefully. There are numerous self-serving assertions with little factual basis to back them up. The criteria from Chapter 23 of the Code that is being used to do this Multiple Property Designation are: 113. Exemplify the historical, cultural, political, economic, or social trends of the community; 414. Portray the environment in an era of history characterized by one or more distinctive architectural styles; "5. Embody those distinguishing characteristics of an architectural style, period, or method of construction;..." And, this section needs to be read with the "Analysis for Final Evaluation for Designation, Agenda Package Page 37 – 43, where the one page on analysis and '/2 page of findings conclude that "Staff finds that the request for final designation complies with all applicable criteria as stipulated in Section 234(a) of the City Code of Ordinances, as amended." Troubling, however, is what appears to be confusion about the character of this Designation. On Agenda package, Page 29, it states:. "Historic district designation will ensure that the neighborhood retains original Bahamian architecture. Design review of new construction that may he built on the parcels will assist in maintaining the aesthetic harmony..." (Emphasis in italics added.) ??Historic District?? CONCLUSION Though Agenda Package Page 29 discusses Incentives, there really are no significant incentives available to the owners of the properties on the Designation List of Properties. In reflecting on all of the time and attention, all of the meetings and communication since the historic preservation discussion began last year—imagine if all of this time, energy and effort had gone into supporting the establishment of the West Grove expansion of the Omni Community Redevelopment Agency? What a different scenario we would be facing if there were a CRA District and tax increment funds available. X ::�YX:CY IC 'Y.T:Y C'1C 7 Historic Preservation Designations I City of Tampa https,l/www.tampagov.net/historic-preservation/info/historic-pre Florida HOME > ARCHITECTURAL REVIEW AND HISTORIC PRESERVATION HOME > INFORMATION RESOURCES > HISTORIC PRESERVATION DESIGNATIONS Historic Preservation Designations :h The Architectural Review & Historic Preservation office has put together a document of all current designations. The document is comprised of the City of Tampa's four local historic districts, 48 local historic landmarks, and five multiple property designations, which encompass approximately 4,214 buildings. The City's designation protects those properties that have been determined to be of distinctive character, architectural value, and cultural significance to the city. Each structure represents a piece of the physical development of Tampa's history, from the few existing farm houses located in what are now inner city neighborhoods, to the grand Tampa Bay Hotel, to the modest shotgun structures that were built by the hundreds to support the early cigar industry. Each building was constructed to satisfy Tampa's booming growth as the city transformed itself from a farming community to a major urban center. The majority of the properties described in this document are also listed in the National Register of Historic Places. The National Register is the United States' official list of historic places. The listing identifies buildings, structures, and objects as well as historic districts that are historically, architecturally, or archaeologically significant, I of 2 7/16/18, 8:37 AM Historic Preservation Designations I City ol'Tampa littps://ww�v.tainpagov.net/historic-preservationliiilo/historic-prc... The Historic Preservation Designations document can be purchased for $15,00 at the Architectural Review & Historic Preservation office located at 1400 N. Boulevard, 2nd floor. Please call (813) 274-3100 for more information on the document. To view the City of Tampa historic districts, local landmarks and multiple properties groups listed in the Historic Preservation Designations document, please click on the pages below: a Title Page thru Introductions - Pages 1-4 (PDF) • Historic Districts - Pages 5-14 (PDF) • Local Landmarks Pages 15-39 (PDF) Pages 40-64 (PDF) • Multiple Property Group (Pages 65-76) (PDF) Ccpyright © 1996-2018 City of Tampa. All rights reserved 2 42 7116118, 8.37 AM Multiple Properties t -r� Designation Map D- cr r . V f ., J , I 1 lir f IE.P` tr r r S= r I ' I 1. L LL 24 29 22 28 - i-25 3I • �:,._ 30• 26 L. MaCDlll AF® R ...... n4 Sanln Hillsborough Bay :ax ed/@Evd- 8r+ge Mfoyatt 5+.I 19.L el St@ndyr(FwN,, St.) --- 2U.P.11 St. Bndgs �I l Wea1Tm�Pa MMM1pte Prcperfiee 6roup. 21. Rreident=d . 1915 W. Lvdle St. 22. Re d -.,I - 1917 W. LaSalle St 23,C --d 25FVA Rend k- pe¢ch Prrk M,dnple properties i:s:�ey- 24.4521 W. A,Md St, 8. 4505 W. Bauch Pork D, 20,4510W @each"pr, 27.45063 W. Rasanern U 70. 4(175.AY Nim way 29.41 S.R yol PA,, Wq l" 30.4 0S W <yA P.—W St. 3..721t 14'.Harr B'vd. 65 Map Key: j i r-"' [. ve IA 1 bEl Supply3 Id 11�21196N Flor�EO Ava 'i SFZ 4 f � I 5wth E h grB Id g 1IION, FI—6 Are. - 3, CCP F t t fld y iM1107N.F d�I, 51 H!I@ Id g 129a 12NNF iW, M. 55p P..r . t Na 513NT pas t , McKay Bay sM, wady @ 1d q IOD2R- M. 51. r2L,i\y �\. 5 A d p p CM1 h- tol N M ivn St. 'RYi A- F Wq�2 IW7N Fr un 51. .t�ijpl 9 Y n,r Awn @v Id-ny ltl i6i.IV. f'm k,n sr. - G 4;Y �,� Ke—Inl Arm e(A. a- Amx++cam AVu M1p?ePrsperr,er r �A� St. 3 Ep p Ch —K- ❑ N r 5t. St ,,� peter O Knight iEG A ary@ayt tCh h 7 t25 t5t, ?2 T1 C t @ M I@nph tCF- � 12C`EN .I Flerw.n Sl. e�� /airport ` !3.Pu ads¢Misnionm 6ap6 s1 Lhurch. 711 S.af1 St. -- 16.b:wssrcr AV 1. Morl�A:^nmlllw Baphsl Church-IT.�5N,Na3rrarkaAn:- 4 - Hnlpic pndge, on ihr Hdlrhomngh Haar • ............._ J Multiple Yroparfi¢s 5r¢�p: I � i`a Cas S+, 2ndge IE Columbus Gr. Mot. (A.,h,W Ave.) IT. TN. LWnda,son Mdga al At. Hillsborough Bay :ax ed/@Evd- 8r+ge Mfoyatt 5+.I 19.L el St@ndyr(FwN,, St.) --- 2U.P.11 St. Bndgs �I l Wea1Tm�Pa MMM1pte Prcperfiee 6roup. 21. Rreident=d . 1915 W. Lvdle St. 22. Re d -.,I - 1917 W. LaSalle St 23,C --d 25FVA Rend k- pe¢ch Prrk M,dnple properties i:s:�ey- 24.4521 W. A,Md St, 8. 4505 W. Bauch Pork D, 20,4510W @each"pr, 27.45063 W. Rasanern U 70. 4(175.AY Nim way 29.41 S.R yol PA,, Wq l" 30.4 0S W <yA P.—W St. 3..721t 14'.Harr B'vd. 65 Period Of Significance: 1923-1929 Local Historic Designation: 2010 Total of Eight (8) Buildings Beach Park Aerial, c. 1956 In 1923, developer T. Roy Young and his partners William Trice and Milton and Giddings Mabry acquired a major portion of William Culbreath's property with the intent to subdivide the area under the name of "Beach Park on the Bay." The exotic Mediterranean Revival style of architec- ture was chosen by the developers in an effort to exemplify the lifestyle of residents. Entrance gateways were incorporated into the Beach Park development as a stylistic beacon associated with the upscale community that would denote a "sense of place." One of these gate- ways, located at Lois and Swann Avenues, still serves its original purpose. MULTIPLE PROPERTIES DESIGNATIONS 414 S. Royal Palm Way, constructed 1925 704 S. Westshore Blvd„ constructed 1925 4521 W, Azeele St., constructed 1929 -6. 407 S. Royal Palm Way, constructed 1925 4505 W. Beach Park Dr., constructed 1925 4.508 W. Rosemere Rd., constructed 1924 4506 W. Sylvan Ramhle St., constructed 1925 67 4510 W. Beachway Dr., constructed 1926 4 r Period Of Significance: 1913--1939 Local Historic Designation: 2006 Total of Six (6) Bridges Lafayette Street Bridge, date unknown By the 1880s, neighborhoods such as Hyde Park and intercon- nected cities such as West Tampa needed accessibility to the east side of the Hillsborough River where Tampa's business district was located. Each bridge served to strengthen the connection between the east and west sides of the Hillsborough River as Tampa developed. These bridges linked the elements of a city that relied and prospered on the connectivity of individual neighborhoods and communities. The inventory of historic bridges in Tampa include both single and double leaf bascule bridges, a vertical lift bridge, and a unique bob -tail swing bridge. 68 MULTIPLE PROPERTIES DESIGNATIONS Cass Street Bridge, constructed 1926 Laurel Street Bridge, constructed 1927 Henderson Bridge on Hillsborough Avenue, constructed 1939 Columbus Drive Bridge, constructed 1927 Kennedy Blvd. Bridge, constructed 1913 69 Platt Street Bridge, constructed 1926 Period of Significance; 19.2--1948 Local Historic Designation: 2004 Total of Five (5) Buildings Boy Scouts at Tampa Urban L.cape, c.1942 The Central Avenue business district was the heartbeat of the African-American community and offered all services needed for daily life. These buildings rank among the few remaining structures that represent an enclave that formed among the African-American community as early as prior to the turn of the 20th century. These buildings are cultural- ly important as a symbol of the continued strength, unity, and growth of the African-American community in Tampa. Ar- chitecturally, these buildings demonstrate a community's commitment to permanence and success in choice of building materials and style. 70 MULTIPLE PROPERTIES DESIGNATIONS St, .lames Episcopal Church 1202 N. Governor St., constructed 1921 Paradise Missionary Baptist Church 1112 Scott St., constructed 1924 Greater Bethel Baptist Church 805 E. Laurel St., constructed 1947 Ebenezer Missionary Baptist Church 1212 Scott St., constructed 1922 71 i 4-m Greater Mt. Moriah Primitive Baptist Church 1225 N. Nebraska Ave., constructed 1948 Period Of Significance: 1906-1951 National Register Listings: 2002-2010 Vocal Historic Designation: 2003-2010 Total of Nine (9) Buildings Franklin Street Scene. c. 1930 _ MMMM w W-,.# owe These historic buildings are some of the last surviving elements of the early Franklin Street downtown business district, which began development as a commercial area pri- or to 1900 and reached its peak of importance by the 1930s. The buildings included in this grouping were constructed between 1906 and 1922 and represent the commercial styles typical of those popular in the United States during the first half of the 20th century. It served the daily needs of a downtown residential population Living in single fami- ly dwellings found in the areas lying between the Hills- borough River to the west and Nebraska Avenue to the east. 72 MULTIPLE PROPERTIES DESIGNATIONS Vintage Auto Building No. 1 1613 N. Franklin St. constructed 1920 Arlington Hotel Building 1209-1211 112 Franklin St. constructed 1910 St. Andrew's Episcopal Church 501 N. Marion St. constructed 1907 Southern Exchange Building 1110 N. Florida Ave. constructed 1921 -_ Vintage Auto Buildings No. 2 1609 N. Franklin St. constructed 1920 W Xf • Spain Restaurant 509-513 N. Tampa St. constructed 1921 General Automobile Supply Building 1102 N. Florida Ave. constructed 1910 C.C. Burns Furniture Store Building 1207 N. Franklin St. constructed 1910 73 Majestic -Hedges Building 1212 N. Franklin St. constructed 1923 Period Of Significance: 1894-1945 National Register Listing: 1983 Local Historic Designation: 2006 Total of Three (3) Buildings 1� ft-IRIN date utj"own Main Street and Howard Avenue, c. 1911 Incorporated in 1895, West Tampa was primarily populated by Spanish, Italian, and Cuban immigrants that were employed by the local cigar factories. The Latin community provided the city not only with a work force, but also with the cultural identity that contributed to the neighborhood's distinctive heritage. Today, the West Tampa National Register Historic District contains a number of cigar factories, several social clubs, schools, and civic buildings, as well as hundreds of facto- ry workers' homes that date from the late 19th century. Many of the area's brick paved streets, granite curbstones, and hexagonal concrete sidewalk pavers still exist. 74 MULTIPLE PROPERTIES DESIGNATIONS 1915 West LaSalle St., constructed 1928 1917 West LaSalle St., constructed 1915 El 2502 North Howard Ave„ constructed 1903 75 r 'r El 2502 North Howard Ave„ constructed 1903 75 Map of Florida CoL1116CS, C. 1898 Map of Hillsvolough County, c. 1882 RESEARCH REFERENCE Hendry & Knight Co i AMAUM m � ryYr,se..A.. co.'s - S'Il'li_ISET GUII) f' t Directory of Houseliolclers; OF THE C.ITT OF TAMPA r e s r x 4 y Map of Florida CoL1116CS, C. 1898 Map of Hillsvolough County, c. 1882 RESEARCH REFERENCE Hendry & Knight Co i AMAUM m � ryYr,se..A.. co.'s - S'Il'li_ISET GUII) Directory of Houseliolclers; OF THE C.ITT OF TAMPA r e s r x 4 y li all V77,3 V � Zn � I WeIl Waui fu Please YoujfIIANIERICAN Phone 829 1 II -fn I....&y R. L. Polk Directory, c. 1910 801 S. Willow Avenue, c. 1925 Geological Survey Map, c. 19>6 FTheabove materials are just some of the resource tools ly referenced today in rehabilitating, restoring, and ng the city's archeological sites and historic struc- r future generations. The maps are utilized as sources for depicting archeological sites, determining land mass, and population growth. The R.L. Polk Directories are utilized as cross reference for date of construction and original ownership information. Originally, they also were used for many business advertisements. Historic photos are one of the community's great resources for confirm- ing architectural styles and defining architectural elements that may have been lost through time. 76 The Verandah at Plant Hall For questions and additional information related to Tampa's historically designated properties contact the City of Tampa's Historic Preservation & Urban Design Division at (813)274-8920 or visit www.tampagov.net/dept_historic_preservation. Historic Preservation and Urban Design Submitted Into The Record Frank Schnidman P. O. Box 11339 Fort Lauderdale, FL 33339 TEL: 954/599-8715 E -Mail: schnidmanf(&earthlink.net MEMORANDUM TO: Mayor Francis Suarez Commissioner Wilfredo Gort Commissioner Ken Russell Commissioner Joe Carollo Commissioner Manolo Reyes Commissioner Keon Hardemon FROM: Frank Schnidman RE: Public Comment: Multiple Property Designation DATE: Thursday, July �X, 2018 Thank You On behalf of the property owners on the Property List that I represent, I submit this Memorandum for the record to formally thank the Chair and Members of the Historic and Environmental Preservation Board and their Attorney for deferring the Multiple Property Designation Agenda Item at their July 3, 2018 Regular Meeting to a Special Meeting this coming Monday, July 16, 2018. Though recognizing that some owners could not attend because of July 4th holiday commitments, the reason for the deferral was a recognition that the Multiple Property Designation process was new, but that the process of designating individual buildings was governed by existing procedure. Therefore, though there could be one Designation Report to expediate the process of staff recommendation, Due Process and fundamental fairness require that each property on the Designation List has to be individually presented, with the opportunity for the owner to respond before the HEPB discusses and votes on the staff recommendation. Evanizelist Street/Charles Avenue Designation Report I also submit this Memorandum for the record to formally submit a copy of the June 2012 Designation Report for the Evangelist Street/Charles Avenue Historic Street Designation. This approved designation was for the right of way only, not the structures on either side of Charles Avenue. Note that though this right of way has been designated as Historic, the City Capital Improvements and Transportation Department, Project 40-5183612, in active design with the assistance of Kimley/Horn, is planning roadway milling and resurfacing, replacement of damaged sidewalks and driveway approaches, ADA ramps, removal of existing drainage system (cover ditch) and replacement with new drainage system (inlet, MH and cxfiltration trench), and the installation of a new valley gutter, from Main Highway to South Douglas Road. With HEPB approval, it is not technically wrong to do this, but it will forever change the historic ambiance of this recognized resource. "Charles Avenue is narrow and out of line, especially when viewed from its entrance on Main Highway, because it was laid out by the homesteaders and not surveyors. " (Emphasis added.) Will it be like that after the efforts by the City Capital Improvements and Transportation Department remakes this historic right of way? What will happen to the "...pleasant narrow road with narrow sidewalks and trees typically planted inside the property line..."? The Statement of Significance from Designation Report for Evangelist Street/Charles Avenue is the "cut and paste" source of much of the Statement of Significance for the Multiple Property Designation. In the opening paragraph it states that this Avenue "...symbolizes the thriving black community that helped shape Coconut Grove and of which the local history could not be told separately." The text goes on to describe the people and the homes that were built—yet NONE of the text suggests that historic designation include any of the buildings along the right of way. Why in 2012 was only a right-of-way designated and not any of the buildings? Was this only what the Community wanted? One very interesting point made in this 2012 Report, on page 13-14: "...Several studies were conducted that found the area eligible for historic districts, both the West Grove (as a whole) and Charles Avenue (individually), that never went through, a Neighborhood Conservation District (NCD) was created to protect historic properties in 2005 (buildings are still being lost), individual properties have been designated historic, such as the Mariah Brown House and E. W.F. Stirrup House (both vacant), and a few historic marks have been placed mostly to educate visitors." (Emphasis added.) Has so much really been lost in these few years that there can no longer be an historic district? 2 How Wide Do You Cast the Net? When the City Commission began this process, there was to be a study to create an historic district to protect approximately 20 shotgun homes. Then, without any public justification, the designation went to a new never before used concept in Miami, the Multiple Property Designation. With this change, the required outreach for a proposed historic district was avoided: "In those instances when a historic district is being considered, the preservation office shall conduct outreach involving all relevant home owner associations and neighborhood associations, ultimately ascertaining their level of support by way of resolution or vote. " (Emphasis Added) Such outreach was therefore avoided, and there was no significant community engagement until the proposed list of properties was prepared --a list that had significantly expanded from the 20 or so shotgun homes to 51 "Wood Frame Vernacular Residences." Slum and Blight, "Feelin " and the "Unreasonable or Undue Economic Hardship" Slum and Blight In January 2018, the City Commission designated the area that includes all designated residences as "slum and blighted" when they approved the Finding of Necessity (FON) for the expansion of the Omni CRA. The FON identified this as an area of significant decay and deterioration. And the FON recognized severe problems with not only public infrastructure, but with the publicly and privately owned residential and commercial buildings. No information about the actual condition of each residence designated for historic preservation was researched, other than by a windshield or walk by survey and selected research into City and County records. Little effort was made to talk with any of the property owners. What are the actual condition of these designated buildings? Is it appropriate to consider designation of buildings that have received "Unsafe Structure" notices, and the current owners have not been involved in "demolition by neglect"? Is it appropriate to consider designation of slum or blighted buildings that cannot be economically rebuilt? "Feeling" During a previous Commission discussion of why not an historic district and why the Multiple Property Designation, it was recognized that historic designation was a "burden" on the property owners, and that the Commission did not want to burden all properties within a district. You also recognized that Multiple Property Designation, though never done before, would be faster because only one report was needed for all designated properties. During the work of the Historic Preservation staff, a wide net was cast that caught not 20 shotgun homes, but 51 "Wood Frame Vernacular Buildings." "Frame Vernacular, as defined by the City of Miami Preservation Office Historic Design Guidelines, refers to a simple wood frame building, which is the product of the builder's construction experience, available resources at the time, and the surrounding environment." Page 16 of the Designation Report, Description section, goes on to say that "The buildings included in the Multiple Property Designation are all wood frame structures that contain the above elements to varying degrees." And on page 18: "Feeling is a property's expression of the historic sense of a particular period of time resulting from the presence of physical features that, taken together, convey the property's historic character. As the properties retain integrity of setting, design, materials, and workmanship, they convey a feeling of residential life in Coconut Grove Village West community in the early twentieth century. " (Emphasis added.) (Note that some of the properties included on the List are frame vernacular single family or duplex structures were built in the late 1930'x. These owners wonder how that relates to the "feeling of residential life ... in the early twentieth century." They "feel" that they simply own old wooden buildings.) Unreasonable or Undue Economic Hardship Sec. 23.2 of the Code defines Unreasonable or Undue Hardship as: "An onerous or excessive financial burden that destroys reasonable and beneficial use of property and that would amount to the taking of property without just compensation orfailure to achieve a reasonable economic return in the case of income-producing properties." (Emphasis added.) To translate that into non -legalese, it means that a homesteaded single-family home owner will not easily be able to allege unreasonable or undue economic hardship to get a certificate of appropriateness to avoid governmental enforcement actions to fix or maintain the property because they would likely not be able to meet the "taking of property" requirement as they have the economically beneficial use of living in the residence. In addition, Sec. 23-6.2(h)(4) states that "...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." And, the "taking of property" analysis is a legal analysis that will require an opinion of the City Attorney in each and every case. The Historic Preservation staff will not be able to render such an opinion. In addition, once designated, the property owner has only 15 calendar days to appeal the designation, and it will be expensive in terms of fees, consultants and C! attorney fees. So, if a homesteaded property owner waits for more than 15 days thinking there will be financial incentives to assist in meeting required repairs mandated by designation and/or code compliance, they will no longer be able to appeal the designation to the City Commission. However, Sec. 23-6.2(h)(4)(b)(6) states: "...For income producing property only, a profit and loss statement for the property containing the annual gross income for the previous three years; itemized expenses, including operating and maintenance costs, for the previous three years, annual cash flow for the previous three years; and proof that the owner has made reasonable efforts to obtain a reasonable rate of return on the owner's investment and labor;" (Emphasis added.) In effect, if designated, rental property has a much easier time getting a certificate of appropriateness, because they do not have to meet the "taking of property" test. And, this economic analysis will require economic development expertise beyond the skill set of the Historic Preservation staff. And, since there are really incentives of little value for the investor or landlord to be a designated historic structure, they are more than likely to meet the 15 calendar day requirement to file an appeal with the City Commission to object to their designation. (Note that this is very different from the situation in the MiMoBiscayne Boulevard Historic District where substantial financial incentives exist to foster preservation and rehabilitation of historic structures, contributing structures, non-contributing structures, and even new construction.) Closes In closing, let me again thank the HEPB for the honest, open and transparent manner in which they will deal with this new and novel approach to historic preservation — the multiple property designation. Hopefully, given the chance for individual presentation, owner response and public input and voting after each individual discussion, these professionals will be able to determine which of the wide pool of designees actually merit final designation. *K K***XX K**X)C a CHARLES AVENUE The first btack.coufinnnity on the.South Florida s mainland > eg_an 'here in the • late 1884s when `�. Blacks primarily from the Bahamas. Came via.ds , _ Key West to work at .the �Pescock Inn. Their fe l ^ first hand experience with tropical -plants F and building materials proved' invaluable to the development of Coconut Grove, Besides private homes the early bulldin s. included : ,the Odd Fellows ,Ball, which- served. as a. tom, ., r Ybunity center and library, Macedonia Baptist Church. home of the- oldest black congregation im the area, and the A.M.E. Methodist Church,' which housed the community's first schook At' the western end of. Charles Avenue is one of the rea's oldest cemeteries Ll Y �: ,:.e Ay kyi6F'0T1[4 QP �ey6TH58('k¢pRiGf. i li Y REPORT OF THE CITY OF MIAMI PRESERVATION OFFICER TO THE HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD ON THE POTENTIAL DESIGNATION OF THE EVANGELIST STREET/CHARLES AVENUE AS A HISTORIC SITE WRITTEN BY MARINA NOVAES Reviewed by Arva Parks JUNE 2012 Location and site maps 1 I50 SQO 1.000 Feel ICU e rYn u Jw •rY+ ■ i l u�� a �W �f 5 Y*Mw J jjFF S S Z � � ii ' J � Y mM^•� � '�s...:� r! �Gr•� �_ i MNPY MIYb Y` i Y J'�}� C{�"T�_ � p •a t� .-. .. C ♦rte �.. N+' a�n v `:�� Ma.�w .. .- "� / i. �i �•% n u r ,y IrW Jw e li •iur .. c 1 \ cocnw•Owcw Y4YS• Cele nM„ 7 Jy�r.n Y..o-.,. • � IarwN,e F 1 rn.+r�J l+e YA�r G� F7 Contents General Information II. Preliminary Statement Of Significance III. Description IV. Application of Criteria V. Bibliography VI. Photographs I- General Information Historic Name: EVANGELIST STREET Current Nome: CHARLES AVENUE Date of Construction: c.1900 Location: COCONUT GROVE Present Owner: CITY OF MIAMI Present use: AVENUE Zoning: T3-0 Folio No.: N/A Boundary (Legal Description): The entire length of Charles Avenue right-of-way from Main Highway to SW 37th Avenue (Douglas Road) Setting: Charles Avenue is located in between William Avenue (north) and Franklin Avenue (south) in Coconut Grove, Florida; and extends from Main Hwy (east) to SW 37th Avenue (west). Integrity. Charles Avenue has integrity of location, design, setting, feeling, and association. 5 II- Statement of Significance The legacy of the most peculiar and unique street in South Florida is directly associated with the Bahamian community that settled in the area known today as West Grove for West Village) in Coconut Grove. Evangelist Street, as it was first named due to the number of churches it had, symbolizes the thriving black community that helped shape Coconut Grove and of which the local history could not be fold separately. The particularity of West Grove development, which started on Evangelist Street, is the reflex of the circumstances that it came about; to understand it, it's necessary to acknowledge the culture of these skilled people that came to U.S. from the Bahamas not as slaves but as free men and women in search for a better life. Most Bahamians that settled in Coconut Grove were from the island of Eleuthera in the Bahamas where the majority of inhabitants were runaway slaves from West Indian plantations; many came with the Loyalists from the Carolinas as slaves during the American Revolution; and others were dropped there after slaves ships were liberated by British sailors when England abolished slave trade in 1807. The descendents of these former slaves moved through the Florida Keys with the Conchs becoming accomplished fisherman and seaman off the Florida coast, not unlike their forefathers who lived as freemen on the sea coast of West Africa.' They were excellent sailors, some even became ship captains; and besides being seaman, wreckers, and working in the agriculture the Bahamian people were also in the sponging and turtling industry. The mass immigration from the Bahamas to U.S. in the late 1800's was due to the Island's rocky soil that got exhausted and agriculture became unsustainable affecting the food supply and the means of living of many Bahamians that came to the Florida Keys to grow pineapples (a very lucrative industry at that time)2. Being the South Florida's topography similar to that of the island, the Bahamians knew how to plant this land and soon they made South Florida like home. George E. Merrick, founder of the City of Coral Gables, former President of the Historical Association of Southern Florida, and one of the founders of the University of Miami wrote in 1941: "Through the 70's, 80's, and right through the 1890's, they were practically the only available workers, the Georgia Negroes did not come in any volume until after 1900, after the coming of the railroad. In this West Indian period all of our heavy laborers were Bahaman Negroes. I believe these Bahaman Negroes had a most distinct and important influence, in that they brought inspiration to many of the first English, French, Northern and Southern planters; to all of those early settlers who at first were skeptical of ' http://www.kislakfoundation.org/milennium-exihibit/andrewsi.htm 2 http://www.kislakfoundation.org/milennium-exihibit/andrewsl,htm the coral -rocky country, forbidding and desolate from the planting standpoint. In the Bahamas there is the some coral rock; and the Bahaman Negroes knew how to plant on it; and how to use it: and they knew too that all kinds of tropical trees would grow and thrive on this rock. They, too, had a vital influence upon our civilization in bringing in their own commonly used trees, vegetables and fruits. Soon these supplemented all those that had been brought in by the Bahaman whites - the sea -living Conchs. Such things were introduced as the pigeon pea, soursop, star -apple, sugar -apple, Jamaica apples, and all the anons - caneps, sapotes, and dillies. These fruits can still be found in best profusion in the Bahaman colored village in Coconut Grove (which was first called Monrovia, and which was the first Bahaman Negro settlement on the Bay) and also in their villages at old Lemon City, Cutler, and Perrine. These Negroes had built their homes in their own island of the coral -rock, and they brought here their skill in masonry building. Today, some of the oldest buildings in Coconut Grove and old Cutler are of the some construction which has been in use for one hundred and fifty years in the Bahamas. Built without cement with only the native lime mortar, these houses have withstood the countless hurricanes of the Bahamas! This knowledge of building with the native coral limestone came with Bahaman Negroes, as did so much other valuable knowledge and experience in the building of walls, roads, other uses of the coral; and uses of the land, and of the sea."3 One of the first Bahamians to arrive in Coconut Grove was Mariah Brown who was brought from Key West to work in the Bay View House which was later, renamed the Peacock Inn, Charles and Isabella Peacock arrived from England in 1875; they met Commodore Ralph Munroe in 1881 who told the Peacocks if they built a hotel he would bring in the tourists from Staten Island, NY where he lived before moving definitively to Coconut Grove in] 889. The Peacocks opened the Bay View House (the first hotel in South Florida mainland); the first building was located on a ridge overlooking the bay, the Bay View House (1883) was a large home with extra rooms for guests, a store, and a post office.d Mariah Brown was born in Eleuthera in 1851 and came to U.S. in 1880. She and her three daughters (little is known about her husband) lived in Key West where she worked as a washer woman before coming to Coconut Grove to work at the Peacock Inn which was already the center of the community in the late 1880s. Upon her arrival, Mrs. Brown and her family lived at the Peacock Inn and circa 1890 she purchased a piece of land from pioneer Joseph Frow for $50.00 and built there her home which was within walking distance of the Peacock Inns located on a "back road" (Main Hwy) that linked Coconut Grove with the more remote farming community of Cutler towards the south.6 Mariah 3 Merrik, George E., "Pre-Flagler influences on the Lower Florida East Coast". Tequesta - volume one. March, 1941. 4 Burnett, David. "Coconut Grove" in Miami's Historic Neighborhoods. Dade Heritage Trust Publication, 2001. 87 5 Day, Jane S. and Eaton, Sarah E. "The Mariah Brown House". Designation Report. City of Miami. 1995. 6 Patricios, Nicholas N. "Building Marvelous Miami." University Press of Florida. 1994. 26. Brown's house still stands at 3298 Charles Avenue (Evangelist Street) and was designated a Historic Site by the City of Miami in 1995. Soon more Bahamians started to arrive attracted by the profusion of work; the great success of the Peacock Inn was in part credited to the charismatic personality of Isabella Peacock but also due to Commodore Ralph Munroe that organized the first unofficial tourist season, attracting many tourists to the Grove in the winter of 1886-87. "Christmas, 1886, was a big event. A community tree was raised at the Bay View House, soon to be known as the Peacock Inn, for perhaps the biggest social event in the history of the whole area. Over fifty people attended, coming by boat from as far north as Lemon City and as far south as the Hunting Grounds (Cutler). A pine tree was decked with ribbon and tinsel, and presents were distributed to all the children."7 Some of these wealthy tourlsts would become Coconut Grove's permanent residents and employers. Ebeneezer Woodberry Frank Stirrup was an essential element on Evangelist Street (and West Grove) development. Stirrup was born on Governors Harbor Island in the Bahamas in 1873, a mulatto; his mother was a servant in the wealthy white Stirrup household, his father's family. After his mother died when he was only nine -years -old, he was taken by a relative who made him work and help the family; not happy about that, Stirrup saved money and at the age of fifteen he left the Bahamas to Key West in the late 1880s. In Key West he worked with his uncle as a carpenter's apprentice. He also worked for Charles Deering on his Culter estate and later for his father William in Coconut Grove. In 1894 he went back to the Bahamas to marry his childhood sweetheart, Charlotte Jane Sawyer; they first lived in Key West and then moved to Cutler where he worked as a pineapple cutter during the day and cleared land at night. Sometimes he was paid with land instead of money which he much appreciated. In 1899 the family moved to Coconut Grove, Stirrup was only twenty-five years old.8 When pioneer Joseph Frow decided to sell some of his Coconut Grove land, Stirrup wasted no time in buying up a number of lots. Stirrup built small, Bahamian -style rental houses from the plentiful and sturdy pine trees common in South Florida; he and his wife constructed these houses themselves, usually working at night after a full day of work. Stirrup rented these houses primarily to other immigrants from the Bahamas, giving many of the new arrivals an opportunity to save enough money to buy their own homes.9 Stirrup constructed more than 100 homes in his lifetime, many of the houses built by Stirrup still remain, and are concentrated around Charles Avenue (Evangelist Street) where he built himself he's own home (3242 Charles Avenue) which was designated a Historic Site by the City of Miami in 2004. Parks, Arva Moore. "The History of Coconut Grove, Florida. 1821-1925". Master's Degree Thesis. 1971. 32 s Dunn, Marvin. "Black Miami in the Twentieth Century". University Press of Florida. 1997. 38 9 Dunn, Marvin. "Black Miami in the Twentieth Century". University Press of Florida. 1997. 38 91 Meanwhile, the little concentration of buildings in a stand of palmettos where Mariah Brown's house was located was getting more and more residents, Joseph Frow sold the Bahamians land on a long-term basis for little as fifty cents a week.'() "Citing that it was too difficult to bring in supplies or truck their crops over the existing footpath they asked for a road. When the request was denied, they gathered loose coral -rock, loaded their wagons one moonlit night and dumped the rock where they thought the road should be." Evangelist Street was officially born, and soon the little village would thrive. "Town officials relented and soon the road was extended to where Hibiscus Street intersects today. Charles Avenue is narrow and out of line, especially when viewed from its entrance on Main Highway, because it was laid out by homesteaders and not surveyors." 1" The road was called Evangelist Street because of its churches, Macedonia Baptist Church, which was first called St. Agnes Baptist Church (the oldest black congregation), A.M.E. Methodist Church, former St. Paul's Methodist Church (housed the first black school), and St. James; there was also the Odd Fellows Hall which was a community center and later served as a library for the village as well. As the area grew, Evangelist Street was extended to Douglas Road and later had its name changed to Charles Avenue after Joseph Frow's son, Charles Frow. Soon Charles Avenue became the spine of the community, Esther Mae Armbrister, remembered as interviewed by Willian Labbee in 1991: "Back then they called Charles Avenue by the name Evangelist Street, until they named it in the late Twenties after an early settler called Charles Frow. But this street was it. It was the main drag. It was the hopping place to be, William Avenue to the north was a back street, nothing but a cow path for years and years. Both Charles and Franklin, the next one over to the south, were rocky, rocky, rocky, nothing but crushed rock - they used to call Franklin Rocky Road, when I came here; they had eventually gotten 'round to tarring them." "All the business, everything was right here on Charles Avenue. Old Man Joe Major had a bicycle shop. Old Man Stirrup had a grocery store. There was a soda shop and ice cream parlor. And then they had a Cleaner's, belonged to Old Man Summons. He died last year; I didn't even know it. Father Culmer had a pressing club - a cleaner's - before he was a priest. He also was an organist at Christ Episcopal Church. After he got married and moved to Overtown and he became a priest at St. Agnes." 12 Parks, Arva Moore. "The History of Coconut Grove, Florida 1821-1925". Master's Degree Thesis. 1971. 39 11 Cave, Donald H. "Grove's Charles Avenue." Miami News. January 5, 1971, Sec. A. 16 12 http://www.miaminewtimes.com/1991-07-31/news/black-grove-feature/full The first subdivision in West Grove was officially platted in March 1910 by E.W.F. Stirrup13 who slowly bought more and more land; over the years, he owned most of Coconut Grove downtown among other properties, such as properties in Cutler, along Flagler Street in Miami and the cemetery (one of the oldest in Coconut Grove) on Charles Avenue which is called the "Charlotte Jane Memorial Cemetery" after Mrs. Stirrup. George Simpson, a member of the Stirrup family by marriage, said; "... It was a wish of E.W.F. Stirrup Senior, who, by the way, laid out Charles Avenue, laid out the street before he built his house there; he built his house on one end of the street and a cemetery for the community and his family on the other end of the street." I' Eventually, Stirrup became one of the wealthiest men in Coconut Grove. During the Great Depression, Stirrup lost most of his land and about $70,000 in cash when Biscayne Bank failed. But when he died in 1957 at age 84 he still owned 317 parcels of land in Coconut Grove.'s Another Bahamian valuable contribution to South Florida was architecture and the know-how of constructing simple sturdy houses able to withstand the most intense hurricanes; they were also durable, made of pine trees which are termite resistant, and affordable, made of local material as pine wood and coral -rock. The shotgun house style can be traced back to West Africa. It is an architectural style that enslaved Africans, particularly the Yoruba, brought with them to the countries of the Caribbean and to the United States.16 The name "shotgun" was given because of the typical alignment of the house's doors; supposedly, a bullet fired at the front door would pass straight through the house and out the back door. The rooms are lined up, one behind another, usually the living room, then one or two bedrooms, and the kitchen at the back. The shotgun houses are usually tiny (12 FT wide) constructed on piers with no set back from the street, a front porch, wood frame and wood siding and sometimes, chimneys made of stone. The shotgun houses are usually one story high, the roofs can be gabled or hipped with overhanging eaves and wooden shingles; they originally had double -hung sash windows and some type of ornamentation such decorative wooden brackets and/or ornate porch railings. Some variations to the style can be found, such as houses with one and a half or two stories in height, wider houses, and some side-by-side duplexes. Bellow a few examples of shotgun houses found in West Grove. 13 "Coconut Grove is Town of rare interest" Miami daily Metropolis, March 3, 1923, Y4 City of Miami minutes. City Commission hearing of May 26, 2011 regarding changing the land use of the Stirrup house at 3242 Charles Avenue. ordinance No. 10544. 15 Dunn, Marvin. "Black Miami in the Twentieth Century". University Press of Florida. 1997. 41. 1r, http://www.kislakfoundation.orglmilennium-exihibit/andrewsl.htm 10 11 While white settlers were building their large homes scattered throughout the abounded land, the Bahamians were building their small shotgun houses very close one to another with no set back from the street. Their houses constructed in a way where one doing household chores inside could easily keep their eyes on the children playing on the backyard and be aware of who was coming or going on the street, all at the some time. This behavior can be explained by the cultural tradition inherited by their ancestral West Africans; Denise Andrews says on her essay (The Bahamian Influence on the South Florida Shotgun House): "The history of African people suggests that members of a community were families, or clans - a single lineage. The communities basically were composed of one head of household and the extended family members of the household - which could be hundreds of people. Compounds were created so that families could live together communally. Traditionally there was no concept of privacy or single mindedness as we know today. Family and family life was central, intimate and communal."17 The function of the house (shotgun) was to give shelter: all the activities were outdoors interacting with the community; Esther Mae Armbrister said: "When people were married once upon a time, they would march. One woman lived on William Avenue and she marched in her wedding gown from her house all the way around Hibiscus with her wedding party. They used to walk in the streets from their house to the church or wherever it was they were going to get married. They walked the streets with someone holding their gown. You would look out the window and see the whole wedding party go by. One time two sisters got married - they lived down on Charles Avenue - and they walked from across the street to their house and got married on the front porch. The street was blocked off, Then they had a party, and all the food you would want." 18 Rebecca Gibson Johnson (another long time resident) recalled, "Mr. Stirrup used to sit on his porch with his legs crossed and just look at everybody go by. He used to say everyone was his brother or his sister. He would wave at everybody. Anything that happened overnight was told to him. He didn't have to go anywhere to hear what was going on. White and black people came. His wife was his secretary. He was a loan master. He owned houses and rented them out."" Clearly Mr. Stirrup didn't rent these houses to get rich (which eventually happened) but to help his folks, his "family"; it is obvious that he could have built himself a mansion with all the luxury money could buy to accommodate his large family (he had ten children) but he never did, as he never left his community. So did other members of this once 1' http://www.kislakfoundation.org/milennlum-exihibit/andrewsi.htm is http://www.miaminewtimes.com/1991-137-31/news/black-grove-feature/full 19 Dunn, Marvin. "Black Miami in the Twentieth Century". University Press of Florida. 1997.42. 12 prosperous community of simple happy people that made this piece of land just like home. The true meaning of sense of place and community living could be experienced in West Grove at its heydays. Charles Avenue is like no other in a sense that it tells the history of South Florida and signifies so much for so many black or white. Since the annexation of Coconut Grove with the City of Miami in 1925, a transformation, especially on the East Grove (white), occurred, when the real estate market became a lucrative business and charming East Coconut Grove available, high-rise after high-rise went up, business after business opened and West Grove was left neglected, essentially for being a black neighborhood, with no infrastructure, forgotten with its small old houses. The effects of the segregation era also played a huge role in the decline of West Grove. Alex Joseph Plasencia states on his graduate thesis: "East Coconut Grove had already acquired a water system, and most of its residents had septic tanks, running water, and proper bathrooms. On the other hand, West Coconut Grove continued to use the some well system, which contained contaminated water. At night the contents of the privies was collected by city trucks. The process was unpleasant as the contents often dripped out, and the smell permeated the air. These privies also attracted swarms of insects. Improving utilities in West Grove was a serious problem in need of a remedy."20 Instead of implanting a sanitary system in West Grove to solve the problem, a "slum clearance" campaign was launched when many houses were lost and many residents moved away. If not for the work of community leaders such as Theodore Gibson and Elizabeth Virrick among others, West Grove today would be only in the memory of a few. According to Plasencia: "West Coconut Grove has been considered behind the times when it comes to the creature comforts taken for granted by others on a daily basis. Instead of air conditioning, most people in the West Grove simply opened their front and back doors and allowed the breeze from off Biscayne Bay to fill their homes with the fresh air that one might have in the Bahamas. But it is not only a loss of natural air conditioning, but the loss of a large part of the Bahamian culture which makes the situation so disheartening. For ever since becoming part of Miami in 1925, the people of West Grove have been in a constant struggle to preserve their community."21 Many initiatives were taken to protect and save West Grove and Charles Avenue from being lost, all failed. Several studies were conducted that found the area eligible for 20 Plasencia, Alex Joseph. "A History of West Grove from 1925: Slum Clerance, Concrete Monsters, and the Dichotomy of East and West Coconut Grove." Graduation Thesis, Clemson University. May 2011, 33, 21 Plasencia, Alex Joseph. "A History of West Grove from 1925: Slum Clerance, Concrete Monsters, and the Dichotomy of East and West Coconut Grave." Graduation Thesis, Clemson University. May 2011, 21. 13 historic districts, both West Grove (as a whole) and Charles Avenue (individually), that never went through, a Neighborhood Conservation District (NCD) was created to protect historic properties in 2005 (buildings are still being last), Individual properties have been designated historic, such as Mariah Brown House and E.W.F. Stirrup House (both vacant), and a few historic marks have been placed mostly to educate visitors. Today, Charles Avenue lies silently in the some setting, with the same extension and width; Stirrup house at one end and the cemetery at the other and some scattered historic buildings in-between. Some cultural Bahamian events still take place in Coconut Grove such their traditional Goombay Festival (on Grand Avenue) but the vibrant community that it once was is dying out as their children adapt to the new customs and comforts of modern days and the old generation struggles to keep their culture alive. 14 III- Description Charles Avenue is a narrow road 5850 ft (1.11 miles) long by 30-50 ft wide, it's located in Coconut Grove, FL in between William Avenue (north) and Franklin Avenue (south), it starts on Main Highway (east) and ends on SW 37th Avenue (west). Charles Avenue intersects Hibiscus and Plaza Streets. Mostly residential, the avenue houses two churches, one cemetery, and two designated historical sites. The historic Coconut Grove Playhouse is located at the corner of Charles Avenue and Main Hwy. Three blocks long, Charles Avenue is a pleasant narrow road with narrow sidewalks, the trees are typically located inside the properties line, generally one --story small homes and a few historic shotgun houses are evenly distributed along its length. 15 IV- Application of Criteria for Designation Evangelist Street/Charles Avenue has significance as it relates to the historic heritage of Miami and possesses integrity of setting, feeling, design, association, and location. The property is eligible for designation as a historic site under the criteria (1), (3), (4) and (8) as numbered in Sec. 23-4 (a), of Chapter 23 of the City Code. (1) Are associated in a significant way with the life of a person (s) important in the past (Mariah Brown and E.W.F. Stirrup); (3) exemplify the historical, cultural, political, economical, or social trends of the community; (4) portray the environment in an era of history characterized by one or more architectural styles (shotgun); (8) have yield, or may be likely to yield, information important in prehistory or history (Charles Avenue sits on a high probability archaeological zone). 16 V- Bibliography Burnett, David. "Coconut Grove" in Miami's Historic Neighborhoods. Dade Heritage Trust Publication, 2001. Cave, Donald H. "Grove's Charles Avenue." Miami News. January 5, 1971, Sec. A. 16 City of Miami Minutes. City Commission hearing of May 26, 2011 regarding changing the land use of the Stirrup house at 3242 Charles Avenue. Ordinance No. 10544. "Coconut Grove is Town of rare interest" Miami Daily Metropolis, March 3, 1923. - Day, Jane S. and Eaton, Sarah E. "The Mariah Brown House". Designation Report. City of Miami. 1995 Dunn, Marvin. `Black Miami in the Twentieth Century". University Press of Florida. 1997. http://www.kislakfnundation.org/milennium-exihibit/andrewsl.htm htt www.miaminewtimes.com 1991-07-31 news black- rove -feature full Metropolitan Dade County. "From Wilderness to Metropolis—The History and Architecture of Dade County, Florida 1825-1940." 1982. Merrik, George E., "Pre-Flagler influences on the Lower Florida East Coast". Tecluesta - volume one. March, 1941. - Parks, Arva Moore. "The History of Coconut Grove, Florida 1821-1925". Master's Degree Thesis. 1971 Patricios, Nicholas N. "Building Marvelous Miami." University Press of Florida. 1994 - Plasencia, Alex Joseph. "A History of West Grove from 1925: Slum Clerance, Concrete Monsters, and the Dichotomy of East and West Coconut Grove." Graduation Thesis, Clemson University. May 2011, 21. 17 IV- Photographs E.W.F. Stirrup House f� cmo"tn urtnAtY + �� GQHM1NY AS90C 10. Mariah Brown House Odd Fellows Hal! Sign Cemetery tiC y�Tf ; ^, 4 Cl) mm fly. x n 5 O+I.JC.Q O- ��4 at Morningside Historic District Established 1984 s rr �a �., ri¢suar uc.q.na",,.,::• MacFarlane Homestead Historic District Established 1994 en.r.nrrr..m xeansnr...nxn o•n .4 prey Oltln'1 BYen yer he rurm.: !!gig { 1+' a _ Hlbloelan pew*aty The district is named after Flora McFarlane {the "Mac" in the official district name is apparently an error), the area's first solo female homesteader and its first p+ schoolteacher. xp�" Submitted into The Record l4y �, �� �r�, a ' -` �Y�' v •�_ \ -, . : � - . ,, '. r. . 7^ � _•."ars... ;� s.. ,. „i 1 •_ _ a..� ^ c.Y �' � ' I � - �� r cz� +r J t� _ � �. _� ll !! jj I _rd 7�' ltf. f�....` � II _. � I. I � _ q; !_. �jC ...TS _ . - . r�w . _. y1 S � ......,, .' . 4� 4.✓7' s� { .5��� �� I{ �l �: - .3 � y.: ' ' �. :�A.�,c,. �� s. � R� WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 33$S CHARLES AV 3373 33�,l 33453335 332 141 34.35 4421 3411 34f)l 34 7. • s 43,3 r • F. CHARLES AVE 3388 CHARLES AVS 1,,�.�,1�P1f,2 3;34 33: 43834-n3421 4D� 332 �" 4 3350 a �141� i31357 3339 J`_ 4"x353 X3341 41 m533 �'� j���1 }339:? 3351 � �i • • i3K 3375 . 6 33q 33453,113 • 33491 -I- ..r N1(L7N AVE Folio 0141210075100 Year Built 1936 Number of Stories 1 Number of Units 1 Building Type House Lot Size 5,800 Adjusted Area 622 CURRENT CONDITION: Roof Type Gable Roof Condition Fair Roof Material Asphalt shingles Window Type Wood, SHS, 1/1; metal awning Window Condition Fair With or Without Muntins Without BUILDING HISTORY: BUILDING USE: Residential BUILDING FEATURES. Open porch with hip roof and wood rail, wood paneled door, textured stucco walls, horizontal wood siding on front gable, exposed rafters, louvered gable vent, concrete steps with side walls, cement foundation infill to porch SITE FEATURES: Concrete walkway and driveway wheel strips, chain link fence, hedge COMMENTS: Property Address & Folio: • Folio: • Address: General Property Information • Owner: • Date of Purchase: • Seller Information: + Size of House: • Use: • Purchase Price of Property Assessed Value of Land: + 2018 - $ 133,942.00 • 2017 - $ 121,766.00 • 2016 - $ 110,697.00 Real Estate Taxes (Previous 3 Years -1 • 2018 - $ 3,346.00 • 2017 - $ 3,230.00 • 2016 - $ 2,759.00 01-4121-007-5270 3388 Charles Avenge Caspian Dev LLC 1988 Unknown 891 Square feet Single -Family Home Rental $20,000 Profit & Loss (Previous 3 Years) • 2018: o Rent: ($1,100 per month) $ 13,200 o Taxes: ($3,346) o Insurance: ($2,500) o Repairs & Maintenance: 1500 o Total: $ 5,854 • 2017: © Rent: ($1,100 per month) $ 13,200 o Taxes: ($3,230) o Insurance: ($2,500) o Repairs & Maintenance: 1 2S0 o Total: $ 6,220 • 2016: o Rent: ($1,100 per month) $ 13,200 o Taxes: ($2,759) o Insurance: ($2,500) o Repairs & Maintenance: ($1,200) o Total: $ 6,741 Proof of reasonable efforts to obtain a reasonable rate of return on your investment and labor • It has always operated as a rental property since the purchase of the property in 1988. It's been a very costly investment having to maintain the old homes at the limited rental amount I can earn on my investment. Any consideration of use or adaptive uses: • Historic Designation will likely ruin my plans to generate a return on my investment and I worry that the value of the land will diminish substantially because of this designation and any future use of the property, which ultimately may be solely as land value. Further, with the proposed changes to the FLR in the NCD -2 district, the value of my land will diminish even further. Estimate of Return on Investment (Post -Repairs) Purchase and Repair Costs; • Purchase Price of Property; $ 20,000 • Estimated Cost to Repair: $160,000 • Total Investment: $180,000 Anticinated Income • Rent: ($1,100 per month) $ 13,200 • Taxes: ($3,346) • Insurance: ($2,500) • Total: $ 7,354 Return on Investment • Gross RU ($7,354 / $180,000) 4.1% t tOfti WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3418 CHARLES AV Folio year Built Number of Stories Number of Units Building Type Lotsize Adjusted Area Sub -Division CURRENT CONDITION. Roof Type Root Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210075260 1930 House 5,000 608 Frow Homestead Gable Good Asphalt shingles Metal, SHS, 1/1 Good Without WC 343-4422•341C• )370 3389 14-. qzl 337 CHARLES AVE 3418 V� FHffiL. S AIIM32;1* 41-1523 1 34483438 �m 't3 , 33* 1 49 0 0 FW 3355 137 3_vn 15 3435 3425 33- 341 -14 l li CI�vl 3K11 11 >j 41 n '385 '-7_J 334D3453343 3349 '.3 qVr 3 CIO? 14CA BUILDING USE: Residential BUILDING FEATURES: Open porch with hip roof and wood rail, horizontal wood siding, wood trim, wood door, exposed rafters, gable vents, cement foundation infill SITE FEATURES: Concrete walkway, wood fence COMMENTS: Property Address & Folio: • Folio: • Address: General Property Information • Owner: Date of Purchase: • Seller Information: • Size of House: • Use: • Purchase Price of Property: Assessed Value of Land: • 2018 - $ 81,989.00 • 2017 - $ 74,536.00 • 2016 - $ 67,760.00 Real Estate Taxes (Previous 3 Years:) • 2018 - $ 2,709.00 • 2017 - $ 2,567.00 • 2016 - $ 2,101.00 Profit &_ Loss (Previous 3 Years) • 2018: o Rent: ($850 per month) o Taxes: o Insurance: n Repairs & Maintenance: a Total: • 2017: o Rent: ($850 per month) o Taxes: o Insurance: o Repairs & Maintenance: o Total: • 2016: o Rent: ($850 per month) o Taxes: a Insurance: o Repairs & Maintenance: o Total: 01-4121-007-5260 3418 Charles Avenue Caspian Dev LLC 1996 Unknown 608 Square Feet Single -Family Home Rental $20,000 $ 10,200 ($2,709) ($2,500) 1 Soo $ 3,491 $ 10,200 ($2,S67) ($2,500) 1,250) $ 3,883 $ 10,200 ($2,101) ($2,500) 1,200) $ 4,399 Proof of reasonable. efforts to obtain a reasonable rate of return on your investment and labor • It has always operated as a rental property since the purchase of the property in 1996. It's been a very costly investment having to maintain the old homes at the limited rental amount I can earn on my investment. Any consideration of use or adaptive uses: • Historic Designation will likely ruin my plans to generate a return on my investment and I worry that the value of the land will diminish substantially because of this designation and any future use of the property, which ultimately may be solely as land value. Further, with the proposed changes to the FLR in the NCD -2 district, the value of my land will diminish even further. Estimate of Return on Investment (Post -Repairs) Purchase and Repair Costs: • Purchase Price of Property: $ 20,000 • Estimated Cost to Repair: $120,000 • Total Investment: $140,000 Anticioated Income • Rent: ($850 per month) $ 10,200 • Taxes ($2,709) • Insurance: ($2,500) • Total: $ 4,991 Return on Investment • Gross ROI ($4,991 / $140,000) 3.5% I IN �- - zt ul "410 - zt WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3586 / 3585 CHARLES AV, 3541 / 3543 TAX CARD PHOTO 2 WOOD FRAME VERNACULAR RESIDENCES ADDRESS: 3586 / 3588 CHARLES AV, 3541 / 3543 PLAZA ST Folio Year Built Number of Stories Number of Units Building Type Lot Size Adjusted Area Sub -Division CURRENT CONDITION: Roof Type Roof Condition Roof Material Window Type Window Condition With or Without Muntins BUILDING HISTORY: 0141210076360 1935 1 4 Duplex 5,000 1,892 Frow Homestead Gable Fair Asphalt shingles, metal shingles Wood, DHS, 1/1, 3/1; metal, SHS 1/1 Fair Most without BUILDING USE: Residential BUILDING FEATURES: Open porches with shed roofs, horizontal wood siding, exposed rafters, wood trim, wood paneled doors, wood screen doors SITE FEATURES: mature trees, on -street parking, trees in right-of-way COMMENTS: Two duplexes 3586 Charles Ave. Economic Hardship Summary In response to an attempted FORCED Historical Designation by the City of Miami under the HEP Board Resolution 4331 known as: Wood Frame Vernacular Residences of Coconut Grove Village West Multiple Property Designation Property Address & Folio: • Folio: 01-4121-007-6360 • Address: 3586/3588 Charles Ave., 3541/3543 Plaza St. • This is a four -unit property consisting of two duplexes, each consisting of two adjacent one - bedroom apartments. It is on a corner lot, with one duplex facing Charles Ave. and one duplex facing Plaza St. The address for the folio is 3586 Charles Ave. Under current zoning code, if I were to tear down my two duplexes, I could only build one single family home on the lot. I have no plans to tear down in the immediate future, because in so doing l would lose my zoning as a four -unit property and hence my rental income. I currently live (with a homestead exemption) in one of the four units (3543 Plaza St.) and rent out the other three units, for $750/mo. for two of the units and $850/mo. for one of the units. General Property Information • Owner: • Date of Purchase: • Seller Information: • Size of House: • Use: • Purchase Price of Property: Michael March Nov. 2004 H. Gordon Fales Jr. (Charles & Plaza LLC} 1,892 Square Feet Four -unit property $235,000 Background on Property Purchase and Maintenance: I purchased my property in November of 2004. The personal owner was H. Gordon Fales Jr., who did not live on site as I do, but rented all four units and resided in Coral Gables. I purchased the property through Wind & Rain Realty, a real estate office formerly on Grand Ave. which was owned by developer Andy Parrish. Gordon Fales kept the property under an LLC called Charles & Plaza LLC, which are the two streets that my corner is on (Charles Ave. and Plaza St.) If you look at the color scheme of my "shotgun doubles" (white and dark green) you will see the same scheme in many other properties which are also on the same list to be forcibly designated historic by the City of Miami. These white and green properties were owned by a West Grove landlord named Blumenthal, and to my knowledge were always rental properties and not owned by individual families. The fact that my units are all one -bedroom apartments, and also that they are arranged side by side with identical units demonstrates a history of rental use, rather than as a privately owned single-family home. After running a county property search under my folio address of 3586 Charles Ave. I learned the previous owner, H. Gordon Fales Jr. only owned the property for two years, since August 2002, selling it to me in Nov. 2004. Apparently before him, the property was owned by a trust under the names of David Blumenthal and Chad Cantrell. After looking through paperwork regarding renovations on my property by its previous owner, H. Gordon Fales, I can understand why he wanted to sell to me. He bought for $115,000 in 2002 and sold to me for $235,000 in 2004, apparently doubling his money. But the previous year he supposedly spent more than $70,000 on fire damage repairs on my 3588 Charles Ave. unit, Including a new roof for the duplex facing Charles Ave. I have seen the charred Dade county pine rafters which remain, so the roof is not completely new. One thing they did do right was to divide the attic with drywall so that my tenant next door could potentially cut their own attic access without creating a connection to my tenant next door. This fire (which occurred before my time here on June 1, 2003) always seemed fishy to me because the tenant who lived in the affected unit at 3588 Charles Ave. had hopes to buy the property, but unfortunately could not secure financing. I would like to see a fire report if possible, because I am curious as to who was the previous tenant and how the fire may have started, I would hope that it was not an attempt for a tenant to get a renovation, because it would seem to be too drastic of a measure, even though renovations were most likely necessary. At the intersection on which I live, all four corner lots used to contain wooden homes. Two of the lots now stand vacant, formerly home to multi -unit properties like mine. Before my time in the neighborhood, these buildings were condemned by the City of Miami and ordered for demolition. Apparently the formerly abandoned buildings were a blight to the community (just like any other abandoned building), and my neighbors likely had ample reasons to want them gone, as did the city at that time. One of these lots where the buildings were demolished before my time here is owned by a prominent Bahamian -American family, demonstrating the fact that not all of the wooden buildings that were torn down were torn down by newcomers to the community, and many were torn down by demolitions ordered by the city. Across the street from me is the lot 3503 Plaza, which once contained multiple shotgun units, including a blue one which was featured on a flyer calling concerned parties to come to the last City Commission meeting on July 12, 2018. The ramshackle blue structure was the only remaining unit of many which were previously on that lot, and was the last to be demolished. This now empty NE corner lot is directly across Charles Ave. from me, and apparently sold for $700,000 in August of 2016 to Glass Houses Development. Diagonal to me on the NW corner of my intersection (Charles Ave. and Plaza St.) are two smaller 2,500 square foot parcels, one with an address on Charles Ave. and one with an address on Plaza 5t. This is perhaps how the expensive 5,000 square -foot lot across the street would appear to be a double lot, even though it isn't. The two story wooden house at 3603 Charles Ave. is on the forced historical designation list, the other in back of it (at 3516 Plaza) a tiny yellow house, is just as old (built in 1928) but is not being designated because it contains stucco. The two separate 2,500 square foot parcels remind me of what my property might have been, had it been sold and parcelled off to two families, rather than owned by one landlord (which in my case was Maurice Blumenthal, grandfather to previous owner Chad Cantrell). I understand that when these homes across the street were built in 1928, the smaller $2.500 square -foot lot sizes were likely an easier way to sell more land to more people. Assessed Value of Land: • 2017- $ 226,983.00 • 2016- $ 209,448.00 012 • 2015 - $193,444.00 Real Estate Taxes (Previous 3 Years.) • 2017 - $ 5,410.00 • 2016 - $ 5,080.00 • 2015 - $ 4,754.00 Profit & Loss (Previous 3 Years) • 2017: Rent: (750 x 2 units); (850 x 1 unit) $28,200 Taxes: ($5,410) Repairs & Maintenance: ($7,391) Total: $15,399 • 2016: $18,000 Rent: (750 x 3 units) $27,000 Taxes: ($5,080) Repairs & Maintenance: ($6,600) Total: $15,320 • 2015: Rent: (750 x 2 units) $18,000 Taxes: ($5,410) Repairs & Maintenance: ($24,100) Total: -($11,510) Expenses, _I_ncluding_Operating and Maintenance Costs (Previous 3 Years) The highlighted projects mentioned below come on top of an average annual expense of around $5,000 in building materials and labor. • 2018: Repairs were made to update an apartment, including the building of new custom closet shelving, a washer and dryer installation, and a tankless water heater replacement. • 2017: Repairs were performed by a new tenant and their family, including the patching and painting of interior walls. • 2016: 1 needed to replace some door frames following the repeated burglary of a tenant who travelled for work and was only home on weekends. Interior wall panelling with dry rot and termite damage was also replaced. • 2015: The two duplexes were tented for termites at a cost of $1,100, and the cast iron sewer line connections on the property were dug up and replaced with PVC pipe at a cost of $16,500. Additional laundry sewer drains were added for all four units at this time. Proof of reasonable efforts to obtain a reasonable rate of return on my investment and labor I have always had tenants since buying the property in 2004. 1 also let tenants perform repairs themselves as needed and let them deduct their expenses from their rent. I have found the duplexes to be a very costly investment, between the maintenance costs of older wooden buildings and the limited amount of rent I am able to charge, which is affordable compared to neighboring parts of the Grove. My maintenance of the property is a labor of love I do willingly, but I prefer to do it by choice and not by force, under forcibly imposed historical designation by the city. I believe historical designation is a good thing in general, but only when done with the consent of the homeowner, and not based on the demands of outside parties or elected officials. Historical designation incurs added expenses, paperwork and time the property owner must spend consulting with the city. This is not fair to impose on a population of homeowners like myself, many of which have remained in their old wooden homes out of love for them but also because some of us lack the funds to tear down and build more comfortable and modern homes. l believe that property owners should be able to decide whether their own properties are designated historic or not, rather than wealthier neighbors, affordable housing activists, or politicians looking to garner good public relations. My rental income barely equals one percent of my property's purchase price, and this is before any building expenses or repairs. My building expenses average around $5,000 per year and will only increase if I am required to make all repairs to a historic standard. Any consideration of use or adaptive uses: Historic Designation will likely ruin my plans to generate a return on my investment and I worry that the value of the land will diminish substantially because of this designation and the resulting strict limitations on its future use. Estimate of Return on Investment (Post -Repairs) Purchase and Repair Costs: • Purchase Price of Property: $235,000 • Estimated Cost of Repairs (to date): $73,000 • Total Investment: $308,000 Anticipated Income • Rental Income: (750 x 2 units); (850 x 1 unit) $28,200 • Less: Taxes ($5,410) • Less: Repairs (standard, non -historic) 5,000) • Net Income: $ 17,790 Return, on, Investment • Gross ROI ($17,790/ $308,000) 5.7% `7� Subject: Coconut Grove Village West Historic Multiple Property Designation To: City of Miami From; Michael March 3543 Plaza St, Miami, FL 33133 (305) 785-2174 rnichaelgmarch@hotmail.com Dear City of Miami Officials, I own a four -unit property in Coconut Grove's Village West neighborhood which is being considered for historic designation, as an example of wood frame vernacular architecture. The property consists of two duplexes on the southeast corner of Charles Ave. and Plaza St., each duplex containing two adjacent one -bedroom apartments.. With a homestead exemption, I occupy one unit and rent out the other three. One duplex faces Charles Ave. and contains units with addresses of 3586 and 3588 Charles Ave. (3586 Charles Ave. being the tax folio address). The other duplex (where I live) faces Plaza St., and contains units with addresses of 3541 and 3543 Plaza St. (mine being 3543 Plaza St.) 1 have no plans to demolish my 1935 ''shotgun shacks" as I find them charming, and I think the low-lying modest structures blend in well with the abundant tree canopy present throughout Coconut Grove. Besides their charm and durability over the years, a major incentive for me to keep my existing structures is the retention of my zoning as a four -unit property, something I understand I would lose were I to tear down and rebuild. Under current zoning code, if I were to tear down, I couldn't build anything but a single family home. So as a resident and landlord, I already have all the zoning incentives I need to not tear down. I appreciate the city's efforts to keep these old buildings like mine in place, but I prefer not to take money from the city for restoration because I don't want to be required to rent to people receiving q government assistance, something Ken Russell alluded to me while driving by on his bicycle. I already provide what I consider to be affordable rentals, with one -bedroom apartments offered for around $850 per month. As I live on the property I prefer to have a choice in who rents from me, and get to know my prospective tenants a bit before moving them in next to me. In general I've had good luck with tenants, although had I chosen tenants on government assistance I might have had fewer hassles with short term stays. I've only had to ask one tenant to move out, on suspicion of dealing drugs. Do those of us living in these old houses deserve restoration money even if we don't sign a contract to provide low income housing? The jury still seems to be out on that one, and in the meantime I don't believe anyone should be forcibly designated historic unless thr city can tell them whether they will or will not receive funding, and whether this funding will or will not come with strings attached. I bought my property in November 2004. Apparently the NCD -2 (the special zoning code which separates the West Grove from the rest of Coconut Grove) was created the following year in 2005, but I don't remember having a vote or being consulted on the matter. I would like to think that the West Grove is part of the rest of Coconut Grove, and was not pleased to learn that the historically black part of town (and former mandatory segregation zone) was placed under a "separate but equal" zoning code from the rest of the Grove. I thought those days were over. In 2012, the Charles Avenue historic corridor was created, but at that time the residences were thankfully not designated historic, because it was feared this designation would be too much of a burden on the homeowners. Why has this viewpoint changed? Is someone running for Congress? Now there is talk of widening Charles Avenue and making it a one-way street for future patrons of the Coconut Grove Playhouse to exit the Grove. People already drive too fast down our street, so thankfully we are supposed to get speed bumps. But when as homeowners will we have any voice in what goes on? Will the West Grove always remain some kind of vast social experiment, where everyone gets a vote except the homeowners themselves? Ken Russel's latest measure to forcibly designate my property historic (along with over fifty others) makes me feel like I unknowingly bought into a special victimization zone, even though l thought it was part of the rest of Coconut Grove. Because we bought in a historically black neighborhood we are supposedly subject to a higher moral code: to provide low-income housing and to preserve a way of life which was not always that happy for its residents. This moral obligation is being forced not on the whole city (as it should be), but is placed on the shoulders of a minority of us whose wooden structures still remain, those of us who were too sentimental or cash poor to tear down, as so many others have done previously (in most cases due to city mandated demolition orders). A year ago, the city tried to make all of the West Grove a historic district. More powerful business interests on Grand Avenue were able to put a stop to it, so the city next decided to target us, some lower -hanging fruit that made an easier target, the owners of wooden buildings, a group of people the city knew to be not particularly affluent, powerful, or united. As someone who has been faithful to the history of the neighborhood by not tearing down in my thirteen years living here, someone who continues to provide affordable housing, why I am I being penalized with a historical designation against IN my will? I am an advocate of some social engineering, just not when it is applied with double standards, penalizing only a few of us. Never before has any property been forcibly designated historic by the City of Miami, and this new measure sets a dangerous precedent for the future widespread loss of individual property rights across the city, property rights to be taken from owners both black and white, rich and poor. My primary objection to this designation is of course the threat to property values, but in the immediate future there is also an economic, time, and paperwork burden placed upon us homeowners when any work is needed. Many of my neighbors being designated haven't been contacted with due diligence by the city to ensure their voices and opinions are taken into consideration, and I find the city's approach sneaky and heavy- handed. I believe no property should be designated historic without the owner's permission, but in this situation the City of Miami is doing it (in many cases) without even the owner's knowledge. The worst example of the city's lack of communication is that no notices were sent regarding the postponement of this hearing at City Hall, moved from July 3rd to July 16th. At a June Coconut Grove Village Council Meeting, when Ken Russell was asked what if the multiple property designation doesn't pass, he said this is the last chance, we lose Village West, and we'll see a rush of demolition permits... the West Grove will be lost. He makes it sound like he doesn't think any of the people who currently have a home here (other than those living in wooden homes) count. As a white resident of the neighborhood, I would like to point out to him (if he feels I am allowed to) that the black community he claims to care so much about is not defined by old wooden shotgun houses, that for all his intents to be its savior from gentrification, the black community is stronger, larger, and more resilient than that, It does not need to be saved by an ambitious city commisioner passing out hollow promises. As one of my neighbors has said, this neighborhood must walk before it can run, and it has too many social problems to adress before it should be burdened with the imposition of FORCED historical designations. New wooden houses are not being built in Florida, because they are ineligible for the mandatory windstorm insurance required with any mortgage. Those of us in old wooden houses are able to be grandfathered in with windstorm policies, but with no comparison shopping for policies available, policy prices are far from competitive. Those of us in the remaining shotgun shacks already have this costlier insurance burden to bear, and it is enough of a burden to pay without the city increasing our maintenance costs and reducing our property values. If people are truly interested in helping to keep affordable housing in the Grove, and in helping its original population to remain in their original homes, PLEASE DO NOT FORCE US INTO HISTORICAL DESIGNATION! The majority of those in favor of designating our properties historic don't live in old wooden houses themselves,and a large number of these people don't even live in the West Grove. They don't know what it is like to deal with the constant termites, the unaffordable insurance rates, and the constant repairs. They think the wooden houses are charming and in many cases they're right, but when they think they have the right to decide for other people what we can and cannot do with our own properties, 1© then they are being hypocritical. I would describe the attitude of those who would advocate historic preservation by force as being paternalistic and patronizing. They most likely would not appreciate someone else telling them what they can and cannot do with their own properties, yet because we live in a historically black community everyone thinks they know better than we do what's best for us. I realize that the many activists who will be in attendance at our hearing may have their own version of the truth concerning this motion, why it was proposed and what it will accomplish. In denying many property owners, both black and white, of their hard won property rights, they may think they are "Saving the West Grove" or "Keeping the Grove Black". That is certainly what some politicians would like them to think, and if it were true, it just might win them a trip to Congress. Others may think that by forcing historical designation upon a large group of people that they can stop property values in the West Grove from rising, prevent rents from going up, and thereby continue to provide "housing for the workers". How noble of them. They will be successful in lowering property values, which will only increase the rate at which new people come into the neighborhood, just like building an artificial dam or dike around low-lying land. What these activists need to realize is that progress can and should benefit everyone here, black and white. Why must those of us living in a former segregation zone have fewer property rights? if someone buys or inherits an old wooden house on this list, is it really theirs, or does it belong to the surrounding community? Please try to answer this question honestly. Charles Avenue was one of the first streets where African Americans could save and buy their own homes. Charles Avenue is an important example of independence and self -determination for the local black community. These hard working people (including myself) deserve to be allowed to make their own decisions whether they stay in their homes and whether they leave them the same. The days of other people making decisions for them "in their best interests" should be over. I thought they were. I offer everyone in attendance my sincere thanks for listening to my point of view as an individual property owner, and 1 extend additional thanks to the city for providing us with this separate hearing and our due process of law. Mike March 3543 Plaza St, Coconut Grove M Submitted into The Record Adams, Warren r�i Ic3 410,1-1(' —f From: Mike March <michaelgmarch@hotmaiLcom> Sent: Thursday, July 12, 2018 1:50 AM To: Adams, Warren Cc: Suarez -Rivas, Rafael; Suarez, Francis (Mayor); Gort, Wifredo (Commissioner); Russell, Ken (Commissioner); Reyes, Manolo (Commissioner); Hardemcn, Keon (Commissioner); etgonzales@miamigov.com; Mendez, Victoria; City of Miami City Clerk's Office; Carollc, Joe (Commissioner); whopper@miamigov.com Subject: Multi -property designation, Hardship summary for 3586 Charles Ave. Attachments: 3586 Charles Ave. Hardship Summary.docx Follow Up Flag: Fallow up Flag Status: Flagged Subject: Coconut Grove Village West Historic Multiple Property Designation To City of Miami Officials From: Michael March 3543 Plaza St. Miami, FL 33133 (305) 785-2174 michaelgmarch@hotmail.com Dear City of Miami Officials, I own a four -unit property in Coconut Grove's Village West neighborhood which is being considered for historic designation, as an example of wood frame vernacular architecture. The property consists of two duplexes on the southeast corner of Charles Ave. and Plaza St., each duplex containing two adjacent one -bedroom apartments. With a homestead exemption, I occupy one unit and rent out the other three. One duplex faces Charles Ave. and contains units with addresses of 3586 and 3588 Charies Ave. (3586 Charles Ave. being the folio address). The other duplex where I live faces Plaza St., and contains units with addresses of 3541 and 3543 Plaza St. (mine being 3543 Plaza St.) I have no plans to demolish my 1935 "shotgun shacks" as I find them charming, and I think the low-lying modest structures blend in well with the abundant tree canopy present throughout Coconut Grove. Besides their charm and durability over the years, a major incentive for me to keep my existing structures is the retention of my zoning as a four -unit property, something I understand I would lose were I to tear down and rebuild. Under current zoning code, if I were to tear down, I couldn't build anything but a single family home. So as a landlord, I already have all the zoning incentives I need to not tear down. I appreciate the city's efforts to keep these old buildings like mine in place, but I prefer not to take money from the city for restoration because I don't want to be required to rent to people receiving public assistance, something Ken Russell alluded to me while driving by on his bicycle. I already provide what I consider to be affordable rentals, with one -bedroom apartments offered for around $850 per month. As I live on the property I prefer to have a choice in who rents from me, and get to know my prospective tenants a bit before moving them in next to me. In general I've had good luck with tenants, although had I chosen tenants on government assistance I might have had fewer hassles with short term stays. I've only had to ask one tenant to move out, on suspicion of dealing drugs. 1 bought my property in November 2004. Apparently the NCD -2 (the special zoning code which separates the West Grove from the rest of Coconut Grove) was created the following year in 2005, but I don't remember having a vote or being consulted on the matter. 1 would like to think that the West Grove is part of the rest of Coconut Grove, and was not pleased to learn that the historically black part of town (and former mandatory segregation zone) was placed under a "separate but equal" zoning code from the rest of the Grove. I thought those days were over, In 2012, the Charles Avenue historic corridor was created, but at that time the residences were thankfully not designated historic, because it was feared this designation would be too much of a burden on the homeowners. Why has this viewpoint changed? Is someone running for Congress? Now there is talk of widening Charles Avenue and making it a one-way street for future patrons of the Coconut Grove Playhouse to exit the Grove. People already drive too fast down our street. When as homeowners will we have any voice in what goes on? Will the West Grove always remain some kind of vast social experiment, where everyone gets a vote except the homeowners themselves? Ken Russel's latest measure to forcibly designate my property historic (along with fifty others) makes me feel like I unknowingly bought into a special victimization zone, even though I thought it was part of the rest of Coconut Grove. Because we bought in a historically black neighborhood we are supposedly subject to a higher moral code: to provide low-income housing and to preserve a way of life which was not always that happy for its residents. This moral obligation is being forced not on the whole city (as it should be), but is placed on the shoulders of a minority of us whose wooden structures still remain, those of us who were too sentimental or cash poor to tear down, as so many others have done previously (in most cases due to city mandated demolition orders). A year ago, the city tried to make all of the West Grove a historic district. More powerful business interests on Grand Avenue were able to put a stop to it, so the city next decided to target us, some lower -hanging fruit that made an easier target, the owners of wooden buildings, a group of people the city knew to be not particularly affluent, powerful, or united. As someone who has been faithful to the history of the neighborhood by not tearing down in my thirteen years living here, someone who continues to provide affordable housing, why I am I being penalized with a historical designation against my will? I am an advocate of some social engineering, just not when it is applied with double standards, penalizing only a few of us. Never before has any property been forcibly designated historic by the City of Miami, and this new measure sets a dangerous precedent for the future widespread loss of individual property rights across the city, property rights to be taken from owners both black and white, rich and poor, families and churches. My primary objection to this designation is of course the threat to property values, but in the immediate future there is also an economic, time, and paperwork burden placed upon us homeowners when any work is needed. Many of my neighbors being designated haven't been contacted with due diligence by the city to ensure their voices and opinions are taken into consideration, and I find the city's approach sneaky and heavy-handed. I believe no property should be designated historic without the owner's permission, but in this situation the City of Miami is doing it (in many cases) without even the owner's knowledge. The worst example of the city's lack of communication is that no notices were sent regarding the postponement of the hearing at City Hall, moved from July 3rd to July 16th. At a June Coconut Grove Village Council Meeting, when Ken Russell was asked what if the multiple property designation doesn't pass, he said this is the last chance, we lose Village West, and we'll see a rush of demolition permits... the West Grove will be lost. He makes it sound like he doesn't think any of the people who currently have a home here (other than those living in wooden homes) count. As a white resident of the neighborhood, I would like to point out to him (if he feels I am allowed to) that the black community he claims to care so much about is not defined by old wooden shotgun houses, that for all his intents to be its savior from gentrification, the black community is stronger, larger, and more resilient than that. It does not need to be saved by an ambitious city commissioner passing out hollow promises. As one of my neighbors has said, this neighborhood must walk before it can run, and it has too many social problems to adress before it should be burdened with the imposition of FORCED historical designations. New wooden houses are not being built in Florida, because they are ineligible for the mandatory windstorm insurance required with any mortgage. Those of us in old wooden houses are able to be grandfathered in with windstorm policies, but with no comparison shopping for policies available, policy prices are far from competitive. Those of us in the remaining shotgun shacks already have this costlier insurance burden to bear, and it is enough of a burden to pay without the city increasing our maintenance costs and reducing our property values. If people are truly interested in helping to keep affordable housing in the Grove, and in helping its original population to remain in their original homes, PLEASE DO NOT FORCE US INTO HISTORICAL DESIGNATION! Charles Avenue was one of the first streets where African Americans could save and buy their own homes. These hard working people (including myself) deserve to be allowed to make their own decisions whether they stay in their homes and whether they leave them the same. The days of other people making decisions for them "in their best interests" should be over. I thought they were. Attached please see a word document specifying the economic hardship that historical designation would cause me to incur. Thank you for your time. Mike March Coconut Grove 3586 Charles Ave. Economic Hardship Summary In response to an attempted FORCED Historical Designation by the City of Miami under the HEP Board Resolution 4331 known as: Wood Frame Vernacular Residences of Coconut Grove Village West Multiple Property Designation Property Address & Folio: • Folio: 01-4121-007-6360 • Address: 3586/3588 Charles Ave., 3541/3543 Plaza St. • This is a four -unit property consisting of two duplexes, each consisting of two adjacent one - bedroom apartments. It is on a corner lot, with one duplex facing Charles Ave. and one duplex facing Plaza St. The address for the folio is 3586 Charles Ave. Under current zoning code, if I were to tear down my two duplexes, I could only build one single family home on the lot. I have no plans to tear down in the immediate future, because in so doing I would lose my zoning as a four -unit property and hence my rental income. I currently live in one of the four units (3543 Plaza St.) and rent out the other three units, for $750/mo. for two of the units and $850/mo. for one of the units. General Property Information • Owner: • Date of Purchase: • Seller Information: • Size of House: • Use: • Purchase Price of Property: Michael March Nov. 2004 H. Gordon Fales Jr. (Charles & Plaza LLC) 1,892 Square Feet Four -unit property $235,000 Background on Property Purchase and Maintenance: I purchased my property in November of 2004. The personal owner was H. Gordon Fales Jr., who did not live on site as I do, but rented all four units and resided in Coral Gables. I purchased the property through Wind & Rain Realty, a real estate office formerly on Grand Ave. which was owned by developer Andy Parrish. The property was listed as previously owned by a corporation called Charles & Plaza LLC, which are the two streets that my corner is on (Charles Ave. and Plaza St.) If you look at the color scheme of my "shotgun doubles" (white and dark green) you will see the same scheme in many other properties which are also on the same list to be forcibly designated historic by the City of Miami. These white and green properties were owned by a West Grove landlord named Blumenthal, and to my knowledge were always rental properties and not owned by individual families. The fact that my units are all one -bedroom apartments, and also that they are arranged side by side with identical units demonstrates a history of rental use, rather than as a privately owned single-family home. After running a county property search under my folio address of 3586 Charles Ave. I learned the previous owner, H. Gordon Fales Jr. only owned the property for two years, since August 2002, selling it to me in Nov. 2004. Apparently before him, the property was owned by a trust under the names of David Blumenthal and Chad Cantrell. After looking through paperwork regarding renovations on my property by its previous owner, H. Gordon Fales, I can understand why he wanted to sell to me. He bought for $115,000 in 2002 and sold to me for $235,000 in 2004, apparently doubling his money, But the previous year he supposedly spent more than $70,000 on fire damage repairs on my 3588 Charles Ave. unit, including a new roof for the duplex facing Charles Ave. I have seen the charred Dade county pine rafters which remain, so the roof is not completely new. One thing they did do right was to divide the attic with drywall so that my tenant next door could potentially cut their own attic access without creating a connection to my tenant next door. This fire (which occurred before my time here on June 1, 2003) always seemed fishy to me because the tenant who lived in the affected unit at 3588 Charles Ave, had hopes to buy the property, but unfortunately could not secure financing. I would like to see a fire report if possible, because I am curious as to who was the previous tenant and how the fire may have started. I would hope that It was not an attempt for a tenant to get a renovation, because it would seem to be too drastic of a measure, even though renovations were most likely necessary. At the intersection on which I live, all four corner lots used to contain wooden homes. Two of the lots now stand vacant, formerly home to multi-unit, properties like mine. Before my time in the neighborhood, these buildings were condemned by the City of Miami and ordered for demolition. Apparently the formerly abandoned buildings were a blight to the community (just like any other abandoned building), and my neighbors likely had ample reasons to want them gone. One of these lots where the buildings were demolished before my time here is owned by a prominent Bahamian -American family, demonstrating the fact that not all of the wooden buildings that were torn down were torn down by newcomers to the community. Across the street from me is the lot 3503 Plaza, which once contained multiple shotgun units, including a blue one which was featured on a flyer calling concerned parties to come the the City Commission meeting on July 12, 2018. The ramshackle blue structure was the only remaining unit of many which were previously on that lot, and was the last to be demolished. This now empty NE corner [at is directly across Charles Ave. from me, and apparently sold for $700,000 in August of 2016 to Glass Houses Development. I am less than thrilled that they may have the option to divide the parcel into two 2,500 square foot lots, hence the huge price on a lot very similar to mine. Diagonal to me on the NW corner of my intersection (Charles Ave. and Plaza St.) are two smaller 2,500 square foot parcels, one with an address on Charles Ave. and one with an address on Plaza St. This is perhaps how the expensive 5,000 square-foot lot across the street is allowed to be divided and get the same zoning. The two story wooden house at 3603 Charles Ave. is on the forced historical designation list, the other in back of it (at 3516 Plaza) a tiny yellow house, is just as old (built in 1928) but is not being designated because it contains stucco. The two separate 2,500 square foot parcels remind me of what my property might have been, had it been sold and parcelled off to two families, rather than owned by one landlord (which in my case was Maurice Blumenthal, grandfather to previous owner Chad Cantrell). I understand that when these homes across the street were built in 1928, the smaller $2.500 square -foot lot sizes were likely an easier way to sell more land to more people. Lots this small would not be permitted in other parts of the Grove. I believe existing small lots like this should be grandfathered in, but [ believe neighboring lots such as 3503 Plaza St. should not be allowed to be parcelled off into smaller lots, because it allows unbridled development and inflation on land values. Assessed Value of Land: • 2017- $ 226,983.00 • 2016- $ 209,448.00 • 2015 - $193,444.00 Real Estate Taxes (Previous 3 Years:) • 2017 - $ 5,410.00 • 2016 - $ 5,080.00 • 2015 - $ 4,754.00 Profit & Loss (Previous 3 Years) + 2017: Rent: (750 x 2 units); (850 x 1 unit) $28,200 Taxes: ($5,410) Repairs & Maintenance: ($7,391) Tata I: $15,399 • 2016: Rent: (750 x 3 units) $27,000 Taxes: ($5,080) Repairs & Maintenance: ($6,600) Total: $15,320 • 2015: Rent: (750 x 2 units) $18,000 Taxes: ($5,410) Repairs & Maintenance: ($24,100) Total: -($11,510) Expenses, Including Operating and Maintenance Costs Previous 3 Years The highlighted projects mentioned below come on top of an average annual expense of around $5,000 in building materials and labor. • 2018: Repairs were made to update an apartment, including the building of new custom closet shelving, a washer and dryer installation, and a tankless water heater replacement. • 2017: Repairs were performed by a new tenant and their family, including the patching and painting of interior walls. • 2016: 1 needed to replace some door frames following the repeated burglary of a tenant who travelled for work and was only home on weekends. Interior wall panelling with dry rot and termite damage was also replaced. • 2015: The two duplexes were tented for termites at a cost of $1,100, and the cast iron sewer line connections on the property were dug up and replaced with PVC pipe at a cost of $16,500. Additional laundry sewer drains were added for all four units at this time. Proof of reasonable efforts to obta_i_n_a reasonable rate of return on my investment and labor I have always had tenants since buying the property in 2004. 1 also let tenants perform repairs themselves as needed and let them deduct their expenses from their rent. I have found the duplexes to be a very costly investment, between the maintenance costs of older wooden buildings and the limited amount of rent I am able to charge, which is affordable compared to neighboring parts of the Grove. My maintenance of the property is a labor of love I do willingly, but I prefer to do it by choice and not by force, under forcibly imposed historical designation by the city. I believe historical designation is a good thing in general, but only when done with it by consent of the homeowner, and not by the demands of outside parties. Historical designation incurs added expenses, paperwork and time the property owner must spend consulting with the city. This is not fairto impose on a population of homeowners like myself, many of which have remained in their old wooden homes out of love for them but also because we lack the funds to tear down and build more comfortable and modern homes. I believe that property owners should be able to decide whether their own properties are designated historic or not, rather than wealthier neighbors, affordable housing activists, or politicians looking to garner good public relations. My rental income barely equals one percent of my property's purchase price, and this is before any building expenses or repairs. My building expenses average around $5,000 per year and will only increase if I am required to make all repairs to a historic standard. Anv consideration of use or adaptive uses: Historic Designation will likely ruin my plans to generate a return on my investment and I worry that the value of the land will diminish substantially because of this designation and the resulting strict limitations on its future use. Estimate of Return on Investment (Post -Repairs Purchase and Repair Costs: • Purchase Price of Property: $2.35,000 • Estimated Cost of Repairs (to date): $73,000 • Total Investment: $308,000 Anticipated Income • Rental Income: (750 x 2 units); (850 x 1 unit) $28,200 • Less: Taxes ($5,410) • Less: Repairs (standard, non -historic) ($5,000) • Net Income: $ 17,790 Return on Investment • Gross ROI ($17,790/ $308,000) 5.7% Submitted Into The Record� Toranzo, Vickie 31 1 From: Toni Simmons <toni@tonisimmons.com> Sent: Monday, July 09, 2018 12:19 AM To: Garcia, Francisco; Adams, Warren; Russell, Ken (Commissioner); V@tonisimmons.com Cc: Toranzo, Vickie; fsimmons@marketingbyzip.com Follow Up Flag: Follow up Flag Status: Flagged July 8,2018 Dear Historic Preservation Board, This letter is to inform you that I am against the designation of the West Grove as an historic district and the inclusion of my property at 3587 Hibiscus Street to be included on the list. I am very much in favor of preserving history and culture. do feel the entire Coconut Grove area is historic since it is the oldest neighborhood in Miami and I am proud to have been raised there. However, I feel that the fifty or more homes that have been selected are singled out for the benefit of the whole area thereby placing the burden of preservation on a few. It should also be noted that in preserving cultural heritage, public buildings such as churches, museums, theaters or libraries are places that define a community not houses. There will also be an economic hardship placed on us as homeowners. In some cases the cost of meeting the requirements far exceeds the value of the property. Another point that has not been considered is that many of our homes have had significant modifications over the years thereby losing their historic relevance. Lastly, the National Historic Registry requires the consent of all property owners prior to being listed, otherwise it is considered an infringement on homeowners' rights. I urge you to please allow homeowners to decide if they want to be included if you proceed with this matter. Sincerely, Antoinette Simmons oop ��% & r* V.1 li& e X14.: