Project 2040: Historic Preservation in Naples, Florida

It Takes a Communityto Preserve One!

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Perspectives on Work in the Naples Historic District

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Perspectives on Work in the Naples Historic District

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Perspectives on Work in the Naples Historic District

Preservation of the

Naples Historic District

Project Goal

The Society’s Advisory Roundtable is working to find a way to

extol the unique virtue and personality of the Naples Historic District

by having the moral courage to introduce and rally behind a

fresh and recognized approach to historic preservation, one that

reflects the extraordinary breadth of historic preservation and still

respects the needs of the community at large.

Replicate a past

preservation attempt.

Regulate your

shrubbery.

Present economic hardships.

Infringe on private

property rights.

Replicate a past

preservation attempt.

Regulate your

shrubbery.

Present economic hardships.

Infringe on private

property rights.

Replicate a past

preservation attempt.

Regulate your

shrubbery.

Present economic hardships.

Infringe on private

property rights.

Replicate a past

preservation attempt.

Regulate your

shrubbery.

Present economic hardships.

Infringe on private

property rights.

Replicate a past

preservation attempt.

Regulate your

shrubbery.

Present economic hardships.

Infringe on private

property rights.

I no no ,

h n?

I not no ,

wh n?

If not now,

when?

If not now, when?

Charm and Character

National Trust for Historic Preservation

Land Use and ZoningBert Harris Act

State Historic Preservation Office

National Register

Florida Trust for Historic Preservation

Secretary of the Interior

50% RuleSubstantial Improvements

New Construction

Is This Our Last Chance?

Naples Breaking All Growth Marks – October 30, 1957

Pioneer Developers of Waterfront Homesites– Summer 1958

Helping Naples Grow! --March and April, 1979

“Change is inevitable.

All we can do is to try to keep it on the most desirable track.”

--Earl Hodges, April 2011, Naples Historical Society’s Oral History Project

Pupils at Palm Cottage

…over 2,000 school children visit Historic Palm Cottage

through field trips every year!

Calusa Elementary School, 2014

Historic Structure

…Commonly known as a building or object that has achieved some significance to the community in the last 50+ years.

It is the contiguous nature of many historic structures and contributing resources that make up the uniqueness of a DISTRICT.

Historic Structure

Contributing Resource

Any building, site or object that adds value to the significance of a District as a whole.

It may not be historic in itself.

Historic Structure

Contributing Resource

Naples Historic District

A significant concentration of sites, buildings, structures, objects united historically or aesthetically by plan or physical development.

Historic Structure

Contributing Resource

Naples Historic District

National Register of Historic Places

…is a list of registered individual houses and districts that contribute to the significance of a district.

Being ON a list imposes NO federal or state regulatory requirements of any type.

Quote from the National Register: “From the Federal perspective, property owners can do whatever they want with their property as long as there are NO federal monies attached to the property.”

Secretary of the Interior’s Standards for Rehabilitation

1. Use for its historic purpose

2. Retention of Distinguishing Architectural Characteristics

3. Recognition of Historic Period

4. Property changes that have acquired significance shall be retained

5. Distinctive features shall be preserved

6. Repair before replace

7. Surface cleaning shall be gentle

8. Archeological resources affected by a project should be preserved

9. Compatible Design for New Alterations and Additions

10. New additions should not impair form and integrity

Historic Structure

Contributing Resource

Naples Historic District

National Register of Historic Places

Preservation Approach…refers to the four distinct but inter-related standards of treatment or levels of preservation work given to historic structures.

In our case, it is how we treat contributing structures IN a recognized historic district.

Historic Structure

Contributing Resource

Naples Historic District

National Register of Historic Places

Preservation Approach

National Trust for Historic Preservation

What National Trust does is far more than what we will divulge today, but for our purposes, it’s important to note that they watch over the federal dollars spent on preservation projects.

Federal dollars come in the form of grants.

Historic Structure

Contributing Resource

Naples Historic District

National Register of Historic Places

Preservation Approach

National Trust for Historic Preservation

Substantial Improvements and the 50% Rule

FIRST: Substantial Improvements refer to improvement costs that are incurred in ONE 12-month period that EXCEED 50% of the construction value of the house—NOT the dirt:

SECOND: 50% Rule states that a building must be elevated and brought into compliance if the repair/restoration/rehabilitation costs are 50% or more of the value of the building

1. Florida Bureau of Historic Preservation

(aka State Historic Preservation Office—SHPO)

1. Florida Department of State

2. Florida Division of Cultural Resources

3. Florida Trust for Historic Preservation

4. National Park Service through the Secretary of the Interior

5. National Trust for Historic Preservation

6. FEMA (Federal Emergency Management Assistance)

FEMA manages the Nat’l Flood Ins. Program

7. City of Naples

FLORIDA FACTS

?? counties have historic districts

?? have multiple districts

Palm Beach County has ?? historic districts

Sarasota County has ??

St. Johns (St. Augustine) has ?

Miami Dade has ??

Collier County = ?

FLORIDA FACTS

52 counties have historic districts

32 have multiple districts

Palm Beach County has 16 historic districts

Sarasota County has 17

St. Johns (St. Augustine) has 8

Miami Dade has 10

Collier County = 1

INFLUENTIAL FACTORS

1. Growth

2. Market Economics

3. Construction & Maintenance

4. Geography

5. Gentle mis-interpretations

% Historic Structures

YES: 71%

NO: 29%

SECRETARY OF THE INTERIOR NATIONAL REGISTER

Identify, Retain, Preserve = Preserve

Protect & Maintain = Rehabilitate

Repair = Restore

Replace = Reconstruct

Four Approaches to Historic Preservation

Identify, Retain & Preserve: 107 Broad Ave S. - 1910

Protect & Maintain: 40 9th Ave. So. - 1909

Repair and Restore: 287 11th Ave. So. - 1920

Replace: The Naples Pier - 1888

A Palm Cottage Story About the Front Porch.

Dry Wood Rot

BEFORE AFTER

A Palm Cottage Story About the Front Porch.

10-MINUTE

BREAK

1. Macro-Level Factors

2. FEMA and NFIP

3. Process Issues

Reasons for a Breakdown in Preserving the Naples Historic District

1. Macro Level Factors

2. FEMA and NFIP

3. Process Issues

Reasons for a Breakdown in Preserving the Naples Historic District

1. Macro Level Factors

2. FEMA and NFIP

3. Process Issues

Reasons for a Breakdown in Preserving the Naples Historic District

Process Predicaments

Tallahassee

Historic Structure Definition:

“It is defined as a building or structure that is individually listed in the National Register OR is a contributing property in a National Register listed District.”

“The functioning parts of many older systems, such as compressors and their ductwork, and wiring and pipes may often need to be upgraded or entirely replaced in order to accommodate the new use and to meet code requirements.”

Preservation Approaches

PreserveMaintainRestoreReplace

Miami Beach

West Palm Beach

St. Augustine

St. Augustine Historic Preservation:

2. Retention of Distinguishing Architectural Characteristics

3. Recognition of Historic Period

9. Compatible Design for New Alterations and Additions

The Naples Historic District is less than 1/10th of 1 square mile!

MOVING FORWARD!

1. Accept the thinking presented today.

MOVING FORWARD!

1. Accept the thinking presented today.

2. Create and endorse new construction guidelines.

MOVING FORWARD!

1. Accept the thinking presented today.

2. Create and endorse new construction guidelines.

3. Consider incentives for: i. Approaches #1 - #4 andii. New construction in the vernacular.

MOVING FORWARD!

1. Accept the thinking presented today.

2. Create and endorse new construction guidelines.

3. Consider incentives for: i. Approaches #1 - #4 andii. New construction in the vernacular.

4. Develop a functional review mechanism.

NABOR, AIA, ContractorsLand Use Attorneys

BTB PresentationCity of Naples

Board of Directors

Mary S. Smith, Board ChairmanKris Kaltenborn, Vice-Chair, Northern Trust Elaine L. Reed, MPA, President & CEOFrederick W. Wakelin, Jr., Treasurer, Retired

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Joseph S. Burke, CEO, Spec ConsultingJoe Frontiero, Frontier Custom Homes, Inc.Denny Glass, RetiredKaleigh Grover, Publisher, Naples IllustratedMark Klym, Attorney, Hahn LoeserJohn F. Mayer, III, RetiredDarrin Phillips, Attorney, Phillips Law FirmRichard Prebish, William Raveis - Florida, LLCJim Steller, American Structural Engineering

Naples Historic District Advisory Roundtable

Joe Boggs, P.S.M., South Florida Surveying, Inc. W. Christian Busk, ALSA, Landscape Architect, Busk & Associates, Inc. Ray Carroll, State Certified Real Estate Appraiser, Carroll & CarrollVin DePasquale, Business owner, The Dock at Crayton CoveJoe Frontiero, Contractor/Owner, Frontier Custom Homes, Inc.C. Matt Joyner, Architect, A.I.A., Matt Joyner ArchitectsMarta & Chester Keene, “Old timers” John M. Passidomo, P.A., Land Use Attorney, Cheffy PassidomoRichard Prebish, Real Estate Professional, William Raveis - Florida, LLCElaine L. Reed, MPA, President & CEO, Naples Historical Society, Inc.Tony Ridgway, Business owner, Ridgway Bar & GrillMary S. Smith, Chairman of the Board, Naples Historical Society, Inc. Jim Steller, President, American Structural Engineering, Inc.Margaret "Dee" Sulick, former Vice Mayor, City of NaplesGary Thomas, HomeownerMichael Timmerman, CRE, FRICS, Principal,

MJT Realty Economic Advisors, Inc.

Naples Historical Society, Inc.239-261-8164

www.NaplesHistoricalSociety.org

Historic Palm Cottage™137 12th Avenue South

One block east of the Naples Pier

Administration: 107 Broad Avenue South, 34102

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