HomeMy WebLinkAboutMinutes 03-26-2008
BOARD OF ADJUSTMENT
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Commission Chambers, 3 Floor, Roger Poitras Annex
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March 26, 2008 at 9:30 A.M.
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MINUTES
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CALL TO ORDER
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Chairman Ron Harris called the meeting to order at 9:30 A.M.
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ROLL CALL
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Ron Harris...................................Chairman
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Bob Bangert.................................Vice Chairman
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Diane Andrews............................Board Member
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Buddy Emerson...........................Board Member
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Richard Pancoast........................Board Member
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OTHERS PRESENT
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Peter Jones.................................Planning Manager
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Katherine Mackenzie-Smith.........Assistant County Attorney
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Veronica Torres ..........................Senior Staff Assistant
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ANNOUNCEMENTS
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None.
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Agenda Item #1 – Minutes
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Approval of the Minutes of Regular Meeting of February 27, 2008.
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Mrs. Andrews motioned approval of the minutes; Mr. Pancoast seconded.
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The motion carried unanimously.
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The motion carried 5-0.
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Page 1 of 11
PUBLIC HEARING Edenlawn Plantation
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March 26, 2008 APP- 220081416
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AGENDA ITEM #2 - Edenlawn Plantation APP-220081416
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Mr. Peter Jones stated he is the Historical Preservation Officer and Planning Manager
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in the Growth Management Department
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The Board has before it an appeal of a decision that was rendered by the Growth
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Management Director with respect to the demolition of structures on a site known as
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Edenlawn Plantation. He wanted to give background because needless to say this is
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the first time he has come before the Board of Adjustment and he thought it is the first
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time for a number of Board members in terms of this type of appeal.
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The Comprehensive Plan provides for both the preservation and the consideration of
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historic structures throughout the County as a resource. In the Future Land Use
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Section of the Comprehensive Plan there is a Section of both background information
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and policies with respect to historic preservation. It speaks to the idea of the protection
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of historic resources and is important to both preserving the heritage of an area and
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providing guidance for the future development of a community.
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Many of the identified historic resources in the County are archaeological in nature,
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unique hammock habitat, Indian mound areas and undersea wreck sites. Structural
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facilities are few and are typical of the early 20 Century Florida Cracker style of
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architecture. It goes onto describe a little bit more in terms of what historical resources
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the County has had. It goes onto discuss policies with respect to the saving or being
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aware or cognizantof our historical resources
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We also have an Ordinance that established a Historical Commission, the duties and
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powers of that Historical Commission. In our Land Development Code there is a
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process by which a survey was done he believed in 2001 or there about that and was
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part of the creation of the current Historical Ordinances that are on the books now.
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The purpose of this was to identify structures that were primarily 50 years and older, this
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is part of documentation or a databank that the State has called the Florida Master Site
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File. Basically, that is a way of documenting, listing structures that are 50 years and
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older. The form and paperwork require specific information to be filled in, a little
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background, some notations about the historical nature itself, and some commentary.
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Our Land Development Code provides that any structures in our County that are listed
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on the Florida Master Site File, if any kind of work is to be done on those structures
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whether it is a request for demolition, a re-roofing, an addition to any of those structures
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come before the Historical Commission of St. Lucie County for review and discussion.
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The commission then makes a recommendation to the Growth Management Director
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who then renders a directive, an approval or other recommendations of that particular
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application.
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He began working for the County in June 2007, and Mr. West has been working with the
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County since July 2005 on this. Mr. West has been a good applicant, an interested one
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in the concerns for the property that he has. Interest in the historical nature of it as
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demonstrated in the initial presentation report made back in July 2005.
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In that presentation he spoke of the history of Edenlawn Plantation that this was
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originally developed as a pineapple plantation in 1887 by William Merwin an oysterman
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from Milford, Connecticut. The main house was built in Orange City, Florida and barged
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to the present site in the 1890s. It was reinvented as a nursery and a fernery after
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World War II. After World War II Duke Merwin started converting farm buildings and
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built new cottages on the property.
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The Edenlawn Plantation restaurant opened in 1953, Duke Merwin passed away in
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1991 leaving the property to Mr. David Childs. Mr. West goes onto say what is really
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historic about Edenlawn Plantation is the oak trees, and parts of the Plantation House
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which is what will be discussed before the Board. He mentions the chicken coop and
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the many different uses of the property and its resulting ambiance.
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To Mr. West’s credit he has been true to the belief in the balance of the nature of the
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history of Edenlawn Plantation as a place. He has lived for the last 18 years in Indian
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River County so he was not familiar with Edenlawn Plantation, he is not familiar with it
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as a restaurant or a destination, a resort; it is like a bohemian little community. As he
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understands it, many people here have had weddings, receptions or eaten at the
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restaurant. It has had an interesting history in terms of a place.
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Mr. West made presentations to the Historical Commission in January 2006, March
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2007, April 2007, June 2007, July 2007, August 2007 and so on. There has been a lot
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of discourse back and forth between the Historical Commission and Mr. West in many
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ways, shapes and forms. A lot of it sometimes a bit complicated because of the nature
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of both the Historical Commission wrestling with what he thinks their charge aught to be
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and what their view and beliefs in terms of historical aspect of Edenlawn Plantation.
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Mr. West has concerns for and interest in maintaining some historical sense of
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Edenlawn Plantation yet also having the ability to move forward with a development of a
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project that will be in some senses residential in nature and have other types which Mr.
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West will address. Basically to be able to work with the property in both a historical
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content as well develop what he wants to do.
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In May 2007 he made application for a local historical designation of the site of
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Edenlawn Plantation as well as an application for changes to historical structures which
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were to specifically demolish many of the old buildings on the site. Following that and
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he was going to read from his Memorandum to Mark Satterlee, Director of Growth
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Management dated December 20, 2007 following what seemed like massive amounts
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of meetings and discussions regarding this:
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During its meeting of August 20, 2007, the Historic Commission considered the request of Mr.
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Jeff West, the Applicant, to demolish certain existing structures on the property known as
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Edenlawn Plantation. Mr. West has been actively pursuing this request since 2006 (but he was
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off by a year because it goes back as far as 2005) and given both the historical and cultural
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value of the Edenlawn Plantation site, the Commission has certainly been cautious in its
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deliberations.
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The site has twenty one structures currently listed with the Florida Master Site File database.
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One is a residential structure that was brought to the site, by barge, via the Indian River Lagoon,
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in the late 1800’s and subsequently modified and added on to over the years. According to a
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historic survey (which the Board had a copy of), completed by Historic Property Associates, Inc.,
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of St. Augustine and provided by Mr. West, the ‘Edenlawn Plantation House’ as it was known
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was relocated from Orange City in Volusia County during the 1890’s and attached to an existing
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cabin.
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The site was originally known as Ocean View Plantation and as with many properties along
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Indian River Drive; the 9-acre site was used for pineapple production.
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Mr. West has explained to the Commission that he plans to develop the Edenlawn property in
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what is sometimes called ‘Old Florida’ vernacular, in consideration of the history and character
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of Edenlawn.
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The Historical Commission, at its August 20, 2007 meeting (the Board has a copy of the
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Minutes of that meeting), voted to recommend approval of the request to demolish portions of
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the original ‘Plantation House’, completely demolish the structure known as ‘Uncle Harvey’s
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House’ and to demolish the structure known as ‘Bonnie’s House’, subject to conditions as noted
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in the meeting minutes. The Commission went on in a following meeting to reconsider all of
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that and there was a lot of dialogue needless to say and discussion with respect to that.
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In the last paragraph of the memorandum and it was his recommendation to Mark Satterlee, the
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Growth Management Director and thus his directive to Mr. West: “Having reviewed the facts, the
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historical survey provided by Mr. West and the actions taken to date, as Historic Preservation
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Officer I recommend that Mr. West be allowed to demolish the three structures according to the
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recommendations made by the Historical Commission at its meeting of August 20, 2007, per the
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requirements of Chapter 4, Section 4.11.01 Changes to Historic Structures or Sites.”
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The letter of December 20, 2007 to Mr. West was basically to review that he be allowed
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demolition of structures known as “Bonnie’s House and Uncle Harvey’s House” is approved.
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The demolition structures attached to and part of the ‘Plantation House’ is approved, with the
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exception of the original 2-story structure that was moved to the site and the structure known as
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the ‘Caretaker’s Cottage’.
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Again, he wanted to go back to the fact that that recommendation on his part to the Growth
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Management Director was based upon all of the conversations and discussions recognizing that
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the historic survey states that none of the structures would be eligible for National or State
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Historic Registration because so many changes and the modifications that have been made to
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the house. However, in light of the area historic value it was in his estimation and based on all
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the data and the facts that this was the best course of action both in terms of the sense of what
looks at and also the recommendations of the Historical
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the Comprehensive Plan
Commission. He showed pictures of Edenlawn Plantation.
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Mrs. Andrews stated that she had disclosure to make that she is currently working very
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closely with Mr. Jones on another committee.
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PUBLIC COMMENT
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Mr. Raynes stated he was before the Board on behalf of Mr. West and Edenlawn
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Plantation regarding his appeal of the letter from Mr. Satterlee that authorized the
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demolition of all the structures except the ones Mr. Jones stated in his presentation.
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He wanted to clarify that they understood and respect the Historical Commission, Mr.
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Satterlee and Mr. Jones. He has worked with Mr. Jones on a number of other matters
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and he believes he is one of the most qualified employees we have here and one that
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he has the utmost respect for. In this instance he has to respectfully disagree with him,
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the Historical Commission and Mr. Satterlee’s finding.
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The reason for his disagreement is that he hasn’t really seen any evidence or basis for
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their decision other than as he has mentioned the historic kind of nature of the property.
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He believed that was more of an emotional attachment to the decision and he does
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respect that. No one knows that better than Mr. West and that is one of the reasons he
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purchased the property. When the development that he is proposing recognizes that
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and Mr. West will talk about that if he would like.
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He wanted to talk to the Board about the factual evidence as to why they should be
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allowed to go ahead and demolish these buildings. Mr. West as Mr. Jones mentioned
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actually volunteered to try to get this property on the Historical Register. As part of that
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he was required to provide a historical survey of the property. He had Mr. Paul L.
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Weaver of the Historic Property Associations, Inc provide such a survey to try to get this
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property on the National Historical Registry. He believed the Board had a copy of that
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and he wanted to turn their attention to Page 3 under the introduction.
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Mr. Weaver states, “An operative word throughout this report, as it applies to building,
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structures and sites (or historic resources, as defined in Chapter 267, Florida Statues),
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is “significant.” As used in this report, “significant” implies eligibility of a resource for
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inclusion in the National Register of Historic Places or local designation. It is precisely
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those resources which must be identified to meet federal, state and local requirements
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for studies of this kind.”
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The Edenlawn Plantation building complex appears ineligible for the National Register
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of Historic Places or local historic designation using standard criteria. While it had clear
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historical and architectural significance, the physical integrity of the complex has been
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severely compromised by non-historic features and additions. The building stock in the
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complex is in deteriorated to fair condition and several buildings are in ruinous
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condition. The complex was extensively remodeled in the mid-1950s and1990s, when
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uses andownership changed. An opinion from the Bureau of Historic Preservation,
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Florida Department of State supports this position. The renovation of Edenlawn
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Plantation, in terms of money and further damage to the scant historic integrity of the
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complex, is prohibitive. All buildings are constructed of wood and many have suffered
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deterioration in the harsh climate adjacent the Indian River. Mildew, mold, wood rot and
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termite damage are obvious problems. Many buildings have been further damaged by
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hurricanes during 2004 and 2005. Rental cottages are functionally obsolete and cannot
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be made handicap accessible without further compromising their historic integrity.”
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In conclusion, it appears the buildings at 13435 South Indian River Drive have no
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historical or architectural significance. While apparently more than fifty yearsold, the
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buildings do no embody a significant architectural style or materials. While once a part
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of the Edenlawn Plantation property, they post-date the significant period of
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development of the property. They appear not to be eligible either individually or
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collectively for listing in the National Register of Historic Places or for local designation
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using standard professional criteria.
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He would just point out that whenMr. Harvey was commissioned to do this he would
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actually benefit by finding that these were of historical significance because he would
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have continued trying to get them on the Historical Register and would have been a
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consultant to try to restore these buildings in the appropriate manner.
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The Board had in the packet a letter from the Florida Department of State, Division of
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Historical Resources it was addressed to Mr. Weaver, “based on the information
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available to us, the property does not appear to meet the criteria for eligibility
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established by the National Register of Historic Places. We do not fee that this property
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should be considered for nomination for listing at this time.
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The present building no longer reflects its c. 1890 appearance. Since the 1950s the
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house has been substantially altered and no longer resembles the small two-story
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house and one-story cabin that stood on the site at the end of the 19 century. These
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changes are too recent and too sever for the property to be considered for listing in the
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National Register.
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As he was reading through this report it reminded him of when he was a young boy, his
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grandfather handed him an axe and said, “Be careful with that because this axe has
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been in this family for over 40 years. He said he replaced the handle three times and
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the head twice but that is the same axe we have had for 40 years.”
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He thinks that is where we are with this historical building. It has been altered and
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replaced; they have provided evidence from an expert, Mr. Harvey and the letter that
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was provided from the Florida Department of State. Unfortunately, what Mr. Jones and
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the Historical Commission did was more of an emotional decision and they certainly
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recognize that. Mr. West recognizes that and is certainly going to do what he can with
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respect to the property as he develops it to recognize that history in Florida but just
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because the building is 50 years doesn’t mean that it is historic.
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As Mr. Jones correctly stated you list all the buildings that are 50 years old and then you
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go through this process. That does not mean they are historic that just means that
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these are buildings that you need to take a closer look at prior to doing any work or
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demolition of them. Mr. West through his actions over the last two years has shown that
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he has gone through those hoops and made an effort to do that. It just doesn’t make
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sense not to demolish these buildings.
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They are asking the Board to approve the petition of Mr. West and the Edenlawn
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Plantation appealing the Growth Management Director’s prohibition of the demolition of
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the original two-story structure that is known as the ‘Plantation House’ and the structure
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known as the ‘Caretaker’s Cottage’ because it has been shown that they do not have
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any historical architectural significance. He believes that they have supplied some
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factual evidence and again he would say that the Historical Commission has been more
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of a gut reaction. Again, he doesn’t for one second question their integrity or their noble
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attempt of what they are trying to do. It is just he believes a mistake in their trying to
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preserve this particular structure.
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Mr. Jeff West, the owner of Edenlawn Plantation stated they would not be here having
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this conversation if that building was still on the property, it isn’t. The core of the old
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house which was moved to Edenlawn in the 1890’s is the portion behind the oak tree
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with the front porch; that was moved here in the 1890s. The core of the old house after
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it was moved here several other pieces were attached to it there is a shed in the back.
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The pictures that were shown were taken sometime in the 30’s or early 40s. You can
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barely make out four different pieces of the house.
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The core part is the portion on the right with the front porch. To that is attached a
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breezeway that in turn connects to an old pineapple packing shed that was moved from
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the back of the property to be attached to the old house. Behind the breezeway you
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can barely make out a shed that was attached. The picture that was being shown is
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dated 1952, you can see that they wrapped the porch around and apparently expanded
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the breezeway that connected the Caretaker’s shed and it appears that they changed
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the side of the Caretaker’s shed to open up a new door or French doors or something
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like that.
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The next picture that was shown is what the front of the house looked like in 1991when
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David and Patty Childs added on a major addition. Actually you can just barely see the
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corner of the core of the old house that is all of the old house that really remains. In
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another picture you can see the tall porch columns, and that is what they did in the 70s
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to the porch of the old original house, they raised the roof. All of the major portions of
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the structures that you see there are from the new addition in 1991 and 1992.
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When he bought the house he went to Historic Property Associates and asked them if
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they could help him get the old house in the National Register because Edenlawn was
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important and it would be worth trying to see if they could salvage anything from what
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was there. The HistoricProperty Associates made the application, did all the research
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and sent it up to Tallahassee and Tallahassee said in the letter which the Board had a
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copy of, “No the building has been changed too much and doesn’t resemble what the
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original building was and therefore can’t put it in the State Register and it is not eligible
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for a National Register.”
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He was even foolish enough to ask the State what if he restored the old house or
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attempted to restore it to what it was in the 1950s or earlier. They said that would be
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wonderful and they would be happy to consider it for inclusion in the register in 50
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years, because those are their rules.
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He has been trying to get the Historical Commission for 2 ½ years to understand that
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there is nothing really historically significant in what is left of the core of the old house
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because of all of the changes that have been made to it over the years. There is no
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way to peel back the layers of the onion and put the old house back together again.
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When David and Patty Childs build this addition they took the ‘Caretaker’s Cottage’ and
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they moved it around to the back of the house, it is no longer attached. There is nothing
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there of what was historic. What he wants to do is rebuild Edenlawn in a way that Duke
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Merwin and his grandfather and great-grandfather would be proud of. He wants to do it
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in the old Florida style but he does not want to have to keep some portion of an old
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building that no longer represents anything historic. That is the reason for his appeal.
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Mr. Raynes stated they would be glad to answer any questions the Board may have.
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He believes they have given substantial evidence with respect to their case and has yet
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to hear anything from the county other than it was on their list when we looked at it and
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they really think it is a neat place and something they would like to preserve.
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He believes the evidence is to the contrary, so they would just ask that the Board
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respectfully approve their appeal and let them demolish the remaining building and Mr.
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West can get on and do something that he feels will be an asset to the community and
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recognize the Edenlawn tradition.
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Mr. Bangert said he had a question for Mr. Jones. Evidentially in your decision, Mr.
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Jones the Growth Management Department doesn’t believe in anything that the
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Historical Department has said. It doesn’t matter that this property has been changed to
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the point that it is no longer eligible to be on the National Register.
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Mr. Jones stated that he respects both the letter and its content; it is with respect to the
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Historic Register. Their interest isn’t whether this is worthy of the Historic Register.
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There are plenty of structures by which will have been reviewed and will continue to
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review that won’t have anything to do with eligibility for historic register, it would meet
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the criteria but have everything to do with the intent and content of the Comprehensive
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Plan. The protection of historic resources is important for both preserving the heritage
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of an area and providing guidance for the future development of a community and then
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down in the last sentence in this particular section it mentions “and by encouraging the
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adaptive reuse of historic structures.” He does agree that this is not a structure that
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was going to meet the NationalRegister or the State Register for all of the reasonsof
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the content this letter states. He believes for the Historical Commission it was the intent
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of the Comp Plan he knows for a fact that the members are very heartfelt, and their
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emotional belief of the need for historic preservation. It was the combination of a lot of
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those things.
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Mr. Bangert stated that he can understand that to a point, when the building has been
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comprised with so many non-historic features and changed the physical integrity of the
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building so intensely it no longer appears to be representative of some building at that
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prior time.
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Mrs. Andrews commented that she was going to basically ask the same thing that Mr.
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Bangert did on whether Mr. Jones felt that the October 2005 letter from the Division of
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Historical Resources trumped or whether the Comp Plan trumped this letter.
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Mr. Harris commented that they are two different issues.
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Mr. Pancoast said he was wrestling with this because we look at the situation like the
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house downtown and we know there are things we want to save but he does not believe
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it is right to put the expenses of saving some of these buildings on the property owners.
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It seems somewhere along the line if a community decides a property is worthy of being
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saved then somehow the community through a donations should help.
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It is nice to have these laws and say okay you have to do this but we are not like
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downtown Boston or downtown Savannah where there are dozens of really historically
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significant buildings together. When they get into this kind of condition he doesn’t know
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what the value is if you save it. He certainly doesn’t think it is right to put the cost on Mr.
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West unless he decided he really wanted to save the center of this building. They could
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tear it down carefully and save it if he doesn’t mind spending that money.
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He has been here since 1968 and he has been on that property one time and he only
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went in there because he had never been there and heard about it. He is not sure there
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are very many people who have ever seen those buildings in this County. He really
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feels it is unfair to say to Mr. West that you have to save these buildings; especially
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when you read the condition. On the other hand he sees what Mr. Jones is working
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with; we have put some rules in place and they are trying to follow those. Again that is
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why this Board is here and why that job has been put on the Board, to look at these
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things.
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Mr. Emerson stated he did not have any questions only personal opinions.
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Mr. Harris stated staff was just doing their job, he thinks all they did was mimic what the
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Historical Commission wanted. They are almost bound to do that because they support
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the Historical Commission. There is some history with that site; the Merwin family is
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referenced in the book, “Memories of Eden.” He has to agree with the other Board
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members it has been altered too much and the financial burden to bring it back would
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probably be overwhelming. He did not think it would support what little gain we would
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get. Mr. West probably doesn’t want to wait 50 more years. He was sure Mr. West
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would like to have it on the National Register; it would be a drawing point for the site
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that he plans to develop.
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Hearing no further comments in favor or in opposition to the petition, Chairman
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Harris closed the public portion of the meeting.
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Mr. Bangert motioned approval; Mr. Emerson seconded.
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After considering the testimony presented during the Public Hearing, including staff
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comments, and the Standards of Review as set forth in Section 10.01.02 of the St.
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Lucie County Land Development Code, move that the Board of Adjustment approve the
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Jeff West
Petition of Appealing the Director of Growth Management’s prohibition of the
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demolition of the original two-story structure that was moved to the site known as
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‘Edenlawn Plantation’ and the structure known as the ‘Caretaker’s Cottage’, because
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the property has been severely compromised by non-historic features and additions.
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The buildings are in a deteriorated state, plus it has already been cited they are not
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eligible to be listed in the National Register as a Historic Spot.
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Mr. Emerson seconded per discussion. He wanted to talk about things outside the
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County’s jurisdiction for a second because it is easier. He grew up here and when he
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thinks of historic structures and he can name a few, the old Coast Guard Station looks
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just like it did the day he first saw it. The Arcade Building even though a portion of it is
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gone it looks like he remembers it when he drove by with his parents when he was a
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child. The old St. Anastasia School House even though it is in a dilapidated condition
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now looks very much like it did when it was built.
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If this looked very much like it did the day it was built he would support staff but it
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doesn’t. That does not mean that it doesn’t have significance for County purposes, we
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just tore down a 30 year old fire station in St. Lucie County the first one that he can
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recall we have ever torn down. It was the first one that he worked at. Station 6 on
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Midway Road. It had significance and the district could not let that significance just fade
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by tearing down the building. The bricks that were part of the façade from the original
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building were incorporated into the architectural elements of the new building. A portion
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of that building remains to this day.
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He would hope that even though this looks like it is going to pass that Mr. West as the
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owner considers taking portions or pieces and incorporating them into whatever you do
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that is new so you can preserve parts of history in St. Lucie County; even if it is just
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saying that window or door or that piece of wood came from the original structure.
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Mr. Pancoast commented that Mr. Emerson’s comments are fine and he agrees with
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what was said. He thinks somebody somewhere is going to look at the decision this
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Board made and they may want to apply some precedent to what they did. The more
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information we have in the decision and why we came to that decision and how the
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Board felt about that decision is a good thing.
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Mr. Bangert commented that he thought that Mr. West has already stated that in the
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future he plans to do exactly what was said.
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Mrs. Andrews commented that she totally agreed with Chief Emerson and Mr.
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Pancoast remarks very well thought out.
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The motion carried unanimously.
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Meeting Adjourned 10:15. Next meeting April 23, 2008.
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