Historic & Environmental Preservation Board (HEPB)

Historic & Environmental Preservation Board (HEPB) — February 3, 2026 - 2:51 PM

testing testing testing testing end to testify, stand and raise your right hand. Do you swear or affirm your testimony will be the truth? Thank you. You MAY be seated. >> Roll call, please? >> [Roll call] Thank you. We do have quorum. >> Thank you. Do we have any requests for absence waivers? >> No. >> Okay. Any minutes to approve? >> No. >> Then, we are on to the agenda. Any monthly updates? >> Yeah, I do have one monthly update for the board. As you remember, our principle planner, Richard Dallas, who joined us 6 months ago, accepted a position with the Office of Capital Improvements. He is no longer with the hep division. We're in the process of filling 2 seats at this time. >> Okay, then. Are there any changes to the agenda? >> So, there's been a request to move hep item 3 to the first item. I believe their intent is to request a deferral as we're still working with the applicant. >> Any objection? >> Good afternoon. Carlos Dias. 333 Southeast 2 Ave. As Ken mentioned, we're requesting a deferral to the MARCH meeting. We're working with stsaff and nvironmental resources. There's a lot of vegetation there. We want to get it right, so we're asking for that deferral. >> Motion that it is deferred. >> Second. >> Any discussion on the motion? All those in favor -- ? All opposed? Motion carries. >> Thank you. >> Let the record show that MR. Ryan has joined us. We will move into the regular agenda. Before I forget, we need a statement from our City Attorney regarding lobbying. >> Any person who is a lobbyist pursuant to chapter 2, article 6 of juice initially st register with the City Clerk and comply with requirements for lobbyist before appearing before the board. A person MAY not lobby until registering. A copy of the code is available at the office Fevre City Clerk and online at www. Municode. Com. >> Thank you. We will move to the agenda. After staff's announcement, the applicant will come forward. Then, we will have the staff report. Then, you will have a chance to respnod. Then, we will open it up to the public for comments. We ask you limit those comments to 2 miniatures or s. After public comment, we will close that and open it to the to the board, applicant, and appellant. Then, we will vote and move on. Item 1. >> File id 18650. Hep item 1, a resolution of the Miami hep board pursuant to the city code of ordinances approving or denying a special certificate of appropriateness for a property within the Bayside Historic district to permit after-the-fact demolition, site improvements, and new construction on a vacant lot at 708 Northeast 68 Street. Further incorporating the analysis and the attached staff report, exhibit a, with the following findings. >> Is the applicant present? >> Hi. Caroline Berther. 708 Northeast 68 Street. >> Giacomo Berther. 708 Northeast 68 Street. >> Ralph Nate, architect. 11820 Merimar Parkway. >> Ken, preservation officer. I ask the staff report be introduced to the record. >> Yes. >> This item came before the board the last month at Northeast 68 Street. You will see some. of the contextual photos and the plan as originally submitted. The applicants met with the neighborhood association. And made the following revisions. Including extending the eyebrow to create more of a porch and including paver stones in the site plan to connect the western driveway to the front step. Staff recommends approval with conditions. >> Do you want to read them? Into the record? >> This will be developed with general standard conditions in accordance with plans submitted and amended at the time of the permitting. Manufacturers brochures and photographs of design elements will be submitted. Glass will be clear. Tinted is not allowed. There easel. On will be in the master permit set. The applicant shall satisfy all requirements of the tree permit. During construction. The applicant shall comply with zoning and hep reviews and requirements of Miami 21 code and chapter 17 and chapter 23 of the code of ordinances. Applicants shall comply with agencies of the permit and building process. >> Thank you. Is there anything you would like to add to that report? >> Good afternoon. Based on the staff report, we don't have any objections to any conditions that were stated. As was stated, after the last meeting, we met with the association. We agreed to add in the eyebrow along the front of the building to give it more of a porch-like look and pedestrian walkway from parking stall to the main entry. Other than that, the remainder of the project stays not changed from what we presented during the last meeting. I am looking for your approval Thank you. >> Thank you. Is there anyone from the public who wishes to speak on the item? Please come forward with your illiam Arthur, PRESIDENT Of the Bayside association. They have met with us. About a week and a half after the last hep board meeting. I think the major learning that we got out of this experience is that it's hard to tell an owner going through an historic renovation or redevelopment with a contributing structure knocked down through neglect, at this juncture at 90% into the job, to make any significant changes. You probably saw in the letter of no objection is that the main comment is that we really -- I think MR. Perez said it best. We as a neighborhood association who have been in this neighborhood serving this community for almost 4 decades have an architect and historic committee full of talented people who have sat on this board, Miguel Seco and Shane Graber. A lot of architects live in our neighborhood who contribute to the discussion. I think the problem is that, by the time it gets -- by the time we see it, it's too late to make substantive changes to make sure that home reflects the historic structure it supplants. What I found out through discussions with Susanne, by the time it gets to you, they are 70% or more initio it. My heart goes out to them. I'm an owner. I know what it takes. It is seriously expsnv. Ve. For you to hear about it so far down the road, it makes it difficult to make substantive changes. I hope the lesson learned is that we change the process. We have a checklist for owners going through renovations and a process that explains steps 1, 2, and 3. We hope neighborhood associations are encouraged to be the first place to go in conceptual phase. They should not come to you 70% into the job. They should come 30% maximum into the job so that you can make substantive changes to reflect the historic name it is now replacing. I think. The lesson from all this and why I appreciate the opportunity for you to let us do this process -- we sat down, and they didn't know what to do. There's no roadmap. We have all these historic districts with no roadmap to tell people what to do if they are renovating and redeveloping. I challenge you to work with the community and make a checklist. I sent a letter after this this was very detailed, a follow up from OCTOBER/November after Northeast 71 Street. Same thing -- the home is replaced by two homes that look nothing like what is in our neighborhood or what was there. I had a map. There are about 20 historic renovations and redevelopments in my neighborhood alone. That little area -- there's e about 5 major redevelopments that are huge and could change the character of our neighborhood. Let's sit down with other neighborhoods and figure out this process map and do the 9 things I have on there that are process-driven. It is helpful for anyone doing any kind Did you freely and voluntarily enter that agreement? Hope this will be implemented across the city. Thank you. >> Good afternoon. 661 Northeast 68 Street, a pioneer. I came into the area in 2000. Gentrification is a challenge, especially when you have no guidance. When I came in, the hep board was organized and worked with all departments. When I came in in 2000, we didn't touch the house until meeting with the hep board and we understood what they wanted. Miguel Seco wrote the code in 2004/2006. It was very strict back then -- about preservation. vation. That is not here or there. I am also the PRESIDENT Of Northeast 68 Street. My house -- I had to gut it and start from scratch. I understand what this young couple is going through. There's no connectivity with the hep board and other departments. If it was, it would be simp People would not be doing things without knowing what's expected from them. I have no opposition. I hope they come in and try to work with the hep board, with us, and preservation, and try to mimic what was there before. They don't have much to go with. I have no opposition whatsoever. They're working really hard. The hep board needs to have connected, like an octopus, everyone has to be connected so they know what you're doing. . Thank you for your time. >> Yes, sir. >> Elvis Cruz. I'd like to echo what William Arthur said about the way the process takes place here, the conceptual phase before a lo of money has been spent, yes, that is when the projects should come before neighborhoods, before they spend a lot on the drawings. That's when it should come before you. [Audio cutting out. ] The hep board does not convey any approval. [Unclear. ] This is not a bad looking house. To me, it doesn't fit in a historic district, especially Elmira. Kendall? Fine. A historic district in the City of Miami? I don't believe so. So yes, if this process could be changed so we approve concept before they get to the drawing stage, that would be beneficial for all parties. Thank you. >> Thank you. Anyone else wishing to speak on the item? I'll open it to the board for questions or comments. Beginning with [Unclear. ] >> I'll say one thing. >> MR. Trachtenberg. >> Oh, we're going -- >> I'll start with you. >> Nothing at the moment, thank you. >> MISS O'Dell? >> Nothing. >> Sorry, MR. Powers? >> Well, that's something I've been echoing since I started on this board. It's like the cart before the horse. Why do they even come here if they've already done all these things before they even come to historic preservation? That makes this board looks so foolish sometimes because the city hasn't set up the system to support the board that it's supposed to support, which is us. That's why we're here and that has not been-I repeatedly asked for that to be addressed and you have as well, MR. Chair. We all feel bad about the situation because it's not us that makes the decision, it's the City of Miami and the building department that does that, not us. None of us feel comortble with having to tell people, because that should have been handled at the very beginning. We've also asked, and I know MR. Perez and other board members have brought this up, the fact that you should, if you have an engaged historic area, like I live in Palm Grove-I helped create that district so the people that are there are very active and aware of everything you can and can't do to a property. We try to be very proactive with people. They're not going to come to us if the city doesn't tell them to come to us. Do you see what I'm saying? I already know what you went through. There's no thing where the first thing you do is see the neighborhood association, then historic preservation, the building department-there's none of that written down. That has been said from this board dozens of times. Why don't we have something like that? We don't. You are at the effect-I know because I do building renovations all the time for people. I design stuff all the time for people. I can tell you that by the time they get to an architect they've already spent 25 to 30 grand at a minimum. i don't disagree that the system is the failure but don't look at this board because the board is trying to solve the problem and has not gotten the support it needs from the people in charge. Thank you. >> MR. Ryan? >> For the members of the public that spoke so eloquently and passionately, and to echo what MR. Powers said, the City of Miami has had changes with elections recently. Talk to your Commissioner and mayor because that's where things will change. That's what I recommend, thank you. >> MR. Collier, you're next. >> Thank you. Oh, Collier, not Campbell. >> I think the house looks great. I was in the neighborhood this weekend. I think the scale looks great. There are some huge houses on the street and it's a different style than what was there originally but it's contextual. I also agree with the members of the community. I want to say congratulations and thanks to everybody for working together. >> MR. Campbell? >> Thank you. I'm glad that the neighborhood association has approved the project and can go ahead and make the motion to approve. As I address a couple points MR. Powers and MR. Arthur made about the process, to understand where we want to get to with the improvement you're discussing. So, if an individual purchases a home or property in a historic district are you wanting a system where the real estate agent or the seller is the one who notifies the purchaser that they need to do this? Or is it putting it upon the purchaser to know they bought in a historic district? Do you want a system where the person is notified by the city to go to the historic preservation office for them to understand what we do now? We approve when drawings are presented to us. You'd like the drawings to be done half or 30% before they come to us, and including an alert to any purchaser in a historic district that they should do this and the improvement desired. >> [Unclear. ] >> Please come to the microphone >> This is how it worked and it really helped. They said before you do anything, draw anything, or touch it, you need to go to the hep board. That's exactly how it would go. Building would tell them to go to the hep board before anything could happen. Then they will make recommendations. I had to look through microfilm, and everybody had to work. It was connected. I don't know what happened but the connection fell apart. When I went in, it was very well connected and stayed like that until 2014 then I don't know what happened. >> [Several talking.] >> Can I add something? I think what happened is we went digital. >> Don't ask her, ask me. >> I'm sorry? >> Don't ask her, ask me. >> You MAY as soon as MR. Campbell finishes the question. >> I want the previous speaker to respond to what she said. S. You said upon purchasing your home you were told by the agent? >> No, I was never told it was historic. I found out later when my architect went to building. Before he started anything, building said, "You must first go to hep, hep will make recommendations, then your association, then you move forward. " The city had a lot of respect and honor for the hep board. When you went to a historic district you couldn't touch anything until the hep board met with you, made recommendations, went through microfilm, what to do, how to get it done, how to save money, the whole nine yards. It was a beautiful process. I have no idea what happened but it worked like that. It wasn't an agent. Like I said, the building department, mechanical, electrical, everybody respected the hep board. >> I understand. So, the benevolence of your architect helped you to understand what you need to do? >> Correct. We must meet with hep before we move forward. >> And it's not available anymore? >> It's not happening anymore. When the architect went to building they would have said to met with the hep board before. >> Okay, thank you. >> Can I sit down now? >> No, wait. I have a question for you. >> I'm sorry. >> When you met with hep you meant meet with the historic preservation office first. >> Yes. Susan, I forget her name. Susan, and Miguel Seco. We sat down -- >> The riverside center. >> We all sat down, the architect, the electrician, everybody was on board. They went through microfilm. I preserved my house, I didn't knock it down or anything. I gutted it out. They said I have Greek revival, we did research to bring her back and that's what I did, I brought her back. And then a lot of people started bringing back houses on the street. Unfortunately, the owner before intentionally neglected to have it come down. They have nothing to do we that. They just walked into a vacant lot. >> MR. Campbell, did you have a question for MR. . Arthur? >> Thank you. >> Do you have a clarifying remark? >> Yeah, I think when this all fell apart just from my vantage point being on this board for 15 or 20. Years, when the whole process became digitized you could apply for building permits simultaneously with other things. Because of that, I don't know if it was to decrease the talem, e, but when it was allowed to go concurrently it allowed the whole system to fall apart. You guys got things way too late. One thing that Mariela did not talk about is all the homeowners associations, because most of them in historic districts have a process. We know when someone is moving into the neighborhood and we give them a welcome kit. If we had a process map with a checklist for what you do, this would go to them the moment they got to the neighborhood and we gave them cookies and a bag. We'd give them our bylaws and talk about the process. Of renovating your home. We have a website and on there we have the historical guidelines. We would direct them there and invite me to our association. The city can't dictate that they go to the association but you sure damn can encourage them As MR. Perez said, it's the first line of defense to defend an historic district, is the neighborhood association. If we make sure the building department passes it. -they can't get a permit until they come to you guys first and you guys can encourage them to come to us. >> MR. Perez, if we can get back to the issue of the application. >> First, I want to acknowledge meeting with the association delayed your process. [Unclear. ] I notice the extension of the eyebrow acknowledges the original porch. That's good. I think it's a beautiful design. [Unclear] I have a comment regarding the process. Would now be the right time to discuss it? >> If it's short. >> Yes. I want to mimic what was mentioned. The historic designation reports mention [Unclear. ] All the designations are made or led. By the residents, who have a strong interest of preserving the character of these neighborhoods. I do understand what's being discussed here. I had a thought. I don't know if this is legally possible. The only way I can think of a buyer receiving this information is if it came up in the lien search or a title search where some document could be put in as a covenant because nobody can bypass that. You buy a property, you do the title search, and any documents come up, there could be something that mentions purchasing this property comes with responsibility. Something to that effect might minimize this occurring again. >> Thank you. Anyone else? >> Thank you chair. I will keep my comments brief. Everything has been well articulated and I won't belabor the item with loquacious soliloquies. I'm glad communication has happened and at the end of the day everyone is content with wet was proffered. The issue of this being an after the fact demolition approval complicates the matter in that we're ratifying something that shouldn't have happened in the first place. What you did well is to bring a property that is tasteful. The limits you imposed make it easier to approve. My support for this, and I think this should be fully approved and I'm grateful that you afforded the further deliberation. I think it's important that the record reflect that if this were. A zero lot line rectangle shoehorned onto the property I would not approve that. The architecture doesn't match what's currently there but you absolutely deserve credit for being thoughtful about what's presented. DR. Hopper, you're next. Thank you for the revisions. It's a lovely house that you're proposing. >> Want to make a motion? >> I can do that. I move to approve with the conditions listed by staff. >> Second. >> Any discussion on the motion? Roll call, please? [Roll call] >> Thank you very much. >> [Unclear.] >> Calling hep item number 2, file. D 18665, a resolution of the Miami Historic and Environmental Preservation Board pursuant to the city code of ordinances approving or denying a special certificate of appropriateness,. Coa, for a property in the Palm Grove historic district to permit new construction and site improvements on a vacant lot located approximately at 411 Northeast 69th Street, Miami, Florida, 33138, further incorporating the analysis and attached staff report entitled exhibit a with the following findings. >> I believe the applicant is present. >> Good afternoon. My name is [Unclear. ] >> Would you give the address/ >> Thank you. We will start with the staff report. I request the staff report be accepted into the record as amended. >> Yes. S. >> This is also an item that came before the board last month for new construction on a vacant lot within the Pine Grove historic district. There are no historic photos or tax cards for a structure on the property prior. The applicant did go back and meet with. The neighborhood association and has made revisions to the plans. You should have received an updated staff analysis and substitution memo today. Those revisions include the elimination of the horizontal banding on the facade and a water course. Change the step stone to brick. The building will have a divided-like pattern. There will be low brick planters on the left side. The driveway, instead of large single pad, will be tandem stacked moving forward. >> Is that it? >> Yes, sir. >> Okay. Thank you. Anything you'd like to add to the staff report? >> Yes. Good afternoon. [Unclear], legislative aid to CHAIRWOMAN King. We wanted to come forth and share on behalf of our office. This is one of the lots we're using for our first-time homebuyer program. The neighborhood association PRESIDENT Is here. She has met with the contractor who is developing the project. That's where the adaptations and adjustments came in to the color to the planters to than ddition of the palm trees and tandem stacked driveway. We made those adjustments to not disrupt the neighborhood. We want to stress that affordable housing and affordable homeownership is paramount. For the CHAIRWOMAN, it's a huge priority for her. For one of our residents to live here in a house that's tasteful and mindful of the neighborhood, it's permanent. I want to say a huge thank you to Alisa for taking the time to meet with our office. I wanted to present how much of a priority this is for the CHAIRWOMAN. Thank you for your time. >> Thank you. Anything else? >> The department of housing community development would like to state that this is affordable housing. We are promming home on rshp. . We want to assist residents to have a roof over their heads and to promote the wealth of their future families. Please approve the project. We have been working very hard and diligently to comply with your requests as well as to work within our limited budget. >> Thank you. Does anyone from the public wish to speak on this item? >> Hi. Good afternoon. Alisa [Unclear], 532 Northeast 76 Street. As the CHAIRWOMAN's Aid, Diego, stated. This has been a long process. This is something I want to see come to fruition at this point. This has been an empty lot since I moved in 18 years ago. It would be nice to have this lot filled in. As an affordable housing property and go to a first-time homebuyer. The neighborhood has had significant changes. It is not somewhere I could move at this propionate. S is a nice use for this lot. I am grateful for the meetings we had with community development and different folks from the staff of the architect and contractor. The changes, I think, work well and will fit in nicely. The color palette for Miami as used. No project is perfect, but this comes close. Obviously, we all have comments, but I think this will be a nice, safe pla