Miami Historic and Environmental Preservation Board Meeting - June 2, 2026

The Miami Historic and Environmental Preservation Board (HEPB) held its regular meeting on June 2, 2026, at 5:30 p.m. (agenda start time was 3 p.m. but adjusted to 5:30 p.m. for special meetings discussion). The board addressed routine business, including approval of absence waivers and minutes, and heard seven public hearing items (HEP items 1–8, items 9–10 removed). Key decisions included approvals with conditions, a denial, and deferrals. Staff provided updates on intended decision appeals, historic preservation grants, and a proposal for additional special meetings for tree appeals, which was agreed for July 2026.

Consent Calendar

• Absence Waivers: Approved for members Najib Campbell and Julie O'Dell (motion carried).
• Minutes: May 2026 meeting minutes approved (motion carried).
• Chair Participation via Zoom: Motion to allow Chair William Hopper to participate via Zoom passed unanimously.
• Removal of Agenda Items 9 and 10: These items (appeals of a tree removal permit) were removed because the applicant withdrew the tree permit, rendering the appeals moot. Motion carried.

Public Comments & Testimony

• Items 9 and 10 Removal: A member of the public (self-identified as an appellant) expressed frustration that the removal of items 9 and 10 prevented her from presenting findings about the tree permit. The board declined to hear testimony due to mootness, advising her to submit findings in writing. She also requested a refund of appeal fees; the city attorney stated refunds are not provided per code.
• Item 2 (Little Havana House): No public testimony.
• Item 3 (Palm Grove Roof): No public testimony.
• Item 4 (Morningside Addition): No public testimony.
• Item 6 (After-the-Fact Windows): No public testimony.
• Item 7 (Palm Grove New Construction): Shane Graver, representing the Bayside Residence Association, spoke in favor of the project, noting the applicant had been responsive and the design had improved. He recommended approval with conditions.
• Item 8 (Charles Avenue): Multiple residents testified. Anthony Vince Aguera (3325 Charles Avenue) objected to lack of public noticing for the waiver hearing, stated the proposed structure (3,500 sq ft) is more than double the average house size on Charles Avenue, and argued it would harm the historic character and accelerate gentrification. Another resident, Maria Gonzalez (436 NE 77th St), echoed concerns about mega-mansions harming historic areas.

Discussion Items

• Staff Updates: Mr. Colmas reported on progress with historic preservation grants (10 recipients chosen, site visits scheduled), the hiring process for a principal planner, and a public meeting about Palm Grove design guidelines.
• Intended Decision Appeals (Tree Appeals): Staff noted a significant uptick in appeals (14 in May, 6 timely and complete). To manage workload, the board agreed to hold a special meeting on July 21, 2026, at 5:30 p.m. specifically for intended decision appeals and environmental resources. The proposal for recurring monthly special meetings (third Tuesday) was deferred pending the July trial. Board members expressed concerns about quorum, meeting duration, and workload.
• Attendance Issues: A board member noted that member Elvis Fuentes had missed meetings since November. Staff clarified that removal is at the discretion of the appointing commissioner, not the board.
• Upcoming Topics: The board discussed the need for training on the Live Local Act (state legislation affecting historic districts), FEMA flood zone impacts on historic properties, and tree protection legislation. A request was made for the city attorney to present on these issues.
• Code Compliance: Members called for dedicated code enforcement officers for historic districts and better enforcement of illegal alterations. Staff indicated conversations have begun but no resolution yet.

HEP Item 1 – New Construction in Bayside Historic District (765 NE 70th St)

• Proposal: Special certificate of appropriateness for a new single-family home on a vacant lot.
• Staff Recommendation: Denial, citing insufficient response to prior board feedback (scale, massing, roof design, materials).
• Applicant: Architect Gabriel Chamaria presented updated designs, but the board felt the changes were incomplete. The neighborhood association spoke in favor but recommended approval with conditions.
• Board Discussion: Members provided extensive design feedback (horizontal banding, roof pitch, materiality, landscape plan). The applicant requested approval with conditions to work with staff.
• Outcome: Motion to defer to September 1, 2026, passed 7-0. The board requested a complete set of plans incorporating feedback.

HEP Item 2 – Preliminary Evaluation for Rescission of Designation (Little Havana House, 1016 SW 13th Ct)

• Proposal: Rescission of historic designation for a fire-damaged house, with a new duplex design incorporating elements of the original.
• Staff Recommendation: Approval with conditions, requiring a covenant that the duplex be built as presented.
• Applicant: Attorney Bob De La Fuente and owner Hasan Kimyavi presented a redesigned duplex developed with staff.
• Board Discussion: Members praised the collaborative process but offered architectural refinements (knee walls, shutter proportions, siding, landscape preservation). The board acknowledged the owner's innocent purchase and two-year delay.
• Outcome: Motion to approve preliminary rescission with conditions (including staff conditions and design feedback) passed 7-0. The final rescission hearing will occur when the applicant returns with a complete set of plans.

HEP Item 3 – Asphalt Shingle Roof in Palm Grove Historic District (447 NE 75th St)

• Proposal: Install asphalt shingle roof on a non-contributing structure, citing financial hardship and structural inability to support clay tiles.
• Staff Recommendation: Denial, as the material is not historically appropriate.
• Applicant: Roofer Merlin Santos and the owner (elderly, fixed income) argued hardship; owner was present with an engineer's letter stating the roof cannot support concrete tile.
• Board Discussion: Members recognized the owner's long tenure (since 1988), financial constraints, and leaking roof. A vote was taken on hardship grounds.
• Outcome: Motion to approve on the basis of hardship (financial and 40-year residency) passed 6-1 (Powers dissenting). The decision is final unless appealed within 15 days.

HEP Item 4 – Partial Demolition and Additions in Morningside (5925 NE 6th Ct)

• Proposal: Side and rear additions to a contributing structure.
• Staff Recommendation: Approval with conditions, including restudy of west elevation fenestration.
• Applicant: Architect Robert John (representing owner Manuel Berzosa) requested clarification on the west elevation condition, explaining window placement was constrained by interior layout (bathrooms/closets).
• Board Discussion: Members found the design thoughtful and sympathetic. They modified the condition to remove the fenestration requirement, accepting the applicant's explanation.
• Outcome: Motion to approve with all staff conditions except the west elevation fenestration condition passed 7-0.

HEP Item 6 – After-the-Fact Window/Door Replacement in Palm Grove (6400 NE 4th Ct)

• Proposal: Legalize replacement of windows and doors on a non-contributing structure.
• Staff Recommendation: Approval with standard conditions (clear glass, etc.).
• Applicant: Project architect Ojanis Gomez stated replacements were direct for impact resistance and to improve the building.
• Board Discussion: One member (Powers) expressed concern about allowing after-the-fact work, but others noted the building is non-contributing and the changes were consistent with code.
• Outcome: Motion to approve with staff conditions passed 6-1 (Powers dissenting).

HEP Item 7 – New Construction in Palm Grove (5969 NE 4th Ct)

• Proposal: One-story home with ADU/garage on a vacant lot.
• Staff Recommendation: Approval with conditions, including restudy of front fenestration.
• Applicant: Owner Dolores Gone Salves Irish.
• Board Discussion: The Palm Grove Neighborhood Association spoke in favor, noting the design respects the original mission-style home. Members praised the quality of the design and the applicant's collaboration.
• Outcome: Motion to approve with all staff conditions passed 7-0.

HEP Item 8 – New Construction on Charles Avenue (3448 Charles Ave) – Recommendation to Planning Director

• Proposal: New single-family home in the Village West Island District/Charles Avenue NCD 2. The design should reflect Caribbean/Bahamian vernacular.
• Staff Recommendation: Multiple conditions to improve historical authenticity (functional shutters, roof lines, removal of planter, etc.).
• Applicant: Architect Gabriel Chamaria represented the owner (family).
• Public Testimony: Residents strongly opposed, citing lack of notice (no public hearing notification), excessive scale (3,500 sq ft vs. 1,400 avg), and failure to meet NCD guidelines. The owner's representative argued the lot is small and the family needs space.
• Board Discussion: Extensive critique: the design was seen as a contemporary house with Bahamian ornamentation rather than an authentic replication. Members recommended a complete redesign with porches, functional shutters, proper fenestration, and more faithful proportions. The applicant was offered a deferral to September 1, 2026, to incorporate feedback.
• Outcome: Deferred to September 1, 2026 (motion passed 6-0; member Hugh Ryan had left). The board emphasized that if the design does not improve, they may recommend denial.

Key Outcomes & Next Steps

• Special Meeting for July 21, 2026, at 5:30 p.m. to handle tree appeals and environmental items; future monthly meetings to be evaluated.
• Historic Preservation Grants: 10 recipients selected; site visits scheduled for summer 2026.
• Deferrals: Items 1 (Bayside) and 8 (Charles Avenue) deferred to September 1, 2026. Item 2 (Little Havana) will return for final rescission once plans are updated.
• Appeals: The board’s decisions are final unless appealed to the hearing board’s office within 15 days (30 days for rescission items).
• Future Training: The board will schedule training on the Live Local Act, FEMA flood regulations, and tree protection legislation. A field trip to historic sites (e.g., Marine Stadium, courthouse) is planned for August 2026.