Miami Historic and Environmental Preservation Board Meeting - July 7, 2026

The Miami Historic and Environmental Preservation Board (HEP) held its regular meeting on July 7, 2026, at 5:30 p.m. The board addressed eight agenda items, including certificates of appropriateness, demolitions, new construction, and a historic designation. Key decisions included a denial of a shingle roof in the Palm Grove Historic District, approvals for several alterations and additions, and deferral of a major demolition and redevelopment project. The board also voted to hold a special meeting in September and reviewed a draft of the Palm Grove Historic District residential guidelines.

Consent Calendar

• No consent calendar items were noted; all items were discussed individually.

Public Comments & Testimony

• Item 1 (536 NE 65th St): A public comment was read but consisted only of a request to the board; no substantive testimony.
• Item 5 (4505 N Miami Ave): Stacy Richmond, a neighboring resident, spoke in opposition to the demolition of the historic commercial structure and a single-family home, citing the loss of historical integrity and construction congestion. She argued the building was structurally sound and that the developer had not adequately engaged the community. A letter from the Buena Vista East Design Advisory Committee (BVEDAC) was also read, supporting staff's recommendation for denial, noting the applicant had not addressed previous concerns about demolition, massing, and design context.
• Item 7 (567 NE 57th St): A public comment from a neighbor expressed support for the project as long as alterations remained compatible with the historic character.
• Item 8 (701 NE 68th St): A letter from the Bayside Historic HOA expressed support for the new construction, asking that existing trees be preserved and encouraging future applicants to meet with the HOA early.

Discussion Items

• Item 1 – Roof Replacement at 536 NE 65th St (Palm Grove Historic District): The applicant, Genesis Nahera, requested a special certificate of appropriateness to install an asphalt shingle roof on a contributing structure. Staff recommended denial, citing the original flat tile roof and the historic district guidelines. The applicant provided multiple quotes, an engineering report claiming the roof structure could not support tile, and evidence of financial hardship. Board members debated the cost difference ($10,000–$20,000), the validity of the engineering report, and the applicant's efforts to secure grants. After the applicant declined a deferral, the board voted to deny the shingle roof. Vote: 5–1 (Powers, Campbell, Odell, Perez, Hopper in favor of denial; Collie opposed).
• Item 2 – Preliminary Historic Designation at 3901 Braganza Ave (Coconut Grove): Applicant Barbara Lang requested designation of her single-family residence. Staff report noted the property meets criteria for historical, cultural, and architectural significance. The board praised the effort and approved the designation. Vote: 5–0.
• Item 3 – Addition and Alterations at 634 NE 56th St (Morningside Historic District): The applicant proposed a two-story rear addition, window replacements, and demolition of a detached garage. Staff recommended approval with conditions. Board members commended the design, which distinguished new from historic elements using louvers and keystone. A condition was added to study the window and vent arrangement on the west facade. Vote: 6–0.
• Item 4 – Alterations at 770 NE 70th St (Bayside Historic District): The applicant sought to enclose a garage, restore windows to match historic photos, and add a rear porch. Staff recommended approval. Board members noted the design's compatibility and urged use of historic-appropriate lighting and tile. Vote: 6–0.
• Item 5 – Demolition and New Construction at 4505 N Miami Ave (Buena Vista East Historic District): The applicant proposed complete demolition of a contributing single-family home, partial demolition of the historic commercial structure (Carter's Pharmacy), and construction of three duplexes. Staff recommended denial, citing failure to demonstrate compliance with preservation criteria. The applicant argued financial hardship and structural unsoundness. After extensive discussion, the board voted to defer indefinitely, requiring: (1) full architectural drawings including site plan, elevations, sections, and roof plan; and (2) a landscape plan with tree survey. The applicant agreed to waive the 60-day decision deadline. Vote: 6–0.
• Item 6 – After-the-Fact Alterations at 6 NE 44th St (Buena Vista East Historic District): The applicant requested approval for horizontal roller windows installed without proper review. Staff recommended denial, noting the windows were not consistent with the originally approved single-hung sash windows. The contractor cited life safety and egress requirements. The board approved a compromise: replace all windows on the north and west elevations (facing 43rd Street and North Miami Avenue) and any other windows visible from the public right-of-way (as determined by the Historic Preservation Officer) within nine months. Vote: 5–0.
• Item 7 – Partial Demolition and Addition at 567 NE 57th St (Morningside Historic District): The applicant proposed a rear addition, window replacements, site improvements, and a zoning waiver for a side setback encroachment. Staff recommended approval with a condition that windows visible from the right-of-way remain hung sash (matching the historic six-over-one pattern). The board approved with that condition. Vote: 5–0.
• Item 8 – New Construction at 701 NE 68th St (Bayside Historic District): The applicant proposed a single-family home on a vacant lot, referencing the historic frame vernacular and raising the structure above flood zone. Staff recommended approval with conditions on fence height and window design on the east elevation. The board approved with a condition to study a tripartite window arrangement on the front facade. Vote: 5–0.

Key Outcomes

• Denied: Item 1 – asphalt shingle roof at 536 NE 65th St (5–1).
• Approved as designated: Item 2 – preliminary historic designation for 3901 Braganza Ave (5–0).
• Approved with conditions: Items 3 (6–0), 4 (6–0), 6 (5–0), 7 (5–0), and 8 (5–0).
• Deferred indefinitely: Item 5 – demolition and redevelopment at 4505 N Miami Ave (6–0), with requirements for architectural drawings and landscape plan. The applicant waived the 60-day decision deadline.
• Special Meeting: Board approved a special meeting on September 15, 2026, at 5:30 p.m. to hear appeals of intended decisions.
• Guidelines Review: The board reviewed the draft Palm Grove Historic District residential guidelines, developed with community input, and will consider a resolution for approval at the September meeting. Board members were asked to submit comments via email.