HEPB-R-26-005 : A RESOLUTION OF THE MIAMI HISTORIC AND ENVIRONMENTAL PRESERVATION BOARD, PURSUANT TO SEC. 23-6.2(b)(4) OF THE CITY CODE OF ORDINANCES, APPROVING OR DENYING A SPECIAL CERTIFICATE OF APPROPRIATENESS TO PERMIT ALTERATIONS AND AFTER-THE-FACT ALTERATIONS TO A CONTRIBUTING PROPERTY, LOCATED APPROXIMATELY AT 557 NORTHEAST 66 STREET, MIAMI, FLORIDA, 33138, WITHIN THE PALM GROVE HISTORIC DISTRICT; FURTHER INCORPORATING THE ANALYSIS IN THE ATTACHED STAFF REPORT ENTITLED “EXHIBIT A” WITH THE FOLLOWING FINDINGS.

Summary

The Miami Historic and Environmental Preservation Board (HEPB) is considering a Special Certificate of Appropriateness (SCOA) for Daniel Cruz, owner of the contributing residential property at 557 NE 66 Street, Miami, Florida, 33138, within the Palm Grove Historic District. The request is to permit alterations and after-the-fact alterations, specifically for new windows, doors, and a driveway.

Background: The property, a two-story duplex built in 1941, was cited by Code Compliance on May 22, 2025, for unpermitted work on doors, interior remodeling, and exterior painting.

Staff Recommendation: The Preservation Office recommends denial of the SCOA. Their analysis indicates that the proposed/existing windows, doors, and the after-the-fact driveway do not comply with historic design guidelines or the Secretary of the Interior's Standards. The new driveway is not in the original location, is wider than allowed, and features a diagonal pattern not common in the district. The proposed window and door types also deviate from the original character.

Potential Conditions (if approved): If the HEPB approves the driveway despite staff's recommendation, conditions would require it to be concrete wheel strips, no wider than 10 feet, with natural turf separation, and no gravel. The decision is subject to a 15-day appeal period.

Citizen Impact

This decision affects residents in historic districts by setting precedents for adherence to preservation guidelines when making alterations to contributing properties. It underscores the importance of obtaining proper permits and certificates before undertaking renovations to avoid code violations and potential denial of after-the-fact approvals.

Confidence

high