As part of the Planning Department's review of building permit applications, the approval of a Certificate of Appropriateness is required in connection with new construction or modifications to existing buildings located in locally designated historic districts. Depending on the scope of work proposed, a Certificate of Appropriateness may be approved either by the Historic Preservation Board ("HPB") or by staff. The HPB's jurisdiction is limited to the exterior components of the building or structure and public interior spaces.

The following is an overview of the certificate of appropriateness (COA) review process, including all applicable notice requirements.

Board Level COA Review
The Historic Preservation Board (HPB) is required to review applications for a COA for new construction, demolition, alteration, rehabilitation, renovation, or any other physical modification affecting any building, structure, improvement, landscape feature, public interior or site located within a locally designated historic district or historic site. The only exception to this is if the scope of work proposed is consistent with the requirements set forth in Section 118-563(d) of the LDR’s, which outlines improvements that are subject to the review by staff of the Board.

A 30-day notice is required for all applications reviewed by the HPB. This includes a published notice in the Neighbors section of the Miami Herald, the posting of the property, and mail notice to all property owners of record within 375 feet of the property for which a COA is proposed.

Staff Level COA Review
The staff of the HPB is authorized to review COA applications for minor repairs, demolition, alterations, and improvements delineated in Section 118-563(d), and outlined hereto:

(1) Ground level additions to existing structures, not to exceed two stories in height, which are not substantially visible from the public right-of-way (excluding rear alleys), any waterfront or public parks, provided such ground level additions do not require the demolition or alteration of architecturally significant portions of a building or structure. For those lots under 5,000 square feet, the floor area of the proposed addition may not exceed 30 percent of the floor area of the existing structure or primary lot, whichever is less, with a maximum total floor area not to exceed 1,500 square feet. For those lots between 5,000 square feet and 10,000 square feet, the floor area of the proposed addition may not exceed 20 percent of the floor area of the existing structure or primary lot, whichever is less, with a maximum total floor area not to exceed 2,000 square feet. For those lots greater than 10,000 square feet, the floor area of the proposed addition may not exceed 10 percent of the floor area of the existing structure or primary lot, whichever is less, with a maximum total floor area not to exceed 5,000 square feet.

(2) Replacement of windows, doors, storefront frames and windows, or the approval of awnings, canopies, exterior surface colors, storm shutters and signs.

(3) Facade and building restorations, recommended by staff, which are consistent with historic documentation, provided the degree of demolition proposed is not substantial or significant and does not require the demolition or alteration of architecturally significant portions of a building or structure.

(4) Minor demolition and alterations to address accessibility, life safety, mechanical and other applicable code requirements, provided the degree of demolition proposed is not substantial or significant and does not require the demolition or alteration of architecturally significant portions of a building or structure.

(5) Minor demolition and alterations to rear and secondary facades to accommodate utilities, refuse disposal and storage, provided the degree of demolition proposed is not substantial or significant and does not require the demolition or alteration of architecturally significant portions of a building or structure.

There are no notice requirements for applications reviewed pursuant to Section 118-563(d).

Attached are examples of completed projects where the certificate of appropriateness was reviewed and approved pursuant to Section 118-563(d).