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HomeMy WebLinkAboutQuestions & Answers about Proposed Designations (3)QUESTIONS AND ANSWERS ABOUT PROPOSED HISTORIC DESIGNATIONS What is the City of Miami's Historic Preservation Ordinance? The ordinance is a mechanism to recognize Miami's historic properties that meet the criteria for local historic significance. Its purpose is to encourage the preservation of historic properties by providing assistance and incentives to owners and to prevent unreasonable destruction or defacement of historic structures whenever an economically acceptable alternative can be found. What does the designation of a historic property mean to the property owner? Designation means that any future physical change to the exterior of a property must be approved in advance by the City. The review process is designed to assist owners in developing appropriate plans and designs, inform them of available benefits, and protect against unnecessary destruction of important historic features. How does a property become a historic site or historic district? First, a designation report, which fully describes the structure(s) and the associated historic and architectural significance, is prepared. Then, a public hearing is conducted where property owners and any interested citizens are encouraged to express their opinions. The Historic and Environmental Preservation Board then approves or denies the historic designation. Why would a property owner want his/her property designated as historic? The Historic and Environmental Preservation Board and its staff provide technical advice and assistance concerning appropriate design, construction methods, etc. Historic designation often carries a certain prestige that may improve marketability, increase property values, and secure financing that would not otherwise be available for an older building. What kinds of changes to a building would require approval? A building permit is required for all work in excess of $500. Building permits are required by the City even if you do not have a historic property or are in a historic district. If you live in a historic district or your property is a designated historic site, a special permit, called a Certificate of Appropriateness, is required in order for you to obtain your building permit. Minor changes, such as painting, can be approved by the Historic Preservation staff. Other changes, such as roof replacement, window replacement, fencing and driveways, may be approved administratively if the proposed work complies with the standards and guidelines for historic appropriateness. Other changes such as additions, new construction, or demolition, would require review and approval by the Historic and Environmental Preservation Board, which meets once per month. What if the Historic and Environmental Preservation Board wanted an owner to do something he could not afford? The Board does not have authority to require anything that would create an unreasonable or undue economic hardship for an owner. If the owner can show such hardship, the Board would approve the most equitable solution, balancing economics with concern for the historic integrity of the property. Would an owner be forced to restore his property if it is designated? No. A property is designated as is, including features that are not in compliance with the new standards. It is much the same as a grandfather clause: everything can remain as long as it was permitted and can be maintained. What effect would district designation have on my property taxes? Historic designation and assessed value are independent of each other. Taxes are not automatically increased just because a property has been declared historic. Designated properties often become more valuable because a historic building or district is often considered a desirable place in which to live or work. Are there any restrictions on buying or selling a designated historic property? There are no restrictions concerning the sale of a property due to the property being designated as historic. Does the designation of my property prevent me from changing its use? As long as a desired use is allowed under the zoning that property is in, the historic designation of a property does NOT restrict a property owner from changing the uses. For example, motels can be turned into condos, gas stations can be turned into restaurants, and single family homes can be turned into offices. Am I restricted on what I can do to the interior of my building? No. Interior remodeling or renovations are not part of the Historic Preservation design review process, unless the property has specifically had its interior designated as well. (Other departments, such as the Building Department, will deal with interior renovations.) In historic districts, what is the difference between a Contributing and Non- contributing structure? Contributing structures are those buildings within a district which exhibit characteristics of a certain style of architecture, and have enough of these features to retain its historic integrity. Non-contributing structures are those buildings within a district which are not actually considered "historic," but their inclusion is necessary to maintain a cohesive district area. All buildings within the district boundaries are considered part of the district, and therefore must still obtain a Certificate of Appropriateness (COA) in order to get any building permits. Where can I get more information about the proposed historic designation? Additional information can be obtained from the City of Miami Planning Department, 444 S.W. 2n Avenue, Third Floor.