Once an Intended Decision has been issued, an appeal to the Historic and Environmental Preservation Board can be filed with the Hearing Boards Division in-person within ten (10) calendar days after the date of the Intended Decision. This date can be seen on the decision notification posted directly on the property. The notice of appeal shall include the decision being appealed and the reasons or grounds for the appeal.
NOTE: If the 10th calendar day appeal period has closed, an appeal of the Intended Decision cannot be filed. If the 10th day falls on a weekend or on a City holiday, the last day to appeal will then be extended to the following business day.
NOTE: Only the applicant, an abutting property owner, or any aggrieved party having standing under state law, may appeal.
To appeal an Intended Decision, you will need:
- Appeal Letter - Your appeal letter addressed to Preservation Officer/ Hearing Boards must indicate the application number and must be written in English. If you do not have the Intended Decision number, please contact the Environmental Resources Division at 305.416.1416.
- Proof of Lobbyist Registration (if applicable)- If you are a lobbyist, please provide a copy of your lobbyist registration. If you do not have a copy, or have not yet registered, please contact the Office of the City Clerk at 305.250.5360.
- Corporate Resolution from Board of Directors (if you are representing an organization).
- Certified list of adjacent property owners within 500 feet - Provide a list of the names and addresses of the property owners and the address(es) within 500 feet of the property indicated on the Intended Decision. You can do this through a property search here.
- Mailing Labels- The names and addresses of the adjacent property owners need to be printed on mailing labels. Provide two (2) sets of mailing labels.
- Other pertinent documents- Provide any other pertinent document that you would like to make a part of your appeal, such as Disclosure to Support or Withhold Objection, Power of Attorney, etc.
- If you are filing an appeal as an owner, applicant, or aggrieved party, you will need to pay an appeal fee of $315.00.
- If you are filing an appeal as nonprofit corporation dedicated to conservation and protection of the natural and physical environment, or appeals by a homeowners association you will need to pay an appeal fee of $157.50.
- If you are filing an appeal as an abutting property owner, there are no fees.
Appeals must be filed in person with the Hearing Boards Division located at:
444 SW 2nd Avenue, 3rd Floor
Miami, Florida 33130
TIP: Appeals are accepted Monday - Friday between the hours of 8:00AM and 5:00PM. Appointments are appreciated but are not necessary. Please contact the Division of Hearing Boards at 305.416.2030 if you wish to make an appointment.
NOTE: After filing your appeal, you will immediately be given an invoice.
Your invoice must be paid in full prior to the acceptance of your appeal. Invoices can be paid online here using the "Transaction ID" # from your invoice.
You can also pay at the Cashier's Office located at:
444 SW 2nd Avenue, 4th Floor
Miami, Florida 33130
TIP: The Cashier's Office is open Monday - Friday between the hours of 8:00AM and 4:30PM.
IMPORTANT: It is best to pay your invoice while still on-site (after filing your appeal), so you may deliver the receipt back to the Division of Hearing Boards immediately. Your appeal will not be filed until you have delivered your paid invoice receipt. Appeal fees are non-refundable.
Assuming all of your documents are in order and you have paid, you will be notified via email and mail about your hearing date within five (5) working days.
NOTE: The Importance of Completed Files
Only a complete, timely filed, and paid appeal will be accepted. This will be time-stamped and initialed by the Division of Hearing Boards in-person. Only withdrawal letters shall be accepted outside of an appeal period. The appeal will be scheduled to be heard at the next timely Historic and Environmental Preservation Board; a tentative meeting date will be provided by Hearing Boards staff at the time of filing.