Minutes
OF THE REGULAR MEETING OF THE FORT PIERCE HISTORIC PRESERVATION BOARD HELD ON MONDAY, JUNE 23, 2025, IN FORT PIERCE CITY HALL, COMMISSION CHAMBERS, 100 NORTH US HIGHWAY 1, FORT PIERCE, FLORIDA.
1.
CALL TO ORDER
2.
PLEDGE OF ALLEGIANCE
3.
ROLL CALL
- Present:
- Betty Jo Starke, Chair; Charlie Hayek; Susan Garrett; Anthony Westbury; Jacob Vinson; Minnie Spivey
- Absent:
- KeAndrea Davis
- Staff Present:
-
- Kev Freeman, Planning Director
- Felicia Holloman, Assistant City Attorney
- Alicia Rosenthal, Planning and Development Organizer
4.
APPROVAL OF MINUTES
a.
Minutes from the May 27, 2025 meeting
Motion was made by Charlie Hayek, and seconded by Jacob Vinson to approve the minutes from the May 27, 2025 meeting.
- AYE:
- Charlie Hayek, Susan Garrett, Anthony Westbury, Jacob Vinson, Minnie Spivey, Chair Betty Jo Starke
Passed
5.
PUBLIC HEARINGS
a.
Certificate of Appropriateness PZCOA2025-00017
Single-Family Residence - 524 N. 15th Street
The clerk introduced Certificate of Appropriateness 2025-00017 for a single-family residence at 524 N. 15th Street.
The chair called the proceeding to order.
The Board Attorney explained the Quasi-Judicial Hearing procedures.
When acting as a quasi-judicial body, the Board is held to certain procedural requirements. Quasi-judicial proceedings are less formal than proceedings before a circuit court, but are more formal than the other aspects of today’s meeting. Quasi-judicial proceedings must follow basic standards of notice and due process, and decisions must be made based on competent substantial evidence. Therefore, board members have a duty to conduct quasi-judicial proceedings more like judges than legislators. This afternoon, the Board will follow the same uniform procedure in all quasi-judicial hearings.
The clerk confirmed the City complied with the advertisement and notice requirements.
The chair inquired with the Board regarding ex-parte communications and asked the Clerk to call the roll:
Ms. Garrett - no
Mr. Westbury - no
Mr. Vinson - no
Ms. Spivey - no
Mr. Hayek - no
Chair Starke- no
The chair opened the public hearing.
The clerk was asked to swear in those wanting to speak during this Quasi-Judicial hearing. Individuals in the audience intending to speak on the item were asked to stand, raise their right hand, and administered an oath to tell the truth, the whole truth, and nothing but the truth.
Staff Presentation: Mr. Freeman stated the application is for new construction of a 1,268-square-foot Single Family Home on a vacant lot with a number of trees. The site area is .17 acres and the zoning is R-4 with a Future Land Use of Residential Medium Density. Mr. Freeman showed the street view, site plan, landscape plan and the architectural design palette. He noted the renderings show lots of trees, but the landscape plan does not show the same number of trees. Mr. Freeman said the Secretary of Interior's Standards for consideration are 9 and 10. Mr. Freeman recommended that four conditions be added.
Board questions for staff: Mr. Hayek asked if the recommendations would be the same for agenda items a and c, so both properties look more historical. Mr. Hayek asked if the city code requires trees and shrubs in single-family homes. Mr. Westbury asked for additional photos of the site.
Applicant Presentation: none
Board questions for applicant: none
Staff final comments: none
Applicant final comments: none
The Chair, seeing no one else, closed the public hearing.
Comments by the Board: Chair Starke suggested that the applicant prune the bigger trees instead of only having palm trees.
Single-Family Residence - 524 N. 15th Street
The clerk introduced Certificate of Appropriateness 2025-00017 for a single-family residence at 524 N. 15th Street.
The chair called the proceeding to order.
The Board Attorney explained the Quasi-Judicial Hearing procedures.
When acting as a quasi-judicial body, the Board is held to certain procedural requirements. Quasi-judicial proceedings are less formal than proceedings before a circuit court, but are more formal than the other aspects of today’s meeting. Quasi-judicial proceedings must follow basic standards of notice and due process, and decisions must be made based on competent substantial evidence. Therefore, board members have a duty to conduct quasi-judicial proceedings more like judges than legislators. This afternoon, the Board will follow the same uniform procedure in all quasi-judicial hearings.
The clerk confirmed the City complied with the advertisement and notice requirements.
The chair inquired with the Board regarding ex-parte communications and asked the Clerk to call the roll:
Ms. Garrett - no
Mr. Westbury - no
Mr. Vinson - no
Ms. Spivey - no
Mr. Hayek - no
Chair Starke- no
The chair opened the public hearing.
The clerk was asked to swear in those wanting to speak during this Quasi-Judicial hearing. Individuals in the audience intending to speak on the item were asked to stand, raise their right hand, and administered an oath to tell the truth, the whole truth, and nothing but the truth.
Staff Presentation: Mr. Freeman stated the application is for new construction of a 1,268-square-foot Single Family Home on a vacant lot with a number of trees. The site area is .17 acres and the zoning is R-4 with a Future Land Use of Residential Medium Density. Mr. Freeman showed the street view, site plan, landscape plan and the architectural design palette. He noted the renderings show lots of trees, but the landscape plan does not show the same number of trees. Mr. Freeman said the Secretary of Interior's Standards for consideration are 9 and 10. Mr. Freeman recommended that four conditions be added.
Board questions for staff: Mr. Hayek asked if the recommendations would be the same for agenda items a and c, so both properties look more historical. Mr. Hayek asked if the city code requires trees and shrubs in single-family homes. Mr. Westbury asked for additional photos of the site.
Applicant Presentation: none
Board questions for applicant: none
Staff final comments: none
Applicant final comments: none
The Chair, seeing no one else, closed the public hearing.
Comments by the Board: Chair Starke suggested that the applicant prune the bigger trees instead of only having palm trees.
Motion was made by Charlie Hayek, and seconded by Minnie Spivey to approve Certificate of Appropriateness PZCOA2025-00017 for the single-family residence located at 524 N. 15th Street with the following conditions:
- The color of the new home shall comply with the City’s Architectural Standards Color Palette.
- A tree mitigation calculation shall be submitted prior to submittal of building permit.
- A minimum of four trees (palms count as one tree) be provided and irrigated on site prior to final Certificate of Occupancy. (City Code 123-36 (2)).
- The public right-of-way which abuts the property shall be sodded and maintained by the owner to the back edge of the pavement prior to final Certificate of Occupancy. (City Code 123-37 (4))
- Existing trees on property should be maintained as feasible.
- Add shutters or banding on the primary elevations of the home to give it a more historical look.
- AYE:
- Susan Garrett, Anthony Westbury, Jacob Vinson, Minnie Spivey, Charlie Hayek, Chair Betty Jo Starke
Passed
b.
Certificate of Appropriateness PZCOA2025-00018
Re-Roof of Detached Garage - 701 S. 7th Street
The clerk introduced Certificate of Appropriateness 2025-00018 for a re-roof of a detached garage at 701 S. 7th Street.
The chair called the proceeding to order.
The clerk confirmed the City complied with the advertisement and notice requirements.
The chair inquired with the Board regarding ex-parte communications and asked the Clerk to call the roll:
Mr. Westbury - no
Mr. Vinson - no
Ms. Spivey - no
Mr. Hayek - no
Ms. Garrett - no
Ms. Starke - no
The chair opened the public hearing.
The clerk was asked to swear in those wanting to speak during this Quasi-Judicial hearing. Individuals in the audience intending to speak on the item were asked to stand, raise their right hand, and administered an oath to tell the truth, the whole truth, and nothing but the truth.
Staff Presentation: Mr. Freeman said the application is to re-roof a stand-alone garage away from the contributing home in the Oakland Park historic district. The site area is .23 acres with a zoning of R-1 and a Future Land Use of Residential Low Density. Mr. Freeman showed the street view along with the proposed steel roof, and he noted no landscape would be removed. He said the structure is in conformity with the home and is not too visual from the street. He said the Secretary of Interior Standards for consideration is 9 and 10.
Board questions for staff: Mr. Hayek asked if the roof could match the roof of the existing home.
Applicant Presentation: none
Board questions for applicant: none
Staff final comments: none
Applicant final comments: none
The Chair, seeing no one else, closed the public hearing.
Comments by the Board: none
Re-Roof of Detached Garage - 701 S. 7th Street
The clerk introduced Certificate of Appropriateness 2025-00018 for a re-roof of a detached garage at 701 S. 7th Street.
The chair called the proceeding to order.
The clerk confirmed the City complied with the advertisement and notice requirements.
The chair inquired with the Board regarding ex-parte communications and asked the Clerk to call the roll:
Mr. Westbury - no
Mr. Vinson - no
Ms. Spivey - no
Mr. Hayek - no
Ms. Garrett - no
Ms. Starke - no
The chair opened the public hearing.
The clerk was asked to swear in those wanting to speak during this Quasi-Judicial hearing. Individuals in the audience intending to speak on the item were asked to stand, raise their right hand, and administered an oath to tell the truth, the whole truth, and nothing but the truth.
Staff Presentation: Mr. Freeman said the application is to re-roof a stand-alone garage away from the contributing home in the Oakland Park historic district. The site area is .23 acres with a zoning of R-1 and a Future Land Use of Residential Low Density. Mr. Freeman showed the street view along with the proposed steel roof, and he noted no landscape would be removed. He said the structure is in conformity with the home and is not too visual from the street. He said the Secretary of Interior Standards for consideration is 9 and 10.
Board questions for staff: Mr. Hayek asked if the roof could match the roof of the existing home.
Applicant Presentation: none
Board questions for applicant: none
Staff final comments: none
Applicant final comments: none
The Chair, seeing no one else, closed the public hearing.
Comments by the Board: none
Motion was made by Jacob Vinson, and seconded by Anthony Westbury to approve Certificate of Appropriateness PZCOA2025-00018 for a re-roof of a detached garage located at 701 S. 7th Street with the folllowing condition.
- The re-roof should match the roof of the existing home.
- AYE:
- Anthony Westbury, Jacob Vinson, Minnie Spivey, Charlie Hayek, Susan Garrett, Chair Betty Jo Starke
Passed
c.
Certificate of Appropriateness PZCOA2025-00008
Single Family Residence - 511 N. 14th Street
(Rehearing)
The clerk introduced the rehearing of Certificate of Appropriateness 2025-00008 for a single-family residence located at 511 N. 14th Street.
The chair called the proceeding to order.
The clerk confirmed the City complied with the advertisement and notice requirements.
The chair inquired with the Board regarding ex-parte communications and asked the Clerk to call the roll:
Mr. Vinson - no
Ms. Spivey - no
Mr. Hayek - no
Ms. Garrett - no
Mr. Westbury - no
Ms. Starke - no
The chair opened the public hearing.
The clerk was asked to swear in those wanting to speak during this Quasi-Judicial hearing. Individuals in the audience intending to speak on the item were asked to stand, raise their right hand, and administered an oath to tell the truth, the whole truth, and nothing but the truth.
Staff Presentation: Mr. Freeman said the application was heard by the Board on April 28, 2025, and the applicant is asking for reconsideration of the conditions put on the approval. He stated the Board approved the Certificate of Appropriateness with the recommendation of faux windows and shutters. Mr. Freeman stated staff prepared illustrations to demonstrate the opinions and recommendations of the Board. He said the applicant does not wish to add the additional embellishments and the applicant wants the Board to reconsider.
Board questions for staff: none
Applicant Presentation: Monique Neal, applicant, sworn, said she is asking for an amended Certificate of Appropriateness and is willing to add the bands but not the shutters. She said the new house next door does not have any shutters.
Board questions for applicant: Ms. Spivey asked what was behind the side window. Ms. Starke asked how old the house was next door. Mr. Hayek asked if the banding would be a different color than the wall.
Staff final comments: Mr. Freeman said he had been instructed by the City Commission to adopt architectural guidelines for the city and a change in review parameters. He said staff have been struggling with applicants' understanding. Mr. Freeman highlighted that if the city, the Historic Preservation Board and the City Commission want to see improvements in the historic districts, they need to promote more porches, more interaction with the street, promote Florida-style housing, and maintain the character of the district in a modern way. Mr. Freeman said staff gets resistance from developers and applicants. He noted the improvements do not need to be shutters and banding, but a better visual interpretation of what goes into the historic district so it does not look like a subdivision. Mr. Freeman said you will see a whole variety of homes built in historic districts over the years due to the criteria changing.
Applicant final comments: none
The Chair, seeing no one else, closed the public hearing.
Comments by the Board: Mr. Hayek stated banding is more expensive than shutters. He said the Historic Preservation Board is there to help the neighborhood and the Board wants new homes to be up-to-date and street acceptable without breaking the budget. Mr. Hayek suggested adding porches for a neighborhood feel. Chair Starke asked about having standards applied in order to have neighborhoods with a community and neighborly feel.
Single Family Residence - 511 N. 14th Street
(Rehearing)
The clerk introduced the rehearing of Certificate of Appropriateness 2025-00008 for a single-family residence located at 511 N. 14th Street.
The chair called the proceeding to order.
The clerk confirmed the City complied with the advertisement and notice requirements.
The chair inquired with the Board regarding ex-parte communications and asked the Clerk to call the roll:
Mr. Vinson - no
Ms. Spivey - no
Mr. Hayek - no
Ms. Garrett - no
Mr. Westbury - no
Ms. Starke - no
The chair opened the public hearing.
The clerk was asked to swear in those wanting to speak during this Quasi-Judicial hearing. Individuals in the audience intending to speak on the item were asked to stand, raise their right hand, and administered an oath to tell the truth, the whole truth, and nothing but the truth.
Staff Presentation: Mr. Freeman said the application was heard by the Board on April 28, 2025, and the applicant is asking for reconsideration of the conditions put on the approval. He stated the Board approved the Certificate of Appropriateness with the recommendation of faux windows and shutters. Mr. Freeman stated staff prepared illustrations to demonstrate the opinions and recommendations of the Board. He said the applicant does not wish to add the additional embellishments and the applicant wants the Board to reconsider.
Board questions for staff: none
Applicant Presentation: Monique Neal, applicant, sworn, said she is asking for an amended Certificate of Appropriateness and is willing to add the bands but not the shutters. She said the new house next door does not have any shutters.
Board questions for applicant: Ms. Spivey asked what was behind the side window. Ms. Starke asked how old the house was next door. Mr. Hayek asked if the banding would be a different color than the wall.
Staff final comments: Mr. Freeman said he had been instructed by the City Commission to adopt architectural guidelines for the city and a change in review parameters. He said staff have been struggling with applicants' understanding. Mr. Freeman highlighted that if the city, the Historic Preservation Board and the City Commission want to see improvements in the historic districts, they need to promote more porches, more interaction with the street, promote Florida-style housing, and maintain the character of the district in a modern way. Mr. Freeman said staff gets resistance from developers and applicants. He noted the improvements do not need to be shutters and banding, but a better visual interpretation of what goes into the historic district so it does not look like a subdivision. Mr. Freeman said you will see a whole variety of homes built in historic districts over the years due to the criteria changing.
Applicant final comments: none
The Chair, seeing no one else, closed the public hearing.
Comments by the Board: Mr. Hayek stated banding is more expensive than shutters. He said the Historic Preservation Board is there to help the neighborhood and the Board wants new homes to be up-to-date and street acceptable without breaking the budget. Mr. Hayek suggested adding porches for a neighborhood feel. Chair Starke asked about having standards applied in order to have neighborhoods with a community and neighborly feel.
Motion was made by Anthony Westbury, and seconded by Charlie Hayek to approve Certificate of Appropriateness PZCOA2025-00008 for a Single Family Residence located at 511 N. 14th Street with the following conditions:
- Banding should be incorporated into the final design
- Large areas of solid blank wall should be avoided.
- Landscaping Plan be submitted with a subsequent Building Permit in accordance with City Code of Ordinances Sec. 123-36. - Landscaping design standards for single and two-family residential structure.
- AYE:
- Minnie Spivey, Charlie Hayek, Susan Garrett, Anthony Westbury, Jacob Vinson, Chair Betty Jo Starke
Passed
6.
NEW BUSINESS
Chair Starke asked for a basic template to be provided that incorporates neighborhood friendliness. Ms. Garrett suggested guidelines that address specific districts as opposed to being city-wide.
Mr. Freeman said there have already been commercial negotiations with developers to provide an understanding of what is expected. He said planning needs to meet with the developer before the design is prepared because they are reluctant to change the design after the drawings are already done. Mr. Freeman noted that lot sizes are consistent in the Lincoln Park Historic District. He said staff need to come up with a formula that incorporates flexibility so that not every property looks the same and consistency is achieved by the Historic Preservation Board.
Ms. Starke noted that developers have rights, but neighborhoods have a right to quality of life and certain standards.
Chair Starke asked for a basic template to be provided that incorporates neighborhood friendliness. Ms. Garrett suggested guidelines that address specific districts as opposed to being city-wide.
Mr. Freeman said there have already been commercial negotiations with developers to provide an understanding of what is expected. He said planning needs to meet with the developer before the design is prepared because they are reluctant to change the design after the drawings are already done. Mr. Freeman noted that lot sizes are consistent in the Lincoln Park Historic District. He said staff need to come up with a formula that incorporates flexibility so that not every property looks the same and consistency is achieved by the Historic Preservation Board.
Ms. Starke noted that developers have rights, but neighborhoods have a right to quality of life and certain standards.
7.
COMMENTS FROM THE PUBLIC
There were no comments from the public.
There were no comments from the public.
8.
CONSIDERATION OF ABSENCES
Motion was made by Anthony Westbury, and seconded by Charlie Hayek to approve the absence of Ms. Davis.
- AYE:
- Minnie Spivey, Charlie Hayek, Susan Garrett, Anthony Westbury, Jacob Vinson, Chair Betty Jo Starke
Passed
9.
ADJOURNMENT