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Historic Preservation Board denies request to enclose front porch at 816 Casteel Avenue
Summary
The Coral Gables Historic Preservation Board voted to deny a special certificate of appropriateness for an application to enclose and air-condition the front porch at 816 Casteel Avenue, citing preservation standards and the porch's significance to the house's historic character.
The Coral Gables Historic Preservation Board on Jan. 16 voted to deny a homeowner request to enclose the front porch at 816 Casteel Avenue, a contributing resource in the Coral Gables Country Club Historic District.
Board members and staff said the porch is an original, character-defining feature of the house and that the proposed glass enclosure and impact door would detract from the property's historic integrity. The motion to deny was made from the dais and seconded; a roll call showed a majority in favor, with at least one dissent recorded.
The staff report said an administrative COA had previously been issued for interior and some exterior work, but a revised scope in August 2024 increased the proposed changes to include structural repairs, roof replacement and, crucially, enclosing the front porch. Staff concluded the rear alterations were not visible from the public right-of-way and did not harm the building's character, but that enclosing the front porch would be inconsistent with the Secretary of the Interior's Standards for Rehabilitation and recommended denial.
Wesley Castellanos, the project's architect, told the board the owners—Carlos and Stephanie Mercado—were seeking to enclose the porch because of water damage from a flat roof over the porch and to make the space functional year-round. Stephanie Mercado described debris and weather intrusion that, she said, made the porch unusable. Leslie Campos, the contractor, added that enclosing and adding insulated, impact-resistant glazing would help preserve the house by making the space functional and thus encouraging maintenance.
Board debate focused on whether the front porch is a defining feature of Coral Gables homes and on precedents: some members argued for flexibility to encourage owners to maintain and restore historic properties; others said the porch is intrinsic to the building’s design and should be retained in open-air form. Several board architects and preservation officers pressed for returning the original balustrade and for screening as an alternative to full enclosure.
On the motion to deny issuance of a special certificate of appropriateness for the front porch enclosure, board members voted by roll call. The record shows multiple aye votes and at least one no vote; the chair announced the motion passed. The applicant may revise plans or seek a different approach and return to the board.
The decision affects the property at 816 Casteel Avenue only; staff advised the rear alterations not visible from the street could be pursued administratively if they comply with permit requirements.
