The Application Process For a Certificate of Appropriateness

A property owner who wishes to physically alter or construct a building within a designated historic district may obtain an application package from the City of Jacksonville Planning Department at 128 E. Forsyth Street, Suite 700. A Certificate of Appropriateness may be required for alterations to buildings within historic districts which require a city building permit (generally an expenditure of more than $200).

A Certificate of Appropriateness will not be required for the demolition of non-historic buildings or activities not requiring a permit. These activities include ordinary maintenance or painting of historic buildings. Ordinary maintenance is defined as work to repair or prevent deterioration of a building.

A Certificate of Appropriateness is required for many permitted activities which change the appearance of an existing building as viewed from a public right-of-way. Examples of reviewable activities include but are not limited to changes to roofs, exterior materials, foundations, porches, windows, doors, and ornamentation. New construction in historic districts and demolition and relocation of historic buildings within districts also require Certificates of Appropriateness.

Certificates of Appropriateness can be issued at two levels depending on the complexity of the proposed change. For repair of deteriorated features, a Certificate of Appropriateness can generally be issued following review by Planning Department staff. Examples include simple repairs to roofs or exterior siding with similar materials, foundation enclosures, porch repairs, and location of decks, skylights, and heating, ventilating, and air-conditioning equipment. Staff may also issue a certificate of appropriateness for plans that have been certified for purposes of obtaining federal tax credits or approved by the Bureau of Historic Preservation, Florida Department of State, for purposes of using state or federal loans or grants-in-aid. Denial by staff of a Certificate of Appropriateness may be appealed to the Jacksonville Historic Preservation Commission.

More complex changes will require review by the Jacksonville Historic Preservation Commission. Examples of such changes include substantial replacement of severely damaged or missing features, additions, demolition and relocation of historic buildings, and new construction.

At the request of the owner or at their discretion, the Planning Department Staff and the Historic Preservation Commission may also issue non-binding recommendations for certain changes not requiring a Certificate of Appropriateness. Examples of such changes might include landscaping, paint colors, and alteration and additions not visible from the public right-of-way.

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The Application for a Certificate of Appropriateness

In order to obtain a Certificate of Appropriateness, a property owner or his or her authorized agent, must submit a City of Jacksonville Certificate of Appropriateness Application. The Application provides a written description of proposed changes to the building. Applications are available from the Building and Zoning Inspection Division, First Floor, City Hall or the Planning Department, Suite 700, 128 E. Forsyth Street.

The deadline to submit an application for review by the Jacksonville Historic Preservation Commission (JHPC) is fourteen days before its next scheduled meeting. That time period is required to permit adequate public notice. Each application submitted within the proper time frame will be reviewed at the public meeting of the JHPC. The applicant will present a brief overview of the proposed project and allow JHPC members opportunity to ask questions. The JHPC will thereupon vote on the application for a Certificate of Appropriateness. If the JHPC approves the application, the applicant may proceed with the permitting process. A revision of the plans may be made at the meeting or the applicant may revise the plans and resubmit them at a subsequent meeting. If the JHPC denies the application, the applicant may revise and resubmit the application or appeal the denial to the City Council.

For more complex projects, the applicant may wish to submit a preliminary application for an opinion of appropriateness before completing more detailed plans. An Opinion of Appropriateness is a non-binding recommendation from the JHPC designed to review the general concept of an application and determine if it is appropriate.

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Documentation

Documentation supporting the application is also required and will vary depending on the complexity of a project. For projects requiring only staff review, a complete application will generally be limited to the following documentation:

1. A site plan, showing location of the building, its distance from property lines, its orientation, and the names of front and side streets. A survey of the property containing the aforementioned information may be substituted for a site plan. A description and the location of any proposed changes should be marked clearly on the plan.

2. Photographs showing the following views: the building for which changes are proposed together with adjacent buildings; all sides of the subject building visible from the public right-of-way; representative close-up views of significant features or features which will be changed, such as windows, doors, trim, entrances, and balustrades. Photographs shall be color or black and white and at least 3" x 5" in size.

3. A sample or manufacturer's description of a replacement material or feature may also be requested by staff.

For more complex projects involving major alterations, additions, new construction, demolition, and relocation the following additional documentation may be required.

4. Schematic plans with drawings showing all street elevations.

5. For applications requesting demolition and relocation, the Jacksonville Historic Preservation Commission may request documentation establishing the reason for removing a building, its significance, and/or any economic hardship caused by retaining the building at its present site (see appendix for more complete description of economic hardship requirements).

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Steps in Obtaining A Certificate of Appropriateness

For projects requiring only administrative review.

1. Property owner applies for building permit for work on building located within historic district.

2. Building official notifies Planning Department.

3. Planning official and property owner confer about the proposed changes to the building and procedures for completion of the application.

4. Planning official approves or denies application for changes requiring administrative review. Owner may appeal denial to Historic Preservation Commission or re-submit application with recommended changes.

For projects requiring Jacksonville Historic Preservation Commission Review the following additional steps will be required:

5. Property owner submits completed application or request for opinion of appropriateness to planning official at least fifteen days prior to Jacksonville Historic Preservation Commission meeting.

6. Notice of time and place of meeting sent in writing to applicant and sign posted on property informing public of Jacksonville Historic Preservation Commission Meeting.

7. Certificate of Appropriateness granted, granted with modifications, deferred, or denied by Jacksonville Historic Preservation Commission.

8. Property owner withdraws and resubmits application or appeals decision of Jacksonville Historic Preservation Commission to City Council.

Construction Activities Requiring Certificate of Appropriateness

Activities requiring only staff review:

1. Awning and canopy installation.

2. Deck installation at ground level which is not visible from a public right-of-way and which does not alter a historic building.

3. Door installations when replacement is compatible in design, size, and material with the original.

4. Driveway placement.

5. Exterior fabric or feature (stucco, wood siding, shingle) repair and replacement with same material, including repair of cornices using the existing materials and duplicating the original design and placement of front columns with ones matching the original in style, size and material.

6. Fencing size and placement.

7. Foundation repairs and enclosures.

8. Heating, Ventilation and Air-Conditioning (exterior placement only).

9. Masonry cleaning.

10. Patio or other slab placement.

11. Porch repair.

12. Roof repair or replacement with existing material except if existing material is incompatible (Example: roll roofing).

13. Satellite dish, skylight, solar collector placement.

14. Window repair or limited replacement with matching unit (replacement of less than 25% of existing units).

Activities requiring Jacksonville Historic Preservation Commission review.

1. Additions to historic building visible from the public right of-way.

2. Masonry re-pointing.

3. Major changes to or addition of door and window openings.

4. Demolition of all or part of historic building.

5. New construction and additions visible from a public right-of-way.

6. Porch, porte-cochere, or garage (visible from the public-right-of-way) enclosure.

7. Porch replacement.

8. Relocation of historic building.

9. Roof replacement with material different from existing or change in form.

10. Storefront restoration or replacement.

11. Window replacement (more than 25%).

Activities for which Planning Department Staff or Jacksonville Historic Preservation Commission may issue an advisory opinion at the owner's request or their discretion.

1. Changes to historic features not visible from the public right-of-way.

2. Landscaping or other changes to historic setting.

3. Parking lot placement and resurfacing.

4. Paint colors.

5. Placement of window air-conditioners.

6. Placement of burglar bars.

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