SUMMARY:

The Jacksonville Historic Preservation Ordinance Code Chapter 307.106 requires that a Certificate of Appropriateness (COA) be obtained whenever any alteration, new construction, demolition, or relocation, as specified in the designation ordinance, is undertaken on designated landmarks or structures located in designated historic districts. These activities may or may not require a building permit, however any conditions contained in the Certificate of Appropriateness shall be included as a requirement to any building permit for which the COA was issued. The purpose of obtaining a COA is to ensure that any proposed changes to designated landmarks or property in historic districts are consistent with the applicable architectural design guidelines and historic preservation standards, thereby preserving its architectural, historical, or archaeological integrity.

STEPS:

Prior to starting any work, In order to reduce potential delays and unnecessary costs incurred through the design phase and permitting, the Planning and Development Department suggests a preliminary review for complex projects or those that alter historic fabric. This can be done at the staff level or before the Jacksonville Historic Preservation Commission as an Opinion of Appropriateness (OOA).

The applicant completes a Certificate of Appropriateness application provided by the Planning and Development Department and submits any site plans, elevations, photographs and specifications related to the project and necessary to provide a clear view of the visual and physical impact the proposed work would have on the designated property.

The Planning and Development Department Historic Preservation Staff reviews the application for completeness and determines if additional information or research is required, and if a site visit is necessary.

The Planning and Development Department will then make a determination if the project can be approved by staff or requires a review by the Jacksonville Historic Preservation Commission (JHPC).

Completed applications reviewed solely at the staff level are generally processed within three days. The basis for approval, along with any conditions, are written on the application and signed by a Historic Preservation Planner. Determinations are made case by case and are based upon consistency with the applicable design guidelines, and specifications set within the Preservation Ordinance.

The projects forwarded to the Commission for review must be filed with the Planning and Development Department a minimum of fourteen calendar days before the scheduled Commission meeting. These applications must have all documentation deemed necessary by the Planning and Development Department submitted at that time.

Once a completed application is forwarded to the Commission, the Planning and Development Department provides the applicant with the needed amount of signage to meet notification requirements. Signs are to be posted every 200 feet on each street side of the subject property or on the nearest street right-of-way to ensure signs are in full view of the public. This signage must be posted within five working days of the application being submitted and kept in place until a final determination is made on the item.

The application is placed on the Commission's agenda and notification of the time and place of the public hearing will be made to the applicant and owner via certified mail at least seven days before the meeting. The Commission meets the fourth Wednesday of each month unless otherwise deemed necessary.

A report is generated by the Historic Preservation Staff that addresses the criteria as set in the ordinance. This report will be part of a packet of information that is distributed to the individual Commission members for review prior to the meeting. This packet includes any documentation provided by the applicant, as well as, any information gathered by the Planning and Development Department for purposes of the review. The report is available by request.

At the meeting, a presentation is made by staff outlining their findings and recommendation. This is followed by any comments or presentation by the applicant or their agent. The item is then open for a public hearing. The Commission may ask any of the speakers' questions. The Commission's Secretary will swear in all speakers. The Commission will then make a motion to approve, approve with condition or deny an application. The Commission may ask that the item be deferred for 30 days or longer by mutual consent with the applicant.

In circumstances where a decision of the Commission places an onerous and excessive financial burden on the property owner, an applicant may request an economic hardship hearing. Such an application is available from the Planning and Development Department.

Once a decision is made, a Final Order is generated by the General Counsel's Office and signed by the Commission Chairman. The Final Order and application will be mailed 14 days after the meeting. During this time any affected parties may appeal the Commission's decision to City Council through the Council Secretary.

After the appeal period, the applicant can take an approved COA and accompanying Final Order to the Building Division to proceed with any necessary permitting. Any conditions set in the COA are a requirement for the related building permit.

Certificates of Appropriateness are valid for 1 year to initiate work. During this time the Building Inspection Division or Historic Preservation Staff may inspect work for COA compliance. If work is done in violation of a COA, a citation or stop-work order may be issued.

Depending on the nature of the request, Certificates of Appropriateness may be amended in content or extended to a new expiration date by the Historic Preservation Staff

For further information contact:

Planning and Development Department
Special Projects Section
Historic Preservation Program
128 East Forsyth Street, Ste. 720
Jacksonville, Florida 32202
904-630-1900