Historic Architectural Review Board Applications

A Certificate of Appropriateness (COA) is required for most work done within any of St. Augustine's 5 Historic Preservation (HP) zoning districts. 

To see which zoning district your building is in, please use the Interactive GIS Map, pull up the Zoning Districts map layer, and search for your address.  

Applications are reviewed for consistency with the Architectural Guidelines for Historic Preservation (AGHP). A Submittal Checklist is provided for your reference and organized based upon project scope. Keep in mind, depending on the scope of the project, additional Certificate applications for Full Demolition, Partial Demolition, or Relocation may also be required. 

If you are not sure whether your project will require HARB review contact Historic Preservation staff. 

An Opinion of Appropriateness (OOA) is generally optional for projects within any of St. Augustine's 5 Historic Preservation (HP) zoning districts. A property owner or authorized representative can submit an OOA application when the full details of a project have not yet been finalized and may need HARB direction prior to submittal of a COA. Often, submitting an OOA with conceptual plans can make for a more successful COA application in the future. 

To see which zoning district your building is in, please use the Interactive GIS Map, pull up the Zoning Districts map layer, and search for your address.  

Keep in mind, approval of an OOA does not constitute approval of a project. A COA is required for issuance of a building permit. Incomplete COA applications are sometimes approved as OOAs, if the HARB approves of the general concept but needs additional details. 

While Opinion of Appropriateness Applications are still reviewed for consistency with the Architectural Guidelines for Historic Preservation (AGHP), the amount of detail required for an OOA is generally less. A Submittal Checklist is provided for your reference and organized based upon project scope. 

The City of St. Augustine offers an Ad Valorem Tax Exemption Program for historic property owners who plan any restoration, rehabilitation, or renovation in accordance with specific guidelines. The exemption applies only to improvements to real property. 

In order to qualify for this exemptions, the property must be:

1. individually listed in the National Register of Historic Places; or,
2. be a contributing property to a National Register Historic District; or,
3. be designated a Local Landmark or be a contributing property in a locally established historic preservation district.

If a property meets the criteria above, qualifying property improvements must be:

1. consistent with the United States Secretary of the Interior's Standards for Rehabilitation; and,
2. determined by the Historic Architectural Review Board (HARB) to meet the criteria established by the Department of State; and,
3. valued at $20,000 or 50% of the assessed value of the structure before improvement, whichever is less; and,
4. Twenty-five percent (25%) improvements to the exterior and/or foundation of the structure.

If you need assistance determining whether your property or projects meets the criteria for Ad Valorem Tax Exemption detailed above, please contact a member of the Historic Preservation Staff. 

Dismantling of any entire structure that is 50 years of age or older within the St. Augustine city limits requires a Certificate of Demolition (COD) for full demolition.*

Applications for structures that meet the following criteria must also include a Condition Assessment Report by a FL Licensed Architect or Engineer, and Proof of Undue Economic Hardship:

1. Individually listed in the National Register of Historic Places; or,
2. Designated as contributing to a National Register Historic District; or,
3. Designated as a Local Historic Landmark

*Privately-owned single-family residential structures located within a flood zone may be exempt from HARB review if the property owner provides substantial evidence (a recent sealed survey or elevation certificate) that the existing finished floor elevation of the structure is below the city's required base floor elevation for that zone per FL State Statute 553.79(26). 

Partial Demolition is the permanent removal of historic, individual elements of the building envelope (such as roofs, chimneys, exterior walls and wall finishes, porches, windows, foundations, etc.) on visible sides of the building and/or when removal constitutes 50% or more of the appraised value of that feature regardless of visibility. 

The intent of the partial demolition ordinance is to encourage retention of original building features and materials on historic structures within the Historic Preservation Zoning Districts as well as those buildings individually listed as historic locally or nationally, contributing to a National Register Historic District, or designated as a Local Historic Landmark. 

Partial demolition review helps to ensure that replacement architectural features are appropriate for the building so that it retains its historic integrity. HARB review is not always required for partial demolition. Projects where an architectural feature is being replaced with in-kind features or materials (including dimensions, designs, placement, etc.) can be administratively approved. 

If your project includes removal of an exterior architectural feature with replacements that do not match the existing in design and/or material, a Certificate of Demolition application for partial demolition can be submitted through our Online Portal.

Any project which includes moving a structure that is 50 years of age or older within the City Limits requires a Certificate of Relocation. 

If the structure being moved is on, or will be moved to, a property located in a Historic Preservation Zoning District (HP-1 through HP-5), a Certificate of Appropriateness application is also required. If the building qualifies for partial demolition review (see above), then a Certificate of Demolition for partial demolition may also be required. 

Any determination made by Planning and Building Department staff at an administrative level may be appealed to the Historic Architectural Review Board within 30 days of the decision. An Appeal Application submitted within the 30 day period will be heard at the next available public hearing. See the application fee schedule for a detail of fees associated with appeals. 

In the course of the appeal process, the HARB will consider staff's determination, its consistency with the Architectural Guidelines for Historic Preservation, and the city's Historic Preservation Program. 

An applicant may also appeal a decision of the HARB. Board appeals are heard by the City Commission and require a verbatim transcript of the proceedings during which the decision was made. Verbatim transcripts are provided by the applicant. Minutes completed by City Clerk staff do not constitute verbatim minutes. Public meetings can be viewed on-demand at https://www.citystaugTV.com. If necessary, the City Clerks Office can provide an audio recording of the meeting upon request.