HARC Certificate of Appropriateness (COA)
A Certificate of Appropriateness (COA) is an issued document stating that the proposed work is appropriate for the historic district and meets the regulations in the land development regulations and Historic Architectural Review Commission (HARC) Guidelines.
Section 102-152 of the Land Development Regulations states,
A certificate of appropriateness is required for the erection of any new structure, building, fence, deck or sign or the painting, repainting, repair, alteration, remodeling, landscaping or demolition of the exterior of any existing building, structure, fence, deck, sign, landscape, or lot.
HARC Guidelines state that,
All exterior work must have HARC approval whether a building permit is required or not. If a building permit is required, the applicant shall obtain HARC approval prior to issuance of the permit.
The Guidelines also state that HARC approval must be secured on:
- Additions to existing buildings
- Alterations to streets, sidewalks, or street furnishings
- Any painting and associated removal of existing paint
- Construction of swimming pools and/or decks
- Exposed utilities
- Fences, either new or replaced
- Historic interior public spaces
- Improvements of a right-of-way, public and private
- Installation of signs, awnings, benches or lighting
- Interiors or all property individually listed on the National Register
- Miscellaneous structures (i.e. towers, etc.)
- New construction
- Placement of temporary facilities such as vendor stands
- Repairs to buildings
- Restoration or rehabilitation of buildings
Types of COA Review
A HARC Certificate of Appropriateness/Building Combo Application (PDF) is used for this type of review. Staff will review and approve smaller projects such as:
- Mechanical equipment
HARC Commission Review
If an application does not comply with the HARC Guidelines and ordinances, then the application will need the HARC Commission Review, as staff cannot deny applications. Approximately 90% of HARC applications undergo a staff review. Large projects, such as additions, new construction, primary façade changes, demolition, and projects that do not comply with the HARC Guidelines and ordinances, will need to be reviewed by the HARC Commission. A pre-application meeting with HARC staff is required for large projects.
For more information, please see the HARC Commission Meetings page.
How to Apply for a COA
For Staff Review
Applicants can submit their completed applications to the Building Department counter at 1300 White Street, by the parking lot entrance to City Hall. The key for your application to move smoothly and quickly through the process is to submit a complete and clear application that complies with all Land Development Regulations and Ordinances. Please review the Minimum Requirements (PDF) for applications.
Photos of existing conditions are always a minimum requirement for HARC applications. Please send photographs and other documents digitally by via e-mail to the Historic Preservation Planner. Include the property address in the subject line.
For Commission Review
Applications should be submitted to the HARC/Tree Administrative Assistant at 1300 White Street, who is located on the right side of the large counter by the parking lot entrance. All documents should also be sent in PDF to the Historic Preservation Planner's e-mail.
Large projects that need HARC Review require a pre-application meeting with HARC staff. To schedule a pre-application meeting, please email HARC. A HARC Major Projects Application (PDF) is required for these types of projects. Please check the HARC Major Projects Checklist (PDF) before submitting the application.
If the project includes structural demolition, then please fill out and attach the Demolition Appendix (PDF). Owner signature is required.
Section102-190: In cases of undue economic hardship, as defined in Section 102-186, HARC may allow the substitution of alternative construction materials for historic or traditional materials where the substitute materials are sufficiently similar in character to such historic or traditional materials so as not to detract from the original character of the historic district.
- Currently receives fixed income benefits such as social security, aid to families with dependent children, or private pension benefits and that the total household income is below 80% of the median income for the city. The rates can be accessed here. Only, the owner occupied rates apply, not the rental rates.
- Currently receives assistance through the mayor’s revolving loan fund, rental rehabilitation program, or other program which is income-indexed and which provides for physical improvements to the subject property; or
- The applicant corporation currently has tax-exempt status as a nonprofit corporation under section 501(c)(3) of the Internal Revenue Code.
Economic Hardship Affidavit
The applicant must also submit a general HARC/Building Combo Application and the Economic Hardship Affidavit (PDF), affirmed by a notary public, that certifies that the applicant meets the above criteria with the submitted additional information.