COA Approval: Your Complete Handbook

Navigating the Certificate of Appropriateness (COA) approval process can feel like wandering through a maze, right? Especially when you're dealing with historical properties or buildings in specially designated districts. But don't worry, guys! This handbook is designed to be your trusty guide, breaking down the process into easy-to-understand steps. We'll cover everything from what a COA actually is to how to prepare your application and what to expect during the review. Think of it as your friendly neighborhood COA whisperer!

What is a Certificate of Appropriateness (COA)?

So, what is this Certificate of Appropriateness thing anyway? Simply put, a COA is a document issued by a local historic preservation agency (like a historic district commission or landmark preservation commission) that approves proposed changes to a property located within a historic district or designated landmark. Basically, if you own a building in a protected area and want to make alterations – whether it's painting your front door a new color, adding a dormer window, or even replacing your roof – you'll likely need to get a COA first. The goal here is to ensure that any changes you make are in line with the historic character of the area and don't negatively impact its overall aesthetic appeal. Without a COA, you risk facing fines, legal trouble, and even being forced to undo the unapproved work – yikes! This is why understanding the COA approval process is super important. It's not just about jumping through hoops; it's about preserving the unique architectural heritage of our communities. Now, you might be thinking, “Okay, I get the gist, but why is this so important?” Imagine a charming street lined with Victorian houses, each contributing to the neighborhood's unique character. If one homeowner decided to slap on aluminum siding and replace all the windows with modern vinyl ones, it would stick out like a sore thumb and detract from the overall historic feel. COAs are in place to prevent these kinds of jarring changes and ensure that renovations and alterations are sensitive to the building's historical context. The specific regulations and guidelines for COAs can vary quite a bit depending on your location. Some jurisdictions have very strict rules about what materials can be used and what architectural styles are permitted, while others are more flexible. That's why it's absolutely crucial to familiarize yourself with the specific requirements of your local historic preservation agency before you even start planning your project. Seriously, guys, this is one area where doing your homework upfront can save you a ton of headaches (and money) down the road. A COA isn't just a piece of paper; it's a symbol of your commitment to preserving the history and character of your community. By understanding the purpose of a COA and following the approval process carefully, you can ensure that your project is both beautiful and respectful of the past.

Understanding the COA Approval Process: A Step-by-Step Guide

Alright, let's dive into the nitty-gritty of the COA approval process. While the specific steps may vary slightly depending on your location, the general framework usually looks something like this:

1. Pre-Application Consultation: Before you even think about filling out an application, it's always a good idea to schedule a pre-application consultation with your local historic preservation staff. This is your chance to discuss your project, get feedback on your design ideas, and clarify any questions you might have about the regulations. Think of it as a dress rehearsal before the main event. The staff can provide invaluable guidance on what types of changes are likely to be approved and what might raise red flags. This can save you a ton of time and effort in the long run. It's also a great way to build a rapport with the staff and demonstrate that you're serious about complying with the regulations. Trust me, a little bit of goodwill can go a long way! During this consultation, be prepared to present preliminary sketches, photographs, and any other relevant information about your proposed project. The more information you can provide, the better the staff will be able to assess your project and offer helpful advice. Don't be afraid to ask questions – no question is too silly! The goal is to get a clear understanding of the requirements and expectations before you invest too much time and money into your project. And remember, guys, this is just a consultation, not a formal review. You're not obligated to follow the staff's advice, but it's usually a good idea to take their suggestions seriously. They are the experts, after all.
2. Application Submission: Once you have a clear understanding of the requirements, it's time to prepare and submit your formal COA application. This typically involves filling out a detailed application form, providing scaled drawings of your proposed changes, submitting photographs of the existing property, and including any other documentation required by your local historic preservation agency. Make sure you read the application instructions carefully and provide all the necessary information. Incomplete applications are a surefire way to delay the COA approval process. Double-check everything before you submit it, and don't be afraid to ask for help if you're unsure about something. The application form will likely ask for a detailed description of your proposed project, including the materials you plan to use, the dimensions of any new construction, and the impact on the surrounding historic fabric. You'll also need to provide evidence that your project complies with the applicable design guidelines. This might involve submitting photographs of similar projects that have been approved in the past, or providing samples of the materials you plan to use. The more thorough and well-documented your application is, the better your chances of getting approved. And remember, guys, honesty is always the best policy. Don't try to hide anything or misrepresent your project in any way. If you're upfront and transparent, the historic preservation agency is more likely to trust you and work with you to find a solution that meets everyone's needs.
3. Review and Notification: After you submit your application, it will be reviewed by the historic preservation staff. They will assess your project to ensure it complies with the applicable design guidelines and regulations. Depending on the complexity of your project, the review process can take anywhere from a few weeks to several months. Be patient and don't bombard the staff with constant inquiries. They're working hard to process all the applications they receive. Once the staff has completed their review, they will typically notify you of their decision in writing. If your application is approved, you'll receive a COA that outlines the specific conditions of approval. If your application is denied, you'll receive a written explanation of the reasons for the denial. Don't despair if your application is denied! You usually have the option to appeal the decision or revise your project and resubmit your application. The key is to understand the reasons for the denial and address them in your revised proposal. The historic preservation staff may also schedule a public hearing to gather input from the community. This is your chance to present your project to the public and answer any questions they might have. Be prepared to explain the benefits of your project and how it will contribute to the preservation of the historic district. Public hearings can be a bit nerve-wracking, but they're an important part of the COA approval process. Remember to be respectful of everyone's opinions, even if you don't agree with them. And remember, guys, the goal is to find a solution that works for everyone.
4. Appeals Process (if necessary): If your application is denied and you disagree with the decision, you typically have the right to appeal. The appeals process varies depending on your location, but it usually involves submitting a written appeal to a higher authority, such as a city council or a county commission. In your appeal, you'll need to explain why you believe the denial was unwarranted and provide any additional evidence to support your case. The appeals process can be lengthy and complex, so it's important to consult with an attorney or other qualified professional if you're considering an appeal. Before you file an appeal, carefully consider your chances of success. Appeals can be costly and time-consuming, and there's no guarantee that you'll win. It might be more cost-effective to revise your project and resubmit your application. However, if you believe that the denial was based on a misunderstanding of the regulations or a misinterpretation of the facts, an appeal might be worthwhile. The appeals process typically involves a formal hearing where you'll have the opportunity to present your case to the decision-making body. Be prepared to answer questions from the members of the board or commission, and be sure to have all your documentation in order. And remember, guys, the appeals process is not an opportunity to rehash the same arguments you made during the initial review. You need to present new evidence or arguments that were not considered during the original review. If you're successful in your appeal, the decision-making body may overturn the denial and approve your COA. However, they may also impose additional conditions or restrictions on your project. Be sure to carefully review the terms of the approval before you begin construction.

Tips for a Smooth COA Approval Process

Okay, you've got the basic rundown of the COA approval process. Now, let's talk about some tips and tricks to help you navigate the process smoothly and increase your chances of getting approved.

• Do Your Homework: I cannot stress this enough. Before you even think about picking up a hammer or paintbrush, thoroughly research the historic preservation regulations in your area. Familiarize yourself with the design guidelines, the application requirements, and the review process. The more you know, the better prepared you'll be. Check your local historic preservation agency's website, attend public meetings, and talk to other property owners who have gone through the COA approval process. The design guidelines will typically outline the specific architectural styles, materials, and features that are considered appropriate for your historic district. They may also address issues such as window replacement, siding materials, and landscaping. Be sure to carefully review the design guidelines and tailor your project to comply with them. Ignoring the design guidelines is a surefire way to get your application denied. In addition to the design guidelines, you should also familiarize yourself with the application requirements. Make sure you understand what information you need to provide, what documentation you need to submit, and what fees you need to pay. An incomplete application will only delay the COA approval process. And remember, guys, knowledge is power! The more you know about the historic preservation regulations in your area, the better equipped you'll be to navigate the COA approval process successfully.
• Communicate Clearly: Communication is key throughout the COA approval process. Be open and honest with the historic preservation staff, and clearly explain your project and your intentions. If you're unsure about something, don't be afraid to ask questions. The staff is there to help you, and they're more likely to approve your project if they understand what you're trying to achieve. When you submit your application, be sure to include detailed drawings, photographs, and any other relevant documentation. The more information you provide, the easier it will be for the staff to assess your project. And be responsive to any questions or concerns the staff may have. If they ask for additional information, provide it promptly and thoroughly. Good communication can help build trust and rapport with the historic preservation staff, which can go a long way toward getting your project approved. And remember, guys, a little bit of courtesy and respect can go a long way. Treat the historic preservation staff with the same respect you would expect to receive, and they'll be more likely to work with you to find a solution that meets everyone's needs.
• Be Flexible: Be prepared to make compromises. The historic preservation staff may have suggestions for changes to your project that will make it more compatible with the historic character of the area. Be open to these suggestions, and be willing to make adjustments to your plans. Remember, the goal is to find a solution that works for everyone. The historic preservation staff is not trying to be difficult; they're simply trying to protect the historic integrity of the district. If you're willing to be flexible and work with them, you're more likely to get your project approved. For example, they might suggest using different materials, changing the design of a window, or altering the landscaping. These changes may not be exactly what you had in mind, but they can help ensure that your project is compatible with the historic character of the area. And remember, guys, sometimes the best ideas come from unexpected places. The historic preservation staff may have suggestions that you hadn't considered, and that can actually improve your project.

Common Reasons for COA Denial

Knowing what not to do is just as important as knowing what to do. Here are some common reasons why COA applications get denied:

• Incompatibility with Historic Character: This is the big one. If your proposed changes are deemed incompatible with the historic character of the area, your application is likely to be denied. This could be due to the use of inappropriate materials, the introduction of jarring architectural styles, or the alteration of significant historic features. To avoid this, carefully review the design guidelines and make sure your project complies with them. Pay attention to details such as window styles, siding materials, and roof pitches. The historic preservation staff may have specific examples of what is considered compatible and incompatible in your area. And remember, guys, it's not just about preserving the appearance of the buildings; it's also about preserving the overall character of the neighborhood. Consider how your project will impact the surrounding historic fabric and make sure it's in harmony with the existing buildings.
• Incomplete Application: As mentioned earlier, an incomplete application is a surefire way to delay the COA approval process. Make sure you provide all the necessary information, documentation, and fees. Double-check everything before you submit your application, and don't be afraid to ask for help if you're unsure about something. The historic preservation staff may have a checklist of required items that you can use to ensure that your application is complete. And remember, guys, it's better to be thorough and provide too much information than to leave something out. An incomplete application can be easily avoided by taking the time to carefully review the application requirements and gather all the necessary documentation.
• Failure to Obtain Necessary Permits: In addition to a COA, you may also need to obtain other permits, such as building permits, zoning permits, or electrical permits. Make sure you understand all the permits required for your project and obtain them before you start construction. Failure to obtain the necessary permits can result in fines, delays, and even legal action. The historic preservation staff can usually advise you on what other permits you need to obtain. And remember, guys, it's your responsibility to ensure that your project complies with all applicable laws and regulations. Don't assume that the historic preservation staff will take care of everything for you. Be proactive and do your research to ensure that you're in compliance.

Conclusion

The COA approval process might seem daunting at first, but with a little preparation and understanding, it can be navigated successfully. By doing your homework, communicating clearly, and being flexible, you can increase your chances of getting your project approved and contributing to the preservation of your community's historic character. So go forth, guys, and preserve those beautiful buildings for generations to come! Remember that local historical buildings need to adhere to neighborhood standards, these standards will be reviewed and considered during the application process. Ensure that all documentation and required details are included in your submission.