Preserving the Historic Building Envelope
If approved, this policy will be applicable to ALL designated historic buildings as part of the HARB demolition and design review process
The Historic Preservation Element of the City's Comprehensive Plan and the 2018 Historic Preservation Master Plan identified a need to revise the Historic Architectural Review Board ordinance with respect to definitions and demolition review thresholds. This policy was recommended to affect properties outside of local historic preservation (HP) zoning districts but limited to designated buildings currently amounting to 1,659 buildings out of over 8,000 buildings in the city.
A Designated Historic Building Meets One or More of These Criteria:
- LOCAL LANDMARK: A building, object, site, or structure of the highest historical, architectural, cultural, or archaeological importance and whose demolition, removal, relocation, or alteration would constitute an irreplaceable loss to the character and quality of the city. As of this presentation, there are 3 buildings that are locally landmarked: The Record Building on Cordova, St. Augustine Waterworks on San Marco, and Wisteria Cottage on Granada Street. Contact the Historic Preservation Division for the most current information.
- NATIONAL REGISTER: The official list of the Nation's historic places worthy of preservation. Authorized by the National Historic Preservation Act of 1966, the National Park Service's National Register of Historic Places is part of a national program to coordinate and support public and private efforts to identify, evaluate, and protect America's historic and archeological resources. Designated historic resources may be a building, district, object, site, or structure that meets the criteria of significance and integrity. Click here for the 2018 Historic Preservation Plan that includes this list as of that publication date, on pages 4.15 and 4.17. Contact the Historic Preservation Division for the most current information.
- CONTRIBUTING BUILDING: Adds to the historical or traditional cultural associations, historic architectural qualities, or archeological values for which a property or district is significant. Each of the city’s National Register Historic Districts has a list and a map of contributing and non-contributing resources. Buildings marked Contributing and/or Contributing but Altered are considered designated buildings. These records are on file with city staff and available on the city’s website and the map here highlights those properties to the extent the data is available and current. Contact the Historic Preservation Division for the most current information.
Navigate through the map to see the designated historic buildings identified as of 2018. The upper left corner has a magnifying glass to allow searching capabilities and the button on the bottom left will show the visible layers in a legend.
5 Critical Elements of the Historic Building Envelope
If you own one of St. Augustine’s designated historic buildings and need to make exterior changes this process provides guidance to encourage preservation of the historic character that makes your building and St. Augustine unique. As of this presentation, 1,659 buildings out of over 8,000 throughout the city meet this criteria.
Preservation standards accepted nationally and recognized in the St. Augustine Architectural Guidelines for Historic Preservation were used to establish these protocols. Emergencies and damage from natural disasters will be handled on a case by case basis with designated officials.
Can you tell a historic building from a new building?
Slide the bar back and forth and see if you notice any distinguishing chracteristics of historic buildings. Authenticity and historic integrity are preservation standards the city strives to achieve for quality of life and economic benefits of historic preservation.
ROOF
Roof: the form of the roof (gable, hipped, gambrel, flat, shed, mansard, etc.) is significant as are its decorative and functional features (appurtenances like cupolas, parapets, chimneys, dormers and soffit elements), roofing material, and size, color, and patterning.
When the current exterior feature has existed on the building for more than fifty years, HARB approval is required to:
- remove and change the following traditional roof coverings: clay or concrete tile, stamped metal shingle or diamond-patterned shingle systems
- remove decorative or functional features visible from a right-of-way
- change the configuration, shape and/or pitch on facades visible from a right-of-way
- and/or to remove 50% or more of the total roof structure (excluding roof sheathing)
- use a colored metal roofing material (ex: blue metal roof)
Historic Preservation Staff will have the ability to approve the following during regular permit review:
- routine roof and trim repairs not meeting the above thresholds
- removal of a decorative or functional feature not visible from a right-of-way
- replacement of roof sheathing up to 100% of the roofed areas for existing asphalt shingle roofs, galvalume/sheet metal type roof, and other modern roof cladding
Example: Full replacement of any asphalt shingle or metal roof with a new asphalt shingle roof or metal roof (respectively) using a traditional color will be approved administratively
WINDOWS
Windows: window materials and how the window operates (e.g. double hung, casement, awning, or hopper) are significant as are its components (sash, muntins, pane configuration, sills, mullions, casings, or brick moulds) and related features such as historic shutters/awnings.
When such features have existed on the building for more than fifty years, HARB approval is required to:
- remove and change window materials, components, design, or change their operational direction (ex: up/down sash to swing) on facades visible from a public right-of-way
- and/or to remove 50% or more of all the building’s windows (visible or not)
Historic Preservation Staff will have the ability to approve the following during regular permit review:
- repair and maintenance of windows not meeting the above threshold
- replacement of windows on facades not visible from a right-of-way under the 50% threshold
- replacement of non-historic windows with windows that match the design character of the building
Example: Removing a ranch-style picture window on a historic frame vernacular house and installing any vertical sash-type window will be approved by historic preservation staff
EXTERIOR FINISHES
Exterior finishes: wood and masonry exterior features (walls, siding, brackets, railings, cornices, window and door surrounds, steps, and columns) and repetitive exterior detailing are important in defining the overall historic character of a building
When the current exterior features have existed on the building for more than fifty years, HARB approval is required to:
- remove and change wood and/or masonry wall finishes on facades visible from a public right-of-way
- and/or to remove 50% or more of these exterior features
Example: removing wood horizontal siding, brick or brick veneer, stucco, coquina/coquina concrete and changing to a different material/pattern requires HARB approval
Historic Preservation Staff will have the ability to approve the following during regular permit review:
- Repair and maintenance of wall cladding when it does not meet the above threshold
- Repair or replacement of features on facades not visible from a right-of-way
- Replacement of non-historic exterior features that match the design character of the building
Example: Removing singular elements/portions of the exterior finish that is deteriorated beyond repair and replacing it with the same material and design will be approved administratively.
Example: Removing asbestos siding and restoring/replacing traditional horizontal siding underneath will be administratively approved if it does not compromise the structural stability of the building
APPURTENANCES
Porches, balconies, stoops, loggias: these functional and decorative features along with their materials and features (doors, transoms, pilasters, columns, balustrades, stairs, roofs, canopies) are important in defining the overall historic character of a building
When such features have existed on the building for more than fifty years, HARB approval is required to:
- remove a historic porch, balcony, or stoop
- and/or to remove 50% or more of their materials and features
Exception: see staff approval for flood mitigation project
Historic Preservation Staff will have the ability to approve the following during regular permit review:
- Repair and maintenance of porches/balconies/stoops when it does not meet the above threshold
- Repair or replacement of porches/balconies/stoops facades not visible from a right-of-way
- Replacement of non-historic exterior features that match the design character of the building
- Removal of porches or stoops when necessary for a flood mitigation project if using a best-practice approach
Example: Restoring an enclosed porch to an open/screened porch will be staff approved if using/reinforcing the historic character of the building.
Example: Constructing a new but similar porch at the elevated location will be staff approved if it is context-sensitive and uses compatible materials.
FOUNDATIONS
Foundations: structural systems and visible features of such systems are important in defining the overall historic character of a building including the materials (wood, metal, and masonry), the type of system, and its features such as posts and beams, masonry columns, above-grade stone or masonry foundation walls or piers.
When such features have existed on the building for more than fifty years, HARB approval is required to:
- Removing and changing the foundation type (ex: brick pier to stem wall) or exterior material (ex: brick to concrete masonry unit/block)
- and/or to remove 50% or more of the above-grade foundation system
Exception: see staff approval for flood mitigation project
Historic Preservation Staff will have the ability to approve the following during the regular permit review:
- Repair and maintenance of foundations that do not meet the above threshold
- Removal of a foundation when necessary for a flood mitigation project if using a best practice approach
Example: Replacing a singular, deteriorated brick pier with a matching brick pier in the same basic location will be approved by historic preservation staff.
Example: Constructing a new but similar foundation using the same materials and scale will be approved by historic preservation staff.
NOTE: Archaeological review may be required for any work that includes ground disturbances, consult the City Archaeologist and Archaeological Preservation Ordinance for more information.
What next?
If your building is one of the designated historic buildings (currently 1,659 meet this criteria) and you are planning exterior building renovations contact the city historic preservation staff to review your plans to determine what if any additional steps are required. More details are provided in a publication linked here and on the city website.
Visit this link to the city's HARB application page here:
