How to demolish a house in Sanford, FL

If the house is historic in Sanford

Who reviews it: Historic Preservation Board (seven members, meets third Wednesday at 5:30 p.m.).

When it applies

• Historic Landmark or any structure in a local historic district: Downtown Commercial, Sanford Residential, Sanford Avenue, Georgetown Residential (Schedule S of the Land Development Regulations).
• Schedule S s. 12.0.A: no landmark or structure within a local historic district may be demolished in whole or part until the HPB approves a COA.

How the review works

• Apply for a Certificate of Appropriateness through Citizenserve.
• Property posted with a city sign at least 10 days before the public hearing; if demolition is denied the sign stays up for the demolition period.
• HPB public hearing; approve, deny or approve with conditions. Appeal to City Commission within 30 calendar days.
• 180-day waiting period after approval, during which the HPB may negotiate preservation or acquisition; City Commission may extend up to 180 more days; HPB may reduce or waive for extreme hardship (s. 12.0.C).
• The demolition permit must accompany a building permit for an approved replacement structure and issues only after the waiting period (s. 12.0.B, s. 12.0.F).
• Owner and contractor sign an affidavit acknowledging the city's definition of demolition and penalties for unlawful demolition (s. 12.0.B.3).
• Salvage notice at least 10 days before demolition (see relocation_salvage_donation).

What the board can ask for

• A detailed report on the structure's historical and architectural characteristics from the city's historic resources inventory and Florida Master Site File, prepared by a qualified preservation professional under contract with the city at the applicant's expense (s. 12.0.A.11).
• A detailed physical condition report by an architect, licensed design professional or registered civil engineer at the applicant's expense (s. 12.0.A.12).
• Documentation per Appendix B, the Florida Division of Historic Resources Documentation Requirements for Buildings Proposed for Demolition and Standards for Architectural Documentation (s. 12.0.B.7, s. 12.0.G). Level III is usually acceptable: a sketch plan (a floor plan generally not to exact scale), photographs of exterior and interior views with at least one with a scale, and an Architectural History Form recording site owner, architect and builder if known, style, plan type, foundation, structural system, exterior fabric, roof and porches. Written history should be footnoted and include a methodology section.
• Economic hardship evidence if claimed (taxes, purchase, mortgage, appraisals, listings, engineer report, two Florida-certified appraisals); not required for residential non-income-producing property, accessory structures, or partial demolition that keeps principal facades (s. 12.0.D).

Demolition delay: 180 days, extendable by City Commission up to 180 more days; HPB may reduce or waive for extreme hardship (Schedule S s. 12.0.C).

Relocation, salvage and donation: When demolition is allowed, the city gives the developer information on salvaging building materials. At least 10 days before demolition starts the developer must give written notice to the Administrative Official and publish a newspaper advertisement, at the applicant's expense, of materials available for salvage with a contact name and phone; no salvage until the demolition permit is approved (s. 12.0.B.6). Relocation of landmarks and contributing buildings needs a COA and is a last resort to avoid demolition (s. 10.0).

Historic district map and list

Sources: [2], [1]