Annapolis, MD Zoning Overlays & Bonuses: Downtown Design Guide (2026)
Key Facts
- Review body
- Historic Preservation Commission
- Trigger
- Any visible exterior change
- Decision deadline
- 45 days or automatic approval
- Fine
- $500 per day
- Appeal
- Circuit Court, Anne Arundel County
Summary
Any exterior change to a building in Annapolis's downtown Historic District requires a Certificate of Approval from the Historic Preservation Commission before a building permit can issue.
Before a person may undertake the construction, alteration, reconstruction, rehabilitation, restoration, moving, or demolition of a designated landmark, site, or structure, or a site or structure within a designated historic district, if any exterior change is made which would affect the historic, archaeological, architectural, or cultural significance of a site or structure within a designated district or a designated landmark, site, or structure any portion of which is visible or intended to be visible from a public way, the person, individual, firm, or corporation proposing to make the construction or change shall file an application for a certificate of approval with the Commission for permission to construct, alter, rehabilitate, restore, reconstruct, move, or demolish the landmark, site, or structure.
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 2025 Update 2).
Full Breakdown
The Historic District covers the old downtown core around State Circle, Main Street and the City Dock. Before construction, alteration, reconstruction, restoration, moving or demolition that changes an exterior feature visible from a public way, the owner must file for a Certificate of Approval; the Commission judges design compatibility, scale, materials and relationship to the surrounding streetscape, and a building permit cannot issue without the certificate. The Commission has 45 days to act or the application is automatically approved.
Violations & Fines
Working without a Certificate of Approval, ignoring a Commission decision, or violating a final notice is a municipal infraction, a separate offense each day it continues, carrying a $500-per-day fine, and the City Attorney can seek an injunction to stop or reverse the work.
Frequently Asked Questions
Do I need approval to repaint or repair my house downtown?
Can I get a building permit without going to the Historic Preservation Commission first?
Sources & Official References
Other rules in Annapolis
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