Mesa, AZ Historic Landmark (HL) Overlay Regulations
The HL: Historic Landmark overlay in the City of Mesa functions as an additional layer of regulation applied over a base zoning district to preserve structures of exceptional architectural or historical significance. This overlay modifies base standards by requiring a Certificate of Appropriateness for nearly all exterior physical changes and imposing a strict public review process for any proposed demolition, which can include a mandatory 180-day delay if a demolition request is denied [Section 11-23-5, Section 11-74-4].
General Relationship to Base Zoning
The City of Mesa applies the HL: Historic Landmark overlay in conjunction with an underlying base zoning district. The property maintains all land use permissions of the base district, but the City Council may also specify additional uses for a property within the HL: Historic Landmark overlay that were not originally permitted by the base zone [Section 11-23-5].
Certificate of Appropriateness Requirements
The primary way the HL: Historic Landmark overlay modifies the City of Mesa's standard building processes is through the requirement of a Certificate of Appropriateness (COA). Before the City of Mesa can issue any building permit for construction, alteration, or rehabilitation within the overlay, the Historic Preservation Officer (HPO) must review the plans to ensure they meet the Secretary of the Interior’s "Standards for Rehabilitation" [Section 11-23-6, Section 11-74-3].
The following activities require a COA within the HL: Historic Landmark overlay:
| Category | Activities Requiring Review |
|---|---|
| Structural | Additions, carports, garages, decks, fire escapes, and parapet walls. |
| Openings | Installation or modification of doors, door frames, screen windows, and window frames. |
| Site Features | Construction or change of driveways, exterior walls, and fencing. |
| Aesthetics | Installation of awnings or canopies, new siding, and the painting of historically unpainted surfaces (wood, stone, brick, etc.). |
| Appurtenances | Installation or repair of porch/balcony railings, decorative detailing, roofs, and skylights. |
| Miscellaneous | Installation of signs, and construction of pools or pool cages. |
[Section 11-74-3]
Demolition Restrictions and Procedures
The City of Mesa strictly limits the ability to demolish structures within the HL: Historic Landmark overlay. A demolition permit cannot be issued until the Historic Preservation Board (HPB) reviews the request.
Criteria for Approving Demolition
Demolition will only be granted by the City of Mesa if one of the following conditions is met:
- The Building Official and City Manager determine the structure is an imminent hazard to public safety.
- The structure is found to have minimal historic significance.
- The demolition would be inconsequential to the preservation of other historic properties in the vicinity.
Denied Requests and Mandatory Delay
If the City of Mesa denies a demolition request for a property in the HL: Historic Landmark overlay, the issuance of the permit is automatically delayed for 180 days. During this period, the applicant is required to meet with the HPO and the HPB to negotiate a plan to preserve the building, which may include seeking public or private financial assistance, exploring adaptive reuse, or attempting to find a purchaser for the property [Section 11-74-4].
Maintenance and Repair Standards
The HL: Historic Landmark overlay does not generally require a COA for "ordinary maintenance and repair" of exterior features, provided the work does not change the distinctive character or appearance of the landmark. Furthermore, building permits and COAs are not required for in-kind replacement of materials or the painting of surfaces that are already currently painted [Section 11-74-3, Section 11-74-4].
Sections Cited
- Section 11-23-4: Criteria for Historic Districts and Landmarks
- Section 11-23-5: Land Use Regulations
- Section 11-23-6: Building Permits
- Section 11-74-3: Certificates of Appropriateness
- Section 11-74-4: Demolition Permits