Mesa HD: Historic District Overlay Regulations and Standards
The HD: Historic District Overlay District in Mesa modifies base zoning standards by requiring a Certificate of Appropriateness for nearly all exterior modifications and allowing building setbacks to be determined by the existing block pattern rather than fixed numerical requirements. It also introduces strict demolition protections, including a mandatory 180-day delay for denied requests to allow for the exploration of preservation alternatives [Section 11-74-4].
General Applicability and Purpose
The HD: Historic District (HD) and HL: Historic Landmark (HL) overlay districts are utilized in conjunction with underlying base zoning districts. While the overlay generally permits the same uses as the base district, it adds restrictive procedural requirements to preserve the cultural and architectural heritage of Mesa [Section 11-23-1]. When a property is designated with the HD Overlay, all construction, alterations, or demolitions must align with the "Standards for Rehabilitation" adopted by the United States Secretary of the Interior [Section 11-74-3].
Modifications to Development Standards
The HD Overlay District significantly alters how standard development metrics (such as setbacks and roof forms) are applied to properties.
Setbacks and Building Placement
In certain districts, such as the RSL (Residential Small Lot) district, the Mesa Zoning Ordinance replaces fixed numerical setbacks with historical context requirements. For parcels within a designated historic district, the minimum and maximum setbacks are determined by the established setbacks of existing buildings along that specific block [Section 11-5-3.A.2, Footnote 2].
Residential Transitional Standards
Specific transitional requirements apply to the Downtown Residence (DR) districts when a higher-intensity district (DR-3) is adjacent to lower-intensity historic areas (DR-1 or DR-2):
| Feature | Standard in HD/DR Transition |
|---|---|
| Front Yard Setback | Must be 15 feet from the street right-of-way for the first 40 feet of lot frontage [Section 11-8-4.A]. |
| Roof Profile | Must complement and be compatible with the roof profiles of residential structures in the adjacent lower-density district [Section 11-8-4.A]. |
| Inorganic Ground Cover | Limited to no more than 20% of the front-yard ground cover in DR-1 and DR-2 districts [Section 11-8-4.C]. |
Land Use and Special Exceptions
The HD Overlay allows for specific uses that might otherwise be restricted in the base zone. For example, within Form-Based Code (Article 6) areas, certain uses are permitted only if they are located within a "Level 1 Historic Structure" as identified in the City of Mesa Historical Survey, provided a Special Use Permit is obtained [Section 11-58-3, Footnote 3]. Additionally, historic sites are given priority when reviewing applications for Bed and Breakfast Inns in residential districts [Section 11-31-8].
Certificate of Appropriateness Requirements
The primary method by which the HD Overlay modifies base standards is the requirement for a Certificate of Appropriateness. This certificate is mandatory for any building permit involving the following activities on an HD-designated site:
| Category | Activities Requiring Approval |
|---|---|
| Structures | Additions, carports, garages, decks, and parapet walls. |
| Building Elements | Awnings, canopies, doors, door frames, and roofs (including skylights). |
| Site Features | Driveways, exterior walls, fencing, and fire escapes. |
| Aesthetics | Painting of historically unpainted surfaces (wood, stone, brick, etc.). |
| Signage | All signs (except those specifically exempted in Chapter 47). |
[Section 11-74-3]
Demolition Protections
The HD Overlay District imposes rigorous standards for the demolition of structures. If a structure is at least 40 years old, the Historic Preservation Officer (HPO) must find that the building lacks historic significance or does not contribute to the area's character before approving demolition [Section 11-74-4].
If the City of Mesa denies a demolition permit, the issuance of that permit is delayed for 180 days. During this period, the applicant is required to work with the Historic Preservation Board to negotiate a plan to preserve the structure, which may include seeking public or private financial assistance or identifying adaptive reuse options [Section 11-74-4].
Historic Signage Provisions
The Mesa Sign Ordinance provides special exemptions for signs designated as "Historic." These signs are exempt from standard height and size requirements of the base zoning district. Furthermore, the square footage of a designated historic sign does not count toward the total allowable sign area or height limits for the property [Section 11-44-1].
Sections Cited
- Section 11-5-3: Development Standards - RSL Districts
- Section 11-8-4: Development Standards - Downtown Residence Districts
- Section 11-23-1: Purpose (Historic and Landmark Overlay Districts)
- Section 11-23-5: Land Use Regulations
- Section 11-31-8: Bed and Breakfast Inns
- Section 11-44-1: Historic Signs
- Section 11-58-3: Land Use Regulations (Form-Based Code)
- Section 11-74-3: Certificates of Appropriateness
- Section 11-74-4: Demolition Permits