Mesa HL: Historic Landmark Overlay District Requirements

The HL: Historic Landmark overlay district in the City of Mesa identifies and protects individual buildings, structures, and objects that possess exceptional historical, visual, or architectural significance. To be designated, a resource generally must be at least 50 years old or meet National Register criteria, and once established, the district requires a Certificate of Appropriateness for nearly all exterior modifications or demolition. This overlay district is used in conjunction with underlying base zoning districts, and its regulations prevail in the event of a conflict between the requirements of the City of Mesa [Section 11-23-5].

Purpose and Intent of the HL Overlay District

The HL: Historic Landmark overlay district is established by the City of Mesa to recognize the cultural and architectural heritage of the community. Its primary objectives include preserving unique historic resources, fostering civic pride, and enhancing real property values [Section 11-23-1]. The City of Mesa maintains a Historic Property Register that lists all designated landmarks and districts [Section 11-23-2].

Criteria for Designation

The City of Mesa applies rigorous standards to determine if a structure qualifies for the HL: Historic Landmark overlay district. A building, structure, or object must display "exceptional historic, visual, or architectural significance" and meet at least one of the specific criteria listed below [Section 11-23-4(B)]:

Criterion	Requirement Details
State Standards	Meets the criteria for historic sites adopted by the State of Arizona Historic Preservation Office.
Age Requirement	Any part of the structure is 50 or more years old.
National Register	Substantially meets the criteria for individual listing in the National Register of Historic Places.
Historical Value	Serves as a significant reminder of the cultural or architectural heritage of the city, state, or nation.
Historical Association	Identified with a person or persons who significantly contributed to the development of the city, state, or nation.
Master Builder	Identified as the work of a master builder, designer, or architect whose individual work has influenced the development of the community.
Architectural Quality	Recognized for the quality of its architecture and retains sufficient elements showing its architectural significance.
Period Characteristics	Features distinguishing characteristics of an architectural style valuable for the study of a historical period.

Application and Designation Procedures

An application for the HL: Historic Landmark overlay district must be initiated through the City of Mesa Planning Division. The process requires a specific level of community or owner support as detailed in the following table [Section 11-74-2(A)]:

Application Type	Required Support (City of Mesa)
Property Owner Petition	Signatures from a minimum of 50% plus one of the owners within the boundaries who also control 50% of the property area.
Elector Petition	A petition of at least 50 qualified electors residing within the City of Mesa.

Applications are reviewed by the Historic Preservation Officer (HPO) and must include a project narrative, construction dates, photographs, and statements proving eligibility [Section 11-74-2(B), Section 11-74-3(B)]. The Historic Preservation Board then conducts a public hearing before making a recommendation to the Planning & Zoning Board and the City Council [Section 11-74-2(B)].

Certificate of Appropriateness (COA)

In the HL: Historic Landmark overlay district, a property owner must obtain a Certificate of Appropriateness (COA) before performing most types of work. This certificate ensures that changes are consistent with the "Standards for Rehabilitation" used by the City of Mesa [Section 11-74-3(C)].

Activities Requiring a COA

The City of Mesa requires a COA for the following activities within the HL: Historic Landmark overlay district [Section 11-74-3(A)]:

Additions to existing structures.
Awnings or canopies.
Carports and garages.
Decks.
Doors and door frames.
Driveways.
Exterior walls and fencing.
Fire escapes, exterior stairs, and ramps.
Painting of historically unpainted surfaces (wood, stone, brick, terra cotta, etc.).
Parapet walls.
Pools and pool cages.
Porch and balcony railings.
Roofs and skylights.
Screen windows and doors.
Siding.
Signs.

The HPO must determine if a COA can be issued within 10 City Business days of receiving a complete application. If approved, the COA is valid for 2 years or until the expiration of the associated building permit [Section 11-74-3(C)].

Demolition Requirements

Demolition of a structure in the HL: Historic Landmark overlay district is strictly controlled. An application for demolition must be submitted to the HPO and is subject to the following rules [Section 11-74-4]:

Under 40 Years Old: Demolition may be approved if the HPO finds the structure lacks historic significance or does not contribute to the area's features.
40 Years or Older: The structure is subject to a more intense review.
Imminent Hazard: The Building Official may grant demolition if the structure is an imminent hazard to public safety and repairs are impractical.
Delay Period: If the City of Mesa denies a request for demolition, the issuance of a permit is delayed for 180 days. During this period, the HPO and Historic Preservation Board must attempt to negotiate a plan to preserve the building, which may include seeking public or private financial assistance or exploring adaptive reuse [Section 11-74-4(C)].

Sections Cited

Section 11-23-1: Purpose
Section 11-23-2: Mesa Historic Property Register
Section 11-23-3: Application for HD or HL
Section 11-23-4: Criteria for Historic Districts and Landmarks
Section 11-23-5: Land Use Regulations
Section 11-23-6: Building Permits
Section 11-74-2: Designation of Historic Preservation Districts and Historic Landmarks
Section 11-74-3: Certificates of Appropriateness
Section 11-74-4: Demolition Permits
Section 11-74-5: Appeals