Requirements of the HD: Historic District Overlay in Mesa
The HD: Historic District overlay in the City of Mesa requires that any exterior alterations, additions, or demolitions obtain a Certificate of Appropriateness from the Historic Preservation Officer before any building permits are issued. Property owners in an HD: Historic District must also comply with specialized setback regulations where the minimum and maximum distances are determined by existing historic buildings on the same block rather than standard zoning tables. Designation as an HD: Historic District requires a petition supported by at least 50% plus one of the property owners representing 50% of the land area within the proposed boundaries.
Purpose and Designation Criteria
The City of Mesa establishes HD: Historic District overlays to preserve the unique cultural and architectural heritage of the community, stabilize neighborhoods, and protect property values by ensuring new construction or modifications are compatible with existing historic resources [Section 11-23-1].
To be eligible for the HD: Historic District overlay, a site must meet the following spatial and historical criteria:
| Requirement | Standard |
|---|---|
| Minimum Properties | 7 or more properties, whether or not separated by a street [Section 11-23-4] |
| Minimum Frontage | At least 4 or more adjacent/adjoining lots with 300+ feet of consecutive street frontage [Section 11-23-4] |
| Historical Elements | Must meet State Historic Preservation Office criteria for the National Register of Historic Places or possess a significant concentration of historic sites/buildings [Section 11-23-4] |
| Designation Petition | Signatures from a minimum of 50% plus one of the owners, who also control 50% of the property area within the district [Section 11-74-2] |
Land Use and Development Regulations
Land uses within the HD: Historic District overlay are generally governed by the underlying base zoning district (such as RS Single Residence or RM Multiple Residence). However, the City of Mesa City Council may specify additional land use regulations at the time the overlay is established [Section 11-23-5].
Modified Setback Standards
In the City of Mesa, standard setback requirements for the RS, RSL, and various Transect zones are modified for properties located within an HD: Historic District. For these parcels, the minimum and maximum setbacks are determined by the setbacks of the existing buildings along the block to maintain the historic streetscape [Section 11-5-3(A)(2), Section 11-58-4(C)].
Certificate of Appropriateness (COA)
Before any building permit can be issued for construction, alteration, or rehabilitation within an HD: Historic District, the City of Mesa requires a Certificate of Appropriateness (COA). This certificate confirms that the proposed work is consistent with the United States Secretary of the Interior's "Standards for Rehabilitation" [Section 11-74-3].
Regulated Activities
The following activities require a COA in the City of Mesa HD: Historic District:
- Additions and New Construction.
- Awnings, canopies, and signs.
- Carports, garages, and decks.
- Doors and door frames.
- Driveways and exterior walls/fencing.
- Fire escapes, exterior stairs, elevators, and handicap ramps.
- Painting of historically unpainted surfaces (wood, stone, brick, etc.).
- Parapet walls and roofs/skylights.
- Pools, pool cages, and balcony railings [Section 11-74-3].
Review Process
The Historic Preservation Officer (HPO) must determine if a COA can be issued within 10 City Business days of receiving a complete application. If the HPO finds the work does not meet standards, they must provide written findings. A COA is valid for 2 years or as long as there is an active building permit for the project [Section 11-74-3].
Demolition Permits and Controls
The City of Mesa strictly regulates the demolition of structures within an HD: Historic District. An application for demolition must be submitted to the HPO, who has 20 city business days to approve or deny the request [Section 11-74-4].
- Buildings under 40 years old: HPO may approve demolition if the structure is determined to have no historic/architectural significance or does not contribute to the district's features [Section 11-74-4].
- Buildings 40 years or older: These are subject to more stringent review. If the HPO or the Historic Preservation Board (HPB) finds the structure has historic significance, the demolition may be denied [Section 11-74-4].
- Actions following denial: If a demolition permit is denied, the City of Mesa will delay the issuance of a permit for 180 days. During this time, the HPO and HPB will attempt to negotiate an agreement to preserve the building, which may include seeking financial assistance, adaptive reuse options, or finding a buyer interested in preservation [Section 11-74-4].
Historic Signs
Signs within an HD: Historic District are eligible for "historic" designation if they have been in continuous existence for at least 50 years. Designated historic signs are exempt from modern height and size requirements and their area does not count toward the total allowable sign area for the property [Section 11-44-1].
Sections Cited
- Section 11-5-3: Development Standards for the RS and RSL District
- Section 11-23-1: Purpose (Historic and Landmark Overlay)
- Section 11-23-4: Criteria for Historic Districts and Landmarks
- Section 11-23-5: Land Use Regulations
- Section 11-23-6: Building Permits
- Section 11-44-1: Historic Signs
- Section 11-58-4: T3 Neighborhood (T3N) Standards
- 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