Mesa Design Guidelines for Historic Properties - Draft by City of Mesa, AZ

MESA DESIGN GUIDELINES

DRAFT

FOR

H I S TO R I C P R O P E RT I E S

P R E PA R E D B Y THE CITY OF MESA AUGUST 26TH, 2021

ACKNOWLEDGMENTS

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

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DRAFT DESIGN GUIDELINES

TA B L E O F C O N T E N T S SECTION 1: DESIGN GUIDELINES INTRODUCTION ......................................................

SECTION 2: GUIDELINES FOR HISTORIC DISTRICTS ..................................................

SECTION 3: GUIDELINES FOR DOWNTOWN AND OTHER HERITAGE PL ACES ........

SECTION 4: GUIDELINES FOR BUILDING MATERIALS AND MAINTENANCE ...........

123

SECTION 5: GUIDELINES FOR ADDITIONS AND NEW CONSTRUCTIONS ................

151

SECTION 6: GUIDELINES FOR L ANDSCAPE AND PHYSICAL SET TING ....................

173

SECTION 7: GUIDELINES FOR SIGNAGE ........................................................................

185

APPENDIX .........................................................................................................................

195

All images courtesy of the City of Mesa and the Lakota Group unless otherwise noted. For questions and guidance please contact the Mesa Historic Preservation Office: Email: Arianna.urban@mesaaz.gov | Phone: 480.644.2021 Copyright © 2021 City of Mesa.

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

DRAFT DESIGN GUIDELINES

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

SECTION 1

DESIGN GUIDELINES INTRODUCTION Section 1 Contents - Purpose - Using the Design Guidelines - Mesa Historic Preservation Program - Policy and Regulatory Framework - Mesa Historic Resources Survey Program - Landmarks and Historic Districts - Contributing and Non-Contributing Historic Resources - U.S. Secretary of the Interior’s Standards for the Treatment of Historic Properties - Project Planning - Applicability and the Design Review Process

DRAFT DESIGN GUIDELINES

DESIGN GUIDELINES INTRODUCTION Purpose The people of Mesa recognize that preserving its historic places and neighborhoods contributes significantly to enhancing local economic vitality and quality of life. Historic preservation also provides cultural, visual, and environmental value, helping to promote sustainable, compelling places attractive to residents, investors, and visitors alike. Historic preservation serves as an essential tool for revitalizing and preserving authentic, character-rich places and neighborhoods.

61 North Standage

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Laurel Park Subdivision

The benefits of historic preservation are substantial, including: Drives Place-Based Economic Development. Historic preservation provides opportunities to support placed-based economic development, such as revitalizing downtown commercial districts and traditional neighborhoods, facilitating adaptive use, generating new jobs and small businesses, and promoting heritage tourism.

Promotes Sustainability and Material Reuse. Historic preservation and sustainability are natural partners. Generally, historic buildings feature more durable construction materials with long lifecycles — retaining such materials through preservation and adaptive use helps to save space in local landfills.

Enhances Neighborhoods. Preservation contributes to vibrant neighborhoods by enhancing their character and visual appearance and by cultivating a sense of place, community pride, and a greater understanding of local heritage. Historic neighborhoods also offer a diverse range of housing opportunities that meet local needs.

Fosters Well-Being. Historic buildings and places are visible and tangible reminders of the community’s past, collective identity, and memory. In other, less tangible ways, historic places elevate health and well-being as they provide familiarity and comfort in changing times.

Telling the Heritage Story. Preserving Mesa’s built environment helps tell the narrative of Mesa’s long, rich, and diverse history as represented in its bungalows and Ranch homes, downtown landmarks and commercial storefronts, religious buildings, motels, and neon signage, among others. Mesa’s irreplaceable historic places are worth preserving.

The people of Mesa, as well as City staff, the Historic Preservation Board (HPB) and the Mesa City Council intend to use the Design Guidelines for Historic Properties to: - Educate and inform historic building owners, residents, design professionals, and other Mesa stakeholders on Mesa’s historic architecture and proper and appropriate rehabilitation and preservation procedures. - Provide clarity and predictability on historic preservation review decision-making by the Historic Preservation Board and other City of Mesa decision-making bodies. - Encourage creativity and innovation on the design of building additions and new construction within Mesa’s historic districts, downtown and commercial districts, and neighborhoods, while respecting the authenticity and originality of Mesa’s existing historic resources and places. - Illustrate the preservation do's and dont's through graphics, drawings, and photographs to ensure a consistent and thorough understanding by property owners, architects, landscape architects, and contractors on proper preservation and rehabilitation procedures. - Enhance property values and the local Mesa economy by encouraging investment and rehabilitation in Mesa’s varied historic buildings and resources.

DRAFT DESIGN GUIDELINES

Using the Design Guidelines The City of Mesa has prepared this Mesa Design Guidelines

The Mesa Design Guidelines for Historic Properties works

for Historic Properties (Design Guidelines) to help owners of

compatibly and correspondingly with the Mesa Zoning

historic buildings maintain and preserve the architectural

Ordinance. One should interpret the meaning of any and

and historical character of their properties, neighborhoods,

all words, terms, or phrases in the Mesa Design Guidelines

and districts. The Design Guidelines will also assist in the

for Historic Properties in accordance with the definitions

review of Certificate of Appropriateness (COA) applications by

provided in Article 8: Land Use Classifications and Definitions

the City of Mesa for properties located within Mesa Historic

of the Mesa Zoning Ordinance.

Districts (HD) or designated as a Historic Landmark (HL) as

Using the Design Guidelines is not a substitution for

stipulated in Title 11, Chapter 74 of the Mesa Zoning Ordinance – Historic District and Historic Landmark Procedures. In addition to obtaining a COA, property owners must meet all applicable zoning and building code requirements. Receiving a COA does not guarantee a property owner approval of required building permits.

consulting with qualified design professionals, architects, contractors and City of Mesa staff and the Historic Preservation Board when planning a rehabilitation and new construction project involving Mesa Landmarks and properties located within local Historic Districts.

DESIGN GUIDELINES SECTIONS The Mesa Design Guidelines for Historic Properties has six sections as follows: Section 1: Design Guidelines Introduction Section 2: Guidelines for Historic Districts Section 3: Guidelines for Downtown and Other Heritage Places Section 4: Guidelines for Building Materials and Maintenance Section 5: Guidelines for Additions and New Construction Section 6: Guidelines for Landscape and Physical Setting Section 7: Guidelines for Signage

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Mesa Historic Preservation Program Mesa’s local historic preservation efforts traces to the 1960s when a group of local citizens formed the Mesa Historical and Archaeological Society, an organization that helped establish the Mesa Museum of Archaeology and History in 1978, now the Arizona Museum of Natural History. However, it would not be until 1993, after advocacy from concerned citizens that the Mesa City Council would adopt the community’s first historic preservation ordinance, establishing the rules and procedures for designating landmarks and historic districts, as well as reviewing permit applications for exterior design changes and building demolitions. The City of Mesa currently has eight Local Historic Districts — Evergreen, Flying Acres, Fraser Fields, Glenwood-Wilbur, Robson, Temple, West 2nd Street Historic Districts, and West Side-Clark Historic District — and 23 Mesa Landmark properties. In addition, seven of the Local Historic Districts are listed in the National Register of Historic Places, this country’s official inventory of buildings, sites, and places worthy of preservation. The Washington-Escobedo neighborhood comprises Mesa’s only honorary Heritage Neighborhood. In 1995, Mesa became a Certified Local Government (CLG) through the State of Arizona and the National Park Service of the U.S. Department of the Interior, allowing the City to participate in federally funded grant and technical assistance opportunities. Today, the City of Mesa administers the local historic preservation program according to Chapters 23 and 74 of the Mesa Zoning Ordinance, including Landmark and Historic District designations and historic preservation review. The HPB, comprising seven appointed members, also makes recommendations to the Planning and Zoning Board, the Design Review Board, and the Mesa City Council on various preservation matters. The City of Mesa historic preservation staff currently hears COA cases pertaining to its Local Landmarks and Historic Districts.

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DRAFT DESIGN GUIDELINES

Policy and Regulatory Framework The Mesa Design Guidelines for Historic Properties supports other planning and preservation policies adopted by the City of Mesa over years, including the 2002 Historic Preservation Plan and the Mesa 2040 General Plan. The Mesa Zoning Ordinance enables the designation of Local Landmarks and Historic Districts.

2002 HISTORIC PRESERVATION PL AN

MESA ZONING ORDINANCE The Mesa Zoning Ordinance, Title 11 of the Code of Ordinances, regulates land use and site development within Mesa through zoning districts, classifications, and other site design requirements. Article 3 — Overlay Zones, Chapter 23 — Historic and Landmark Overlay Districts establishes the Mesa Register of Historic Places and governs the designation of Historic Landmarks and Historic Districts

In 2002, the City of Mesa adopted an updated historic

as a supplemental zoning overlay. The Zoning Ordinance

preservation plan focused on enhancing the local

specifies and regulates permitted land uses within different

historic preservation program through initiatives related

zoning districts, including properties located within Historic

to preservation education and outreach, survey and

Districts or designated individually as Historic Landmarks.

designation, incentives, and local level capacity building.

Proposed changes or alterations to building exteriors

As one of its key recommendations, the 2002 Historic

requires a Certificate of Appropriateness (COA) approved

Preservation Plan proposed the ongoing training of

administratively by the Mesa Historic Preservation Officer.

the Historic Preservation Committee (Board) in historic preservation review matters, clarifying the City of Mesa’s historic preservation review powers, undertaking public education efforts regarding appropriate building rehabilitation procedures, and developing new design guidelines for historic districts and individual properties to ensure preservation of local authenticity and character.

MESA 2040 GENERAL PL AN

Mesa Historic Resources Survey Program In 1984, the City of Mesa, in collaboration with the Arizona State Historic Preservation Office (Arizona SHPO) and the Mesa Museum of Archaeology and History, commissioned an architectural and historical survey to identify and inventory the community’s most significant historic and

Adopted in 2014, the Mesa 2040 General Plan serves as a

cultural resources for future preservation. The survey area

policy and decision-making guide for maintaining Mesa’s

encompassed five square miles of Mesa, including the early

great neighborhoods, creating economic development

communities of Stringtown and Lehi, documenting over 250

opportunities, providing rich, high-quality public spaces,

buildings built before 1940. Surveyors then evaluated each

and the preservation of cultural resources. The General Plan

resource’s potential significance according to the following

addresses historic preservation under Chapter 4: Creating

criteria:

and Maintaining a Variety of Great Neighborhoods, where an effective local historic preservation program can help “…secure the value of older neighborhoods in the city.” The chapter’s historic preservation goals include implementing preservation efforts in maintaining Mesa’s

- Level I: Buildings retaining a high level of architectural integrity and considered individually eligible for listing in the National Register of Historic Places. - Level II: Buildings constructed prior to 1940, considered

diverse neighborhoods, administering an effective local

contributing to a historic district with good integrity but

preservation program that “ensures compliance with

do not exhibit outstanding characteristics of a particular

standards in adopted historic districts,” and conducting

style.

ongoing educational outreach efforts to inform residents on preservation’s various benefits.

- Level III: Buildings constructed prior to 1940, considered non-contributing with irreversible exterior alterations and changes.

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Landmarks and Districts Since 1984, other survey initiatives conducted by the City of

Mesa currently has eight Local Historic Districts (HD Overlay)

Mesa include:

and twelve individual Local Landmarks (HL Overlays)

- 1992 Mesa City Survey - 1993 Original Townsite Historic Building Survey - 1996 Southside Stewart Addition Survey - 1997 Temple, Evergreen, Escobedo Neighborhood Historic Building Survey - 1999 An Historic Resource Reconnaissance Survey of Pre-1955 Development in the City of Mesa - 2004 Mesa Post War Modern Single Family Subdivision Development, 1946-1973 - 2010 Central Mesa LRT Extension Inventory and Evaluation of Potential Historic Properties and Districts. Each of the surveys identifies buildings and neighborhoods eligible for listing in the National Register of Historic Places as designation as Mesa Historic Landmarks and Historic

designated in the Mesa Historic Property Register (MHPR). In addition, there are seven districts and 16 individual properties listed in the National Register of Historic Places (NRHP). Established by the U.S. Congress in 1966 under the National Historic Preservation Act, the National Register is this country’s official list of buildings, sites, structures, objects, and districts worthy of preservation. Administered by the National Park Service, in partnership with the Arizona SHPO, National Register listing is honorary and does not restrict the use or disposition of a historic building or resource. Properties must be at least 50 years old and meet several criteria to be eligible for listing as individual National Register landmarks or contributing or non-contributing resources within a National Register Historic District. Listing in the National Register is one eligibility criterion for designating Landmarks and Historic Districts in the Mesa Historic Property Register.

Districts. To date, surveys have inventoried more than 3,000 properties.

647 N. Robson in the Evergreen Historic District

DRAFT DESIGN GUIDELINES

HISTORIC DISTRICTS Designated Local and National Register Historic Districts in Mesa include (see Map 1.1 on page 15): 1.

Evergreen Historic District (MHPR and NRHP)

2. Flying Acres Local Historic District (MHPR) 3. Fraser Fields Historic District (MHPR and NRHP) 4. Glenwood-Wilbur Street Historic District (MHPR and NRHP) 5. Robson Historic District (MHPR and NRHP) 6. Temple Historic District (MHPR and NRHP) 7. West 2nd Street Historic District (MHPR and NRHP) 8. West Side-Clark Addition Historic District (MHPR and NRHP)

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Map 1.1: Mesa Local Historic Districts M E and S A S T.National Register Historic Districts

416

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LEGEND National Register Historic Districts Mesa Local Historic Districts

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N 15

HISTORIC L ANDMARKS Individual Local Landmarks and listed National Register properties in Mesa include the following (see Map 1.2 on page 17): 1.

Alhambra Hotel (43 South Macdonald Street) (MHPR and NRHP)

2. Alma Ward Meeting House (809 West Main Street) (MHPR and NRHP) 3. Angulo-Hostetter House (150 North Wilbur Street) (NRHP) 4. Buckhorn Baths Motel (5900 East Main Street (NRHP) 5. Dr. Lucius Charles Alston House (453 North Pima Street) (NRHP) 6. Falcon Field World War II Aviation Hangars (4800 East Falcon Drive) (NRHP) 7. Federal Building (26 North Macdonald Street) (MHPR) 8. First United Methodist Church (55 East 1st Avenue) (MHPR) 9. Irving School (155 North Center Street) (MHPR and NRHP) 10. James Macdonald House (307 East 1st Street) (MHPR) 11. Larkin Fitch Farmhouse (945 North Center Street) (MHPR) 12. Lehi School (2345 North Horne Street) (NRHP) 13. Mesa Grande (Address Restricted) (NRHP) 14. Mesa Journal-Tribune FHA Demonstration House/Charles A. Mitten House (238 West 2nd Street) (NRHP) 15. Mesa Public Library/Information Technology Building (59 East 1st Street) (MHPR) 16. Mesa Woman’s Club (200 North Macdonald Street) (NRHP) 17. Mt. Calvary Baptist Church (430 North Lewis Street (MHPR) 18. Park of the Canals (North Horne Street from Utah Ditch to Mesa-Consolidated Canal (NRHP) 19. Ponderosa II (602 South Edgewater Drive) (MHPR and NRHP) 20. Ramon Mendoza House (126 North Pomeroy Street) (MHPR) 21. Robert Scott House (2230 East Grandview Street) (NRHP) 22. Strauch House (148 North Macdonald Street) (NRHP) 23. Spangler-Wilbur House (128 North Macdonald Street) (NRHP) 24. Sirrine House (160 North Center Street) (NRHP) 25. Williams Air Force Base (Multiple Resources) (NRHP)

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Map 1. 2: Mesa Local Historic Districts and National Register Historic Districts 155 N. CENTER

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Contributing and Non-Contributing Historic Resources or designated under the Mesa Zoning Ordinance — individual

THE SECRETARY OF THE INTERIOR’S STANDARDS FOR REHABILITATION

properties either contribute or not contribute to the district’s

The Secretary of the Interior and the National Park Service

In historic districts — whether listed in the National Register

historical and architectural significance. Generally, contributing resources to a historic district are buildings, sites, and structures of 50 years of age and older and maintain a good-to-high level of architectural integrity. Noncontributing resources are those that are less than 50 years old or may have significant exterior alterations compromising their original appearance. Typically, as practiced in most communities, owners of contributing properties must meet

define “rehabilitation” as the process of repairing, altering, and adding to a property while preserving those portions or architectural features that convey its historical, cultural, or architectural significance and values. These Standards help guide projects ranging from simple exterior home repairs to a major adaptive use that returns a property to full occupancy and purpose.

standards and design requirements presented in local historic district design guidelines, whereas municipalities and their historic preservation boards or commissions may grant owners of non-contributing properties more flexibility and latitude on exterior changes. Currently, the City of Mesa and the HPB maintains an inventory of contributing and non-contributing resources, largely derived from past survey work and the inventory lists of individual historic district nominations to the National Register of Historic Places. To determine if your property is contributing or non-contributing to a Mesa Historic Districts, contact the City of Mesa Historic Preservation Office.

U.S. Secretary of the Interior’s Standards for the Treatment of Historic Properties Developed by the National Park Service as part of the Tax Reform Act of 1976, which introduced the Federal Historic Preservation Tax Credit Program, the U.S. Secretary of the Interior’s Standards for the Treatment of Historic Properties — in particular, the Standards for Rehabilitation — serves as a base set of preservation standards for the Mesa Design Guidelines for Historic Properties. The Mesa Design Guidelines applies the Standards for Rehabilitation locally with additional information, guidance, and illustrations.

2-10 N. Macdonald

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Downtown Mesa

Standards for Rehabilitation 1.

A property will be used as it was historically or be given

The new work will be differentiated from the old and

a new use that requires minimal change to its distinctive

will be compatible with the historic materials, features,

materials, features, spaces, and spatial relationships.

size, scale, and proportion, and massing to protect the

2. The historic character of a property will be retained and preserved. The removal of distinctive materials or

integrity of the property and its environment. 10. New additions and adjacent or related new construction

alteration of features, spaces, and spatial relationships

will be undertaken in such a manner that, if removed in

that characterize a property will be avoided.

the future, the essential form and integrity of the historic

3. Each property will be recognized as a physical record

property and its environment would be unimpaired.

of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. 8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. 131 N. Pasadena St.

Glenwood - Wilbur Historic District

DRAFT DESIGN GUIDELINES

Other Treatment Approaches The U.S. Secretary of the Interior Standards for the Treatment of Historic Properties also presents three treatment options in addition to rehabilitation — preservation, restoration, and reconstruction. While most cities use the Standards for Rehabilitation as the principal preservation standards within their design guidelines, in some cases the Standards for Preservation, Restoration and Reconstruction are more appropriate when the aim of a project is to: - Focus only on the ongoing maintenance and repair of historic materials and architectural features rather than extensive replacement and new construction (Preservation). - Restore and reinstate a historic building’s original

GENERAL PRESERVATION AND REHABILITATION PRINCIPLES In addition to the Secretary of the Interior’s Standards for Preservation and Rehabilitation, the Mesa Design Guidelines for Historic Properties presents a series of preservation, rehabilitation, and design principles to assist building owners, architects, landscape architects, and contractors in project planning. The principles focus on maintaining and preserving distinguishing architectural features and materials, replacing them in-kind when necessary, designing additions and new construction to be compatible with the character of surrounding neighborhoods, and maintaining the surrounding landscape context within each historic district. Each section within the Design Manual, with the exception of Section 3, contains a set of design and preservation principles for maintenance and preservation, additions and new construction, landscape and setting, and signage.

appearance and condition to a particular time period using documentary evidence, such as photographs and construction drawings

Project Planning

(Restoration).

Planning for success is critical for building projects of all

- Use new construction to interpret a missing or lost historic resource with a new design that does not detract from a historic district’s integrity (Reconstruction). In summary, for most property owners, following the Standards for Rehabilitation will suffice in most cases involving straightforward repair and preservation procedures as well as new construction that maintains a property’s overall historical and architectural character. For a project involving any of three circumstances described above, a property owner should consult with the Mesa Historic Preservation Office, the U.S. Secretary of the Interior Standards for the Treatment of Historic Properties and Appendix A of this document.

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

types and scales. It helps property owners, architects, landscape architects, and contractors understand how to best meet preservation standards and guidelines, avoid rehabilitation pitfalls, prioritize essential tasks, receive Certificate of Appropriateness approvals, and deliver the desired results. The following pages describe best projects planning practices for property maintenance, additions and new construction, landscape and physical setting, and signage.

MAINTENANCE PL ANNING Property owners should consider ongoing maintenance planning to avoid and mitigate against common causes of building deterioration such as water infiltration, insects, and vegetation that can grow near and impact wall surfaces and foundations. Building owners can keep a regular maintenance log that will assist in ongoing maintenance and preservation planning. See Appendix B for a sample property maintenance log. Key elements in maintenance plan or log include: - Catalog of Building Materials and Architectural Features. Understanding a building’s major materials and architectural and character-defining features first can help guide decision-making for appropriate preservation and maintenance procedures. Document such features and materials as part of the plan through visual inspection or by reviewing information from architectural surveys, National Register nominations or property identification reports. - Construction Chronology. A maintenance plan should also include documentation of the property’s construction and any property alterations over time through permits and other information. Such documentation should aid in understanding what features or materials are original or changes that may or may not be significant to the building’s history and architecture. Develop a chronology by conducting building permit and architectural survey report research and by compiling any technical information on building materials needed toward any future maintenance or project repair project. Notes from memory or anecdotal evidence can be helpful as well. - Photographs and Drawings. Historic and current photographs, as well as architectural plans and drawings comprise the final components of background information needed in a maintenance plan. Again, such documentation helps to understand what materials and features may be original or historic. Going forward, take photographs annually to compare older photos with current ones to determine any maintenance and material deterioration needs. - Maintenance Schedule. Once background information is at hand, create a schedule for periodic inspections. Inspect annually signs of deteriorating paint, biological growth on masonry and over doors and windows, and loss of any roof elements such as coping and flashing. In addition, also inspect roof materials, chimneys, exterior walls, porches, windows, vents, and doorways. Every six months inspect and clean gutters. - Record Keeping. Lastly, include in a maintenance plan copies of all estimates, contracts, warranties, paint colors, mortar recipes, and anything else related to a building’s preservation and maintenance work. - Consult with City of Mesa. Before seeking any required permits for maintenance and rehabilitation, consult with the City of Mesa and the City of Mesa Historic Preservation Office on project planning and meeting relevant design principles and guidelines outlined in this document.

DRAFT DESIGN GUIDELINES

PL ANNING FOR ADDITIONS, NEW CONSTRUCTION, AND L ANDSCAPE AND PHYSICAL SET TING Property owners and developers should consider the following in planning and undertaking a new addition, landscape enhancements to a historic property, and other new construction in a Mesa historic district: - Construction Chronology and Documentation. As with maintenance planning, collecting documentation on a building or building site’s past construction information, through permits and other information, can help aid in understanding how the building and its site evolved over time, including historic and non-historic alterations and additions. Develop a chronology by conducting building permit and architectural survey report research. Furnish such information to architects and contractors before design planning begins. - Engage Design Professionals. Hiring a professional architect, preservation architect, or landscape architect is a sound investment when planning for additions to historic buildings, new construction, and landscape projects. Design professionals can navigate the complexities of new construction and landscape design, including choosing appropriate building materials, and ensuring the compatibility of new construction and site enhancements with existing buildings and landscape features. Design professionals can also provide new construction drawings, which contractors can use for providing cost estimates, and may be needed for building permit applications. - Photographs and Drawings. Historic and current photographs, as well as site plans and architectural drawings, can help understand the original condition of the building or what may have existed on a vacant or undeveloped lot within a historic district. - Consult with City of Mesa. Before seeking permits and finalizing construction drawings, consult with the City of Mesa and the City of Mesa Historic Preservation Office on project planning and meeting design principles and guidelines outlined in this document.

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

SIGNAGE PROJECTS Property and business owners should consider the following in planning and undertaking a sign project in a historic district or in downtown Mesa: - Signage Chronology and Documentation. As with building preservation and new construction, collecting documentation on a commercial building’s past can help in understanding how a building’s design evolved over time, including its business signage. Develop a chronology by conducting building permit research at the City of Mesa and reviewing archival information such as historic and current photographs and drawings. Such information can help provide documentation on the design, materials, scale, and location of historic signage on a building or within the streetscape of a historic commercial neighborhood. Furnish such information to signage contractors before signage design begins. - Engage Design Professionals. Hiring a professional signage contractor for sign restoration or new sign installation projects as they can navigate the complexities of preservation and material preservation and replacement and prepare new signage designs that ensure the compatibility of new signs with the building’s existing architectural features. Good sign contractors can also provide colored renderings as a form of documentation and as a basis for project cost estimating. - Signage Plan. Projects involving a large-scale building needing multiple signage types should have a master signage plan in place to help guide signage design and branding, signage types and placement locations. - Consult with City of Mesa. Before seeking permits and finalizing signage drawings, consult with the City of Mesa and the City of Mesa Historic Preservation Office on project planning and meeting design principles and guidelines outlined in this document. In addition, consult with the Preservation Office when considering the designation of a historic sign.

DRAFT DESIGN GUIDELINES

Applicability and the Historic Preservation Review Process

What is Subject to COA Review?

The Mesa Design Guidelines for Historic Properties applies

According to Chapter 74: Historic District and Historic

to proposed exterior modifications and changes to buildings

Landmark Procedures, the following changes and

and sites that are:

alterations to Historic Landmarks and properties

- Individually designated Mesa Historic Landmarks zoned as HL; and/or - Located within a Mesa Historic District zoned as HD For properties located in a Mesa Historic District, review Section 2: Guidelines for Historic Districts, which provides general guidance on the preservation of historic district buildings and dwellings and their key architectural and

within Historic District require a Certificate of Appropriateness, including, but not limited to: - Additions - Awnings or canopies - Carports and garages - Decks

character defining features. For both owners of individually

- Doors and door frames

designated Mesa Historic Landmarks and others seeking

- Driveways

more in-depth information related to historic building maintenance, additions and new construction, signage, and landscape and site features, please refer to Sections

- Exterior walls and fencing - Exterior painting of historically unpainted

4, 5, 6 and 7. For properties located in downtown Mesa,

surfaces including wood, stone, brick, terra cotta,

heritage neighborhoods, and other places of historic and

concrete, and marble

architectural importance, please review Section 3: Guidelines for Downtown and Other Heritage Places. Each section also provides ample photos, drawings, and illustrations to describe and explain commonly accepted preservation procedures along with examples of projects that successfully meet design guidelines requirements. Owners of properties listed in the National Register which are not Mesa Historic Landmarks are encouraged to consult with the Mesa Historic Preservation Office. Each section in this document specifies additional requirements in relation to building maintenance and preservation, additions and new construction, signage, and landscape and setting. Each section also provides ample photos, drawings, and illustrations to explain preservation concepts and procedures along with examples of projects that successfully meet design guideline requirements.

- Fire escapes, exterior stairs and elevators, and handicapped ramps - Parapet walls - Pool and pool cages - Porch and balcony railings or decorative detailing - Roofs and skylights - Screen windows and doors; windows and window frames - Siding - Signs In general, ordinary maintenance and repair does not require a COA, especially for in-kind material replacement or the repainting of historically painted surfaces such as wood, brick, stone, or stucco.

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

CERTIFICATES OF APPROPRIATENESS According to Chapter 23: Historic and Overlay Districts of

F igure 1.1: COA Approval Process

the Mesa Zoning Ordinance, the Mesa Historic Preservation Officer must review and approve all Certificate of Appropriateness (COA) applications for projects needing permits for the construction, alteration, rehabilitation, or maintenance of a building, structure, sign, or other object

Submit COA Application to City of Mesa Historic Preservation Office

within a designated Mesa Historic Landmarks and Historic Districts.

CERTIFICATE OF APPROPRIATENESS SUBMIT TAL REQUIREMENTS

Review and Decision by Historic Preservation Office within 10-days (30 days for new construction)

The City of Mesa requires the following for any projects seeking a COA and involving alteration, rehabilitation and new construction in both proposed and approved HD or HL Overlay Districts: 1.

An application, including project narrative, available on

Approved

Denied

the City of Mesa website; 2. Photographs of the existing property; 3. Drawings, to approximate scale, of the site plan, floor plan(s) and elevations of the proposed work, indicating materials and color scheme;

Obtain COA

Obtain Formal Notice From HPO

Obtain Other Permitting if Required

Appeal to HPB

4. If signage is part of the proposed work, drawings, to approximate scale, showing size and location of proposed signage, type of lettering used, and indication of color and type of illumination, if any; and, 5. Any other information that the Historic Preservation Officer may reasonably deem necessary to review the proposed work.

Review Procedures Once the City of Mesa receives a COA application, the Historic Preservation Officer will have 10 days to approve or deny the application with written findings. For new construction projects, the Historic Preservation Officer will have 30 days. The COA is effective for two years from the time of issuance by the Historic Preservation Officer unless there are other active building permits. Applicants may appeal COA decisions to the Historic Preservation Board.

DRAFT DESIGN GUIDELINES

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

SECTION 2

GUIDELINES FOR HISTORIC DISTRICTS Section 2 Contents - Overview - Mesa’s Historic Context - Mesa Architecture and Building Forms - Guidelines for Mesa’s Historic Districts - Glenwood-Wilbur Historic District - West 2nd Street Historic District - Evergreen Historic District - Robson Historic District - Temple Historic District - Fraser Fields Historic District - West Side-Clark Addition Historic District - Flying Acres Historic District

- Additional Resources

DRAFT DESIGN GUIDELINES

OVERVIEW Mesa’s historic districts convey significant and exceptional aspects of local architecture, history, and culture. Each historic district features unique architectural styles, building forms, and streetscape elements that all reflect and communicate the history of Mesa’s growth and development. Section 2, Guidelines for Historic Districts, provides information and guidance in preserving and maintaining each historic district’s character-defining features as well as promoting appropriate design for building additions and new construction. Section 2 also provides a summary of Mesa’s common historic architectural styles and building forms and its key periods of history, placing the historic districts in context and perspective to Mesa’s physical development over time. 28

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

2345 N. Horne (Lehi School, 1939 Auditorium Addition)

WPA

MESA’S HISTORIC CONTEXT Understanding the significance of Mesa’s historic buildings

of Alta California, located within the Kingdom of New Spain.

and neighborhoods requires placing them in the context

Following the Mexican War of Independence in 1821, the newly

of Mesa’s growth and development since the early days of

established Mexican Empire would govern Alta California

settlement in the 1870s. There are four key periods in Mesa’s

until 1848, when it would cede the province north of the Gila

history, including the era of indigenous and Native American

River to the United States as part of the Treaty of Guadalupe

habitation, its early years of settlement by pioneers of the

Hildalgo following the Mexican-American War. Under the

Church of Jesus Christ of Latter-day Saints, as a flourishing

Gadsden Purchase of 1854, Mexico would sell additional

agricultural community in the early 20th century, and as a

Arizona land south of the Gila River to the United States,

rapidly expanding and urbanizing city following World War II.

Mesa’s Native Americans and First Settlement (Before 1883) The Mesa region’s early indigenous residents were the Hohokam, who lived in stable communities and constructed irrigation ditches for agriculture utilizing water from the Salt River. The Hohokam culture collapsed in the 15th century, although indigenous people remained in the Salt River Valley, including the Pima (Akimel O'odham) and the Maricopa (Piipaash). Both the Pima – considered descendants of the Hohokam — and the Maricopa remain in Mesa today. The Mesa Grande archeological site in Mesa is one of several key prehistoric sites providing a reminder of the former Hohokam presence in the Salt River Valley. In the late 17th century, the first Spanish Catholic Jesuit missionaries reached Arizona and established missions in the state’s southern Sonoran region. By 1804, the Spanish would occupy much of the present states of California,

joining it to the land to the north as part of the Territory of New Mexico. During the American Civil War, the U.S. Congress would create the Territory of Arizona, remaining so until 1912 Congress admitted the territory to the Union as the State of Arizona. Euro-American settlers began arriving in the Mesa area following the Arizona Territory’s creation in 1863. In 1877, a group of settlers from the Church of Jesus Christ of Latterday Saints (LDS) arrived in the Salt River Valley and founded the community of Lehi. Using irrigation ditches based upon the earlier system established by the Hohokam, the LDS settlers created a thriving agricultural community. The following year, a second group, known as the Mesa Company, arrived and founded the community of Mesa to the south of Lehi. Construction of the Mesa Canal in 1885 would later supply water from the Salt River to expand agricultural production. The original townsite of Mesa, platted in 1878, utilized the “City of Zion” plan, first developed by LDS founder Joseph Smith in the 1830s to help guide the platting of new, self-sufficient communities. The City of Zion plan provided wide streets with

Nevada, Utah, and parts of Arizona, New Mexico, Wyoming, and Colorado. This area was known until 1821 as the Province DRAFT DESIGN GUIDELINES

parkstrips in a rigid one-square mile grid pattern surrounded

to Mesa’s religious milieu, leading to the founding of the first

by large agricultural lots. As word of the rich agricultural land

Baptist and Methodist churches in the community.

in Mesa reached Utah, additional groups of settlers arrived

Following several intermittent dry weather periods, a

over the next five years. Mesa officially incorporated as a town in 1883.

drought between 1898 and 1905 threatened Mesa’s future. A severe water shortage led to a loss in crops and a reduced

Desert Farm Town (1884-1906)

population as some residents left the Mesa area. Looking ahead for a more permanent solution, settlers of the entire

The decade of the 1880s marked Mesa’s steady growth

valley petitioned the U. S. Congress for a dam on the Salt

as an agricultural center in the east Salt River Valley as

River. Passage of the National Reclamation Act in 1902 authorized the construction of the Roosevelt Dam, which began construction in 1906. The Alhambra Hotel (1893), the Pomeroy Building (1891) in Downtown Mesa, the Sirrine House (1896), and the Abell, Wilbur and Company Warehouse (1898), located at 166 West Main Street, are several surviving buildings from the time period.

Growth and Expansion (1906-1945) With the completion of the Roosevelt Dam in 1911 and increased demand for agricultural products during World War I, Mesa underwent an economic boom, spurring the construction of new housing and the creation of new neighborhoods. By 1920 the population had more than doubled from the previous decade to 3,036. It was during this boom period that new residential subdivisions first appeared outside the original townsite, where the lack of Histor y of the Church of Jesus Christ of L at ter-Day Saints.

Period I. History of Joseph Smith, the Prophet

by Himself.

Volume I (Salt Lake Cit y: Deser t Book Co.,

2ed. rev., 196 1)

LDS settlers continued to arrive from Utah. In addition, the discovery of gold in the Mammoth Mine east of Mesa in the Superstition Mountains, made Mesa a significant center for mining supplies. However, it was not until the arrival of the Southern Pacific Railroad in 1895, which provided ready access to building materials, and the dramatic growth of nearby Phoenix that led entrepreneurs and investors to look east for new opportunities, did Mesa finally start to prosper as a desert farm town. Construction of new banks, hotels, and stores led to the expansion of downtown Mesa, and new residential construction within the townsite added to Mesa’s housing stock. By 1900, Mesa’s population reached 722. The arrival of non-Mormon settlers during this period also added

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

available land largely limited new subdivisions to modest sizes. With multiple new subdivisions platted by 1921, the new development patterns would change the character of the town, with narrower streets, multiple residential lots, and concrete curbs and sidewalks characteristic features of the new neighborhoods. Popular housing styles of the period included Craftsman Bungalows and Tudor, Spanish, and Pueblo Revival cottages. New populations would also settle in Mesa during this period, including African Americans and Latinos, although local segregation policies and customs limited their housing opportunities and led to the forced creation of insular cultural communities. Construction of a new branch of the Southern Pacific Railroad and the Arizona Temple of the Church of Jesus Christ of Latter-Day Saints, both in 1927, sparked the development of additional subdivisions adjacent to the original townsite. By 1940, Mesa’s population reached 7,224. Like most cities, Mesa’s economy declined in Mesa during the

Great Depression. However, federal legislation and programs such as the National Housing Act of 1934, the Works Progress and Public Works Administrations provided local employment, as well as the construction of new public buildings and facilities, and the installation of paved streets, sidewalks, and curbs. New housing constructed prior to World War II included single family Minimal Traditional and Early Ranch residential dwellings. The population of Mesa reached 7,224 by 1940, due in large part to annexations. The establishment of two military bases outside Mesa helped to boost the local economy during World War II. Falcon Field and Williams Air Force Base are now both public airports within Mesa’s city limits.

Suburban Mesa (1946-1970s) Due to the lack of new housing construction during the Great Depression and World War II, the large influx of returning serviceman helped produce a new housing boom nationally. In Mesa, new post war subdivision development at the city’s edge continued to reshape its urban form and design character. The new post-war subdivisions employed a more suburban design pattern with increased lot sizes and curvilinear streets, eliminating the need for parkstrips and, in some cases, public sidewalks. Ranch homes became the predominate housing type in Mesa, characterized by large open floor plans, and attached carports and garages to meet the functional needs of the modern family. The decade of the 1970s would see Mesa’s most significant period of development, growing from of a population of 16,790 in 1950 to a city of 152,404 by 1980. Annexation of these new residential subdivisions over the latter half of the 20th century transformed Mesa into a sprawling city with a distinctly suburban character.

DRAFT DESIGN GUIDELINES

Mesa Residential Architectural Styles and Building Forms The following section highlights the common residential architecture styles and building forms found in Mesa’s historic districts and places. An architectural style describes the specific materials, roof shapes, exterior ornamentation, and architectural features associated with the style during its period of popularity. For example, the Craftsman Bungalow, in fashion during the first three decades of the 20th century, features low-pitched roof shapes, deep overhanging eaves and front porches — all characteristic elements of the style. In some instances, a historic building may feature only some aspects of a style, adapted mostly to local property types in ways that provide a more or less modest, vernacular architectural expression. In contrast to style, a building form is a building’s overall shape, determined mainly by its ground floor plan, wall elevations, massing, and configuration of interior spaces. Architectural styles typically have associated building forms — some simple and symmetrical in shape while others are more complex and asymmetrical. Mesa’s historic districts include a number of residential architectural styles and building forms as described below. Figure 2.1 below describes typical elements of a historic residential dwelling. The Architectural Definitions following on page 33 explains key architectural terminology used in this section and throughout the Mesa Guidelines for Historic Properties. Section 3: Guidelines for Downtown and Other Heritage Places, describes commercial building forms in more detail.

F igure 2 .1: Elements of a Historic Residential Dwelling B AY W I N D O W ROOF DORMER DOOR COLUMNS FASCIA WINDOW WINDOW SURROUNDS PORCH PORCH RAILING K NEE WA L L

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Mesa Residential Architecture NATIONAL FOLK (1870-1940) National Folk refers to vernacular, more modest housing types found in communities across the United States, especially those located along railroad lines. These housing types, mostly built with inexpensive, mass-produced materials, feature little to no ornamentation, relying on the knowledge of local contractors to build them. National Folk houses have relatively simple forms and shapes with Gable-Fronts — where the front gable end and entrance of the house faces the street — being the most common.

Typical Style Features - One or two stories in height - Boxlike massing with horizontal emphasis, one or two rooms deep - Rectangular, square, or L-Plan in form - Wood frame or adobe construction with stucco or wood siding finish - Hip or gable roof, or gable-on-hip (Dutch gable) roof forms - Flat or segmentally arched window and door openings - Wood double-hung windows - Large front verandas supported by wood posts

QUEEN ANNE COT TAGE (1880-1910) During this period, the Queen Anne style was among the most popular in the country. Symmetrical or asymmetrical building forms, pyramidal roofs, decorative patterns, projections, wrap-around porches, and bay windows are common features of the style. As opposed to their larger two-or-three-story counterparts, Queen Anne Cottages are modest in size, typically one or one- and one-half stories in height and may be of frame or masonry construction.

Typical Style Features - One or one- and one-half stories in height - Symmetrical and asymmetrical façades - Full-width or wrap-around porches - Stained glass windows - Square or rounded towers and bays - Spindlework on porches - Decorative shingling patterns in wall surfaces

DRAFT DESIGN GUIDELINES

COLONIAL RE VIVAL (1915-1935) The Colonial Revival was the most popular style of the first half of the 20th century, found in most communities throughout the country and even referenced in later Ranch homes of the 1950s and 1960s. Typically two stories in height, Colonial Revivals often feature hipped dormers, columned porch entries, double-hung windows, and fan and sidelights around the main entryway. Although popular throughout the country starting in the 1880s, Colonial Revival housing types began appearing in Mesa after 1915.

Typical Style Features - One to two stories in height - Symmetrical front façade with center door entry - Frame or brick construction - Front entrance with porch columns and pediment - Entryway fan or sidelights - Double-hung windows with multiple panes - Paired windows common

PUEBLO RE VIVAL (1915-1940) The Pueblo Revival Style, also referred to as the Southwest or Santa Fe Style, is a regional architectural style for both residential and commercial buildings reflective of traditional Pueblo architecture and the Spanish Missions of New Mexico. Pueblo Revival buildings feature smooth wall surfaces of adobe and stucco and projecting wood roof log beams or vigas. The style was popular during the early decades of the 20th century.

Typical Style Features - One story in height - Rectangular with asymmetrical façade - Flat roof with parapet walls - Front entries, some recessed, with porches and tile roofs - Adobe or stucco construction or wall finish - Square window openings - Casement or double-hung windows - Wood log beams (vigas) - Little to no wall surface ornamentation

122 N. Macdonald (West 2nd Street Historic District) 34

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

MISSION (1895-1940) Similar to many Spanish Revival homes in its styling (see below), Mission buildings feature shaped dormers and roof parapets as its main identifying feature — a feature reflective of 19th century Spanish mission architecture from California. The Mission style was popular in the early 20th century and spread eastward from California under the influence of well-known architects and national builder magazines. Mission houses in Mesa typically feature stucco wall surfaces.

Typical Style Features - One or two stories in height - Square or rectangular floor plan - Mission-shaped dormer or porch roof parapet - One-story full or partial width porches, some with arched openings. - Symmetrical or asymmetrical façade - Double-hung windows sometimes grouped together - Smooth stucco wall surface - Hip roof with tile roof covering or flat with Mission parapet walls

TUDOR/ENGLISH COT TAGE RE VIVAL (1915-1940) Noted for its steeply pitched gables and roof forms, the Tudor Revival became popular in the United States during the 1920s and is loosely based on late medieval English prototypes. A variant of the Tudor Revival is English Cottages, which typically feature an asymmetrical floor plan with plain wall surfaces and cross-gabled roof forms. Tudor and English Cottage Revivals were second only to Colonial Revival homes in popularity in the decades leading to World War II.

Typical Style Features - One story in height - Rectangular or L-Shape in form - Steeply pitched and cross-gabled roof forms - Multiple front-facing gables or one dominant gable - Multi-pane windows, sometimes tall and narrow and arranged in groups - Large chimney stacks

12 3 W. 2nd S t . ( We s t 2nd S t re et His tor ic Dis t r ic t)

DRAFT DESIGN GUIDELINES

CRAF TSMAN (1905-1930) Originating in California and made popular through architectural pattern books during the early decades of the 20th century, the Craftsman style house emerged from the English Arts and Crafts movement, which emphasized hand craftsmanship, natural materials and simplicity in design and ornamentation. Popular for smaller houses, the style adapted readily in many communities, including Mesa, to the bungalow house type.

Typical Form Features - One to one- and one-half stories - Rectangular, square or L-Shaped in form - Frame, brick, or stucco construction, often in combination - Deep overhanging eaves - Roof rafter tails or knee brackets - Gabled roof forms - Square or tapered porch columns or posts - Double-hung windows with divided light upper sash

BUNGALOW (1905-1935) The bungalow became the most popular small house type found around the country in the early 20th century. Typically, one to one-and-one-half story houses, the bungalow may feature Colonial, Classical, Tudor and Spanish Revival stylistic elements, but was most often associated with the Craftsman style.

Typical Form Features - One to one- and one-half stories - Rectangular, square, or L-Shaped in form - Frame, brick, or stucco wall surfaces - Hipped or gabled roof, often with dormers - Deep overhanging eaves - Open front porch

116 N. Pasadena, Glenwood-Wilbur Historic District 36

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

SPANISH RE VIVAL (1915-1940) Popular during the 1920s and 30s and common in California and the American Southwest, Spanish Revival homes feature sculpted stucco or terra cotta exterior surfaces; arched window, door, and porch openings; and low-pitched tile roofs. Rounded towers are also common. Spanish Revival homes incorporate a number of architectural elements and ornamentation from different Spanish architectural traditions emanating from the 8th century Moorish period.

Typical Style Features - One to two stories in height - Rectangular and asymmetrical floor plans - Stucco wall surfaces - Low-pitched, red tiled roofs - Round towers in some examples - Arched door or window openings

STRE AMLINED MODERNE (1920-1940) Popular during the 1920s and 30s, Streamlined Moderne architecture features smooth and rounded wall surfaces, mostly in stucco but also in brick and terra cotta, flat roof surfaces, and glass block windows. Projecting metal ribbed canopies are common in commercial buildings. While less common in residential dwellings, Streamlined Moderne was a popular style used for transportation facilities such as bus and airport terminals, and car garages and dealerships. Streamlined Moderne was also a departure from the more decorative Art Deco style of the same time period.

Typical Style Features - One to two stories in height - Stucco, brick, or terra cotta wall surfaces - Flat roofs - Smooth asymmetrical façades often with curved walls - Steel casement and glass block windows

136 W. 3rd Place, We s t 2nd S t re et His tor ic Dis t r ic t

DRAFT DESIGN GUIDELINES

MINIMAL TRADITIONAL (1935-1950) This simple house type evolved from the earlier bungalow and cottage house forms during the Great Depression, and incorporated various design elements of the Craftsman, Colonial and Tudor Revivals. Minimal Traditionals are typically one-story in height and feature a front-facing gabled entry wing, multi-pane double hung windows and spare ornamentation. Often referred to as an Early Ranch, this house type provided an affordable housing option for many both before and after World War II.

Typical Style Features - One story in height - Rectangular in form - Frame, brick, or stucco wall surfaces - Low- or intermediate-pitched roof often with a front gabled entrance - Typically no dormers - Minimal to no architectural detail - Detached garages are common

RANCH (1935-1975) Often associated with the new suburban subdivisions developed around the country after World War II, the Ranch house first originated in the 1930s from the vernacular frontier architecture of California and the American Southwest where the traditional one-story Spanish settlement dwellings first took root. A Ranch home’s characteristic features include low-pitched roofs and open eaves, an off-center entryway, casement windows, and attached carports and garages. The open floor plans and single level dwelling size and spare exterior ornamentation distinguished the housing type.

Typical Style Features - One story in height - Rectangular or L-Shaped - Wood frame, brick, or stucco wall surfaces - Low-pitched roof without dormers, sometimes cross-gabled - Off-center front door entry, often recessed - Steel casement windows - Picture windows, often with multiple lights - Attached garage or carport

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

CHARACTER (ST YLED) RANCH (1935-1985) The Character or Styled Ranch home features a more complete and unified set of ornamentation and architectural elements associated with a distinct style, such as Spanish, Tudor, Pueblo and Colonial Revivals. In addition, Mesa has a number of “Storybook” Styled Ranches incorporating whimsical and often exaggerated ornamentation, such as diamond-paned windows, knee brackets, exposed rafter tails, and wall dormers.

Typical Style Features - One story in height - Rectangular or L-shaped in form - Wood frame, brick, or stucco wall surfaces - Low-pitched roof without dormers - Arched windows and or window openings - Varied roof shapes and materials - Porticos or recessed entries common

INTERNATIONAL ST YLE (1930S – 1960S) The International Style evolved in the 1930s in Europe as a rejection of ornament and previous architectural styles. Principally used for office buildings, residential dwellings designed in the International Style feature smooth concrete or stucco wall surfaces devoid of ornamentation, narrow bands of steel casement windows, flat roofs with parapets, and, in some cases, projecting canopies, especially over entries.

Typical Style Features - One to two stories in height - Rectangular or asymmetrical in form - Smooth wall surfaces of concrete or stucco - Narrow window bands, floor-ceiling windows in some cases - Flat roofs and canopies, sometimes overhanging or projecting

12 3 W. 8 t h Place, F l y ing Acre s His tor ic Dis t r ic t

DRAFT DESIGN GUIDELINES

MANSARD (1940-1985) Noted for its distinguishing Mansard roof — also known as a dual-pitched hipped roof — the Mansard house also features segmented arched dormers at the roof line, multipane casement windows, double-door main entry, and a brick-veneered first story. Reflecting French Second Empire architectural features form the 1800s, the Mansard became popular in the 1950s and 60s as an alternative to the dominant Ranch home in Post-World War II residential subdivisions.

Typical Style Features - One- and one-half and two stories - Tall, steeply pitched hipped roof with flared eaves - Doors, windows, and dormers often with segmental arch - Brick construction with brick, stone, and stucco cladding

CONTEMPORARY (1950-1970) Popular in the 1950s and 60s, Contemporary residential dwellings — mainly found in Ranch or Split-Level house forms — consisted of simple designs with little to no ornamentation. Contemporary Ranch houses had a strong horizontal emphasis with broad overhangs, recalling Frank Lloyd Wright's Prairie style homes of the 1900s and his Usonian houses of the 1930s-1950s. Such homes also featured strong geometric volumes and wall surfaces of alternating materials. Split-Level versions may have prominent low-pitched, side ridge roofs.

Typical Style Features - One story in height - Rectangular or L-Shaped in form - Broad, low-pitched hip or gable roof without dormers - One-story wood, brick, stucco or in combination - Asymmetrical façade - Metal or wood casements, picture windows and corner windows are common - Attached garage or carport

1028 E. Fairfield Street 40

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

SPLIT-LE VEL (1950-1975) Popular from the 1950s to the 1970s, Split Level homes typically feature three floor levels with the basement floor incorporating the attached garage space and the kitchen, the dining and living rooms on the second, and the bedrooms on the third. The floor arrangement provided a separation between living and family rooms and the quieter sleeping quarters. The exterior form and detailing of Split Levels, including its building materials, roof forms, and decorative details, can vary widely but often have the same visual features as Ranch homes.

Typical Form Features - One to two stories in height - Rectangular in form - Asymmetrical façade - Attached, integrated garage - Large picture windows - Ranch or Contemporary stylistic elements

124 N. Pasadena, Glenwood-Wilbur Historic District

DRAFT DESIGN GUIDELINES

General Preservation and Rehabilitation Principles for Mesa Historic Districts In addition to the Secretary of the Interior’s Standards for Preservation and Rehabilitation presented in Section 1, property owners, design professionals, and contractors should follow the following principles in planning building preservation and rehabilitation projects located within

Principle #3: Design property additions and new construction reflective of contemporary time but respectful and compatible with the style and character of existing buildings. Design and accommodate property additions and new

Mesa’s historic districts.

construction within a Mesa Historic District in a sensitive

Principle #1: Maintain and preserve the distinguishing architectural qualities, materials, and features unique to each Mesa Historic District.

architectural character. Such changes may use modern-day

Each Mesa Historic District has its own character defining

must also be of high quality and craftsmanship.

manner that helps strengthen and enhance the district’s historic materials and be of contemporary design that respects and is compatible with the character of the individual resources comprising the historic district. Additions and new construction

architectural features and common palettes of building materials and finishes. Preserving such materials and features helps in retaining each historic district’s sense of place and authenticity. Maintain original historic features

Principle #4: Recognize and preserve the surrounding landscape context within each historic district.

and materials wherever feasible and replace them in-kind

Historic districts often have cohesive and distinctive landscape

when deteriorated beyond repair to ensure the historic

and setting characteristics — especially in residential

district’s authenticity.

neighborhoods — that also merit ongoing maintenance and preservation. In addition, retain, when feasible, the historic

Principle #2: Respect the evolution of architectural styles and property types found within each Mesa Historic District.

relationship between buildings, landscape elements and

Mesa’s historic districts each have their own

existing landscape and site characteristics of both the individual

distinguishing architecture and property types reflective

building and that of the historic district.

open spaces found within each historic district. New and replacement landscape features should also respect the

of their time period of development. Any preservation, rehabilitation, or new construction project within a Mesa historic district should respect the district’s historic and original architecture and its evolution of design change. A

Principle #5: Undertake annual project planning and maintenance and seek professional consultation when necessary.

building may have multiple layers of history and change

Property owners within Mesa’s historic districts should conduct

that are of significance and worthy of preservation. Such

yearly building inspections and plan for priority maintenance

projects should not try to alter nor add features that

activities for roofs, building materials, exterior walls, and other

detract from a historic district’s authenticity and integrity.

architectural features. Proper maintenance can avoid more costly repairs over the long term. Consult with appropriate design professionals and contractors when planning for preservation, rehabilitation, and new construction projects.

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

5 9 0 0 E . M a i n S t . , 1 9 3 6 - 1 9 4 7, B u c k h o r n B a t h s M o t e l

DRAFT DESIGN GUIDELINES

Glenwood-Wilbur Historic District (1883-1948) OVERVIEW DESCRIPTION AND HISTORY Encompassing a portion of the original Mesa townsite, the Glenwood-Wilbur Historic District includes three subdivisions platted between 1919 and 1922: the Wilbur Subdivision, first platted in 1911 but not recorded until 1919; the Glenwood Tract platted in 1919; and the W. R. Stewart Subdivision platted in 1922. The Southside Building and Loan Association developed the Wilbur Subdivision and Glenwood Tract, while W. R. Stewart, a Mesa real estate developer, subdivided the W. R. Stewart Subdivision. The district consists of 55 single-family residences located along the north-south axis of the 100 blocks of North Pasadena, North Hibbert, North Wilbur and North Pomeroy Streets between East 1st and East 2nd Streets. The district includes two original townsite blocks, characterized by wide streets and parkstrips. North Pasadena and North Wilbur Streets are narrower in width than others as a result of the creation of these two streets during the later subdivisions. Construction of a majority of the homes in the district occurred between 1920 and 1930, resulting in architectural styles and building types common during that period, including Craftsman Bungalow, Queen Anne Cottage, and Tudor Revival homes. Most homes are wood frame or stucco, with several concrete block homes. Two blocks of vacant land to the north demolished prior to designation of the district - a large educational facility and parking garage to the west, and a park to the east isolate the district from neighboring residential areas.

HISTORIC DESIGNATION Mesa Local Historic District: Designated 1996 National Register Historic District: Listed 1999 Buildings Contributing Non-Contributing

55 Single Family Homes 45 homes (82%) 10 homes (18%)

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Map 2 .1: Glenwood-W ilbur Historic District

PA N.

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. W I L B U R S T. 0 N

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N . W I L B U R S T.

N . H I B B E R T S T.

N . PA S A D E N A S T.

N . C E N T E N N I A L WAY

E . 2 N D S T.

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106

N. HIBBERT

E. PEPPER PL.

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LEGEND Historic District Buildings in the Historic District

N DRAFT DESIGN GUIDELINES MESA HISTORIC DISTRICT DESIGN GUIDELINES & HISTORIC PRESERVATION ORDINANCE

PREPARED FOR: CITY OF MESA, AZ

District Street Layout The Glenwood-Wilbur Historic District includes the following district layout features significant to defining its historic character: - Street Layout: The streets form a grid with four on a north-south axis and two on an east-west axis. There are no rear alleys in the historic district. - Thoroughfares: East 1st Street along the south boundary of the district is a major thoroughfare.

brick. Several homes include a combination of materials. - Materials – Roofing: Most houses in the district have replaced their original roofing materials with asphalt shingles. Three houses retain their historic tile roofs. - Materials – Windows: Most homes retain their original or historic windows, including steel and wood casements – many with divided lights – and also wood doublehungs. A number of the homes include large picture windows, most with divided lights. Some homes in the

Lot Features The Glenwood-Wilbur Historic District includes the following lot layout features: - Lot Size: The residential lots are consistent in size. - Lot Shape: The residential lots are rectangular, with the narrow lot line along the street. - Setbacks: While a few houses are set towards the rear of the lot, the majority of houses have uniform front and side setbacks. - Driveway Locations: The majority of driveways are located on the left or right side of the house, paved with concrete or asphalt. The district also has several unpaved driveways, front parking pads, as well as driveways of paved strips and gravel.

Architectural Characteristics The Glenwood-Wilbur Historic District includes the following district architectural characteristics: - Architectural Styles: The district includes a variety of early 20th century architectural styles, including Craftsman Bungalows, Tudor and English Cottage Revival, Queen Anne Cottage, Spanish Revival, Pueblo Revival, and Minimal Traditional. - Building Types: The majority of houses in the district are one-story bungalows, with the addition of several one and one-half-story gabled cottages and Ranch houses. - Materials – Wall Surfaces: The majority of houses in the district feature stucco wall surfaces, with several houses of adobe. Other materials found in the district include wood clapboard and vinyl siding, wood shingles, and

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

district have installed replacement windows, including aluminum casements and vinyl double-hungs. - Materials – Architectural Ornamentation: Most Craftsman Bungalows, Pueblo Revivals, and Ranch homes feature spare wall surfaces, ornamentation, and architectural detailing. What ornamentation is present includes knee bracket, window wood trim and crowns, and exposed rafter tails common for most Craftsman and Revival homes. There are Ranch homes with exposed roof rafter tails as well. - Porches and Doors: Porches are prominent features in almost all of the district’s Craftsman homes with may designed in entry, partial and full width, and recessed versions. Porch posts also range from brick square shapes to thin decorative metal types, and sometime rest on concrete slabs. Stoops and steps are more common on the various Revival and Craftsman homes found in the district. Most doors are replacements, although some doorways feature wood trim, surrounds and sidelights. - Height: All residential dwellings within the historic district are one-story or one-and-one-half story in height. - Roof Form: The majority of roof forms found in the district are low to medium-pitched in cross-gabled shapes. Other less common roof forms include hipped; parapet on flat roofs, which are common in the district’s Pueblo Revival homes; and front, side-gabled, and clipped gable roof shapes for many Craftsman dwellings. There also examples of cat slide roofs in the dominant gables of the district’s Tudor Revival and English Cottages. Dormer roofs typically have shed of hipped shapes.

District Landscape Features - Massing/Scale: The combination of low-pitched roofs and the one-story rectangular building shapes contributes to the low, horizontal massing of the residential dwellings found in the district. - Garages and Carports: The district features mostly one-car frame detached garages, sheds, or converted garages. There is one two-car garage, one garage with a second-floor addition, and three secondary rear buildings. However, only 35 percent of houses include a detached outbuilding, and another 30 percent have carports.

The Glenwood-Wilbur Historic District includes the following important landscape features: - Yards: The majority of front yards in the district have grass lawns. Xeriscaping is present in some yards, while a handful of properties have paved or gravel yards. - Walls and Fences: Walls and fences are generally not present on the majority of properties in the district. For those that do, there are a variety of fence and wall types and materials, including wood picket, wrought iron and chain link, concrete block, brick, adobe, and stones. Wood privacy fences are present in most rear yards. - Sidewalks and Walkways: Public sidewalks exist on all streets within the district. Wide parkstrips are present on North Hibbert and North Pomeroy Streets, as well as along East 1st and East 2nd Streets, with more narrow parkstrips on North Pasadena and North Wilbur Streets. The parkstrips are not unifying in appearance as only some areas have grass and there are few mature trees. Historic public concrete sidewalks created by the Works Progress Administration (WPA) in the 1930s remain in the district, including a decorative leaf imprint in one segment and WPA stamps throughout. The WPA sidwalks and curbs are significant to the character of the district. - Driveways and Curb Cuts: Driveways, including

144 N Wilbur (Maintain and preserve original

concrete aprons, are present uniformly throughout the

porches)

district. Concrete curbs line the streets.

149 N. Pasadena (Most homes in the district retain

131 N. Pasadena (Maintain historic driveway

their historic windows)

materials)

DRAFT DESIGN GUIDELINES

DISTRICT GUIDELINES FOR THE GLENWOOD-WILBUR HISTORIC DISTRICT Architectural Features - 2.1: Retain, preserve, and rehabilitate all significant

Craftsman homes, and any other ornamentation that is

architectural features, including roof shapes, porches

an integral element to a particular architectural style or

and entries, windows and doors, chimneys, and garages

a common design characteristic found in the historic

and carports. Preserve and rehabilitate such features

district.

according to the methods and procedures outlines in Section 4: Guidelines for Maintenance and Preservation. - 2.2: Avoid altering original or historic roof shapes and pitches characteristic of the architectural styles found in the district. - 2.3: Avoid removing original or historic windows and

- 2.6: Retain and preserve other important architectural elements, including chimneys, parapets, and soffits and fascia. Avoid “boxing in” eaves and fascia if the dwelling features exposed rafter tails. - 2.7: Maintain and repair original or historic carports and garages. Carport and attached garage conversions

doors and their respective wall surface openings

and enclosures should be compatible with the house in

whenever feasible. Replace windows and doors, only if

materials, detailing, and ornamentation.

there is evidence of significant deterioration, with in-kind versions or ones that are compatible with the style of the house. For most Revival, Craftsman, Minimal Traditional, and Ranch homes, full panel raised, or half- light doors are recommended along with double-hung or casement multi-pane windows. Stock quarter-light doors are not always appropriate to the styles found in the district. If desired, replace non-historic windows and doors with ones that are compatible with the house. - 2.4: Avoid altering or removing historic and original porches, including their posts, columns, porch roof shape and slope, flooring, and ceilings. Maintain historic porches according to the methods and procedures

151 N. Wilbur (Avoid removing original or historic windows)

outlined in Section 4: Guidelines for Maintenance and Preservation. If reconstructing or replacing a significantly deteriorated historic porch is necessary, base the porch reconstruction on its original design or one that is compatible with the style of the house. Avoid constructing new porches on houses where verandas and stoops were the original features. If desired, replace non-historic porches with ones that are compatible with the style of the house. - 2.5: Avoid altering or removing any architectural detailing such as window and door trim and surrounds, eave line knee brackets and rafter tails common to most 221 E. 2nd St. (Historic decorative shutters should be maintained and preserved)

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

- 2.8: Locate solar thermal panels on a side or rear

- 2.14: New infill construction should use materials

roof slope, where feasible, to minimize visibility from

consistent and compatible with surrounding homes and

the street. Do not damage historic roofing materials

within the historic district.

during installation. Refer to Section 4: Guidelines for Maintenance and Preservation for more information regarding solar thermal panel placement and installation.

Additions and Infill Development - 2.9: Design and place new additions preferably on the dwelling’s rear elevation where space and lot requirements permit. If a rear addition is not feasible, place the addition on a side elevation but set back from the front façade to distinguish it from the primary building. - 2.10: Consider dormers on rear or side elevations when designing and planning for additional interior space, especially in circumstances where the roof slope faces the rear or side yards. Dormer roof shapes and their materials must match the roof shape of the main house. - 2.11: Do not construct full floor additions to the singlestory Craftsman and Ranch homes found in the district. Such additions will significantly impact a dwelling’s

- 2.15: Construct additions and new infill development according to the Additions and New Construction Guidelines found in Section 5.

Landscape and Setting - 2.16: Maintain and repair original or historic wood picket, adobe, wrought iron, concrete block, stone, and stucco walls and fences. Refer to Section 4: Guidelines for Maintenance and Preservation for preservation and rehabilitation of historic wall materials. - 2.17: Install new fences and walls compatible with the architectural style of the house or those historically found in the historic district in terms of material, height, and design. Refer to the Mesa Zoning Ordinance on requirements for fence and wall design and placement. - 2.18: Maintain and preserve original or historic driveway and walking path materials, widths, and locations. - 2.19: Locate new patios and decks in rear yards

original appearance, massing, scale, and architectural

preferably or in locations that are minimally visible from

integrity. Alternatively, consider half-floor additions to the

the street. Front patios are appropriate for homes without

rear of the building and designed in a way that maintains

porches; incorporate paving materials compatible with

the dwelling’s original scale and massing.

the house, integrated with existing walking paths, and

- 2.12: Design additions to be compatible with the overall height, massing, materials, and stylistic characteristics of the historic house. Ensure that any window or door

are of size that do not encroach significantly into the front lawn. - 2.20: Maintain and preserve existing landscape

openings are in proportion with the openings of the

elements and site elements significant to the house,

historic house. A change in materials in the addition is

including mature trees whenever possible according to

also suitable if they are compatible in color, texture, and

the Landscape and Setting Guidelines found in Section 6.

durability with the historic house. - 2.13: Design new construction to be in scale and proportion of other houses on the block and within the historic district. The predominant building height is one story within the district. New construction shall also maintain the existing front and side yard setbacks,

DRAFT DESIGN GUIDELINES

West 2nd Street Historic District (1883-1959) OVERVIEW DESCRIPTION AND HISTORY The West 2nd Street Historic District, located within the original Mesa townsite, is bounded by West University Drive on the north, North Center Street on the east, West 1st Street on the south, and North Robson on the west. Platted in 1883, the district features large square blocks flanked by wide streets and a variety of lot sizes. The district includes some of the earliest homes in Mesa, including the homes of several early pioneers, and developed as a middle-class and upper-class residential neighborhood. Medians introduced along the center of North Robson and North Macdonald reduce the scale of the original townsite street widths. The majority of buildings in the district are single-family homes, along with several multifamily, office, and institutional buildings. Architectural styles within the district range from the Queen Anne Cottage of the late 19th century to Bungalows, Minimal Traditionals, and Ranch houses of the mid-20th century.

HISTORIC DESIGNATION Mesa Local Historic District: Designated 1996/Expanded 2001 National Register Historic: Listed 1999/Expanded 2003 Buildings

89 single-family homes

Contributing

67 homes (78%)

Non-Contributing

19 homes (22%)

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Map 2 . 2:West 2nd Street Historic District

. C

EN TE

T. R S

W. U N I V E R S I T Y D R .

C E N T E R S T.

N . D R E W S T.

N. ROBSON

N. MCDONALD

3RD PL.

2 N D S T.

O CD

1 S T S T.

PEPPER PL.

LEGEND Historic District Buildings in the Historic District

N PREPARED FOR: CITY OF MESA, AZ

MESA HISTORIC DISTRICT DESIGN GUIDELINES & HISTORIC PRESERVATION ORDINANCE

WEST 2ND STREET HISTORIC DISTRICT MESA, AZ

D R A140F T D E S I G N G U I D E L I N E S 70

1 inch = 100 feet 0

FEBRUARY 2021

PROJECT TEAM:

LAKOTA GROUP HERITAGE STRATEGIES LLC NEAL & LEROY LLC

District Street Layout The West 2nd Street Historic District includes the following district layout features significant to defining its historic character: - Street Layout: The streets form a grid with four on a north-south axis and four on an east-west axis. There is one rear alley in the historic district between the 200 blocks of North Drew and North Center Streets. - Thoroughfares: West University Drive, North Center Street and West 1st Street are major thoroughfares along the districts north, east, and south boundaries.

- Building Types: The majority of buildings in the district are single-family homes. Most are one story Bungalows, period cottages, and Ranch houses. There are also several multi-family buildings of varying scale, as well as a church and social club. - Materials – Wall Surfaces: Over 60 percent of houses feature stucco wall surfaces and over 30 percent are brick. Other materials include wood clapboard and wood shingles. Several homes include a combination of siding materials. - Materials – Roofing: Nearly 70 percent of houses in the

Lot Features

district have replaced their original roofing materials with

The West 2nd Street Historic District includes the following lot

number of buildings have flat roofs with parapets. There

features: - Lot Size: The residential lots vary in size, with larger lots for multi-family buildings. - Lot Shape: The residential lots are rectangular, with the narrow lot line along the street. - Setbacks: Front and side yard setbacks are uniform along a block, although setbacks may vary from block to block. - Driveway Locations: The majority of driveways are located on the left or right side of the house, with concrete or asphalt paving, and lead to a side garage or carport. Also found within the district are several unpaved driveways and driveways of paved strips and gravel. There are no driveways along the 200 block of North Center Street, with access from the rear alley. Front parking pads occur on a number of smaller lots, including on North Drew Street. Larger multi-family and institutional properties include adjacent parking lots.

asphalt shingles. Historic tile roofs are common, and a are also a handful of wood shingle roofs - Materials – Windows: Over 80 percent of homes retain their original or historic windows, including steel and wood casements – most with divided lights – and also wood double-hungs. A number of these homes feature large picture windows, most with divided lights. A few homes have replacement windows, including aluminum casements and vinyl double-hungs. Others have decorative transom windows, glass block, and art glass. - Materials – Architectural Ornamentation: Most residential dwellings feature simple wall surfaces with spare ornamental features, although exposed roof rafters, knee brackets, window trim and crowns, and pilasters are common for most Craftsman homes. Several Ranch homes have decorative vertical siding in gable roof ends. - Porches and Doors: Most Craftsman homes and Queen Anne and English cottage feature partial to full-width front porches with tapered columns. Other porches

Architectural Characteristics The West 2nd Street Historic District includes the following district architectural characteristics:

have round columns supported by brick or concrete block posts. Other dwellings may have simple entry door porches, some gabled or pedimented, while a number of homes have no porches with front entries accessed by

- Architectural Styles: The district includes a variety of

concrete stoops or steps. Door entries are simple, mostly

late 19th and early 20th century architectural styles,

featuring full-paneled doors may or may not be original or

including Craftsman Bungalows, Tudor/English Cottage

historic to the house.

Revival, Queen Anne Cottage, Spanish Revival, Pueblo and Mission Revival, Streamlined Moderne, and Minimal Traditional. 52

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

- Height: Residential dwellings within the historic district are one-story to two-stories in height.

District Landscape Features - Roof Form: Low-pitched, side-gabled roofs are common in the district’s Craftsman homes. Other homes may feature hipped, cross-gabled, hipped with cross-gable, and flat roof forms. Several Tudor Revival and English Cottages feature cat slide roof shapes in their dominant front entrance gable. Shed roof forms are common for porches and dormers. - Massing/Scale: Low-pitched roof shapes and onestory, low-scaled horizontal massing is a defining characteristic of the neighborhood. - Garages and Carports: Most residential dwellings have

The West 2nd Street Historic District includes the following important landscape features: - Yards: The majority of front yards in the district are grass, with some additional landscaping. Xeriscaping is present in some yards, while a handful of other properties have no front yard landscaping. Landscaping appearances are typically simple and spare. - Walls and Fences: Walls and fences are not present on the majority of properties in the district, although there is a high concentration along the 200 block of North Center Street. There is little continuity in materials or appearance

one-car frame detached garages. In addition, there are

of those that are present, which include wood picket

a handful of two-car garages and port-cocheres, mainly

and steel fencing and low walls constructed of exposed

found in Craftsman homes. However, only 30 percent of

concrete block and stucco cladding. Wood privacy fences

houses include a garage, either freestanding or attached.

are present in some rear yards.

Carports are present on 30 percent of buildings, and another 30 percent use no parking structure at all.

- Sidewalks and Walkways: Public sidewalks are present on all streets within the district. Parkstrips are present on all streets except along North Drew Street, where the sidewalks are located directly at the curb. The parkstrips are grass, with citrus trees in some areas, providing a unifying appearance. A historic carriage step within the parkstrip on North Macdonald is a significant landscape feature within the district. - Driveways and Curb Cuts: Driveways, including concrete aprons, are present uniformly throughout the district except on North Drew Street, where driveway entries traverse the public sidewalk. Concrete curbs line the

124 W. 1s t S t . (Maint ain and pre s er ve his tor ic

streets. The majority of driveways are located on the left

porches)

or right side of the house, with concrete or asphalt paving, and lead to a side garage or carport. Also found within the district are several unpaved driveways and driveways of paved strips and gravel. Front parking pads occur on a number of smaller lots, including on North Drew Street. Larger multi-family and institutional properties include adjacent parking lots.

15 0 W. 3rd Place (A handf ul of his tor ic wood shingle roofs remain in the district)

DRAFT DESIGN GUIDELINES

GUIDELINES FOR THE WEST 2ND STREET HISTORIC DISTRICT Architectural Features - 2.21: Maintain and repair original or historic windows and

- 2.28: Preserve, maintain, and repair all original or historic

avoid removing or altering original window openings.

architectural features according to the Maintenance and

If windows have significantly deteriorated, consider

Preservation Guidelines found in Section 4.

replacement windows that match the originals in size, materials, configuration, and appearance. - 2.22: Retain, preserve, and maintain the original or historic roof shapes and pitches common for the district’s Craftsman, Minimal Traditional, Revival, and Ranch homes. The roof pitches of Tudor Revival and Minimal Traditional homes may be higher than many of the district's Craftsmen homes. Avoid altering original roof shapes unless no other feasible option is available for new dormers and additions. Locate roof alterations where not visible from the public right of way. - 2.23: Retain, preserve, and maintain all other important

200 N. Macdonald (The Mesa Woman's Club retains its original tile roof and steel casement windows)

architectural elements found at or beneath the roofline, including chimneys, parapets, cornices, gutters, soffits, and fascia. - 2.24: Maintain and repair original or historic doors and avoid moving or altering original door openings. Replacement doors should be appropriate to the dwelling’s architectural style or form. Full and half-panel doors are recommended as replacement doors in most instances for Craftsman and Revival homes. Full glass or multi-pane doors are recommended for Ranch homes. - 2.25: Maintain and repair original or historic porches whenever possible. Do not remove or alter the configuration of original porches and their individual elements for porches facing the public right-of-way.

148 N. Macdonald (The historic windows, arched porch openings and curved parapets are significant features of the Mission style Strauch House constructed c. 1906)

Avoid enclosing porches or altering porches when installing porch screens. - 2.26: Avoid removing or altering original or historic

Additions and Infill Development - 2.29: Locate additions on the rear elevation. If a rear

porte-cocheres. Construct new carports and garages

addition is not feasible, consider a side addition set back

according to the Additions and New Construction

from the front elevation of the house. Avoid placing

Guidelines found in Section 5.

additions on the front elevation.

- 2.27: Locating solar panels on a side or rear roof slope to minimize visibility from the street.

- 2.30: Design additions to be compatible with the height, massing, materials, and stylistic characteristics of the historic house or building. Avoid unnecessary decorative

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Landscape and Setting and ornamental features. Provide a simple wall setback

- 2.36: Maintain and repair original or historic fences and

or a subtle change in materials to denote the addition

walls wherever feasible according to the Landscape and

from the main house or building.

Setting Guidelines found in Section 6. Design and place

- 2.31: For Ranch property types, avoid constructing a full second floor addition. Alternatively, place dormer or partial floor additions on the downward roof slop on the rear elevation. - 2.32: Maintain window and door opening proportions for the Main building to the addition. Proportions must also reflect those found in neighboring buildings. - 2.33: Maintain common front and side yard setbacks and main entrance orientation as found in the neighborhood and as required by the Mesa Zoning Ordinance. - 2.34: New infill construction should use materials consistent with surrounding homes and within the historic district, including stucco, wood siding, and brick.

new fences and walls compatible with the architectural style of the house and neighborhood in terms of material, height, and character. Concrete masonry unit (CMU), stucco, and wood picket are common fence types. - 2.37: Maintain and preserve original or historic sidewalk and driveway materials, widths, and locations. - 2.38: Maintain existing landscape elements that contribute to the character of the property including mature trees whenever possible. Install new landscape elements to complement the building and surrounding neighborhood setting. Avoid installing artificial turf in areas visible from the street. - 2.39: Locate new patios and decks in rear yards or where minimally visible from the street.

- 2.35: Construct additions and new infill development according to the Additions and New Construction Guidelines found in Section 5.

162 N. Macdonald (Additions and ADU's should be

1 0 0 b l o c k o f N . R o b s o n ( Tr e e - l i n e d m e d i a n s a r e

located to the rear of the property)

significant characteristics of the district)

DRAFT DESIGN GUIDELINES

Evergreen Historic District (1910-1948) OVERVIEW DESCRIPTION AND HISTORY The Evergreen Historic District represents a departure in its layout and physical design features from the original townsite layout. The rectangular subdivision with narrower streets and multiple deep lots provides a distinctly suburban character. The district comprises two subdivisions – North Evergreen platted in 1910 and Vista Gardens from 1947, as well as a section of lots developed separately over time. There are three streets that run along a north-south axis: North Macdonald, North Grand, and North Robson Street, and six that run along an east-west axis: West University Drive, West 5th, 6th, 7th, and 8th Streets, and West 7th Place. The district’s 197 houses represent several periods in Mesa’s housing development from the early to the mid-20th century. The district’s architecture includes Queen Anne Cottage, Craftsman, Tudor, and English Cottage Revival, Spanish and Pueblo Revivals, and Minimal Traditional. Bungalow and Ranch houses are predominant, although the Ranch homes, constructed in the early 1950s, are non-contributing to the district to the period of significance ending in 1948.

HISTORIC DESIGNATION Mesa Local Historic District: Designated 1999 National Register Historic District: Listed 1999/Amended 2018 Buildings Contributing Non-Contributing

197 Single Family Homes 125 homes (63%) 72 homes (37%)

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Map 2 . 3: Evergreen Historic District

7TH PL.

535

V E.

7 T H S T.

VE. D A

N . D R E W S T.

N. MACDONALD

5 T H S T.

N RA

N. GRAND

N. ROBSON

6 T H S T.

LEGEND

W. U N I V E R S I T Y D R .

Historic District Buildings in the Historic District

N DRAFT DESIGN GUIDELINES PREPARED FOR: CITY OF MESA, AZ

MESA HISTORIC DISTRICT DESIGN GUIDELINES & HISTORIC PRESERVATION ORDINANCE 1 inch = 100 feet

District Street Layout The Evergreen Historic District includes the following district layout features significant to defining its historic character: - Street Layout: The streets form a grid with three on a north-south axis and six on an east-west axis. Alleys are present along the rear of North Robson Street and the west side of North Grand Street. - Thoroughfares: West University Drive along the south boundary of the district is a major thoroughfare.

Lot Features The Evergreen Historic District includes the following lot layout features: - Lot Size: The residential lot sizes vary in the district. The 1910 Evergreen Subdivision consists of smaller lots, with larger lots found in the 1947 Vista Gardens Subdivision. The largest lots are located in the northeast section of the district, which developed separately from the two subdivisions. - Lot Shape: The residential lots are mostly rectangular with the narrow lot line located along the street side. - Setbacks: Front yard setbacks are uniform throughout the district, although side yards vary depending on lot size and placement of the house on the lot. - Driveway Locations: The majority of driveways are located on the left or right side of the house, paved with concrete, asphalt or brick pavers, and lead to the side or rear of the house. Several homes have unpaved driveways as well as driveways consisting of paved strips and gravel.

Architectural Characteristics The Evergreen Historic District includes the following district architectural characteristics: - Architectural Styles: The district includes a variety of early and mid-20th century architectural styles, including Craftsman Bungalows, Tudor/English Cottage Revival, Queen Anne Cottage, Spanish Revival, Pueblo Revival and Minimal Traditional.

- Building Types: Building types within the district range from bungalows and period Revival cottages in the 1910 North Evergreen Subdivision to more modest and largesized Ranch homes elsewhere in the district. - Materials – Wall Surfaces: The majority of houses in the district are clad in stucco or brick. Other materials found in the district include wood clapboard and vinyl siding, stone veneers, and vertical wood siding and wood shingles. Several homes feature vertical board and batten siding, as well as a combination of brick, wood siding, and other materials on many of the neighborhood’s Ranch homes. - Materials – Roofing: Most houses in the district have replaced their original roofing materials with asphalt shingles. Other roofing materials found in the district include tile, standing seam metal, wood shingles. - Materials – Windows: The majority of houses retain their original or historic windows, including steel and wood casements and also wood double-hungs. A number of houses include large picture windows, many with divided lights. Other houses feature replacement windows, including aluminum casements and vinyl double-hungs. Several homes have window awnings. - Materials – Architectural Ornamentation: As found in other Mesa historic districts, the Craftsman Bungalows, Tudor and English Cottage Revival, Spanish, and Pueblo Revivals, Minimal Traditionals and Ranches generally feature spare ornamentation and wall surfaces. There are Ranch homes with Spanish and Colonial Revival stylistic elements. Exposed roof rafter tails are common on bot Craftsman and Ranch homes. - Porches and Doors: Grade level, entry and partial width porches are common architectural elements found within most of the district’s Craftsman and Post-War Ranch homes. Of these, the house’s roof structure often incorporates the porch roof with round or square columns as well as decorative metal colonettes serving as porch posts. The district’s Spanish Revival homes also feature integrated porch roof structures. Doors are mostly full panel or multi-light in small square configurations common in Past-War Ranch homes. Other homes feature doors with sidelights.

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

District Landscape Features - Height: Most residential dwellings within the historic district are one-story in height. - Roof Form: The majority of homes have low-pitched hipped, cross-hipped, cross-gabled, and side-gabledroof shapes Several Ranch homes also feature a center gable over the main entrance. - Massing/Scale: The variety of roof pitches and rectangular building shapes on one- and two-story residential dwellings contribute to the overall massing and scale of the district. - Garages and Carports: Some dwellings in the district have attached carports, many with an integrated roof structure with the main house. While a majority of the houses in the district include attached carports, many also have one- and two-car frame detached garages. There are also several sheds and secondary rear buildings.

The Evergreen Historic District includes the following important landscape features: - Yards: The majority of front yards in the district are grass, and many include vegetation, shrubs, and trees. Xeriscaping is present in some yards, while a handful of properties have no landscaping treatments. - Sidewalks and Walkways: Public sidewalks are present on all streets within the district. Wide parkstrips are present on North Robson and North Grand Streets, with narrower parkstrips on North Macdonald Street. There are no parkstrips along the east-west streets, where sidewalks run adjacent to the curb with the exception of West University Drive. The parkstrips provide a unifying appearance, with grass in most areas and mature trees throughout the district. - Driveways and Curb Cuts: Driveways, including concrete aprons, are present uniformly throughout the district. Concrete curbs line the streets.

460 N. Grand, 1936 (Some homes in the district retain their historic tile roofs)

541 N. Macdonald, (The beam supports and exposed

4 37 N. Macdonald (Carports are common

raf ters are a unique feature of this c. 1946 Ranch)

architectural features in the historic districts)

DRAFT DESIGN GUIDELINES

DISTRICT GUIDELINES FOR THE E VERGREEN HISTORIC DISTRICT Architectural Features - 2.40: Retain and preserve original and historic roof shapes specific to the houses’ architectural style wherever feasible. Avoid modifying and altering roof shapes when considering new dormers and additions. Locate such modifications to the rear or side elevations of the house or in locations not visible in the public rightof-way. Avoid boxing in open fascia where there are exposed rafter tails integral to the house’s architectural design. - 2.41: Maintain, preserve, and rehabilitate historic or original windows wherever feasible. Avoid replacing

74 2 N . R o b s o n , ( T h e r o o f s h a p e o f t h e S h e e h a n

windows unless there is significant deterioration. If

Residence, constructed in 1920, is a significant

replacement is necessary, ensure the new windows

architectural feature)

match the original in materials, configuration, and light patterns and is appropriate to the architectural style of the house. Retain and preserve multi-pane picture and horizontal pane windows common to several Craftsman and most Ranch homes in the district. - 2.42: Retain, preserve, and rehabilitate original and historic porches and their components, including piers and posts, roofs, and floor and ceiling materials. Avoid removing or enclosing historic porches or constructing porches not historically present nor compatible with the architecture of the house. If desired, reconstruct missing porches using historic photographs or other archival information where available. Base porch reconstruction

656 N. Macdonald (This house retains its historic wood shingle roof)

on designs that are appropriate to the style and form of the house. - 2.43: Preserve historic and original carports and detached garages wherever feasible. Avoid altering historic carports and garages and their roof shapes, posts, and materials. Construct new carports and garages according to the Additions and New Construction Guidelines found in Section 5. - 2.44: Locate solar panels on a side or rear roof slope to minimize visibility from the street. Refer to Section 4: Building Materials and Maintenance for additional

549 N. Robson, (The prominent stone chimney is a

guidance on solar installation. Avoid damage to historic

significant feature on this c. 1948 Ranch)

roofing materials during installation.

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Additions and Infill Development - 2.45: Locate additions on the rear elevation or side elevation where space and lot requirements permit. If a rear addition is not feasible, consider a side addition set back from the front elevation of the house. Avoid locating additions on the front elevation. Design additions to be compatible with the scale, massing, materials, and stylistic characteristics of the historic house. - 2.46: Refrain from constructing a full second floor addition on Ranch property types. Instead, consider dormer additions or a partial second floor addition located on the rear portion or downward slope of roof not visible from the public right of way. Shed dormers may be appropriate for Craftsman homes while shed and low-pitched hipped ones may be appropriate for Ranch homes. - 2.47: Design new construction to maintain the existing

- 2.52: Maintain and preserve original or historic sidewalk and driveway materials, size, and locations. - 2.53: Locate new patios and decks in rear yards or where minimally visible from the street. Front patios are appropriate if they consist of material compatible with the character of the house, are at grade, and do not encroach upon a significant portion of the front lawn. - 2.54: Maintain and preserve significant existing landscape elements including mature trees whenever possible and desired. Install new landscaping appropriate to the existing character of the house. Do not install artificial turf in areas visible from the street. - 2.55: Preserve, maintain and repair original or historic landscape features and site elements according to the Landscape and Setting Guidelines found in Section 6.

scale and proportions of other houses on the block and within the historic district. Additions should also maintain the same proportions in window and door openings found on the main house. - 2.48: Design new infill construction with materials consistent with surrounding homes and within the historic district. - 2.49: Construct additions and new infill development according to the Additions and New Construction Guidelines found in Section 5.

Landscape and Setting - 2.50: Maintain, preserve, and repair original or historic fences and walls, including wood picket, wrought iron, brick, stone, breezeblock, and stucco. - 2.51: Design and place new fences and walls appropriate to the architectural style of the house or those historically found in the historic district in terms of material, height, and character. Refer to the Mesa Zoning Ordinance for fence height and placement requirements.

655 N. Grand, c. 1948 (The side-rear addition maintains the appropriate scale and proportion of the house)

DRAFT DESIGN GUIDELINES

Robson Historic District (1911-1959) OVERVIEW DESCRIPTION AND HISTORY Located within the original townsite, the Robson Historic District comprises several small subdivisions platted between 1910 and 1916. The historic district developed as a cohesive early 20th century middleclass neighborhood. There are four streets that run along a north-south axis: North Robson, North LeBaron and North Morris Streets, and North Country Club Drive, and three that run along an east-west axis: West University Drive, West 3rd Place, and West 2nd Street. The majority of the district’s 51 buildings are residential, with several commercial properties along its north and south boundaries. The district’s architecture includes National Folk, Tudor and English Cottage Revival, Spanish Revival, and Minimal Traditional. Bungalow and Ranch houses are also common. While the earliest house dates to 1915, most homes have construction dates between the late 1920s and early 1930s. There are also a small number of post-World War II Ranch houses. The West 2nd Street Historic District forms the district's eastern boundary along North Robson Street.

HISTORIC DESIGNATION Mesa Local Historic District: Designated 2001/Expanded 2003 National Register Historic: District Listed 2003 Buildings Contributing Non-Contributing

51 single-family, multi-family, office 42 buildings (82%) 9 buildings (16%)

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

H S T.

Map 2 . 4: Robson Historic District

235

H PL.

W. U N I V E R S I T Y D R .

N . R O B S O N S T.

N . L E B A R O N S T.

N . M O R R I S S T.

COUNTRY CLUB DR.

W. 3 R D P L .

226

W . 2 N D S T. 3

O RR

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LEGEND Historic District Buildings in the Historic District

N DRAFT DESIGN GUIDELINES

W . 1 S T S T.

District Street Layout The Robson Historic District includes the following district

stucco or brick walls. Approximately another 20 percent

layout features significant to defining its historic character:

of the district’s dwellings feature wood clapboard along

- Street Layout: The streets form a grid with four on a north-south axis and three on an east-west axis. One alley is present along the west side of North Robson Street and the east side of North Morris Street. - Thoroughfares: West University Drive along the district’s north boundary and North Country Club Drive along its southern edge are major thoroughfares.

with vertical wood siding and wood shingles. Several homes include a combination of materials. Stone is present on some homes. - Materials – Roofing: Most houses in the district have replaced their original roofing materials with asphalt shingles. Several houses retain their historic tile roofs. - Materials – Windows: Most homes in the district retain their original or historic windows, including

Lot Features The Fraser Fields Historic District includes the following lot layout features: - Lot Size: The lot sizes in the district vary with larger lots located along West 3rd Place. - Lot Shape: The majority of the lots are rectangular with the narrow edge of the lot line located along the street. There are several square lots along West 3rd Place and West 2nd Street. - Setbacks: Residential Front yard setbacks are uniform throughout the district although side yards vary depending on lot size and building placement on the lot. - Driveway Locations: The majority of driveways are located on the left or right side of the house, paved with concrete, asphalt or brick pavers, and lead to the side or rear of the house. The district also has several unpaved driveways and ones with paved strips and gravel.

Architectural Characteristics The Robson Historic District includes the following district architectural characteristics: - Architectural Styles: The district includes several early and mid-20th century architectural styles, including National Folk, Craftsman Bungalows, Tudor and English Cottage Revivals, Spanish Revival, and Minimal Traditional. - Building Types: Building types include Bungalows, period cottages and Ranch houses. - Materials – Wall Surfaces: The majority of homes have

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

steel and wood casements and wood double-hungs. A number of these houses include large picture windows, many with divided lights. Approximately one-third of the homes have replacement windows, including vinyl double-hungs. - Materials – Architectural Ornamentation: Nearly all homes exhibit spare to little ornamentation with the exception of wood trim around windows and doors, attic vents, roof rafter tails common to most Craftsman homes, and decorative vertical siding in the gable ends of Ranches. - Porches and Doors: Common porch types include entry, partial, gabled, and shed types mostly on grade, or with steps and concrete floors. Some porches feature rounds posts and metal colonettes, and roofs integrated with the roof slope of the house, common to many Ranches in the neighborhood. Other homes have mainly stoop entries. Doors are mostly full panel or half-light doors. - Height: Most residential dwellings within the historic district are one-story in height. - Roof Form: The district features several common roof shapes, including front and side-gabled, hipped, pyramidal, cross-gabled, pyramidal with cross gable, and roofs with porch overhangs. Hipped or pyramidal with cross gable is common to most of the district’s Ranch homes. Jerkinheads or clipped gable ends are also present on some homes. - Massing/Scale: Most buildings within the district are one-story in height and have square and rectangular building shapes. Theses design characteristics

District Landscape Features contribute to a low-scale environment and horizontal

The Robson Historic District includes the following important

orientation and massing.

landscape features:

- Garages and Carports: Several buildings have one-

- Yards: Most front yards feature grass lawns with many

car frame detached garages and sheds. There is one

include landscaping treatments, shrubs, and trees.

two-story frame barn with historic wood garage doors.

Gravel is present in some yards.

A majority of the houses in the district have attached carports or garages, some featuring breezeblocks and latticework.

- Walls and Fences: Walls and fences are not present on the majority of properties in the district. There is little continuity in materials or appearance of those that are present, which include wood picket, wrought iron, and chain link fences. Front and side yard walls constructed of concrete block occur in some yards. Wood privacy fences are present in most rear yards. - Sidewalks and Walkways: Public sidewalks are present on all streets within the district, as well as wide parkstrips on North Robson, North Morris, and West 2nd Streets, with narrower parkstrips on North LeBaron Street and West 3rd Place. The parkstrips provide a unifying appearance with grass in most areas and few trees. Xeriscaping is present in some areas. - Driveways and Curb Cuts: Driveways, including concrete aprons, are present uniformly throughout the district. Concrete curbs line the streets.

241 W. 3rd Place (Mo s t home s in t he dis t r ic t ret ain their historic windows)

200 block N. Morris (Most streets in the district 208 W. 2nd S t . (Mo s t home s in t he dis t r ic t include

include a parkstrip with trees, sidewalks and

attached carports, some with breezeblock)

uniform front yard setbacks)

DRAFT DESIGN GUIDELINES

GUIDELINES FOR THE ROBSON HISTORIC DISTRICT Architectural Features - 2.56: Maintain and preserve important ornamental features, such as roof rafter tails, decorative vertical gable siding, attic vents, and door and wood window trim. Avoid adding ornamental and decorative features not characteristic of the dwelling’s architectural style. - 2.57: Retain and preserve original and historic windows and their openings whenever feasible. Refer to Section 4 for additional information on window repair and preservation. Replace significantly deteriorated windows with windows that have similar materials, profiles and configurations, and light patterns. - 2.58: Retain and preserve original roof forms including porch overhangs and roof over carports and garages.

236 N. Robson (Retain and preserve historic porches)

Avoid altering existing roof shapes or roof shapes that are not characteristic of the dwelling’s architectural style. - 2.59: Avoid removing original or historic porches, porch posts, roofs, flooring, and steps. Repair and preserve porches according to Section 4: Guidelines for Building Maintenance and Preservation. Avoid installing porches not original to the house nor appropriate to the architectural style. - 2.60: Maintain and preserve original or historic garages and carports where feasible, including their roof shapes, side walls and breezeblocks. Avoid installing new

26 4 W. 2nd S t . ( T his t wo-s tor y f rame bar n is unique

carports where the carport roof is higher than the roof

in the district)

ridgeline of the main house or with design features not characteristic of house. Construct new carports and garages according to the Additions and New Construction Guidelines found in Section 5. - 2.61: When locating solar panels on a historic building, locate on a side or rear roof slope to minimize visibility from the street. Avoid damaging historic roofing materials during installation.

258 N. Robson (The brick façade, corner windows and recessed porch are significant features of this house)

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Additions and Infill Development - 2.62: Design additions to be compatible with the scale, massing, materials, and stylistic characteristics of the historic house. - 2.63: Locate additions on the rear elevation where space and lot requirements permit. If a rear addition is not feasible, consider a side addition set back from the front elevation of the house. Avoid locating additions on the front elevation. - 2.64: Do not construct a full second floor addition on Bungalow and Ranch property types as they can significantly impact the historic and architectural integrity of the house. Instead, consider dormer additions

with the house, are integrated with existing walkways, and do not encroach significantly on the front lawn area. - 2.71: Maintain and preserve existing landscape elements including mature trees whenever possible. - 2.72: Install new landscaping appropriate to the existing character of the house. Do not install artificial turf in areas visible from the street. - 2.73: Maintain original or historic landscape features and site elements according to the Landscape and Setting Guidelines found in Section 6.

located on the downward roof slope of a rear or side elevation. - 2.65: New infill construction should use materials consistent with surrounding homes and within the historic district. - 2.66: Construct additions and new infill development according to the Additions and New Construction Guidelines found in Section 5.

Landscape Setting - 2.67: Maintain and repair original or historic fences and walls. - 2.68: Design and place new fences and walls appropriate to house’s architectural style of the house or those historically found in the historic district in terms of material, height, and character. Follow requirements for fence placement within the Mesa Zoning Ordinance. - 2.69: Maintain and preserve original or historic sidewalk and driveway materials, size, and locations. - 2.70: Locate new patios and decks in rear yards or where minimally visible from the street. Patios on front lawns are appropriate if designed with materials compatible 206 N. Lebaron (The Read House, the oldest in the district, includes an addition located appropriately on the rear façade)

DRAFT DESIGN GUIDELINES

Temple Historic District (1910-1949) OVERVIEW DESCRIPTION AND HISTORY The Temple Historic District, noted for its narrow streets and suburban design character, represents an early neighborhood expansion of Mesa outside of the original townsite. Beginning with the platting of the Kimball Addition in 1910, the district is largely comprised of two later residential subdivisions, Arizona Temple Addition in 1922 and Stapley Acres in 1924, as well as several large lots for commercial and institutional uses that developed over time. The district is an example of a cohesive middle-class neighborhood. There are four streets that run along a north-south axis, South LeSueur, South Udall, South Hobson, and South Mesa Drive, and six that run along an east-west axis, East Main Street, East 1st, 2nd, and 3rd Avenues, East Kimball Avenue and East Broadway Road. East 1st Avenue is aligned to create a view of the LDS Temple at the terminus of the street at South LeSueur, creating a significant viewshed important to the character of the district. The district’s 93 buildings represent several periods in Mesa’s development from the early to the mid-20th century. Its representative architecture includes Craftsman Bungalows, Tudor/English Cottage Revival, Spanish Revival, Pueblo Revival and Ranch. In 2018, nine buildings in the north end of the historic district along South LeSueur and South Udall were demolished and the district's boundaries amended.

HISTORIC DESIGNATION Mesa Local Historic District: Designated 2001/Amended 2018 National Register Historic: Listed 2000 Buildings

84 single-family, commercial, institutional

Contributing

55 buildings (65%)

Non-Contributing

29 buildings (35%)

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Map 2 .5:Temple Historic District 416 E . 1 ST

E . M E S A S T.

S . U D A L L S T.

E . 7 T H S T. S . L E S U E U R S T.

S. MESA DR.

E . 2 N D AV E .

U EU

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E . K I M B A L L AV E .

E . 1 S T AV E .

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E. 3RD DR.

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L DA

LEGEND Historic District E . B R O A D W AY R D .

Buildings in the Historic District Demolished Buildings

N DRAFT DESIGN GUIDELINES

District Street Layout

Architectural Characteristics

The Temple Historic District includes the following district

layout features significant to defining its historic character:

architectural characteristics:

- Street Layout: The streets form an irregular grid pattern

- Architectural Styles: The district includes a variety of

with four on a north-south axis and six on an east-west

early 20th century architectural styles, including National

axis. One alley is present along the rear of the north side

Folk, Craftsman bungalows, Tudor/English Cottage

of East Kimball Avenue and the south side of East 1st

Revival, and Ranch.

Avenue. As an extension of the original townsite, East 1st Avenue is the widest street in the district and is aligned to create a viewshed of the LDS Temple. - Thoroughfares: South Mesa Drive along the west boundary of the district and East Broadway Road along the south boundary are major thoroughfares.

Lot Features

- Building Types: Building types range from bungalows and period Revival cottages to small Ranch homes. The district also includes the LDS Temple, a public school, and several commercial buildings. - Materials – Wall Surfaces: The majority of houses in the district feature stucco wall surfaces. There are also several houses constructed in brick, stone, or wood clapboard, and one in wood shingles. Several homes

The Temple Historic District includes the following lot

include a combination of materials. Decorative vertical

features:

siding is often present in the gable ends of the district’s

- Lot Size: The lot sizes vary between fairly uniform residential lots and larger commercial and institutional lots within the district. - Lot Shape: The residential lots are rectangular with the narrow lot line facing the street. Larger squared-shaped

Ranch homes. - Materials – Roofing: Most houses in the district have replaced their original roofing materials with asphalt shingles. Several houses retain their historic tile roofs. - Materials – Windows: The majority of houses retain

commercial and institutional lots face East Broadway

their original or historic windows, including steel and

Road are square while the LDS Temple is block-sized and

aluminum casements and also wood double-hungs.

rectangular.

A number of homes include large picture windows,

- Setbacks: Residential front yard setbacks are uniform throughout the district, though side yards vary depending on the placement of the building. Setbacks for nonresidential uses are large and include landscaped areas and parking lots. - Driveway Locations: The majority of driveways are located on the left or right side of the house, paved with concrete or asphalt, and lead to the side or rear of the house. The district also as several unpaved driveways and front parking pads.

many with divided lights. Several other houses have replacement windows, including vinyl double-hungs and sliding windows. The district also includes examples of fabric awnings and tiled shed canopies over windows, especially on some Spanish Revivals. - Materials – Architectural Ornamentation: Most homes feature spare wall surfaces with little to no ornamentation, other than wood trim around window openings, dormer attic vents, and roof rafter tails characteristic of most Craftsman homes. Other ornamental elements include gable half-timbering in Tudor Revivals and stone banding over arched entryways in Pueblo Revivals. - Porches and Doors: The district features a number of porch types, including full and partial width, entry, and recessed versions, most at grade level with concrete floors. The entry porch types may also incorporate

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

concrete or brick stoops and steps. Doors are mostly

others have gravel and concrete paving, which often

full panel without sidelights although there a number

serves as a parking space.

of arched doors characteristic of many of the English Cottage homes. Main entries may also feature metal screen doors. - Height: Most residential dwellings within the historic district are one-story in height. - Roof Form: Roof forms in the district vary and include low-pitched hipped, cross-hipped, cross-gabled, and front and side-gabled-roof shapes Several Craftsman homes feature jerkinheads or clipped gable ends while many of Spanish and Pueblo Revivals have parapets on flat roofs. - Massing/Scale: The low-pitched roofs and the predominant one-story square and rectangular building shapes contribute to the district’s horizontal orientation and massing. - Garages and Carports: The district features one- and

- Walls and Fences: Walls and fences are not present in the front yard on the majority of properties in the district, with most located inside yards and along property lines. There is little continuity in materials or appearance of those that are present, which include wrought iron, metal with concrete posts, and chain link fences. Walls constructed of concrete block occur in many side yards. Wood privacy fences and concrete block walls are present in some rear yards. - Sidewalks and Walkways: Public sidewalks are present on all streets within the district. Wide parkstrips are present on East 1st Avenue and along a portion of South LeSueur in front of the LDS Temple. Narrower parkstrips occur on the 10 block of South Udall Street. Sidewalks run adjacent to the curbs along the remaining streets. The parkstrips and curbed medians along East 1st Avenue provide a formal boulevard appearance with grass and

two-car frame detached garages and sheds, as well as

mature trees along the block, providing a historically

attached carports and attached garages. There are also

significant visual axis terminating in the LDS Temple.

several non-historic two-story secondary rear buildings.

There are narrow parkstrips on South Udall. South of East 1st Avenue, concrete sidewalks constructed in the 1930s by the Works Progress Administration (WPA) remain, including WPA stamps throughout. - Driveways and Curb Cuts: Driveways, including concrete aprons, are present uniformly throughout the district. A few houses along East 1st Avenue and East Kimball Avenue access garages from the rear alley. Concrete curbs line the streets.

45 4 E. 1st Ave. (The roof form, dormer vent, brick façade, bay window and chimney are significant features of the house)

District Landscape Features The Temple Historic District includes the following important landscape features: - Yards: A majority of front yards in the district are grass with many including landscaping treatments, shrubs, and trees. Xeriscaping is present in some front yards while

4 40 E. 1st Ave. (The roof forms, bay windows and recessed entry are significant characteristics of the house)

DRAFT DESIGN GUIDELINES

GUIDELINES FOR THE TEMPLE HISTORIC DISTRICT Architectural Features - 2.74: Avoid the removal of historic wood trim around windows and doorways. Replace deteriorated trim with like or -in-kind materials matching the trim’s profile and widths. Avoid adding ornamental and decorative features not characteristic of the dwelling’s architectural style. - 2.75: Preserve and retain historic windows and their openings wherever feasible. Maintain and repair historic windows according to the methods and procedures outlines in Section 4: Guidelines for Building Maintenance

- 2.82: Maintain and preserve historic and original carports and garages, their materials, features, and roof shapes. Construct new carports and garages according to the Additions and New Construction Guidelines found in Section 5. - 2.83: Locate solar panels on a side or rear roof slope to minimize visibility from the street. Refer to Section 4: Building Materials and Maintenance for additional guidance on solar installation. Do not damage or replace historic roofing materials during installation.

and Preservation. Replace significantly deteriorated windows with windows having similar materials, configurations, pane, and light patterns. Avoid replacing multi-pane picture windows with single-pane windows. - 2.76: Install fabric and metal sloped awnings over windows when desired to provide shade. Tile roof awnings are appropriate for Spanish and Pueblo Revival homes. - 2.77: Avoid replacing tile roofs with asphalt shingle or other substitute roofing materials. - 2.78: Avoid modifying or altering historic or original roof shapes and from boxing in rafter tails and open fascia and eaves. Preserve and maintain parapet and flat roof shapes on Pueblo Revival homes. Install new dormer

2 0 5 S . M e s a S . D r. (Re t a in an d p r e s e r v e h i s t o r i c porches)

vents to match the also match the existing roof shape. - 2.79: Retain any decorative features associated with a particular architectural style, such as gable halftimbering in Tudor Revivals and arched doorways in Spanish Revival homes. - 2.80: Retain, preserve and repair historic and original porches, including their posts, flooring, and roofs according to procedures outlined in Section 4: Guidelines for Building Maintenance and Preservation. Avoid enclosing existing porches and installing ones on homes that historically did not have front porches. - 2.81: Maintain and preserve existing chimneys according to procedures outlined in Section 4. Avoid reducing the height of historic and original chimneys wherever possible. 72

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

446 E. Broadway (Materials, roof forms and architectural ornamentation are significant to the character of the school)

Additions and Infill Development - 2.84: Place a new addition to the building’s rear elevation

- 2.93: Locate new patios and decks in rear yards or

where space and lot requirements allow. If that is not

where minimally visible from the street. Front patios

feasible, place the addition on a side elevation set back

are appropriate if they consist of material compatible

from the front façade.

with the character of the house, are at grade, and do not

- 2.85: Place dormer additions on the rear or side roof slopes with dormer roof shapes that match the house’s

encroach upon a significant portion of the front lawn. - 2.94: Maintain and preserve existing landscape elements

roof shapes. Shed and hipped dormers are generally

including mature trees whenever possible and desired.

appropriate for most Craftsman and English Revival

Install new landscaping appropriate to the existing

homes. Dormer additions for Ranch homes are almost

character of the house. Do not install artificial turf in

always more appropriate for rear elevations.

areas visible from the street.

- 2.86: Avoid installing full-floor additions to Pueblo Revival

- 2.95: Preserve, maintain and repair original or historic

and Ranch homes where they can significantly alter the

landscape features and site elements according to the

historic character of the house.

Landscape and Setting Guidelines found in Section 6.

- 2.87: Design new construction to maintain the existing scale and proportions of other houses on the block and within the historic district. Additions should also maintain the same proportions in window and door openings found on the main house. - 2.88: New infill construction should use materials consistent with surrounding homes and within the historic district. - 2.89: Construct additions and new infill development according to the Additions and New Construction Guidelines found in Section 5.

Landscape and Setting - 2.90: Maintain, preserve, and repair original or historic fences and walls, including those constructed in concrete block, metal, and wrought iron. - 2.91: Design and place new fences and walls appropriate to the architectural style of the house or those historically found in the historic district in terms of material, height, and character. Refer to the Mesa Zoning Ordinance for fence height and placement requirements. Chain link fence is not permitted under the Zoning Ordinance. - 2.92: Maintain and preserve original or historic sidewalk and driveway materials, size, and locations.

430 E. Kimball St. (Install new landscaping that is appropriate to the character of the house)

DRAFT DESIGN GUIDELINES

Fraser Fields Historic District (1945-1962) OVERVIEW DESCRIPTION AND HISTORY The Fraser Fields Historic District is a representative post-World War II subdivision in Mesa, developed outside of the original townsite. The rectangular subdivision with broad streets and large, deep lots conveys an upper-middle class suburban character. The original subdivision plat, completed in 1946 and developed by the Passey Investment Company comprised of William H. Passey, Samuel R. Maxcy and Ernest D. Macdonald, included large lots that proved difficult to sell, resulting in a re-subdivision in 1950 to provide smaller, more affordable lots, and the neighborhood was substantially built out by 1960. The historic district consists of larger, custom-designed Ranch houses with attached carports or garages and wide green front lawns. Originally part of an 80-acre farm, the historic district is named for the early Mesa farmer and rancher who owned the land, John J. “Jack” Fraser. There are three streets that run along a north-south axis: North Fraser Drive, North Fraser Drive East, and North Fraser Drive West, with East 2nd Street bisecting the subdivision at its center. North Fraser Drive East and West form an internal loop with North Fraser Drive, providing only two access points into the subdivision from East Main Street and East University Drive. The district’s 128 houses, including several duplexes, comprises different variations of the Ranch house, including Classic, California and Spanish Colonial, as well as a few Contemporary houses designs, most with attached carports or garages (see Section 3: Downtown and Other Heritage Places, for additional information on Ranch home subtypes).

HISTORIC DESIGNATION Mesa Local Historic District: Designated 2003 National Register Historic: District Listed 2010 Buildings Contributing Non-Contributing

128 Single Family Homes 107 homes (84%) 21 homes (16%)

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

E AS

R. W. R D

224 N. FRA

E. UNIVERSITY DR.

. E

Map 2 .6: Fraser F ields Historic District

N . M I L L E R S T.

N. FRASER DR. E.

E . 2 N D S T.

. F R A

N . M I L L E R S T.

N . F R A S E R D R . W.

N . H O R N E S T.

E . 3 R D S T.

DR . W.

N . F R A S E R D R . W.

LEGEND E . M A I N S T.

Historic District Buildings in the Historic District

N DRAFT DESIGN GUIDELINES MESA HISTORIC DISTRICT DESIGN GUIDELINES & HISTORIC PRESERVATION ORDINANCE

PREPARED FOR: CITY OF MESA, AZ

District Street Layout The Fraser Fields Historic District includes the following district layout features significant to defining its historic character: - Street Layout: The streets form a grid with North Fraser

- Building Types: The district comprises Ranch house types. - Materials – Wall Surfaces: The majority of the district houses have stucco or brick wall surfaces. Other

Drive in the center, and North Fraser Drive East and West

materials include wood clapboard and vertical wood

forming a curving loop. There are two entrances to the

siding, most often located in gable roof ends. Several

district from East University Drive and East Main Street.

homes include a combination of materials, while others

Alleys are present along north-south streets with the

include lannon stone in integrated planter boxes.

exception of the west side of North Fraser Drive West. - Thoroughfares: There are no major thoroughfares

- Materials – Roofing: Most houses in the district have replaced their original roofing materials with asphalt

within the district, although access to the district is from

shingles. Several houses retain their historic tile roofs,

East University Drive and East Main Street which are both

and one has a wood shingle roof.

major thoroughfares.

Lot Features The Fraser Fields Historic District includes the following lot layout features: - Lot Size: The residential lot sizes are uniform throughout the district except for several lots along the southeast section of North Fraser Drive East, which double in lot length. - Lot Shape: The residential lots are rectangular in shape with the narrow side of the lot line facing the street. - Setbacks: Front yard setbacks are uniform throughout

- Materials – Windows: The majority of houses retain their original or historic windows, including steel and wood casements and glass block. A number of houses include large picture and bay windows, many with divided lights. Other houses have replacement windows, including aluminum casements and vinyl sliding windows. Many windows have fixed awnings to provide shade. - Materials – Architectural Ornamentation: Most Ranch homes in the district feature minimal ornamentation, although some feature exposed roof rafter tails, roof gable vents, and breezeblocks in porches and carport walls. Changes in wall surface materials is a common ornamental feature of most Ranch homes in the district.

the district with side yards varying depending on house

Ornamentation is significant in defining the style of a

size and placement of the house on the lot.

Character Ranch house.

- Driveway Locations: The majority of driveways are

- Porches and Doors: Common Ranch porch versions

located on the left or right side of the house, paved with

include broad entry porches, entry porches located in

concrete or asphalt, and lead to an attached garage,

the cross-gable or cross-hip, and porch entries set into

carport or the side or rear of the house. Both one- and

or recessed in the front façade or cross gable. Many

two-car driveways are present in the district.

porches feature share and integrated, flared roof along with wrought iron colonette columns, square columns in

Architectural Characteristics The Fraser Fields Historic District includes the following district architectural characteristics: - Architectural Styles: Architectural styles in the district include Contemporary, as well as a variety of Ranch styles such as Early, Simple, French Provincial, and Prairie Ranches. 76

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

wood or brick, and concrete floors. Full panel, half-light and multi-light doors are common along with full glass as well as metal screen and storm doors. Some homes have Colonial style door surrounds. - Chimneys: Chimneys are prominent features in many Ranch homes, often placed to one side, at the front, or within the roof. Chimneys are often of substantial breadth, most often constructed in brick or stone.

District Landscape Features - Height: Most residential dwellings within the historic district are one-story in height. There are several twostory secondary buildings which do not contribute to the character of the district. - Roof Form: The majority of homes have low-pitched shipped, cross-hipped, cross-gabled, and side-gabledroof shapes Several homes have slightly steeper roof pitches as well as eave overhangs that shade window bands below. - Massing/Scale: The low-pitched roofs and the

The Fraser Fields Historic District includes the following important landscape features: - Yards: The large majority of front yards in the district are grass, and many include landscaping treatments, shrubs, and trees. Xeriscaping is present in some yards, while a handful of properties have no landscaping treatments. - Walls and Fences: Walls and fences are not present on the majority of properties in the district. Front and side yard walls constructed of concrete block or clad in stucco occur in some yards, as well as wood privacy fencing.

predominant one-story square rectangular building

Wood and concrete block privacy fences are present in

shapes contribute to the district’s horizontal orientation.

many rear yards.

- Garages and Carports: There are few detached garages

- Sidewalks and Walkways: Public sidewalks are present

in the district while the majority of homes have garages

on all streets within the district and run adjacent to the

or carports integrated into their design. Some garages

curb.

use breezeblock as ornamentation. Other accessory buildings include one-story sheds.

- Driveways and Curb Cuts: Driveways, including concrete aprons, are present uniformly throughout the district. Concrete curbs line the streets.

2 4 3 N . Fr a s e r D r. (D e c o r a t i v e b r e e z e b l o c k i s an architectural ornamentation found in the district)

2 2 4 N . Fr a s e r D r. (C h im n e y s ar e p r o m in e n t f e a t u r e s

855 E. 2nd St. (The flat roof contributes to the

on many Ranch homes)

horizontal orientation of the district)

DRAFT DESIGN GUIDELINES

DISTRICT GUIDELINES FOR THE FRASER FIELDS HISTORIC DISTRICT. Architectural Features - 2.96: Retain and preserve the original or historic roof shape and slope and other important architectural elements, including chimneys, parapets, cornices, gutters and soffits and fascia. - 2.97: Do not alter the original roof shape unless no other feasible option is available. Locate roof alterations where not visible from the public right-of-way. - 2.98: Maintain and repair original or historic doors. Do not move or alter original door openings. Replacement doors should be appropriate to the dwelling’s architectural style or form. - 2.99: Maintain and repair original or historic windows. Do not remove or alter original window openings. Replacement windows should match the originals in size

1 4 6 N . Fr a s e r D r. E a s t (Re c e s s e d p o r c h e s ar e common on Ranch homes)

and appearance. - 2.100: Maintain and repair original or historic porches. Do not remove original porch elements when installing porch screens. - 2.101: Maintain and repair original or historic carports and garages. Carport and attached garage conversions and enclosures should be compatible with the house in materials, detailing and ornamentation. - 2.102: Construct new carports and garages according to the Additions and New Construction Guidelines found in Section 5. - 2.103: When locating solar panels on a historic building, locate on a side or rear roof slope to minimize visibility from the street. Do not damage historic roofing materials during installation. - 2.104: Preserve, maintain, and repair all original or historic architectural features according to the Maintenance and Preservation Guidelines found in Section 4.

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

10 6 N . Fr a s e r D r. We s t (M o s t h o u s e s in t h e d i s t r i c t retain their historic windows)

Additions and Infill Development - 2.105: Design additions to be compatible with the scale,

front elevation may be appropriate if paving materials

massing, materials, and stylistic characteristics of the

are compatible with materials found on the house, are at

historic house.

grade, and do not significantly encroach upon the front

- 2.106: Locate additions on the rear elevation where space and lot requirements permit. If a rear addition is not feasible, consider a side addition set back from the front elevation of the house. Do not locate additions on the front elevation. - 2.107: Do not construct a full second floor addition on Ranch property types. Rather consider dormer additions located on an elevation not visible from the public rightof-way.

lawn space. - 2.115: Maintain and preserve existing landscape elements including mature trees whenever possible. - 2.116: Install new landscaping appropriate to the existing character of the house. Do not install artificial turf in areas visible from the street. - 2.117: Preserve, maintain and repair original or historic landscape features and site elements according to the Landscape and Setting Guidelines found in Section 6.

- 2.108: New construction should maintain the existing front and side yard setbacks, scale, and proportion of other houses on the block and within the historic district. - 2.109: New construction should use materials consistent with surrounding homes and within the historic district. - 2.110: Construct additions and new infill development according to the Additions and New Construction Guidelines found in Section 5.

Landscape and Setting - 2.111: Maintain and repair original or historic fences and walls where possible. - 2.112: Design and place new fences and walls typical of the architectural style of the house or those historically found in the historic district in terms of material, height, and character. - 2.113: Maintain and preserve original or historic sidewalk and driveway materials, size, and locations. Do not widen existing driveways. - 2.114: Maintain and repair original or historic patios and decks. Locate new patios and decks in rear yards or where minimally visible from the street. Patios on the

2 5 4 N . Fr a s e r D r. (H i s t o r i c f e n c e s an d w all s s h o u l d be maintained and repaired)

DRAFT DESIGN GUIDELINES

West Side-Clark Addition Historic District (1930-1958) OVERVIEW DESCRIPTION AND HISTORY The West Side-Clark Addition Historic District represents the early generation of residential development in Mesa directly west of the original townsite. Although the district has narrow lots — more common in urban neighborhoods — the West Side-Clark Historic District is distinctly suburban in design character. The district comprises four subdivisions: West Side Addition in 1930, Monte Vista Addition in 1931 and Clark Additions Nos. 1 and 2 in 1945 and 1947, respectively. Within the boundary of the district, a row of one-story townhomes, constructed on former vacant farmland, is outside the period of significance and is visible only from North Date Street. There are two streets that run along a north-south axis: North Date Street and North Meadow Lane, and four that run along an east-west axis: West 2nd Place, West Clark Street, West 1st Street and West Pepper Place. The district’s 126 houses represent several periods in Mesa’s neighborhood development from the early to the mid-20th century. Architecture in the district includes National Folk, Tudor/English Cottage Revival, Spanish Revival, Pueblo Revival, Minimal Traditional, and Contemporary. Minimal Traditional and period cottages are predominant, and there are also several Ranch house types in the district.

HISTORIC DESIGNATION Mesa Local Historic District: Designated 2017 National Register Historic District: Listed 2010 Buildings

126 single-family, commercial, institutional

Contributing

87 buildings (69%)

Non-Contributing

39 buildings (31%)

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

508

Map 2 .7:West Side-Clark Addition Historic District Map

D PL

W. 3 R D S T.

C L A R K S T.

W. 1 S T S T.

N. COUNTRY CLUB DR.

N . D AT E S T.

W. 2 N D P L .

W. P E P P E R P L .

W. M A I N S T.

LEGEND Historic District Buildings in the Historic District

N DRAFT DESIGN GUIDELINES

District Street Layout The West Side-Clark Addition Historic District includes the

including National Folk, Tudor/English Cottage Revival,

following district layout features significant to defining its

Spanish Revival, Pueblo Revival, Minimal Traditional, and

historic character: - Street Layout: The streets run on an east-west axis

Contemporary. - Building Types: Building types within the district range

with a common connection to North Date Street on the

from Bungalows and period Revival cottages to small

west boundary. North Meadow Lane is a short block

and mid-sized Ranch houses elsewhere in the district.

connecting West 1st Street and West Pepper Place. There are no alleys within the district. - Thoroughfares: There are no major thoroughfares

- Materials – Wall Surfaces: The majority of the district’s homes have stucco or brick wall surfaces. Other materials found include wood clapboard, vertical wood

within the district, which is the only historic district west

siding, wood shingles, vinyl siding, and stone. Several

of Country Club Drive.

homes include a combination of materials. Gable ends often feature vertical wood siding.

Lot Features

- Materials – Roofing: Most houses have replaced their

The West Side-Clark Addition Historic District includes the

original roofing materials with asphalt shingles. Several

following lot features:

houses retain their historic tile roofs, and several have

- Lot Size: The residential lot sizes in the district are uniform in size with the exception of the non-contributing

- Materials – Windows: Most homes retain their original

Palm Fountain Townhomes constructed in one large

or historic windows, including steel and wood casements

rectangular area. Several homes along West 2nd Place

and wood double-hungs. A number of homes include

sit on two lots.

large picture windows; many with divided lights. A few

- Lot Shape: The residential lots are rectangular in shape with the narrow side of the lot line facing the street. The Palm Fountain Townhomes, located on one large rectangular lot, face an inner courtyard with rear carports. - Setbacks: Front yard setbacks are uniform throughout the district, although side yards vary depending on placement of the house on the lot. - Driveway Locations: The majority of driveways are located on the left or right side of the house, paved with concrete, asphalt or brick pavers, and lead to the side or rear of the house. The district also has several unpaved driveways as well as driveways of paved strips infilled with brick or gravel.

Architectural Characteristics The West Side Clark Addition Historic District includes the following district architectural characteristics: - Architectural Styles: The district includes a variety of early and mid-20th century architectural styles, 82

wood shingles.

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

houses have replacement windows, including aluminum casements, and vinyl double-hungs. Window awnings are found on some homes. - Materials – Architectural Ornamentation: The district features homes with little ornamentation with the exception of exposed roof rafter tails, decorative fascia boards at the roof line and in porches, roof vents, and wood window and door trim. - Porches and Doors:The district features a number of porch types, including partial width, entry, and recessed within the cross-gable versions, most at grade level with concrete floors. Porch roofs often integrate within the main roof structure with slanted slopes. In some cases, front elevations feature verandas or patios. Wrought iron colonettes and square wood columns are common post elements. Doors are typically full panel or quarter light. - Height: Most residential dwellings within the historic district are one-story in height. - Roof Form: Roof forms mainly include low-pitched hipped and cross and side-gabled forms along with flat

District Landscape Features and shaped-parapeted roof common to Spanish Revival

The West Side-Clark Addition Historic District includes the

homes. English and Tudor Cottages feature higher roof

following important landscape features:

pitches. - Massing/Scale: The low-pitched roofs and the predominant one-story square and rectangular building shapes contributes to the district’s horizontal orientation and massing. - Garages and Carports: The district features one-car

- Yards: A majority of front yards have grass lawns with some shrubs and trees. Xeriscaping is present in some yards. A handful of properties have no landscaping. - Walls and Fences: Walls and fences are not present on the majority of properties in the district. There is little continuity in materials or appearance of those that are

frame and concrete block detached garages and sheds.

present, which include wood slats, metal with concrete

A majority of the houses in the district include attached

block or stucco posts, and chain link fences. Front and

carports and garages, some within cascading wings

side yard walls, including concrete block and stucco,

common in several Ranch homes.

occur in some yards. Wood and concrete block privacy fences are present in some rear yards. - Sidewalks and Walkways: Public sidewalks are present on all streets within the district. Narrow parkstrips are present on all streets except for West 2nd Place and North Date Street, where sidewalks run adjacent to the curb. The parkstrips provide a unifying appearance with grass planted in most areas. - Driveways and Curb Cuts: Driveways, including concrete aprons, are present uniformly throughout the district. Concrete curbs line the streets.

420 W. Clark (Bre e zeblock is a signif ic ant architectural feature in the district)

5 4 6 W. Pepper Pl. (A major it y of t he hous e s in t he district include attached garages and carports)

5 18 W. Clark (Gras s is pre s ent in mo s t f ront yards in the district)

DRAFT DESIGN GUIDELINES

GUIDELINES FOR THE WEST SIDE-CL ARK ADDITION HISTORIC DISTRICT Architectural Features - 2.118: Maintain and repair original or historic windows

- 2.125: Preserve, maintain, and repair all original or historic

and avoid removing or altering original window openings.

architectural features according to the Maintenance and

If windows have significantly deteriorated, consider

Preservation Guidelines found in Section 4.

replacement windows that match the originals in size, materials, configuration, and appearance. - 2.119: Retain, preserve, and maintain the original or historic roof shapes and pitches common for the district’s Craftsman, Minimal Traditional, Revival, and Ranch homes. The roof pitches of Tudor Revival and Minimal Traditional homes may be higher than many of the districts Craftsman homes. Avoid altering original roof shapes unless no other feasible option is available for new dormers and additions. Locate roof alterations where not visible from the public right of way. - 2.120: Retain, preserve, and maintain all other important

4 3 4 W. 2nd Place (Building t y pe s w it hin t he dis t r ic t include small and mid-sized Ranch houses)

architectural elements found at or beneath the roofline, including chimneys, parapets, cornices, gutters, soffits, and fascia. - 2.121: Maintain and repair original or historic doors and avoid moving or altering original door openings. Replacement doors should be appropriate to the dwelling’s architectural style or form. Full and half-panel doors are recommended as replacement doors in most instances for Craftsman and Revival homes. Full glass or multi-pane doors are recommended for Ranch homes. - 2.122: Maintain and repair original or historic porches wherever possible. Do not remove or alter the

470 W. Clark ( T he archite c t ural or nament at ion on this house includes decorative shutters, vertical siding, and bargeboard)

configuration of original porches and their individual elements for porches facing the public right-of-way. Avoid enclosing porches or altering historic porches when installing porch screens. - 2.123: Do not remove or alter original or historic portecocheres. Construct new carports and garages according to the Additions and New Construction Guidelines found in Section 5. - 2.124: Locate solar panels on a side or rear roof slope to minimize visibility from the street.

5 0 2 W. Clark (Maint ain and repair or iginal or historic windows)

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

- 2.131: New infill construction should use materials consistent with surrounding homes and within the historic district, including stucco, wood siding and brick. - 2.132: Construct additions and new infill development according to the Additions and New Construction Guidelines found in Section 5.

Landscape and Setting - 2.133: Maintain and repair original or historic fences and walls wherever feasible according to the Landscape and Setting Guidelines found in Section 6. Design and place new fences and walls compatible with the architectural style of the house and neighborhood in terms of material, 5 5 2 W. 2nd Place (Pre s er ve, maint ain and repair original or historic wall surfaces)

Additions and Infill Development - 2.126: Locate additions on the rear elevation. If a rear addition is not feasible, consider a side addition set back from the front elevation of the house. Avoid placing additions on the front elevation. - 2.127: Design additions to be compatible with the height, massing, materials, and stylistic characteristics of the historic house or building. Avoid unnecessary decorative and ornamental features. Provide a simple wall setback or a subtle change in materials to denote the addition

height, and character. Concrete masonry unit (CMU), stucco, and wood picket are common fence types. - 2.134: Maintain and preserve original or historic sidewalk and driveway materials, widths, and locations. - 2.135: Maintain existing landscape elements that contribute to the character of the property including mature trees whenever possible. Install new landscape elements to complement the building and surrounding neighborhood setting. Avoid installing artificial turf in areas visible from the street. - 2.136: Locate new patios and decks in rear yards or where minimally visible from the street.

from the main house or building. - 2.128: For Ranch property types, avoid constructing a full second floor addition. Alternatively, place dormer or partial floor additions on the downward roof slope on the rear elevation. - 2.129: Maintain window and door opening proportions of the main building on the addition. Proportions must also reflect those found in neighboring buildings. - 2.130: Maintain common front and side yard setbacks and main entrance orientation as found in the neighborhood and as required by the Mesa Zoning Ordinance.

5 5 2 W. Pepper Pl. (Maint ain and repair his tor ic fences and walls)

DRAFT DESIGN GUIDELINES

Flying Acres Historic District (1940-1957) OVERVIEW DESCRIPTION AND HISTORY The Flying Acres Historic District is a representative example of a post-World War II residential subdivision located north of the Evergreen Historic District and Mesa’s original townsite. The district is Mesa’s smallest, comprised only of two city blocks along the 100 block of West 8th Place and West 9th Street between North Grand and North Macdonald. The district’s architecture comprises variations of the Ranch house, including the Transitional Ranch with a small, square floor plan, and Early Ranch, which is more rectilinear in design. There are also three houses designed in the International Style that pre-date the subdivision’s development by several years – one built in 1940 and the other two in 1945. By 1957, with the neighborhood nearly built out, the last four lots would develop between 1967 and 1978. Most houses include attached carports or garages. The neighborhood’s uniform lots and broad streets convey a middle-class suburban character. The name Flying Acres is attributed to Major Jake L. Wilk, Jr. who, along with his wife Vivian Mae Wilk, would subdivide a 5.5-acre plot of land on November 16, 1946, with assistance from civil engineer W. T. Keplinger. Major Wilk was the training and operations officer with the Army Air Corps at Williams Field during World War II. The City of Mesa annexed the subdivision on December 6, 1948. Originally comprised of 36 lots, the district now includes 34 lots following the merging of four lots into two shortly after the creation of the subdivision. The original street names selected by the Wilks – Mountview Drive (now West 8th Place) and Echelon Drive (now West 9th Street) are names associated with the Air Force, though the current street names were in place by 1952.

HISTORIC DESIGNATION Mesa Local Historic District: Designated 2018 Buildings

34 Single Family Homes

Contributing

24 homes (71%)

Non-Contributing

10 homes (29%)

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Map 2 .8: Flying Acres Historic District

8 T

H P

L. 13

9 T

9TH PLACE

H S

9TH STREET

8TH PLACE

EVERGREEN HISTORIC DISTRICT

7TH PLACE

GRAND

8TH STREET

MACDONALD

7TH PLACE

LEGEND Historic District Buildings in the Historic District

7TH STREET

DRAFT DESIGN GUIDELINES

District Street Layout The Flying Acres District includes the following district layout

unit (CMU) wall construction or painted or color-tinted

features significant to defining its historic character:

stucco cladding. In addition, a number of houses use a

- Street Layout: The district’s street network consists of two parallel residential streets, both of which are one block in length — the 100-blocks of West 8th Place and West 9th Street. Access to the district is from North

combination of materials, sometimes found in the gable ends, including CMU, stucco, board and batten siding, vertical wood siding, vinyl siding, and brick. - Materials – Roofing: Most roofing materials found in the

Grand on the west and North Macdonald from the east.

historic district are asphalt shingles in gray, white and

There are no rear alleys.

brown colors. Three houses have clay

- Thoroughfares: Other than access from North Macdonald and North Grand, there are no other major thoroughfares in the district.

tile roofs, including flat tiles and Spanish tiles, while several homes have installed a white reflective roof coating. - Materials – Windows: A majority of the historic district’s

Lot Features - Lot Size: Lot sizes are uniform throughout the district at approximately 63.5 x 100 feet. There are four larger lots subdivided from six original lots, and one other lot measuring approximately 100 x 100 feet. - Lot Shape: Most of the residential lots are rectangular in shape, with the narrow boundary along the street. Five of the lots are square in shape. - Lot Coverage: The overall lot coverage is uniform with

dwellings still retain their historic or original windows, including steel casements and wood double-hung windows. Characteristic window types include corner windows, horizontal window rows, and picture windows, often with multiple panes. - Materials – Architectural Ornamentation. Most Ranch homes have little ornamentation as characteristic of the building type. What architectural ornamentation and detailing is present includes exposed roof rafters and horizontal or vertical wood siding in the gable ends or as a secondary wall siding material. Other ornamentation

slight variations due to a range in the width and depth of

includes paired posts on porches and carports and

houses.

intricate wrought-iron porch post designs.

- Setbacks: The front yard setbacks are uniform

- Porches and Doors: Most houses include an extension

throughout the district, while most lots have narrow side

of the roof that overhangs a portion of the front elevation

yards with some variation.

to create an entry porch with wood or wrought iron posts. Several such roofs extend across the house’s entire front

District Architectural Features The Flying Acres Historic District includes the following architectural features significant to defining its historic character: - Architectural Styles: Many of the homes represent various architectural styles including Transitional Ranch, Early Ranch, French Provincial Ranch, and the International Style. - Building Types: The single-family Ranch home is the predominant building type. - Materials – Exterior Wall Surfaces: The district’s residential dwellings feature either concrete masonry 88

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

façade, often with a low wall or landscaping to create privacy. Some houses include a separate porch roof. Most porches remain open, although there are several enclosed or screened porches. Entry doors generally face the street with some examples of side entries. - Height: All dwellings within the historic district are onestory in height with the exception of one with a secondfloor addition. There is also one detached two-story garage constructed in a side yard. - Roof Form: A low-pitched roof with narrow eaves is a significant character-defining feature of the historic district. Half of the roof forms are gabled, often with front

District Landscape Features and side gables. Other roof forms include hipped, flat,

The Flying Acres Historic District includes the following

and shed roofs.

significant landscape features:

- Massing/Scale: The combination of low-pitched roofs with asymmetrical façades and low, horizontal massing helps to define the overall character and scale of the district. - Garages and Carports: Attached carports are significant character defining features of the historic district, present on 53 percent of the houses in district. Additionally, 26 percent of the homes have enclosed the carport for additional living space, 15 percent have an attached garage, and six percent have a detached garage, including one recently constructed two-story garage. Many of the houses include rear yard sheds, though few are visible from the street.

- Yards: Over half of the yards in the historic district are grass, and many include landscaping, shrubs, and trees. The remaining yards are gravel or dirt, though some do include some landscaping treatments. Mature trees are present on most lots. - Walls and Fences: Fencing is not common in the district, although there are examples of wood picket, metal, CMU, and chain link. Low CMU walls alongside lot lines are common, as are wood privacy fences at rear yards. - Sidewalks and Walkways: Public sidewalks are present on both streets within the district and run adjacent to the curb, with streetlights on contemporary metal poles interspersed along the north side of each street. - Driveways and Curb Cuts: Each house typically has a front curb cut and concrete driveway leading to the side carport, enclosed carport, or garage. Two corner houses include rear driveways off of the side street. Several driveways include an additional parking pad.

10 2 W. 9 t h S t re et , E arl y Ranch , 195 3

14 4 W. 9 t h S t re et (His tor ic c oncrete mas onr y unit s (CMU) are a signficant characteristic of the district and should be preserved, maintained and repaired)

12 3 W. 8 t h Place

(International St yle, 1940)

DRAFT DESIGN GUIDELINES

DISTRICT GUIDELINES FOR THE FLYING ACRES HISTORIC DISTRICT Architectural Features - 2.137: Retain and preserve the original or historic roof shape and slope and other important architectural elements, including chimneys, parapets, cornices, gutters and soffits and fascia. - 2.138: Do not alter the original roof shape unless no other feasible option is available. Locate roof alterations where not visible from the public right of way. - 2.139: Maintain and repair original or historic doors. Do not move or alter original door openings. Replacement doors should be appropriate to the dwelling’s architectural style or form. - 2.140: Maintain and repair original or historic windows. Do not remove or alter original window openings. Replacement windows should match the originals in size and appearance. - 2.141: Maintain and repair original or historic porches. Do not remove original porch elements when installing porch screens. - 2.142: Maintain and repair original or historic carports and garages. Carport and attached garage conversions and enclosures should be compatible with the house in materials, detailing and ornamentation. - 2.143: Construct new carports and garages according to the Additions and New Construction Guidelines found in Section 5. - 2.144: When locating solar panels on a historic building,

- 2.147: Locate additions on the rear elevation where space and lot requirements permit. If a rear addition is not feasible, consider a side addition set back from the front elevation of the house. Do not locate additions on the front elevation. - 2.148: Do not construct a full second floor addition on Ranch property types. Rather consider dormer additions located on an elevation not visible from the public right of way. - 2.149: New construction should maintain the existing front and side yard setbacks, scale, and proportion of other houses on the block and within the historic district. - 2.150: New infill construction should use materials consistent with surrounding homes and within the historic district. - 2.151: Construct additions and new infill development according to the Additions and New Construction Guidelines found in Section 5.

Landscape and Setting - 2.152: Maintain and repair original or historic fences and walls. - 2.153: Design and place new fences and walls typical of the architectural style of the house or those historically found in the historic district in terms of material, height, and character.

locate on a side or rear roof slope to minimize visibility from the street. Do not damage historic roofing materials during installation. - 2.145: Preserve, maintain, and repair all original or historic architectural features according to the Maintenance and Preservation Guidelines found in Section 4.

Additions and Infill Development - 2.146: Design additions to be compatible with the scale, massing, materials, and stylistic characteristics of the

126 W. 9 t h S t re et (His tor ic w indow s are signif ic ant

historic house.

features and should be preserved and repaired)

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

- 2.154: Maintain and preserve original or historic sidewalk and driveway materials, size, and locations. Do not widen existing driveways. - 2.155: Maintain and repair original or historic patios and decks. Locate new patios and decks in rear yards or where minimally visible from the street. Patios on the front elevation may be appropriate if paving materials are compatible with materials found on the house, are at grade, and do not significantly encroach upon the front lawn space. - 2.156: Maintain and preserve existing landscape elements including mature trees whenever possible. - 2.157: Install new landscaping appropriate to the existing character of the house. Do not install artificial turf in areas visible from the street. - 2.158: Preserve, maintain and repair original or historic landscape features and site elements according to the Landscape and Setting Guidelines found in Section 6.

100 -block W. 8 t h Place (Unif or m s et back s help to define the character of the historic district. Landscaping should consider the character of the

108 W. 9 t h S t .

house, the local climate and water conser vation)

DRAFT DESIGN GUIDELINES

Additional Resources - City of Mesa, Historic Preservation Office 55 North Center Street Mesa, AZ 85201 https://www.mesaaz.gov/residents/historic-preservation-office - Arizona State Parks and Trails, State Historic Preservation Office 1100 W Washington St Phoenix, AZ 85007 (602) 542-4009 https://azstateparks.com/shpo - National Park Service, U.S. Department of the Interior National Register of Historic Places https://www.nps.gov/subjects/nationalregister/index.htm - National Park Service, U.S. Department of the Interior Technical Preservation Briefs https://www.nps.gov/tps/how-to-preserve/briefs.htm

160 N. Center (The Sirrine House is one of the oldest homes in Mesa, constructed in 1896)

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

15 E 1st Ave (First United Methodist Church of Mesa)

DRAFT DESIGN GUIDELINES

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

SECTION 3

GUIDELINES FOR DOWNTOWN AND OTHER H E R I TA G E PLACES Section 3 Contents - Overview - Downtown Mesa - Mesa Commercial Architecture - Commercial Building Guidelines - Motels - RV Parks and Mobile Home Communities - Ranches and Post-War Subdivisions - Ranch and Post-War Subdivision Guidelines - Mesa Cultural Heritage - Heritage Neighborhood Recognition Program

DRAFT DESIGN GUIDELINES

OVERVIEW Section 3 of the Mesa Design Guidelines for Historic

adaptive reuse of historic buildings, and the maintenance,

Properties provides information on historic commercial

repair, and replacement of historic building materials and

properties in Downtown Mesa, and other important

architectural features.

heritage resources, including historic motels and Post-War

Although these guidelines provide information to property

subdivisions. This section also describes the City of Mesa’s Heritage Neighborhood program and other aspects of the community’s cultural heritage, including archaeological resources, among others.

owners, they do not intend to substitute consultation with qualified design professionals, preservation architects, landscape architects, and contractors when planning and executing a building preservation and rehabilitation

This section provides guidance on the appropriate

project. Property owners and investors are also responsible

preservation and rehabilitation of commercial buildings,

for obtaining all required building permits, including a

including their materials and architectural features, such as

Certificate of Appropriateness, from the City of Mesa

façades, storefronts, awnings, and canopies. Following the

Historic Preservation Office. Please consult with the Historic

Secretary of the Interior’s Standards for Preservation and

Preservation Office for additional information on permitting

Rehabilitation, the design guidelines encourage the ongoing

requirements.

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Downtown Mesa Located at the heart of the original townsite, Downtown

Southwest or featured remodeled storefronts and façades to

Mesa largely developed along Main Street between Center

mirror the new trends in traditional commercial architecture.

Street and Country Club Drive after Mesa’s platting in 1883.

Towards the 1930s and into the 1950s, storefronts would see

Originally designed after the “City of Zion” plan with larger

continued change with deeper recessed entrances with

square agricultural lots, the commercial district gradually

large plate glass windows and aluminum framing, while the

subdivided into smaller lots allowing for the construction of

exterior of the second floor remained intact. Today, common

individual commercial buildings. While the earliest buildings

building materials and design elements found in Downtown

featured adobe construction, brick and concrete block

Mesa include vertical metal panels and wood siding, wood

became more common as Downtown Mesa developed and

clapboard siding, stone veneer, pilasters, and wood cornices,

flourished in the early 20th century following the arrival of the

dentils, and brackets.

Southern Pacific railroad in 1922 and the building of the LDS

By the 1980s, with Downtown Mesa struggling to compete

Temple in 1927.

with nearby shopping centers and malls, large stucco

In the early 20th century, Downtown's one- and two-story

colonnades were attached to the Main Street building

commercial buildings contained retail stores, offices,

façades with an intent to create a uniform appearance and

and hotels, many featuring canvas awnings and wooden

surface for signage. The colonnades resulted in a dramatic

porches. As the City of Mesa grew in population in following

change to Downtown Mesa’s historic character by altering

decades, new commercial buildings along Main Street and

the storefront level, effectively blocking its view from

its adjacent cross streets, such as Macdonald and Robson,

passing cars. In recent years, property owners have taken

reflected, in traditional forms, the preferred architectural

the initiative to remove several sections of the colonnade

styles of the time period, including Classical Revival, Mission

structure in an effort to rehabilitate their historic commercial

Revival, and Art Moderne. Other brick buildings were clad in

building façades.

stucco to mirror the regional architecture of the American

Downtown Mesa is a typical traditional 20th century commercial district with a unified street rhythm of building façades placed at the sidewalk on both sides of the street. Entrances along rear alleys, paved with concrete and brick pavers, provide additional access to rear parking areas. Wide sidewalks with ornamental streetlights and furniture, as well as some moderately sized trees, create a pedestrian-friendly environment. A central median now hosts tracks for a light rail line connecting Mesa with Phoenix. Additional free-standing buildings to the east and west complete the character of the commercial district. Several historic commercial buildings are prominent within Downtown Mesa, including the Drew Building, constructed in 1920 in the Classcial Revival style, and the Pomeroy Building, built c. 1891; the Nile Theater, built in 1924; and the former Alhambra Hotel, originally constructed in 1893 and rebuilt following a fire in 1922. Listed in the National Register of Historic Places in 1991, the Alhambra Hotel is designed in the Mission Revival style.

10 4 W. Main , Chandler C our t , 19 08

DRAFT DESIGN GUIDELINES

Mesa Commercial Architecture The following is a description of the common traditional commercial building forms found in Downtown Mesa.

ONE-PART COMMERCIAL BLOCK The One-Part Commercial Block is a common commercial building form found in most traditional downtowns and commercial districts throughout the country. Onepart commercial blocks are one-story square or rectangular in form and may feature ornamentation and fenestration of a particular architectural style. Many are more utilitarian in appearance with minimal ornamentation, especially after the 1920s.

Typical Form Features - One story in height - 19th century examples often in box form - 20th century examples often horizontal or rectangular in shape - Recessed storefronts with large plate glass windows and transoms - Generous upper façade above the storefront and below the parapet - Little or minimal architectural detail depending on date of construction - Shaped parapets and stone coping at the roof line

T WO-PART COMMERCIAL BLOCK The Two-Part Commercial Block is the most widespread commercial building form found in most traditional downtowns. Typically two to four stories in height, TwoPart Commercial buildings feature ground-level storefronts as one zone with the upper floors as the second and topped with a defined cornice line. A storefront cornice or change in building material or façade fenestration often separates the two zones. Such buildings typically feature ornamentation characteristic of a particular architectural style but may be more vernacular and simpler in design if constructed after the 1920s. Often, Two-Part Commercial building façades include several architectural styles due to storefront alterations.

Typical Form Features - Two-to-four stories - Rectangular in form - Well-defined separation between storefront level and upper façade - Roof-line cornice detail - Often characterized by a distinct architectural style - Recessed storefront entries common

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Commercial Building Guidelines The following section describes the common elements of historic commercial buildings, including façades and storefronts.

FAÇADES

STOREFRONTS

A façade is a building’s external face or elevation.  For a

Storefronts are the most recognizable feature on a historic

traditional commercial building constructed to the front and side lot lines, such as those found in Downtown Mesa, the front façade displays those elements that typically define the building’s architectural style and historic character.  A one-story commercial façade is typically composed of a storefront capped by a cornice or frieze.  Commercial façades with multiple stories typically include a ground floor

commercial building as they easily seen when passing on foot or by car.  In addition to being a significant architectural feature, storefronts serve to merchandise and advertise products.   In response to changing architectural style preferences, business owners would often alter the look of their storefronts to appear in keeping with the times.  As a result, few original storefronts remain in Mesa, as is the case

storefront and upper floors defined with rows of windows

in most communities.

capped by a cornice or frieze.  In One-Part Commercial

Early 20th century storefronts typically utilized materials

buildings, the upper façade will feature no windows. Many

such as wood, brick, or stone.  A traditional storefront

commercial buildings include entries on the rear façade,

design incorporated clear plate glass storefront windows

accessible from alleys, parking lots, or side streets.  While

flanking a recessed entry, often with transom windows

most rear façades have minimal architectural detail, in some

above.  In some instances, the use of brick, stone, or

cases a rear façade can contribute to the character of a

ceramic tiles for the floor of the entry provided an additional

commercial district.  In Mesa, commercial façades of brick or

design element.  Beginning in the 1930s, alterations to the

stucco are common and may include other materials such as

storefront design provided a more modern look to attract new

wood, metal, or stone.  Proper maintenance and rehabilitation

customers.  Storefront alterations continued into the Post-

techniques can help maintain exterior structural integrity and

War era.  Designs often used a brick or stone veneer with

historic character.

angled recessed entries and aluminum or steel framing along

F igure 3.1:Elements of a Historic Commercial Building CORNICE

UPPER STORY WINDOWS

TRANSOM SASH D I S P L AY W I N D O W STOREFRONT K NEE WA LL / BULK HE A D

DRAFT DESIGN GUIDELINES

with plate glass windows.  Other materials included terrazzo,

War II, most awnings consisted of canvas materials with

structural glass, glass block, and colored glass panels such

a metal structural frame fixed in place or retractable from

as Vitrolite, popular mostly during the 1920s and 30s.

the building. Following World War II, new technologies and

While a storefront’s design and materials may differ from the

stylistic preferences resulted in awnings of vinyl resin, acrylic

rest of the façade, it does not mean it is not significant to the

fiber, polyester, aluminum, and fiberglass. Canopy materials

character of the building.  Storefront designs over 50 years

consisted of wood, metal, and stucco.

in age often have their own historic significance, highlighting

Most historic buildings in Downtown Mesa utilized awnings

the architectural evolution of the building.  For non-historic

or canopies, including at their rear entrances accessible to

storefronts, understanding the period and character of

the public.  Following an initiative in the 1970s, which added

the building is key to determining future alterations.  Using

non-historic stucco colonnades along Main Street, building

archival documentation such as drawings or historic

rehabilitation incentive programs in recent years have

photographs will assist in determining an appropriate

facilitated the removal of several sections of the colonnades.

design.  Use materials appropriate to the design and

Replacing them with awnings or canopies has helped to

character of the building.

restore Downtown’s historic character.

AWNINGS AND CANOPIES

SIGNAGE

Awnings and canopies are significant to a historic

Signage is another critical design element in a historic

commercial façade given their function and

commercial building. Section 7, Guidelines for Signage,

appearance.  Both awnings and canopies provide shade

presents detailed design guidelines on signage.

and protection and aid in energy efficiency by reducing heat gain into the storefront. They are also significant features of a commercial building’s appearance by adding visual interest through different materials and colors. Prior to World

2 18 W. Main ( T his proje c t ing c anopy and neighbor ing

3 9 W. M a i n , D r e w B u i l d i n g , 1 9 2 0 ( Tr a d i t i o n a l c o m m e r c i a l

striped canvas awning are traditional methods of

buildings include a sign band above the storefronts)

providing shade for storefronts)

100

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

GUIDELINES FOR PRESERVATION AND REHABILITATION 3.1: Façade Inspections – Inspect on an annual or semi-

3.3.2: When planning a preservation and rehabilitation

annual basis the condition of exterior siding materials,

project, use archival information such as drawings or

including wall surfaces, windows, and roof parapets.  Record

historic photos as a guide.  When archival information is

which façade elements need maintenance and repair.

not available, propose changes that are compatible with

3.2: Façade Material Preservation and Repair -

the massing, scale, materials, and architectural style of

Retain the original or historic building materials wherever possible.  Do not cover exterior surfaces with new materials not appropriate to the building's architecture.  When repair is necessary, repair areas of significant deterioration using similar or in-kind materials appropriate to the building and its architectural style.  Materials such as wood, brick, and stucco involve specific methods for material preservation and repair. For specific information on preserving and repairing original or historic materials, refer to Section 4: Buildings for Building Materials and Maintenance and its subsections: 4.2-4.5 – Wood Preservation and Repair Methods.  4.7-4.10 – Stucco Preservation and Repair Methods  4.12-4.15 – Brick and Stone Masonry Preservation and Repair Methods  4.39-4.45 – Window Preservation and Repair Methods

the building.    3.4: Storefront Preservation and Repair - Retain the original or historic materials and do not cover exterior original or historic surface materials with new materials inappropriate to the design of the building, such as EIFS (External Insulating Finishing System), concrete block, stucco, masonry veneer or artificial siding.  Repair deteriorated areas of a storefront using like materials or materials appropriate to the period.  3.5: Character-Defining Storefront Features - Preserve character-defining storefront features, including display windows, bulkheads, recessed entrances, transom windows, sign bands, and storefront cornices.  3.5.1: Repair historic storefront windows and framing systems with like materials.  When replacement is necessary, use materials in keeping with the profile and appearance of the original design, including clear glass,

3.3: Character-Defining Façade Features -

wood, aluminum, or steel.

Retain, repair, and preserve character-defining features of

3.5.2: When planning to replace a non-historic storefront,

commercial building façades, including historic storefronts, transom windows, cornices and parapets, decorative windows, windows sills and lintels, windows and window openings, and other features that contribute to the character and architectural style of the façade.

consult a preservation architect and utilize available archival documentation to determine the historic storefront design.  For new designs, propose changes that are compatible with the scale, proportion, materials of the building.  Do not introduce new storefront features

3.3.1: Repair rather than replace historic windows.  If

or materials which are incompatible with the character of

replacement of windows is necessary, use a like or

the building or period.

similar material and match the profile and appearance. 3.3.2: Avoid unsympathetic alterations to original or historic façades and do not introduce new features that are incompatible with the building’s architectural style and form.

DRAFT DESIGN GUIDELINES

101

3.6: Existing Awnings and Canopies – Retain and

Additional Resources

repair original or historic awnings, and canopies when

possible.  Replace deteriorated materials and features using like or in-kind materials.    3.7: New Awnings and Canopies - When planning to install a new awning or canopy, use archival information such as historic photos as a guide. When archival information is not available, use a design and material that is compatible with the age and character of the building, such as canvas or metal. Avoid unnecessary damage to historic materials during installation of new awnings.

Rehabilitating Historic Storefronts, Preservation Brief 11, by H. Ward Jandl.

2. Architectural Character: Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Their Character, Preservation Brief 17, by Lee H. Nelson.  3. The Use of Awnings on Historic Buildings: Repair, Replacement and New Design, Preservation Brief 44, by Chad Randl.  4. Maintaining the Exteriors of Small and Medium Size Historic Buildings, Preservation Brief 47, by Sharon C. Park.

F igure 3. 2:Proper Awning Location and Installation

F I X ED SLOPED AW NING ABOVE TRANSOMS

FIXED CANOPY ABOVE TRANSOMS

102

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

W. Main S t . & No. Macdonald ( T he Valley Nat ional Bank Clock)

DRAFT DESIGN GUIDELINES

103

Motels While Mesa’s relied heavily on agriculture in its early decades,

HISTORIC MOTELS

tourism grew into a dominant economic force following the

Most historic motels in Mesa are found along the Main

growing popularity of the automobile and the creation of the first generation of paved interstate highways in the 1920s. As thousands of families began traveling to the Southwest in search of improved health, sunshine and recreation, the appearance of cottage and motor courts developed to serve their needs. Consisting of a group of cottages or cabins, often organized around a central green space, the cottage court was popular among families and vacationers. The Buckhorn Baths Motel in Mesa, designed from 1939 to 1947 in a vernacular Pueblo Revival style and constructed to capitalize on its desert location, is one such example. The cottage court also allowed travelers to park nearby and relax in comfort. Motels, also known as motor hotels and motor lodges, were a step up from the cottage court in terms of convenience and comfort. Typically located on the outskirts of town in order to attract arriving visitors, motels became the dominant form of tourist lodging beginning in the 1930s with over 60,000 motels located around the country by the early 1960s. Square or U-shaped in plan, most motels included a main office, often with an adjoining café or tourist shop, and a string of motel rooms sharing a party wall around a central parking lot or landscaped courtyard. In some cases, covered carports flanked duplex units within the larger courtyard providing guest parking adjacent to each motel room. While a majority of motel buildings are one story in height, twostory sections were common to house the owner or manager above the ground floor office. Larger motels included both one- and two-story buildings for guest housing. Amenities were few, but often included patio areas, shuffleboard courts, and a swimming pool. Large freestanding signs with colorful neon designs sought to draw in customers and are an iconic part of motel architecture.

Street corridor to the east and west of Downtown Mesa. As Mesa spread outwards from its historic core in the mid-20th century, new motels sprang up along the major corridor into and out of Mesa. Most motels in Mesa featured a prominent free-standing sign – often using colorful neon – and a driveway entrance along the street. The entrances to the lobby office and motel rooms typically faced an inner U-shaped courtyard. Many of the motel designs in Mesa were meant to appeal to tourists, with styles referencing the Spanish and Native American culture, such as Pueblo Revival and Spanish Colonial Revival. Others tended towards a more contemporary design, often with plain walls and low-pitched roofs. Most motels in Mesa have undergone alterations to varying degrees. The following common materials and architectural features of Mesa’s historic motels: - Smooth or rough stucco wall finishes, wood clapboard siding or concrete masonry units - Clay tile and standing seam metal with flat and sidegabled roof shapes common - Typically one-story or a mix of one- and two-stories in height - Rectangular forms placed in a U-shape around an interior courtyard - Overhanging eaves and flat canopies with bracketed versions common - Porch columns with square wood or stucco; thinner columns are typically metal or wood - Large free-standing steel and metal neon signs with decorative metal facing

104

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

RV Parks and Mobile Home Communities With the rise in popularity of the automobile in the early 20th century and its increasing use for recreation and tourism, the travel trailer (also known as a recreational vehicle or RV) was created to provide flexibility and economy to families traveling across the country. This led to the creation of the mobile home in 1952 as a permanent housing option. Although still mobile, when necessary, collections of mobile homes were created in the form of subdivisions, meeting the need for affordable housing. Early versions were only 10-12 feet wide, preventing their location within municipalities based on the size of the structures. By the 1960s, mobile homes were commonly 20-24 feet in width, allowing for more permanent locations. In 1974, the U. S. Congress passed the Mobile Home Construction and Safety Standards Act, which recognized mobile homes as official residential dwellings. Following World War II, numerous RV parks were developed in Mesa housing seasonal residents during the winter months. As this form of housing grew in popularity, more permanent communities were established. During this period, most RV parks and mobile home communities were located outside the city limits. As the city grew through annexations, most historic RV parks are now located within Mesa city limits, concentrated along East Main Street between East University Drive and East Broadway Road. While no official survey of mobile home communities has been undertaken in Mesa, many are over 50 years of age, the official age for eligibility for listing in the National Register of Historic Places. Future surveys should document issues with integrity and materials, as many have been converted or altered for more permanent habitation. Regardless, RV parks and mobile home communities played an important role in the development of Mesa during the post-World War II era and should be considered in future documentation and listing of Mesa Historic District designations and National Register listings.

DRAFT DESIGN GUIDELINES

105

Ranches and Post-War Subdivisions The Ranch is one of the most familiar mid-20th century American residential property types, constructed in communities across America beginning mostly after World War II through the 1970s. A traditional Ranch home provides a more functional open floor plan on a single level, considered at the time a more modern way of living and attractive to homeowners of the time period. The Ranch home differed from earlier housing types dating from the late 19th and early 20th centuries where multiple, compact rooms on several

Mesa contains thousands of Ranch homes in hundreds of subdivision developments. The 2004 study Mesa Post War Modern Single Family Subdivision Development, 1946-1973 identified individual Post-War subdivisions, and recommended the City of Mesa prioritize future surveying efforts in these neighborhoods. Many of the remaining Ranch neighborhoods remain worthy of further study and evaluation for listing in the National Register of Historic Places or for local designation.

floors was commonplace. Other Ranch home features included spacious yards on wide lots, often with a rear detached garage or attached carport. Later designs typically included a garage incorporated into the house. Following World War II, lower-cost mortgage financing became more widely available to returning veterans, helping

Additional Resources - Mesa Postwar Modern Single Family Subdivision Development, 1946-1973, by Liz Wilson and Debbie Abele, 2004.

to spur to spur the rapid creation of Ranch subdivisions at a larger scale than earlier housing developments. In Mesa, post-war developers constructed Ranch subdivisions outside the original Mesa townsite, and the City of Mesa would later expand its boundaries to incorporate them. Most Ranch developments would locate near shopping centers and neighborhood schools, and unlike early residential developments in most cities, Ranch neighborhoods would integrate sidewalks into the curb and gutter system rather than separated by a parkstrip. Most Ranch subdivisions would feature curvilinear rather than grided streets. Many Ranch homes in Mesa have concrete masonry unit construction (CMU), which may be painted or clad in various materials including brick, stucco, and horizontal or vertical wood siding. Low-pitched gabled or hipped roofs with asphalt shingling, clay tile, and wood shingles common roof materials. Contemporary and Modern design Ranch home versions often include flat or shed roofs shapes. Other Ranch homes may have certain character traits of other historical styles such as Colonial or the Spanish Revival, or feature interpretations of Polynesian Tiki dwellings, Swiss Chalets, and others.

106

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

3 2 7 W. 9 t h Place S ou t h (D e c orat i ve bre e zeblock is a prominent architectural feature of this Ranch house)

113 2 W. 4t h Place (A rche d openings are a main

6 10 W. Mc Clellan ( T he garage addit ion at lef t is

feature of the Los Ranchos st yle)

compatible to the house in scale, location and design)

336 N. Beverly (This early Ranch house retains its

7 3 0 S . E d g e w a t e r D r. ( T h e b r e e z e b l o c k s c r e e n i s a

historic wood windows)

signif icant character-def ining feature)

7 2 9 S . E d g e w a t e r D r. (A r c h i t e c t u r al f e a t u r e s s u c h a s m u l t ip l e w all m a t e r i al s , l o w -p i t c h e d r o of, an d g ab l e s a d d t o the character of the house.

DRAFT DESIGN GUIDELINES

107

RANCH HOME PROPERT Y SUBT YPES IN MESA Summarized below are the different Ranch house subtypes and variations found in Mesa’s Post-War residential subdivisions.

TRANSITIONAL RANCH – 1938-1950 - Single story - Small, square boxlike form - Low or very low-pitch gable or hip roof - Small, wood columned porch over the entry or at the juncture of the two front wings - Brick, wood, stucco, or CMU block walls - Square or rectangular window and door openings - Wood or metal-framed windows with small panes; casement, fixed, or doublehung types - Decorative shutters occasionally flank windows - Often horizontal siding in gable ends - Asphalt shingle roofing - Often with a single car detached garage at the back of the lot

E ARLY RANCH – 1938-1953 - Single story - Rectilinear or “L” plan with a horizontal emphasis; some irregular plans - Low-pitched gable or hip roof, often truncated - Prominent entry porch - Brick walls, painted CMU block or stucco - Square or rectangular window and door openings - Metal-framed windows with small panes; of either casement or fixed types - May have corner or bay windows or shutters for extra ornamentation - Often horizontal siding in gable ends - Asphalt or asbestos shingle roofing - Often with a single car detached garage at the back of the lot

1444 N. Bel Air Drive (The low-pitched roof and multiple siding materials are characteristics of the California Ranch st yle) 108

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

RANCH COT TAGE – 1940-1960 - Single story - Horizontal form most common; also boxlike form or “L” plan - Medium pitch hip roof or low pitch truncated hip form, often with closed eaves - Usually lacks a front porch - Brick or painted CMU block walls - Square or rectangular window and door openings - Metal-framed windows with small panes; of either casement or fixed types - Simple detailing with little ornamentation - Often with a single car detached garage at the back of the lot

SIMPLE RANCH – 1946-1970 - Single story - Rectilinear or “L” form - One exterior wall material, typically block or brick, no variation in treatment of materials - Little or no extra ornamentation, such as shutters, special cut fascia board, or porch posts - Single car integrated carport or garage - Often lacks a defined front porch, may have a slight overhang at entry - Characteristic style found throughout the postwar period - Often associated with typical subdivisions

CALIFORNIA RANCH – 1955-1965 - Single story - Long horizontal form often rambling or with projecting wings and with the broadside to the street - Combination of two or more exterior wall materials across front façade, such as CMU block, board-and-batten, or wood siding over a band of brick, weeping mortar block, stucco, or stone - Low-pitched gable or hip roof, typically sheathed in asphalt shingle; asbestos shingles and wood are found on more upscale examples - Front porch often extends across the main façade with supporting wood posts or front porch overhang between projecting wings - Integrated garage or carport - Ornamental trim frequently includes wood shutters and decorative porch post and railings - Common style for mass produced tract homes constructed in the late 1950s and early 1960s; also a frequently constructed custom Ranch Style home

DRAFT DESIGN GUIDELINES

109

TRI-LE VEL/SPLIT-LE VEL – 1955-1965 - 3 levels with one main floor and two half stories - “L” plan - Often uses California Ranch or Character Ranch accents - Larger than typical ranch with more rooms and bathrooms - Typically has an integrated two-car garage

FRENCH PROVINCIAL RANCH - Single story - “L” shaped or irregular plan with one or more projecting wings - Multiple hip roofs, often medium pitched with molded eaves; occasionally seen with wide overhangs and boxed eaves - Flat or segmental-arched windows; sometimes window dormers which penetrate the eaves - Corner and bay windows, with small rectangular or diagonal glass planes - Louvered shutters - Small front porches, sometimes with ornamental wood posts or wrought iron columns

AMERICAN COLONIAL RANCH - Single story - Elongated rectilinear or “L” plan - Low, long forms with the broadside of the façade facing the street - Low to medium-pitched gable roof, usually with one gable facing the street - Light-colored horizontal siding, shingles, or painted brick - Federal or Greek Revival door surrounds and/or front porch - Classical moldings on cornices, windows, and door openings, with classical doors - Small-paned, usually paired, casement windows - Simple, masonry chimney - Louvered shutters, dark colored

PRAIRIE RANCH - Single story - Rectilinear plan with a horizontal emphasis - Low-pitched hip roof or modified hip, broadside to the street - Broad overhanging eaves - Multiple materials often used in the front exterior façade with an emphasis on organic decorative elements to create door surrounds, planters, and low walls - Decorative door and window treatments including sidelights, craft-style front doors, and corner windows - Often lacks a defined front porch

110

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

CHARACTER RANCH – 1955-1965 - Single story - Homes portrayed “personality” detailing on the front façade to convey the character of a Cowboy Ranch, Dutch Colonial, Swiss Chalet, English Tudor, or Polynesian Tiki - Exterior walls CMU block or brick with additional wall materials used to define the character including wood, brick, and stone accents - Weeping mortar commonly used on the Swiss Chalet and occasionally on the English Tudor styles - Chalet character defined by scrolled fascia board pattern, asymmetrical and wide gable hoods over windows or an extension of gable roof strip beyond the eaves - English Tudors characterized by variation in façade materials and treatment and steep pitched hoods over windows - Dutch Colonials defined by gambrel hood over windows or a gambrel garage roof - Associated with tract subdivisions of the late 1950s and early 1960s

CONTEMPORARY - Single story - Boxlike or rectilinear plan - Flat or extremely low-pitched gable roof built up using impermeable materials, usually with gable ends to the street - Band of contrasting CMU block or brick across bottom of front façade, often merging into wing walls - Architectural details such as decorative block patterns or porch posts - Glass window walls and clerestories - Front façade divided into horizontal and vertical panels of glazing, CMU block, and brick walls - Carports more common than garages - Smaller examples were often simple and inexpensively built - Many custom homes employed more progressive designs reflecting the input of architects - Progressive examples often have a prominent chimney

LOS RANCHOS - Single story - Very low-pitched roof - Wall materials typically slump block or stucco - Arched windows, porches, entry - Wrought iron ornamentation, railings, and gates - With attached two-car carport or garage - Popular in late 1960s and early 1970s

DRAFT DESIGN GUIDELINES

111

INTERNATIONAL ST YLE - Single story - Rectilinear or irregular plan with the broad side facing front - Low, squared, geometric massing, often with overhanging canopies and hoods; no curved forms - Flat or very low pitch gable roofs, sometimes cantilevered or with parapets - Cantilevered balconies with metal railing - Concrete structure with smooth stucco walls, masonry, or wood - Square window and door openings; expansive metal-framed windows with small panes; windows at building corners - No applied ornamentation - Wide fascia board

10 19 W. 4t h Pl.

112

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

RANCH AND POST-WAR SUBDIVISION GUIDELINES 3.8: Preservation of Architectural Features – Retain,

3.8.2: Avoid moving or altering original door openings.

preserve, and repair significant original or historic Ranch

Replacement doors should be appropriate to the

home architectural features, including roof shapes,

dwelling’s style or form.

chimneys, eaves, soffits and fascia, porches, window and door openings, patios, and attached or detached garages. Refer to Section 4: Guidelines for Building Materials and Maintenance for detailed information of preservation and repair of historic house features. 3.8.1: Avoid altering the original roof shapes unless such alterations are not visible from the public right of way.

3.8.3: Avoid removing or altering original window openings. Replacement windows should match the originals in size, appearance, and materials where feasible. 3.8.4: Avoid removing original or historic porch elements on the front façade, if possible. If significantly deteriorated replace such elements in-kind or similar or like materials. 3.8.5: Maintain and repair original or historic carports and garages wherever feasible. Carport and attached garage conversions and enclosures should be compatible with the house in materials, detailing and ornamentation. 3.8.6: Locate solar thermal panels on a rear roof slope to minimize visibility from the street. Do not damage historic roofing materials during installation. See Section 4: Guidelines for Building Materials and Maintenance for additional information on solar panel installation. 3.8.7: Repair and rehabilitate exposed foundations in order to maintain a building’s structural integrity. 3.9: Additions and New Construction - Design additions to

3 2 8 N . Fr a s e r D r. ( T h e r o of s h ap e an d m a t e r i al s ar e

be compatible with the scale, massing, materials, and stylistic

significant features of this Prairie Ranch house)

characteristics of the Ranch house and its different variations. 3.9.1: Locate additions on the rear elevation where space and lot requirements permit. If a rear addition is not feasible, consider a side addition set back from the front elevation of the house. Do not locate additions on the front elevation. 3.9.2: Avoid constructing a full second floor addition on Ranch property types. Rather, consider dormer additions or a partial second floor addition on the rear roof slopes not visible from the public right of way, if appropriate for the overall scale of the neighborhood. 3.9.3: New construction should maintain the existing front and side yard setbacks, scale, and proportion of other

14 05 W. 1s t S t . ( T his Simple Ranch hous e ret ains it s

houses on the block and within the neighborhood.

original steel casement windows)

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3.9.4: New infill construction in Ranch neighborhoods should use materials and building forms consistent with surrounding homes. 3.9.5: Construct additions and new infill development according to the guidelines presented in Section 5: Guidelines for Additions and New Construction. 3.10: Landscape and Setting - Maintain original or historic fences and walls, driveways, walking paths, and other vegetation and landscaping treatments that contribute to a Ranch home’s character and authenticity. 3.10.1: Maintain and repair original or historic walls, specifically those constructed of decorative concrete masonry units, also known as breezeblock. Design and place new fences and walls typical of the architectural style of the house or those historically found in the neighborhood in terms of material, height, and character. 3.10.2: Maintain and preserve original or historic sidewalk and driveway materials, size, and locations.

307 W. 9 t h Place N . (His tor ic c ar por t s should be maintained and repaired)

3.10.3: Maintain and repair original or historic patios and decks where desired. Locate new patios and decks in rear yards or where minimally visible from the street. 3.10.4: Maintain and preserve existing character-defining landscape elements, including mature trees whenever possible. 3.10.5: Install new landscaping appropriate to the existing character of the house. Do not install artificial turf in areas visible from the street. 3.10.6: Preserve, maintain and repair original or historic landscape features and site elements according to the Guidelines for Landscape and Setting Guidelines found in Section 6.

136 5-14 05 W. F ir s t Place ( T his c oncrete block wall using breezeblock adds to the character of the house)

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Mesa's Cultural Heritage Cultural heritage includes the broad range of resources that

While local historic preservation protections are effective

are considered of value to one or more cultures from the

in preserving historic buildings, neighborhoods, and other

past and the present. Defining what constitutes valuable

architectural resources, often sites, places or areas of cultural

cultural heritage assets may differ by nation, state, region,

significance do not meet the specific criteria for designation,

or community. In general, important archaeological,

rendering the traditional preservation approach ineffective.

architectural, or cultural achievements of the distant past,

Typically these types of resources may lack the physical

from historic periods, and from recent history may apply.

integrity or architectural significance required for landmark

Archaeological sites such as the irrigation canals created

designation.

by the Hohokam peoples 1000 years ago and reused by the LDS settlers over 140 years ago are one example. Buildings or neighborhoods associated with a particular group or ethnicity is another. Even the stamps placed in the sidewalks around Mesa by Oscar Cornelius McElrath and Spencer B. Shumway dating back to 1920 represents Mesa’s cultural heritage.

Preserving and promoting cultural heritage assets can be achieved through other means, such as public education initiatives, heritage tourism marketing campaigns, publicprivate partnerships, community programs, financial incentives, and heritage recognition programs. In Mesa, the Heritage Neighborhood Recognition Program serves as an

Cultural landscapes include areas that were specifically

effective tool to identify and recognize places of local cultural

designed or that evolved naturally, such as rural

significance which may not meet historic landmark or district

communities. An ethnographic landscape includes a variety

designation criteria.

of resources considered important to a specific group, such as the mounds at Mesa Grande.

Concrete sidewalks stamps from 1920 remain in the

2 7 0 1 N . M e s a D r. ( T h i s s t o n e h o u s e r e f l e c t s t h e

Glenwood-Wilbur Historic District. These and other

agricultural and cultural heritage of the Lehi

historic sidewalks, including those constructed in

neighborhood)

the 19 30s by the WPA , are impor t ant cult ural herit age assets. These sidewalks can be found in multiple historic districts.

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Heritage Neighborhood Recognition Program The Heritage Neighborhood Recognition Program provides the opportunity for residents to officially recognize the historic, social, or cultural significance of their neighborhood in order to promote local pride and identity. The goal of the program is to recognize areas important to Mesa’s history and encourage maintenance and investment in the neighborhood creating long-term economic value and neighborhood stability. The program is neighborhood-driven, requiring residents to work together to identify and document the neighborhood’s significance. While heritage neighborhoods may not be eligible for local designation or National Register listing, they recognize areas equally important to Mesa’s history. The Heritage Neighborhood designation is honorary and does not provide additional zoning overlays or property restrictions. The designation recognizes distinctive neighborhood characteristics in order to encourage

148 N. Macdonald (This historic carriage step in the

compatible new development and discourage demolition

West 2nd Street Historic District represents Mesa's early

of significant buildings and landscape features. Properties

heritage)

within Heritage Neighborhoods are not formally eligible for historic preservation incentives. A specific application process through the City of Mesa Office of Historic Preservation involves neighborhood meetings, a signage program, review by the Historic Preservation Board, and approval of an ordinance by the Mesa City Council. The Washington-Escobedo Heritage Neighborhood is the only Heritage Neighborhood currently recognized by the City of Mesa. Other areas within the city which may qualify for recognition include the Lehi Neighborhood, and other neighborhoods developed over 50 years ago..

430 N. Lewis, Mt. Calvary Baptist Church in the Washington-Escobedo Heritage Neighborhood

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Washington-Escobedo Heritage Neighborhood Beginning in 2012 with the completion of the Washington-

1920, additional land to the west of Verde Vista was opened

Escobedo Neighborhood Quality of Life Plan, residents of the

for the African American community and was known as

Washington-Escobedo Neighborhood initiated a process

Northtown. The City of Mesa annexed the neighborhood in

to research the neighborhood for designation as a Mesa

1930 during one of the earliest expansions of the original town

Heritage Neighborhood. In 2016, the Mesa City Council

boundaries.

formally approved an ordinance designating the area

Latino residents first purchased lots and homes in the Verde

as Mesa’s first Heritage Neighborhood. This designation followed four years of research and documentation of the social and cultural heritage of the neighborhood. The neighborhood's significant characteristic features focus on the area's cultural heritage, but includes the development pattern of small narrow lots, and the prolific use of front porches.

Vista addition, also located in the neighborhood, beginning in 1920. In 1941, the Escobedo Apartments were constructed to house African American soldiers stationed at Williams Air Force Base. Following World War II, the City of Mesa leased the apartments to low-income residents. Most of these apartments were demolished and developed with larger residential buildings, though a few of the historic buildings

The neighborhood is bounded by East 6th Street on the north,

remain.

North Mesa Drive on the east, East University Drive on the

The neighborhood comprises a mixture of building types,

south and North Center Street on the west.  Five streets run on a north-south axis within the neighborhood, including North Pima, North Lewis, North Sirrine, North Pasadena and North Hibbert Streets.  East 5th Street and East 5th Place run on an east-west axis within the neighborhood. The larger apartment complexes and commercial sites include separate internal lanes.  Alleys are present on all blocks in the neighborhood with the exception of the west side of the 500 block of North Pima Street.  The majority of street signs include language identifying it as a Heritage Neighborhood.    The Washington-Escobedo Heritage Neighborhood represents the early settlement of the African American and Latino communities in Mesa.  Prior to 1905, there were few African American residents in Mesa, and the community grew along with the city in the early 20th century. Despite the city’s need for the Latino and African American work force, discrimination laws prevented both communities from owning property or residing within Mesa's city limits. In 1916, William. W. Mitchell, a successful businessman and landowner, set aside a portion of his land at the corner of University Drive and Center Street - just outside the city limits and known as the Mitchell Addition - for the Mexican American community. The area was known as Verde Vista. In

with one-story single-family houses concentrated in the west half of the neighborhood, and one to five-story multifamily apartments comprising the east half; five churches are scattered throughout the neighborhood.   Architecture in the neighborhood spans much of the 20th century, including National Folk, Spanish Revival, Pueblo Revival, Minimal Traditional, and Contemporary.  Cottages and bungalows, with a few Ranch houses, are the predominant single-family residential building types.  The period of significance for the neighborhood dates from 1910 to 1980.  The neighborhood includes two public parks – Escobedo Park on North Hibbert Street and Washington Park on East 5th Street. Colorful murals adorn public and private concrete block walls throughout the neighborhood.  The neighborhood functioned as fully segregated with its own school – Booker T. Washington School – and community center, the Washington Activity Center, which opened in the mid-1940s. There were five churches as well. The first black physician in Mesa, Dr. Lucius Charles Alston, lived in the neighborhood at 453 North Pima Street. The house, constructed in 1922, was listed in the National Register of Historic Places in 2012. Both the School and Activity Center were replaced in 1977 with a new activity center.

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Map 3. 3:Washington=Escobedo Heritage Neighborhood Map 564

N. MESA DR.

N . H I B B E R T S T.

N . PA S A D E N A S T.

N . S I R R I N E S T.

N . L E W I S S T.

E . 5 T H S T.

N . P I M A S T.

N . C E N T E R S T.

E . 6 T H S T.

E. UNIVERSTIY DR. ALSTON

| 4 5

3 N.

PI MA

LEGEND Heritage District Buildings in the Heritage District

N MESA HISTORIC DISTRICT DESIGN GUIDELINES & HISTORIC PRESERVATION ORDINANCE 118 MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

TEMPLE HISTORIC DISTRICT MESA, AZ

PREPARED FOR: CITY OF MESA, AZ 1 inch = 142 feet 0

100

200

MARCH 2021

PROJECT TEAM: LAKOTA GROUP HERITAGE STRATEGIES LLC NEAL & LEROY LLC

ESCOBEDO A PA R T MEN T S

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-1 9

Lehi Neighborhood

45 N. HORNE,

in 1877 by settlers of the Church of Jesus Christ of Latter-Day Saints, which pre-dates the founding of the City of Mesa. Originally called Jonesville after the group’s leader, Daniel Jones, the Lehi neighborhood was renamed Fort Utah for the nearby fort of the same name, which served as a place of refuge for local settlers from conflicts with the local Native American tribes. In 1883, the community was renamed Lehi after a Mormon prophet following the suggestion by Brigham Young, Jr. Following early conflicts, Jones was able to establish peace with the Native American tribes and invited them to live in the community. However, many of Jones' fellow community members refused to live with the Native Americans and left to form the community of St. David. Although Fort Utah washed away in a flood in 1891, a marker currently honors the site. The community of Lehi remained an independent farming community until it was annexed into the City of Mesa in 1970. The Lehi neighborhood is bounded by North Mesa Drive on the west, East McKellips Road on the south, the Consolidated Canal and North Gilbert Road on the east, and the Salt River on the north. The historical center of the neighborhood is near the intersection of North Horne and East Lehi Road. The old Lehi School, now the Mesa Historical Museum, is located here at 2345 North Horne. The 1913 school, with an auditorium addition built by the Works Progress Administration in 1939, was listed in the National Register in 2001. Also located here is the old Lehi Store, the Fort Utah Monument, and the Syrina Biggs House, constructed c. 1890. The area remains rural and agricultural, with narrow roads and open irrigation ditches along the street. Many of the lots are large and include farms and ranches with livestock. In more recent years, smaller lots with newer houses have been constructed in some areas, and while the historical and cultural history of the neighborhood is significant, it may no longer have the integrity for a Mesa Local Historic District or a National Register Historic District.

120

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

SCHOOL

neighborhood is an early agricultural community founded

Identified as potential Heritage Neighborhood, the Lehi

FICE ON LEFT W IT

I E

924 E. L EH I

T OS

(

Map 3. 4:Lehi Neighborhood Map

DITIO N)

N. MESA DR.

2 0 2 R E D M O U N TA I N F R E E W AY

MCKELLIPS RD. 110

1 E . L EH

I R O A

LEGEND Heritage District Buildings in the Heritage District

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122

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

SECTION 4

GUIDELINES FOR BUILDING M AT E R I A L S A N D MAINTENANCE

Section 4 Contents - Building Materials - Woodwork - Stucco - Brick and Stone Masonry - Adobe - Metal

- Architectural Features - Roofs and Chimneys - Dormers, Fascia and Soffits - Doors - Windows and Window Openings - Porches - Foundations - Carports and Garages

- Energy Efficiency - Weatherization - Solar Panels

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123

OVERVIEW Section 4 of the Mesa Design Guidelines for Historic

of historic building materials and features, extending their

Properties provides information and guidance on the

lifespans and performance, and avoiding preventable

appropriate preservation and rehabilitation of Mesa’s existing

demolitions. In addition, the guidelines outline procedures

landmark and historic buildings, including their materials

and recommendations for the proper repair and replacement

and architectural features, such as walls, roofs, porches,

of materials and architectural features, if necessary, to

windows, doors, foundations, and garages and carports.

maintain the overall integrity, feeling and workmanship of

Following the Secretary of the Interior’s Standards for the

historic residential, commercial, and institutional buildings in

Treatment of Historic Properties, these guidelines emphasize

Mesa.

preservation through routine inspection and maintenance

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Although these guidelines provide information to property

Preservation Office. Please consult with the City’s Historic

owners, design professionals and other decision-makers,

Preservation Office for additional information on permitting

they do not intend to substitute consultation with qualified

and meeting local building requirements.

architects, landscape architects and contractors when

The following design guidelines offer general guidance on

planning and executing a building rehabilitation project. Design guidelines do note when property owners should seek professional consultation, especially for the preservation, repair, and replacement of historic building materials. Property owners and investors are also responsible for obtaining all pertinent building permits, including a Certificate of Appropriateness from the City of Mesa Historic

proper preservation and rehabilitation procedures. Consult Section 2: Guidelines for Historic Districts and Section 3: Guidelines for Downtown and Other Heritage Places for more in-depth information on understanding property types, architectural styles, and predominate building materials and features.

5 06 W. Suns et Circle (Or iginal mater ials and archite c t ural f eat ure s should be pre s er ve d to maint ain a building's character)

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General Preservation and Rehabilitation Principles In addition to the Secretary of the Interior’s Standards for Preservation and Rehabilitation, and the guidelines and recommendations presented in this section, property

Principle #3: Undertake Project Planning and Seek Professional Consultation When Necessary.

owners and design professionals should follow the general

The maintenance and repair of historic building materials,

preservation and rehabilitation principles outlined below in

such as brick and stucco, and important architectural

project planning. The Mesa Zoning Ordinance indicates that

features, including roofs, porches, and foundations, for

the Mesa Historic Preservation Office follow the Secretary

instance, often requires the assistance of professional

of the Interior’s Standards when reviewing projects involving

contractors and craftspeople. Building owners should not

historic properties.

hesitate to employ architects and other design professionals in the proper planning for preservation

Principle #1: Conduct Routine Inspections and Maintenance to Ensure Long-term Preservation of Buildings and Building Materials.

and rehabilitation efforts.

Property owners should conduct yearly inspections of their

Some building materials and architectural elements may

buildings to determine and prioritize maintenance projects, especially regarding roofs, gutter systems and foundations where water infiltration can damage building materials, walls and other features. Proper maintenance and cleaning using the gentlest means possible can avoid more costly repairs over the long term. Ensure no harm is done to historic buildings materials.

Principle #2: Preserve Original and Historic Materials Over Replacement. Preserving the original and historic building materials and architectural features serves to maintain a historic building’s authenticity and character. It also helps to reduce demolition and debris waste from entering the landfill. Replacement of

Principle #4: Respect Changes Over Time. not be original to the building but have achieved their own significance and value over time. Respect, preserve, and rehabilitate those changes or alterations as they contribute to a building’s history, character and authenticity.

Principle #5: Recognize All Buildings Are Products of Their Own Time. Each building is a record of its time, documenting the social, cultural, and economic forces that shaped the development of communities, districts, and neighborhoods. Avoid any changes or alterations that create a sense of false history.

evidence of deterioration that compromises structural

Principle #6: Consider Flexibility in Replacing Materials and Features in Locations Not Viewed in the Public Right-of-Way.

integrity. Implement in-kind material replacement first before

Consider flexibility in the replacement of historic

considering appropriate substitutes in size, form, profile,

building materials and features located on building façades

texture, and durability.

not viewed from the sidewalk or public right-of-way, and if

materials and features should only occur upon significant

they do not detract from the property’s appearance and its historic and architectural integrity. However, such flexibility options must still receive review by the City of Mesa Historic Preservation Officer on a case-by-case basis.

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Maintenance and Preservation Guidelines WOODWORK Many Mesa residential dwellings — including its Queen Anne

GUIDELINES FOR PRESERVATION AND REHABILITATION

cottages, Craftsman bungalows and early Ranch homes —

4.1: Wood Siding Inspections – Inspect on an annual basis

are of wood frame construction. Horizontal wood clapboard

the condition of exterior wood siding and other wood material

— the long, narrow wood boards with one edge thicker

elements and architectural features. Record which wall

than the other — is a common form of wood exterior wall

surfaces need maintenance, repair, replacement, and/or

construction, although there are others, including beveled,

repainting.

simple-drop, ship lap, and v-rustic (see Figure 4.1). More common than the horizontal wood clapboard, many wall surfaces in Mesa are clad in vertical wood siding, particularly

F igure 4.1: Wood Siding

in early Ranch homes. Wood shingling, a common secondary material, includes multiple shapes — a common material found on Queen Anne Cottages for instance — such as fish scale, hexagon, and staggered. Each type of siding imparts a unique character usually associated with a particular building period or architectural style. Why is the maintenance and repair of wood siding important? Wood siding will deteriorate over time, especially with its exposure to the elements, including sunlight, water, insects, and vegetation. Regular maintenance can help avoid further deterioration and future material replacement. Proper treatment techniques can help maintain the structural integrity and historic character of wood shingle siding.

1- BEVELED

4 - D O U B L E O G E E N O V E LT Y

2- V-RUSTIC

5 - F I G U R E D N O V E LT Y

3- FALSE JOINT

HEXAGONAL

U N I Q U E PAT T E R N

FISH SCALE

S TA G G E R E D

1 18 N . Fr a s e r D r. ( T h e m a in t e n an c e an d r e p a ir of w o o d siding will prevent deterioration over time)

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127

4.2: Wood Material Preservation – Preserve and maintain

4.4.1: Prepare for repainting wood surfaces by scraping all

original or historic wood siding by conducting regular

loose and peeling paint, including heavily coated areas

cleaning, maintenance, and repainting.

down to bare wood.

In general, wood siding found in many historic homes may be of hardwood species that are highly durable and naturally resistant to rot and insect infestation. Historic wood species are far more durable than modern replacement wood. 4.2.1: Preserve and maintain in place historic wood materials that are in good condition. 4.2.2: Do not cover historic wood siding with modern or artificial materials, such as vinyl and aluminum siding, asphalt siding, metal siding, or artificial stone. 4.2.3: Remove artificial siding to expose original wood siding wherever and whenever feasible. 4.3: Wood Material Cleaning – Cleaning wood siding and architectural features should involve the gentlest means available, including soap and mild household cleaners.

4.4.2: Use thermal and chemical strippers followed by scraping and sanding as an acceptable method to remove paint. 4.4.3: Use an orbital sander for limited paint removal, not for areas of deep layers of paint. 4.4.4: Prime and repaint wood surfaces to protect the wood surfaces and extend the life of the material after paint removal. 4.5: Wood Siding Repair – In repairing wood siding where there is evidence of deterioration, use commercially available wood epoxies rather than replacement. 4.5.1: If a deteriorated section is larger than six by six feet, employ the “Dutchman” repair method that only removes the damaged material with in-kind replacement

4.3.1: Avoid harsh cleaning methods such as sandblasting

matching the material, width and reveal. A “Dutchman

and power washing. Sandblasting, power washing,

repair” is the “piecing-in” of a localized area of wood

rotary sanders, and rotary wire strippers will pit and scar

siding deterioration by cutting out the decayed area and

wood surfaces, leading to water infiltration and rapid

carefully installing a matching wood replacement plug or

material deterioration.

splice. The replacement piece should match the original

4.3.2: Conduct sanding and paint removal, in most cases,

in materials, size, shape, profile, texture, and size.

to the next sound level of paint, not to the wood itself, and

4.5.2: Avoid covering or obscuring existing architectural

with the gentlest means possible. Provided that previous

elements and features when replacing in-kind

paint coats are adhering uniformly and clean of dirt, paint

deteriorated or missing pieces of wood siding or shingles.

will adhere just as effectively to existing paint as to bare wood.

4.5.3: Avoid using modern materials, like vinyl, for in-kind replacement.

4.3.3: Use one cup non-ammoniated detergent, one quart household bleach, and one gallon water in removing mildew. 4.3.4: Use denatured alcohol and water to remove any stains. 4.3.5: Remove existing paint layers completely if there is evidence of blistering, peeling, and cracking where the original wood surface is visible. 3.4: Wood Material Painting – Generally, if painted surfaces are in good condition, there is no need to remove paint or repaint. Where surfaces are not in good condition, use the following methods: 128

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Additional Resources - Dangers of Abrasive Cleaning to Historic Buildings, Preservation Brief #6, by Anne E. Grimmer. - Exterior Paint Problems on Historic Woodwork, Preservation Brief #10, by Kay D. Weeks and David W. Look, AIA.

STUCCO dwellings, helping to define Mesa’s overall residential

GUIDELINES FOR PRESERVATION AND REHABILITATION

character. Traditional stucco is a Portland cement-based

4.6: Stucco Inspections - Annually inspect the condition

coating material created from a mixture of water, sand, and

of exterior stucco siding and other stucco material elements

lime. Historically, stucco was an inexpensive, non-structural

and architectural features. Record stucco surfaces that need

material applied in multiple coats to exterior of walls, which

maintenance, repair, and replastering. Small cracks should

were often constructed of wood or masonry. Finishes could

be a priority for repair as water can infiltrate the stucco layers.

be of a variety of textures and colored by adding stone dust

4.7: Stucco Material Preservation - Retain the original

The use of stucco is common on many of Mesa's residential

or pigment to the mixture or by painting the surface after it hardens. In the American Southwest, the wood frame and three coat stucco cladding became popular in the 1950s and 60s and afforded a cost effective and architecturally flexible home. If properly maintained, stucco can last decades. However, successful repair of stucco-walled surfaces usually requires the skill and experience of a professional craftsman or plasterer.

stucco siding and do not cover stucco-clad surfaces with modern or artificial materials, including Exterior Insulation Finishing Systems (EIFS). 4.8: Stucco Material Cleaning – Use the gentlest means possible to clean stucco, as abrasive methods — sandblasting, chemical cleaning, and high-pressure water washing can pit, scar, crack, and damage stucco surfaces. Soap and water with soft bristle brushes are more than adequate to clean stucco surfaces. 4.9: Stucco Material Painting – Use the gentlest means possible to remove flaking paint, dirt, grease and plant growth on stucco surfaces, ideally with a soft bristle brush. Use limewash or cement-based, latex, or oil-based paints for stucco wall surfaces. 4.10: Stucco Repair – Repair small cracks in stucco with a slurry coat of paint. For more extensive damages, remove the original stucco layers to the lath or wood surface and patch areas with stucco that match the original in color, tint and texture. Install control joints to alleviate cracking if no control joints exist.

Additional Resources - Dangers of Abrasive Cleaning to Historic Buildings, Preservation Brief #6, by Anne E. Grimmer. - The Preservation and Repair of Historic Stucco, Preservation Brief #12, by Anne E. Gimmer.

110 N. Pasadena, Glenwood-Wilbur Historic District (Stucco helps define Mesa's architectural character)

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MASONRY Masonry refers to brick, stone, marble, concrete block, and architectural terra cotta — materials that come in individual units laid and bound together by mortar. Masonry is a highly durable form of construction, and with proper maintenance and care, can last decades and centuries, ensuring a building’s structural integrity and historic character. The most common masonry materials in Mesa are concrete block and brick. Concrete blocks, also known as concrete masonry units (CMU), are made using a mixture of Portland cement, water, sand, and gravel to produce a light gray block with significant strength. Most CMU blocks have a smooth finish, which can be painted. Decorative CMU blocks are called breezeblocks. Most Ranch houses in Mesa are constructed using concrete blocks.

Lehi Brick Kiln Company Founded by George Mason Tiffany in the 1880s, the Lehi Brick Kiln Company met the need for a more durable building construction material for the fledgling Lehi and Mesa settlements, becoming the leading local brick manufacturer by the turn of the next century. The Kiln Company’s bricks helped construct several of Mesa’s earliest buildings, including many commercial buildings along Main Street and the still-standing LDS Temple. Since the Company fired the bricks at a low temperature, they are generally softer in strength and composition and therefore special care in their maintenance,

Brick consists of clay formed into rectangular blocks and then

repair, and preservation. Avoid using any harsh and

fired in a kiln to acquire hardness and weather resistance.

abrasive cleaning methods, as well as any hard or

Local clay gives a brick most of its color. In Mesa, brick serves

Portland-based mortar when repointing.

as one of the primary building materials for structural exterior walls, chimneys, and porch piers and posts, especially in Queen Anne Cottage, Craftsman, and some Ranch homes. Brick walls may have different patterns or coursings and

Superlite Block Company

the width, color, and profile of mortar joints contribute

Manufactured by the Superlite Block Company,

significantly to the appearance of historic brick-constructed buildings.

the Superlite concrete block was used in the construction of homes throughout the Phoenix area, including Mesa, during the mid-20th century. Founded in 1944 as the Builders Supply Corporation, the name was officially changed to Superlite Block Company around 1960. Superlite concrete blocks are a combination of sand, Portland cement and volcanic scoria, mined in Winona, Arizona. In addition to its use as a structural and finish material, Superlite created decorative blocks, popular in the 1950s and 1960s, with see-through patterns used in block fence walls, as building screens used for privacy, and as sun screens near entryways, among others. Many Minimal Traditional and Ranch houses in Mesa, as well as some commercial and institutional buildings, were constructed using Superlite concrete blocks. Today, the company is owned by Oldcastle

122 N. Macdonald (Masonry is a highly durable construction material)

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Infrastructure, a CRH Company.

GUIDELINES FOR PRESERVATION AND REHABILITATION 4.11: Masonry Inspections – Inspect on an annual basis the condition of exterior masonry walls, mortar joints and any architectural features consisting of historic masonry materials. Record what masonry wall surfaces need maintenance, repair, and repointing. Mortar joint cracks or missing mortar joints should be high priorities as water can infiltrate walls and foundations below. 4.12: Masonry Material Preservation – Retain and preserve in good repair all original masonry. For damaged or severely deteriorated masonry units, try to find salvaged bricks that match the size, texture, color and age of your original bricks.  4.13: Masonry Material Painting – Avoid painting

619 N. Macdonald (Masonry surfaces, such as this brick façade, should be cleaned using the gentlest means

historically unpainted masonry exterior wall surfaces.

possible)

Exceptions to this include retaining and repainting existing

4.15: Masonry Repointing – Repointing — commonly

painted masonry surfaces in order to stabilize or consolidate

called tuckpointing — is the process of replacing cracked,

damaged masonry. When painting or repainting is

deteriorating, and missing mortar (commonly referred to as

necessary, water permeable paint,

grout) between bricks, stone, or blocks. Repointing masonry

not latex, is suitable to avoid trapping water within

first requires the removal of old and deteriorated mortar

masonry units.

joints when there are signs of mortar crumbling and cracking.

4.14: Masonry Cleaning – Use the gentlest means possible

Repoint masonry joints using mortar that matches the

in cleaning dirt, mildew, mold, and biological matters from

original in chemical composition, color, width, and profile.

historic masonry surfaces. Soot and smoke require water

4.15.1: For most historic buildings constructed before

misting and scrubbing to remove; oil and metallic stains

1920, use soft mortars to match the original mortar

require non-ionic detergents. If there is limited staining

composition. If the original composition cannot be

or dirt deposits, it is best to leave it alone. Soaking, water-

determined, use a historic compound mixture such as

washing, water washing with detergents, and steam water

one part lime and two parts sand. Do not use concrete

cleaning are other acceptable cleaning methods. However,

as a mortar to repair historic brick features. Incompatible

never clean bricks with high pressure water treatments that

mortar can exceed the strength of historic masonry and

exceed 300 pounds per square inch (psi). Only use chemical

will result in the cracking and spalling of bricks, stone,

removers if you wish to remove paint from brick — a job that

and terra cotta. Ensure that the new joint matches the

usually requires professionals. Always perform a test patch

profile of the old joint when viewed from the side.

with chemical cleaners first before proceeding with an entire wall surface. 4.14.1: Do not use abrasive cleaning techniques such as sandblasting and high-pressure water cleaning on masonry surfaces.

4.15.2: When repointing, rake out the cracks to a depth of 2 or 3 times the width of a mortar joint to obtain a good mortar bond. 4.15.3: Always conduct a test patch along a wall surface to ensure the mortar is the right strength and color.

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4.15.4: Repair only the damaged portion of original masonry with reclaimed or carefully-matched materials if possible. 4.15.5: Carefully consider the application of barrier coatings to historic masonry surfaces for graffiti as they may cause aesthetic changes and damage to masonry units. Appropriate applications must be water-vapor permeable, invisible without gloss or sheen, weather evenly and not discolor or attract dirt. 4.15.6: Use appropriate chemical cleaners for graffiti removal and advance test for their effectiveness. Most chemical cleaners for graffiti removal cannot be used in very cold or very hot weather. 4.15.7: Employ specialized craftsmen in the repair and preservation of historic brick and stone materials.

15 E. 1st Ave. (Decorative brick pat terns, such as this rakad header bond pattern, contribute to the overall character of a building)

Additional Resources - Assessing Cleaning and Water-Repellent Treatments for Historic Masonry Buildings, Preservation Brief #3, by Robert Mack, FAIS and Annie Grimmer. - Removing Graffiti from Historic Masonry, Preservation Brief #38, by Martin E. Weaver. - Repointing Mortar Joints in Historic Masonry Buildings, Preservation Brief #2, by Robert Mack, FAIA, and John Speweik.

116 S. LeSueur (Adobe was a common building material in Pueblo Revival architecture until the 1950s)

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

ADOBE While adobe-constructed buildings are not as prevalent in

repairing adobe surface coatings, recoat the surface with the

Mesa as other property types and architectural styles, there

originally surface coating materials.

are several examples of adobe-constructed Pueblo Revival homes in the community, including the Evergreen Historic District. Known as one of the oldest and most common building materials, traditional adobe is brick consisting of sand, gravel, clay, straw, or grass mixed together by hand and formed in wooden molds. However, today, adobe brick is kiln-fired and has different strengths and textures than traditional adobe. Traditional coatings for adobe brick include mud and lime plaster, whitewash, and cement stucco. Adobe was a common building material until the 1950s in Pueblo Revival architecture and is seeing renewed use in Neo Pueblo

4.19: Adobe Repointing – In replacing deteriorated adobe mortar, match the original mortar in color, strength, and texture. In addition, do not replace adobe mud mortar with lime mortar or concrete, as they will damage the adobe bricks. 4.19.1: Similar to repointing other masonry joints, remove mortar to a depth of two or three times the width of a mortal joint to obtain a good bond of the mortar to the adobe bricks. Spray bricks lightly with water to increase the cohesive bond.

residential dwellings in Mesa and in the Phoenix metropolitan

4.19.2: Employ specialized craftsmen in the repair and

area.

preservation of historic adobe brick.

GUIDELINES FOR PRESERVATION AND REHABILITATION 4.16: Adobe Inspections – Annually inspect the condition of exterior adobe surfaces and other adobe elements and architectural features. Record which adobe wall surfaces need maintenance and repair. Mortar joint cracks or missing mortar joints should be the focus of priority repair as water can infiltrate adobe walls and damage to foundations below. In addition, ensure that wall surfaces are properly drained and that no plantings and shrubbery are causing damage. 4.17: Adobe Preservation – Retain and preserve in good repair all original adobe brick. For damaged or severely deteriorated adobe brick units, find salvaged bricks or suitable new adobe bricks that match the size, texture, color and age of the original bricks.  When an individual adobe brick has partially disintegrated, patch in place by scraping out and replacing with appropriate adobe mud.

120-122 N. Wilbur (Retain and preser ve original adobe brick)

4.18: Adobe Brick Coating and Painting – Following the same procedures for cleaning and preparing stucco and other masonry surfaces, oil base, resin, or emulsion paints are suitable for adobe brick. In addition to paint, adobe brick

Additional Resources - Preservation of Historic Adobe Buildings,

is suitable for other surface treatments, such as mud and

Preservation Brief 5, Heritage Preservation

lime-based plaster, whitewashing, and cement stucco. In

Services.

DRAFT DESIGN GUIDELINES

133

METAL Historic metal materials may include architectural elements

baking soda. Sprinkle a small amount of salt on the rust

or features, including roof flashing, gutter systems, windows,

stain, then squeeze and apply lime juice over it. If after rust

ornamentation, and historic storefronts. Proper care,

removal it becomes evident that significant metal material

maintenance, and rehabilitation of historic metal can help

loss is present, a major repair or replacement strategy in

extend the material’s longevity. Historic metal surfaces may

consultation with a professional may be necessary.

include cast and wrought iron, steel, stainless steel, chrome,

4.23: Metal Anchors – Replace metal anchors used to

copper, tin, and aluminum.

secure structural or pigmented glass, terra cotta, awnings and canopies, signs, brackets for chimney stabilization, or roofing, as they exhibit rust or cracking. 4.24: Metal Cleaning – As with other historic building materials, use the gentlest means possible when cleaning historic metal surfaces, especially with softer metals such as tin, zinc, lead, copper, or aluminum. Always prepare a test panel to determine appropriate cleaning methods before proceeding. A wire brush can remove most flaking paint. Sandblasting and other abrasive methods can pit, deform, and destroy such metals. However, low pressure smooth sand, walnut shell, and glass bead peening sandblasting may be carefully employed for copper and harder metals such as cast iron. Such sandblasting must be undertaken by qualified professionals.

3 8 N . Fr a s e r D r. (D e c o r a t i v e m e t al p o r c h p o s t s ar e significant architectural features of a house and should be maintained and preserved)

4.25: Metal Painting – Historically painted surfaces may be repainted, especially if such surfaces were cleaned by sandblasting methods. Scrape any loose and flaking paint

GUIDELINES FOR REHABILITATION, RESTORATION AND RECONSTRUCTION

from metal features to provide a good surface for new paint

4.20: Metal Inspections – Inspect annually or

4.26: New metal features – If the introduction of new metal

semi-annually the condition of exterior metal material elements and architectural features. Record which metal material elements need maintenance, repair, or rehabilitation. 4.21: Metal Preservation – Retain and preserve all original

application. features is necessary, refer to historic photographs or other documentary evidence in order to add new appropriate installations, such a copper or aluminum framing for perWorld War II commercial storefronts.

metal architectural elements and features. For damaged or severely deteriorated metal materials, replace with in-kind or with a compatible material with similar profile, form, and appearance with the original. 4.22: Metal Rust – Remove or eliminate rust from metal

Additional Resources - Architectural Metal, The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving,

surfaces by using white vinegar and baking soda. Spray

Rehabilitating, Restoring and Reconstructing

white vinegar on the stain, sprinkle the area with baking

Historic Buildings by Kay D. Weeks and Anne E.

soda, and then scrub with a ball of crinkled up aluminum

Grimmer.

foil. Salt and lime may also substitute for white vinegar and

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Architectural Features ROOFS AND CHIMNE YS Roofs and their shapes, elements, and details are the most important visual element of historic buildings and their particular architectural style. Common roof shapes found in Mesa include gable, hipped, pyramidal, cross-gabled or

GUIDELINES FOR PRESERVATION AND REHABILITATION 4.27: Roof and Chimney Inspections – Annually inspect the condition of roofs, chimneys, and roof line elements,

a combination of gable and hipped (see Figure 3.2). A roof’s

including parapets and cornices.

particular slope is a key factor in its overall shape, and varies

4.28: Roof and Chimney Preservation – Retain and

widely in Mesa from property type to architectural style.

preserve the historic roof shape, slope, materials, and

Typical historic roofing materials include asphalt shingles,

elements, including parapets, cornices, gutters, soffits,

slate, wood shingles, and Spanish tile.

and fascia. Use similar or in-kind materials when replacing

A roof’s primary function is to shelter buildings and

deteriorated or missing roof elements.

people from the elements. Like all building materials and

Do not modify roof shapes.

architectural features, roofs require ongoing inspection and

4.28.1: Clean gutters and gutter spouts regularly to avoid

maintenance to ensure the essential preservation of the

water infiltration and other damage. Strive to match to

building. Typical roofing materials, such as asphalt or wood

the color and finish of the building as to not distract from

shingles, will have a lifespan of 20 to 30 years; tile, slate,

the building’s character.

and metal roofs have longer lives but still require routine maintenance. Chimneys are also central features of most roofs although they are somewhat less prominent in Mesa’s residential dwellings given the moderate temperatures and diminished need for fireplaces, as well as the predominance of post1950s housing that incorporated central heating. Historically, chimneys were built with brick or stone, and sometimes were

4.28.2: Maintain existing historic roof vents wherever feasible and replace vents in a similar design when deteriorated beyond repair. 4.28.3: If roofing material is highly significant - like slate or Spanish tile - consider using salvaged roofing material where feasible to match existing roofing, especially if the roof is highly visible from the public right-of-way.

clad with stucco. For many Mesa Ranch homes, chimneys

4.28.4: Maintain and repair roof cupolas and finials

are of slab construction, placed behind the roof ridgeline and

wherever present.

barely visible form the right-of-way. In other cases, chimney stacks may be placed to the front or side of the house.

4.28.5: Do not remove or alter a chimney that is a significant feature of the home. 4.29: Roof and Chimney Repair and Replacement – New roofing material should match the original in terms of its texture, scale, color, profile and style. In general, consider roof replacement when more than 30 percent of the roof area is deteriorated or damaged. 4.29.1: Substitute roof materials may be considered where warranted for flat-shaped roofs or roofs screened by parapets. 4.29.2: Repair flashing and coping on roofs and chimneys

237 N. Drew (Historic roof tiles, like those shown here, have a long lifespan but still require maintenance)

where needed and replace deteriorated flashing and coping with similar or in-kind materials. Metal flashing DRAFT DESIGN GUIDELINES

135

should be used at all times instead of caulking or other systems. 4.29.3: Repair and maintain stucco, masonry, and adobe brick roof parapets using similar preservation and rehabilitation procedures and methods outlined in previous sections. 4.29.4: Clean, repoint and repair chimneys in accordance with guidelines for masonry preservation and repair. Rebuild brick chimneys with matching salvage brick where possible and match the original design in accordance with the masonry guidelines.

Additional Resources - Roofing for Historic Buildings, Preservation Brief 4, by Sarah M. Sweetser

Clipped Gable / Jerkinhead Roof w w w.homenish.com

2230 E. Grandview St. (The hipped roof with wide eaves is

103 N. Pasadena (Do not remove or alter a chimney that

an important visual element of the Robert Scott House)

is a significant feature of the home)

136

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

F igure 4. 2: Roof Forms

GABLE FRONT

CROSS GABLE

S A LT B OX

GABLE AND ELL

SIDE GABLE

CROSS HIP

F L AT R O O F W I T H PA R A P E T

SHED

HIP ROOF

HIP / PYRAMIDAL

DUTCH GABLE

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137

DORMERS, FASCIA, AND SOFFITS Dormers are projections in the roof slope that contain their own walls, roofs, and windows. Dormers provide additional space, light, and ventilation to attic space or the upper floors of a home. Dormers often contain roof shapes that replicate or complement those of the main structure, and their size and forms are typically related to the style and scale of the home. Soffits and fascia provide a finished surface to conceal the structural edges of a roof. In Mesa, historic soffits and fascia are mostly of wood construction with some in stucco. Soffits have a horizontal installation at the bottom of the roof structure that extends out from the exterior wall. Unlike newer homes, most historic soffits do not have vents to allow for ventilation and reduce heat buildup. Fasciae have a

GUIDELINES FOR PRESERVATION AND REHABILITATION 4.30: Dormer, Fascia and Soffit Inspections – Inspect the condition of dormers, fascia, and soffits on an annual or semi-annual basis. 4.31: Dormer, Fascia and Soffit Preservation – Maintain, repair, and preserve original dormers, fascia, and soffits, including the materials, shape, and trim. Use similar or in-kind materials when replacing deteriorated or missing dormer, fascia, and soffit elements. Avoid altering dormer roof shapes. 4.31.1: Repair dormers, soffits and fascia according to

vertical installation on the front face of the over-hanging roof

guidelines for wood or stucco.

to which gutters are often attached.

4.31.2: Do not Install aluminum or vinyl replacement materials that cover the original historic soffit, fascia and dormer detailing. 4.32: Dormer, Fascia and Soffit Repair and Replacement – Replace severely deteriorated dormers, soffits and fascia with new wood, stucco or other in-kind materials to match profiles, shapes, and color of the original. Reconstructed dormers should retain the original height, width, window openings and roof shape of the original. 4.32.1: Retrofit soffits with small and narrow metal or

155 N. Pasadena (The two dormers shown here replace the roof slope of the front gable on the house)

F igure 4. 3: Dormer, Fascia, and Soffit

DORMER FASCIA SOFFIT

138

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

aluminum vents to provide attic installation if they are unobtrusive in appearance and color.

DOORS Along with windows and other architectural elements, doors,

4.38: New Doors and Door Openings – Add new door

door openings, and door surrounds help to convey the overall

openings at the rear or secondary façades where they are

proportion, scale, and character of a particular property type

not readily visible, or to the primary façades only if additions

or architectural style. Most residential front doors are made

for both residential and commercial buildings are consistent

of wood with raised or recessed panels with multiple lights,

with the style and period of the home.

such as those found in Craftsman homes, or more simple flat

4.38.1: Avoid adding new door openings where none

doors with little detail as are common in many Ranch homes.

existed previously or do not reflect the building’s

For commercial buildings, metal doors are more common

architectural style.

than wood doors. In general, it is important to keep the style of entrance doors appropriate for the building’s architecture.

GUIDELINES FOR PRESERVATION AND REHABILITATION

4.38.2: If needed to meet building safety codes or to enhance the use of a property, doors may be added at the rear or secondary façades of the homes where they are not readily visible.

4.33: Door Inspections – Inspect on an annual basis

4.39: Screen Doors – Install new screen doors made of

the condition of doors and door openings on all building

wood or aluminum that do not damage the historic door

elevations.

behind it.

4.34: Door and Door Opening Preservation – Maintain and

4.39.1: Avoid installing a screen door that detracts from

repair all original doors, door openings, and sidelights, and

the style or character of the home.

restore any door or entryway consistent with the building’s architectural style and based on any documentary evidence. Do not remove, alter, or resize original door openings or replace original doors with new designs that do not match the style or period of the home or building. 4.35: Door Energy Efficiency – Reduce air infiltration by installing weather stripping where needed. 4.36: Door Repair – Repair deteriorated door sections, sidelights, and hardware where feasible. Use epoxies where needed to repair damaged wood. Where repair is not possible, replace with in-kind materials where possible that

4.39.2: Do not enlarge, reduce, or shorten the original door opening to fit a new screen door.

Additional Resources - Entrances and Porches, Storefronts, Wood, The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings by Kay D. Weeks and Anne E. Grimmer

match the material, size, and profile of the original historic elements, including glazing, surrounds and hardware. 4.37: Door Replacement – Install replacement doors to fit the original door opening and are appropriate for the style and period of the home or building. Do not enlarge or reduce the size of the door opening to fit a replacement door. Replacement doors should be similar to the original in material, style, glazing (type of glass) and lights (pane configuration). If the historic door is still viable, it is advisable to store it on the property for a future owner. 1 4 6 N . Fr a s e r D r. We s t (O r i g in al an d h i s t o r i c d o o r s h e lp t o convey the character of the st yle of the house)

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139

WINDOWS AND WINDOW OPENINGS architectural features and dominant visual elements of

GUIDELINES FOR PRESERVATION AND REHABILITATION

historic buildings. Historic windows are also representative of

4.40: Window Inspections – Annually inspect the condition

a building’s craftsmanship and design, making them worthy

of all windows, window casings and trim, sills, caulking, and

of preservation. Historic windows are made primarily of

sealants. Inspections apply to both wood and steel windows.

Like doors, windows and window openings are primary

wood or metal and come in different configurations, including double-hung sashes with multi-lights, to fixed, casement, awning, and picture windows — the latter two common to most Mesa Ranch homes (see Figure 3.3). Windows located on a historic building’s front façade typically have formal regular window pattern arrangements. In addition, historic windows are generally constructed of more durable, longlasting materials, and are of much higher quality than modern window replacements.

4.41: Window Preservation – Retain and preserve all historic wood and steel windows, including their size, glazing and configurations, location, and materials. 4.42: Window Repair – Repair original windows by replacing broken glass panes, scraping and repainting where needed, and using stabilization and splicing techniques for severely deteriorated or missing window framing elements. 4.42.1: Remove window sashes when necessary to scrape and remove paint and to repair broken glazing. Do not use a heat gun while repairing or replacing glazing if they are still in the window as heat may damage the window as well as its glazing. Use a suitable primer paint for wood windows prior to painting. 4.42.2: Waterproof, patch, consolidate and then paint partially decayed wood to extend the life of the window. 4.42.3: When a part of a window sash or muntin are up to 50 percent deteriorated, replace the deteriorated part with new matching pieces spliced into existing members using the Dutchman method (see Figure 4.x). The sliced part should match the original material, glued, or screwed in place, and sanded and then painted. When a window is mostly in good condition but has some

207 N. West wood

evidence of deterioration, use epoxy fillers, especially if the window part cannot be easily removed without taking apart other components or if it would be difficult to replicate. All cases may require the assistance of a professional window repair specialist. - Columns – Historic porch columns in Mesa are of wood or brick construction with examples columns clad with stucco. Decorative concrete breezeblock is often used for porch screening and in other porch elements.

155 N. Center St.

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

- Porch Railings - Railings usually consist of wood or

determining whether the severity of window deterioration

metal materials. In cases where there are no railings,

requires replacement include damage, excessive weathering,

there may be solid porch walls of wood, brick, or concrete

loss of soundness or integrity of the wood, deterioration due

construction. Historic railings are typically 30 inches

to rot, rust, or insect attack, and cost to repair.

in height. Current building codes often require porch railings to be taller on decks 30 inches above the ground, which may alter the appearance of historic porches. - Porch Screens — Porches may include screens in the porch openings to hinder insects, debris, and other undesirable objects from entering the interior porch space. - Roofs – Historic porch roofs most commonly employ materials and forms similar to the principal building. Porch roof pitch varies based on the style of home. - Staircases, Steps, Platforms - Staircases and steps

4.43.1: Do not install snap-on simple grilles or internal muntins sandwiched between layers of glass. 4.43.2: Maintain original window casings when installing new window replacements where feasible. If casing is severely deteriorated, replace with in-kind materials with similar profiles, widths and detailing. 4.44: Window Screens – Install window screens that match the size, shape, and profile of the historic windows. Minimize holes or damage to the historic window materials when installing window screens. 4.45: Shutters – Maintain and preserve shutters that were

are also related to the overall style of the home. Wooden

original to a building’s design and architecture. Ranch homes

steps are common in homes predating World War II while

in the Phoenix-Mesa metropolitan area have fixed, decorative

masonry steps or platforms are found predominately in

shutters, including saguaro, crescent moon, or other

residential dwellings of 1940s, 50s, and afterward.

character-defining perforations. New shutters appropriate to

4.42.4: For metal windows, scrape excess or flaking paint with a very fine wire brush or sandpaper, sand the surface smooth, and wipe all sanding dust with a damp cloth. Address all rust spots and prime surface with a

a particular residential architectural style should match the width and height of a window opening.

F igure 4. 4: Different Par ts of a W indow

quality metal primer paint. 4.42.5: Install weather-stripping around windows to prevent air leakage.

HEAD JAMB

4.42.6: Caulk around perimeter of windows. If necessary, caulk to reseal and prevent air infiltration.

UPPER SACH

4.42.7: When replacing window glazing units, use clear

MUNTIN

glass. Do not use tinted, reflective or opaque glass unless such glazing was used historically.

STILE

Do not replace original patterned, leaded, colored glass with clear glazing. 4.43: Window Replacement – If replacement is necessary

PANE LOWER SACH

due to severe deterioration of the window framing elements, replace windows in-kind to match the originals, size, configuration, and glazing division. Factors to consider in

EXTERIOR SILL APRON

DRAFT DESIGN GUIDELINES

141

F igure 4.5: W indow Types

CAPTION

CASEMENT

DOUBLE HUNG

3 LIGHT

6 LIGHT

8 LIGHT

2 LIGHT (V)

2 LIGHT (H)

1 LIGHT

Additional Resources - The Repair of Historic Wood Windows, Preservation Brief 9, by John H. Myers - The Repair and Thermal Upgrading of Historic Steel Windows, Preservation Brief 13, by Sharon C. Park, AIA

142

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

PORCHES Porches are key architectural elements providing a formal connection between the house and the adjoining sidewalk and street. For some architectural styles, such as the Craftsman home and bungalow, the porch may be an architectural focal point. Ranch homes often have a less conspicuous porch or veranda consisting of just a roof overhang. Porches may be of wood, concrete, stone, or brick construction and may be located on a building’s front or side elevation. Different porch types include full or partialwidth porches, entry porches, projecting gable porches, and

construction. Historic railings are typically 30 inches in height. Current building codes often require porch railings to be taller on decks 30 inches above the ground, which may alter the appearance of historic porches. - Porch Screens — Porches may include screens in the porch openings to hinder insects, debris, and other undesirable objects from entering the interior porch space. - Roofs – Historic porch roofs most commonly employ

screened porches.

materials and forms similar to the principal building.

Residential homes in Mesa have more simply designed and

Porch roof pitch varies based on the style of home.

ornamented porches given the nature of its mostly 20th century architecture. Common porch elements include: - Ceilings and Flooring – Depending on the style of

GUIDELINES FOR PRESERVATION AND REHABILITATION

the house, ceilings and flooring on most porches have

4.49: Porch Inspections – Annually inspect the condition

wood or concrete construction. Beadboard — narrow

of all porch elements, including roofs, columns, porch walls,

wood boards with routed details to create the look of

rails, skirting, and screens.

narrow strips — may be used on porch ceilings for homes constructed before World War II. - Columns - Historic porch columns in Mesa are of wood

4.50: Porch Preservation – Maintain and preserve historic porches, their design and materials, and all porch elements, including roofs, flooring, stairs, railings, walls, skirting, and

or brick construction with examples columns clad with

breezeblock. Do not remove historic porch materials and

stucco. Decorative concrete breezeblock is often used for

elements unless they display significant deterioration. Be

porch screening and in other porch elements.

mindful that the current porch may not be the historic one

- Porch Railings - Railings usually consist of wood or metal materials. In cases where there are no railings, there may be solid porch walls of wood, brick, or concrete

F igure 4.6: Common Porch Elements

as porches were often modified and altered over time. However, do not add new porches where not historically present. 4.50.1: Refrain from enclosing original front and side porches.

ROOFS CEILING COLUMNS

PORCH RAILING S T E P / P L AT F O R M

DRAFT DESIGN GUIDELINES

143

4.51: Porch Repair – Repair all elements of historic porch

4.52: Porch Replacement – Construct a new porch based

following procedures for wood, metal, masonry, and concrete

upon photographic or physical evidence if the original porch

preservation as described in previous guidelines. However,

is missing. If such evidence does not exist, base the new

when replacing damaged porch elements, use in-kind or

design upon any documentary photos or from porches of

similar materials from the following list:

similar historic dwellings from the same time period and

- Porch columns: wood, plaster, metal, stucco (as a coating material), and wood composite. - Railing: wood, wood composite, metal or original materials.

architectural style. The style, layout, and design of a new porch should always be consistent with the house. Avoid constructing new or replacement porches that do not relate to the scale and style of the home. The historic preservation office can assist in determining an appropriate porch design.

- Ceiling: wood or original materials.

4.52.1: As a rule of thumb, ensure that porch steps use the

- Flooring: wood, wood sawdust composite

home with a concrete porch or veranda floor should have

lumber, concrete, paving, tile, or original materials. - Roof: asphalt shingles or original materials. - Trim: wood or original materials. - Stairs: consistent with the material of the porch floor. If replacement of porch features is necessary, replace

same material as the porch floor — for instance, a Ranch concrete porch steps. 4.52.2: Porches and patios are important architectural features that provide necessary shade. However, a new porch or patio should be installed on the secondary or rear elevation if feasible. If not, design and install them to be a reversible architecture feature. Refer to Section 6: Guidelines for Landscape and Setting for additional information on new porch and patio construction.

only the deteriorated or damaged components of the porch to closely match the original in scale, dimension, style, design, and material and with the same details if possible. Use treated lumber to increase the durability of the replacement wood, although it must be thoroughly

Additional Resources - Preserving Historic Wood Porches, Preservation Brief 45 by Aleca Sullivan and John Leeke.

dry before priming and painting.

107 N. Pasadena (Maintain and preserve historic porch

2 3 4 N . Fr a s e r D r. ( T h e b r e e z e b l o c k e l e m e n t s o n t h i s

materials and elements)

porch contribut to the character of the house)

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FOUNDATIONS For some property types and architectural styles,

from remaining on foundation walls, and that exterior gutter

foundations can be character-defining elements for historic

systems drain water away from the foundation. Foundations

buildings. They also maintain a building’s structural integrity.

should also be clear of vegetation.

If seen above ground, foundation walls are usually visually distinguished from the walls by a change of material and link the historic building to its site. In Mesa, most foundations are of poured concrete or concrete slab, concrete block, brick, and parged stucco. Concrete slab is common for most Ranch homes while full basements of concrete construction did not become common until the 1950s. In most instances, without proper maintenance, foundations can be costly to repair, especially for slab on grade foundations. Although Mesa does not experience significant rainfall and freeze-

4.55.1: Clean masonry materials only to remove stains or paint build-up. If staining or dirt is minimal, it is best to leave it alone. Do not use sandblasting or abrasive cleaning methods. Use detergents and chemical cleaners to remove paint. Do not paint foundation brick if not historically painted. 4.56: Foundation Repair – Repair foundation according to guidelines for masonry and stucco, including preservation, repair and replacement.

thaw cycles as other cities that can impact the structural

4.56.1: Repair cracks in concrete foundations by using

foundations, annual inspections can help pinpoint minor

elastomeric sealants. For more significant concrete

repairs before there needs to be more significant foundation

repairs, consult a foundation repair professional or

rehabilitation and possible replacement.

contractor to ensure that replacement concrete is compatible with the special characteristics of the existing concrete. This approach may require test patches before full repair and rehabilitation is undertaken. Do not coat the entire interior or exterior of masonry foundations and walls with water sealants or repellants. 4.56.2: Repair masonry joints using mortar that matches the original in composition, color, width, and profile. For most pre-1920 homes, use softer mortar mixtures to

541 N. Grand (The foundation wall shown here uses different materials to visually distinguish it from the main wall)

GUIDELINES FOR REHABILITATION, RESTORATION AND RECONSTRUCTION 4.54: Foundation Inspections – Inspect on an annual basis

match the original composition. 4.56.3: Do not use stone, brick, stucco, or other masonry veneers to cover historic foundation materials. 4.56.4: Do not conceal original or historic foundation windows with masonry, glass block, or concrete block.

the condition of foundations for cracks, spalling and material

4.57: Foundation Replacement – Ensure that vents, grilles,

flaking, and water infiltration.

basement windows and any foundation decorative elements

4.55: Foundation Preservation – Preserve original and

that are severely deteriorated and need of replacement are

historic foundations, including their materials, exposure, and height, and any details such as basement level windows and vents. Ensure the foundation and basement level is properly ventilated, preventing any moisture and mildew

substituted with in-kind materials and features matching in size, design, and proportion. Any structural wooden foundation elements or piers may be replaced with concrete or other structurally-sound materials to improve structural

DRAFT DESIGN GUIDELINES

145

soundness. In addition, ensure there is proper shoring of historic foundations when under significant repair and replacement.

GUIDELINES FOR PRESERVATION AND REHABILITATION 4.59: Carport and Garage Inspections – Inspect on an

4.57.1: Use the most structurally sound alternatives when

annual basis the condition of carports and garages, including

foundations are below grade or not character-defining to

floors and foundations, walls, piers and posts, roofs, and

the building.

garage doors.

4.58: Utilities – Avoid the installation of utility and

4.60: Carport and Garage Preservation – Preserve and

mechanical equipment through the foundation and along

maintain all original and historic carport and garage elements

the primary elevation within view of the public right-of-

and architectural features wherever possible, including

way. Consult the Mesa Zoning Ordinance for additional

garage doors, walls and wall materials, piers, and posts,

requirements regarding utility placement

detailing and ornamentation, soffit or fascia vents, and roof

and screening.

and roof shape. Maintain original driveways accessed from the street.

CARPORTS AND GARAGES Historically, garages evolved from carriage or coach houses, originally used to stable horses, and store buggies and carriages. However, from the 1900s on, single-story garages

4.61 Carport and Garage Repair and Replacement – Repair original garage materials, walls, doors and details to the greatest extent possible and in accordance with guidelines for building materials presented in this section.

detached from the home toward the rear of the lot became

4.61.1: Replace garage and access doors with ones that

more prevalent as a shelter for storing automobiles. Later,

are appropriate to the style of house and with similar

after World War II, garages became integrated elements

or in-kind materials wherever feasible. Raised paneled

of Ranch and Split-Level homes as attached carports or

designs and solid core wood is recommended. Solid

garages. Typically, garage construction features with the

metal garage doors are acceptable as long as they are

same materials, detailing and ornamentation as the house.

compatible with the style of the house in paneling and

Carports and attached garages are typical features of post-

detailing, if any.

World War II Ranch homes and initially designed as flexible spaces in which homeowners could use as additional living spaces.

4.61.2: Install new windows, if necessary, that are simple in design with clear glass. For attached garages, muntin patterns may reflect the muntin patterns found in the windows on the main house. For others, muntin patterns may be simpler in design. 4.62: Carport and Attached Garage Conversions and Enclosures – Avoid, in general, garage and carport conversions and enclosures to maintain a residential dwelling’s architectural integrity unless undertaken in a manner that is compatible with the main residence in terms of materials, detailing and ornamentation. 4.62.1: New garage doors and other alterations should be reversible if future homeowners desire to convert the space back to open carport or garage. 4.62.2: Do not design carport enclosures with no window

4 30 W. Clark (Garage enclo s ure s , as show n here, should maintain the original door opening and use materials compatible to the house) 146

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

openings or windows that are incompatible with

Energy Efficiency windows on the main residence in terms of type, scale

Studies show that buildings constructed prior to 1940 require

and materials.

less energy consumption for heating and cooling than

4.62.3: Use materials for carport and garage enclosures compatible with the materials found in the main

buildings after World War II. Energy efficient features of a historic building include:

residence.

- Gable and roof vents that help to keep attics dry.

4.63.4: Carport Extensions – Do not extend carports

- Masonry walls that provide a thermal barrier to reduce

beyond the front plane of the house and into the uniform setback of the neighborhood. 4.63: Carport Extensions – Do not extend carports beyond the front plane of the house and into the uniform setback of the neighborhood. 4.64: New Carports – Design and construct new carports using compatible and similar materials as found on the primary house or home within the neighborhood block. New carports should also reflect the general roof shape

energy loss and gain of the building. - Operable or fixed storefront transom windows that permit for natural light and ventilation. - Exterior balconies, porches, and wide roof overhangs that provide shade during summer months. - Exterior shutters and awnings, and interior blinds and drapes that provide insulation and a draft barrier in the winter and shade in the summer.

of the home and conform to the uniform setback of the

While these features are not evident on all buildings, it is

neighborhood.

important for property owners to understand how historic residential building design included inherent energy saving

Additional Resources

qualities which can guide them towards a complete energy conservation plan.

- Carport Integrity Policy, Arizona State Historic Preservation Office, by Jason Fox and R. Brooks Jeffery.

WE ATHERIZ ATION Weatherization is the act of weatherproofing a building in order to improve its thermal performance. Adding insulation and reducing air infiltration are the most effective ways to weatherproof a building. - Reducing Air Infiltration – Substantial energy loss occurs due to outside air infiltrating the building through windows, doors, and cracks in the exterior walls of the building. Reducing air infiltration is the first priority in improving the energy performance of a building. To reduce air infiltration, apply weatherstripping around windows and doors and caulk in open cracks and joints on the building’s exterior. Taking these steps towards greater energy efficiency requires little money or skill with substantial benefits. While it may sound like a good idea to eliminate all air infiltration, completely sealing a building’s air infiltration will prevent moisture migration

531 N. Macdonald (Carports are t ypical features of postWorld War II Ranch homes)

and will allow condensation to occur behind wall and roof surfaces. DRAFT DESIGN GUIDELINES

147

- Insulation – The recommended R-value for insulation in new residential buildings in the Mesa area, depending on type of residential construction, should be at least 30 for attic spaces and ceilings, and 13 for walls. R-value measures how well building insulation can prevent the flow of heat into and out of the home. Higher R-value means greater insulation performance. For

4.65.6: Regularly clean and properly vent fireplaces and chimneys. 4.66: Weatherstripping – Reduce air infiltration and energy loss by applying weatherstripping around windows and doors. Apply caulking in open cracks and joints on the building’s exterior.

historic buildings, consider upgrades to insulation if

4.67: Insulation – Install insulation in accessible attic and

their R-values are significantly below these levels. A

wall spaces in order to raise the R-value of the building.

major source of energy loss in most residential buildings

Avoid damaging exterior wall surfaces during installation.

is through the attic and roof. Adding insulation to accessible attic spaces, including blankets of fiberglass and mineral wool, blown-in cellulose (treated with boric acid only), blowing wool, vermiculite, and blown fiberglass, is an effective means of reducing energy costs. For unused attics, place the insulation with the vapor barrier facing down between the floor joists.

SOL AR PANELS Harnessing the energy of the sun for renewable energy is an important tool in reducing energy costs for property owners. A solar panel utilizes the sun’s energy and routes it through a system of photovoltaic cells to create electricity. The solar panel system connects to the building’s electrical system,

Adding wall insulation is difficult without damaging historic

supplying and storing power. Most solar panels attach to the

interior finishes, and the higher cost is often a barrier for

roof of a building to avoid trees and other vegetation, though

property owners. The best time to install wall insulation to

free-standing systems are also possible. Solar panels are

raise the R-value is when a remodeling project exposes the

positioned at an angle to best take advantage of the direction

interior wall spaces. Avoid damaging exterior wall surfaces

of the sun. As a result, the location of the solar panel is key in

during installation.

maximizing energy efficiency while minimizing its impact on the historic character of the building.

GUIDELINES FOR ENERGY EFFICIENCY

While still maintaining solar access, the location of solar

4.65: Passive Energy Savings – Improve energy efficiency

panels on a historic residential dwelling or building should be

in residential buildings by implementing various maintenance

minimally visible from the street and avoid damaging historic

efforts and activities:

roofing materials. To limit visibility, position solar panels

4.65.1: Maintain historic overhangs, awnings, and windows which contribute to energy efficiency.

towards the rear of flat or sloped roofs. Locate free-standing ground systems in rear yards or with appropriate screening when visible from the public right-of-way.

4.65.2: Reduce the need for interior artificial lighting using natural daylight through windows and doors when possible.

GUIDELINES FOR SOL AR PANELS 4.68: Solar Panel Locations – Locate solar panels on a roof

4.65.3: Regularly replace air filters in air conditioning units

or in a location that is not visible from the street. Consider

for maximum efficiency.

locating solar panels on a flat surface, rear roof slope, or rear

4.65.4: Provide vents in bathrooms, laundry rooms, and other areas where high moisture may concentrate. 4.65.5: Avoid recirculating air in indoor living spaces by venting kitchen range hoods to the outside.

outbuilding. Where this is not possible, locate solar panels in subordinate or secondary locations that do not detract from the overall building architecture and form. 4.68.1: Avoid placing solar panels in locations that obscure architecture features and details or change the overall character of the dwelling or building.

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

4.68.2: Avoid installing solar thermal collectors that may

4.69: Solar Panel Collector Types — Consider selecting,

compromise the roof’s structural integrity.

where feasible, a solar panel type that is thin in profile and

4.68.3: Install solar collectors in such a way that they can be removed in the future, possibly for newer solar thermal technologies that are more compatible to the historic building while enhancing solar performance.

can rest parallel with the roof plane. In most cases today, solar thermal panels do not have to be positioned at an optimal angle to be solar efficient. Flat plate collectors as well as solar tiles and shingles are now suitable alternatives to angled solar panels.

4.68.4: Consider, where feasible, installing solar thermal panels on detached garages or secondary buildings.

528 N. Grand

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150

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

SECTION 5

GUIDELINES FOR ADDITIONS & NEW CONSTRUCTIONS

Section 5 Contents - Overview - Residential Additions - Placement - Architectural Style and Design - Addition Form and Proportions - Massing and Scale - Materials

- Additions for Commercial and Institutional Buildings - Placement - Architectural Style and Design - Addition Form and Proportions - Massing and Scale - Materials

- New Construction - Building and Entrance Orientation - Scale, Massing, and Form - Placement and Visual Continuity - Materials, Architectural Fenestration, and Ornamentation - Garages and Carports - Mechanical Equipment

- Additional Resources

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151

OVERVIEW Section 5 of the Mesa Design Guidelines for Historic

Although these guidelines provide information to property

Properties provides information and guidance on new

owners, they do not intend to substitute consultation with

additions and construction to ensure they preserve and

qualified preservation architects and design professionals,

enhance the character-defining features of existing buildings

landscape architects, and contractors when planning and

and the surrounding neighborhood while also providing

executing a new building addition or infill construction within

opportunities for property owners to use their buildings to

a historic district. Property owners are also responsible

the fullest extent possible. Following the Secretary of the

for obtaining all pertinent building permits, including a

Interior’s Standards for Preservation and Rehabilitation, the

Certificate of Appropriateness from the City of Mesa Historic

guidelines in Section 5 emphasize that new additions must

Preservation Officer. Please consult with the City’s Historic

not alter nor destroy original or historic building materials and

Preservation Officer for additional information on permitting

the overall building form and spatial relationship between

requirements.

new and old construction. Any new construction must also be compatible with the historic character of the site and neighborhood, as well as preserve the historic relationship between buildings and the surrounding landscape. 152

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

on proper procedures for additions and new construction.

Principle #3: Use Contemporary Materials and Design Creativity for New Construction.

Consult Section 2: Guidelines for Historic Districts, for

When designing new infill construction, use contemporary

information on property types, architectural styles and

building materials and architectural detailing in creative ways

significant architectural features found in each of Mesa’s

that convey the dwelling or building is of new construction.

eight historic districts. For information regarding the

New construction may incorporate abstract references

architectural features and property types in Downtown Mesa,

to the architectural styles and property type that are also

along with information on Mesa’s Heritage Neighborhood

compatible within its immediate setting or neighborhood.

The following design guidelines offer general guidance

Program, consult Section 3: Guidelines for Downtown and other Heritage Places.

General Principles for Additions and New Construction In addition to the Secretary of the Interior’s Standards for Preservation and Rehabilitation regarding additions and new construction, and the guidelines presented in this section,

Principle #4: Design Additions and New Construction Without Damaging Historic Materials. Design and undertake any additions to historic buildings and new construction in historic districts in a manner that if removed in the future would not impact or effect historic building materials, the essential integrity of historic buildings, or the surrounding site or neighborhood.

property owners and design professionals should follow these principles in project planning:

Principle #1: Ensure the Integrity of Existing Historic Buildings When Considering New Additions. Any new addition must respect and be harmonious with a historic building’s materials, features, size, scale, proportion, and siting to preserve and maintain the building’s historic and architectural integrity. New additions or related new construction shall not destroy original or historic building materials that characterize the historic property. In addition, any new addition must also differentiate from the historic building in some method or fashion so that one can visually understand the building’s architectural change and evolution over time.

Principle #2: Promote New Addition and Construction Design Reflective of Its Time. Additions and new construction should be of its time and not project a sense of false history with the exact replication of features and ornamentation of past historic architectural styles. Instead, historical styles may inspire or provide identifiable design cues for additions and new construction within Mesa historic districts.

416 E. 1st Ave. (New rear addition, shown on the lef t, respects the historic building's materials, size, scale and propor tion)

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153

Residential Additions Residential property types and architectural styles vary in

- Massing and Scale. A new addition should not

Mesa and the addition of new rooms, garages and accessory

overpower the historic house in its height, scale, and

buildings need careful consideration. A new addition must

massing. Massing and scale are the size and overall bulk

be compatible with the historic house as well as the overall

of an addition in relationship to the historic house. The

design character of adjacent buildings and the surrounding

proportion of individual elements, such as window and

neighborhood. Key factors for achieving compatibility and

door openings, also affect massing and scale.

high-quality design include the placement of the addition on the existing house, its architectural treatment and style, its materials, and its overall massing and scale. Many of Mesa’s historic buildings have changed and evolved over time with additions to add more functional living space. In some instances, inappropriate alterations or additions were made prior to the creation of the historic district, and these changes should not be construed as examples to follow when planning a future addition.

- Materials. Always incorporate compatible building materials in new additions, wherever feasible, including materials used for foundations, walls, windows, roofs, porches, and other architectural features. If the historic house consists of one predominant material, the addition should use a similar or compatible material. If the historic house has multiple materials, then the addition should stay within the existing palette with similar or compatible materials. The size, texture, surface finish, durability,

Key aspects in planning and designing new residential

and other details of materials for additions are equally

additions include:

important. Compatible substitute materials can also aid

- Placement. Overall, additions should have minimal

in differentiating additions from the historic building.

impact on a residential dwelling’s historic architectural style and be placed, ideally, at the rear of the building if space and zoning setback requirements permit. The rear elevation makes for the best location for not only room additions but porches and decks as well. If the rear elevation is not feasible, side elevations are acceptable if space allows and side lot setbacks permit. - Architectural Style and Design. Consider Principles #1, #2, and #3 described above when planning and designing new additions. In general, additions should incorporate elements and features of the same architectural style as the original building. However, exact duplication of historic details and ornamentation from the historic house to the addition is discouraged so as to not create a false sense of history. If a house exhibits different stylistic characteristics due to multiple alterations over time, employ the most appropriate style for the addition. - Addition Form and Proportions. The addition should have consistent roof shape, window and door design, and proportions as the historic house.

48 N. Robson (Appropriate side addition and ADU shown on right of 1.5-stor y Craf tsman)

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

GUIDELINES FOR RESIDENTIAL ADDITIONS 5.1: Placement – Locate new additions on the rear façade or

false history with ornamentation and detailing not reflective

elevation of a home permitting space and lot requirements.

of its features and style characteristics. If desired, use a

If a rear addition is not feasible, an addition on a side,

contemporary interpretation of traditional architectural styles

secondary façade is acceptable provided there is adequate

to provide visual interest and to help interpret the home’s

space and within side yard setback requirements. Side

design evolution.

elevation additions should be set back from the plane of the

5.5: Window and Door Openings. Windows and doors

primary façade elevation facing the sidewalk or public rightof-way. Additions to the front elevation of the house are not permitted.

and their openings should have the same or approximate proportions, dimensions, profiles, designs, and detailing as found in the historic house.

F igure 5.1: Side and Rear Residential Additions SIDE ADDITION

PROPERTY LINE

SETBACK REAR ADDITION PROPERTY LINE

5.2: Building Footprint and Lot Consistency – An

5.6: Historic Materials – New additions should avoid removing

addition’s footprint should respond and be compatible with

or destroying historic building materials or architectural features

the size of the lot, yard, and setback characteristics of the

on the historic house. Salvage and reuse historic materials

neighborhood. It should also conform to the Mesa Zoning

where possible to be covered or removed as a result of an

Ordinance lot coverage and yard requirements.

addition.

5.3: Historic Setting – New residential additions must

5.7: Addition Differentiation – Differentiate the new addition

respect the historic context and architecture of the block and

from the historic house by setting back the addition from the

neighborhood. A large two-story addition on a Ranch home

historic building’s wall plane or provide a subtle change in

is typically not compatible in a neighborhood consisting of

building materials from the historic house to the addition to

mostly low-profile Ranch homes.

provide the visual distinction. Alternatively, place trim and

5.4: Architectural Style. Design new additions to respect

other detailing to mark a clear distinction between the historic

the historic house’s architectural style and character-defining features. The new addition should not project a sense of

building and addition. The new addition must differentiate in some way from the historic building in order to understand the building’s change over time and visually communicate the addition as separate from the historic volume. DRAFT DESIGN GUIDELINES

155

F igure 5. 2: W indow and Door Openings for Residential Additions

SIDE ADDITION

C O M PAT I B L E W I N D O W ALIGNMENT C O M PAT I B L E S I D I N G

228 W 9th Place N (A change in wall plane identifies the

4 40 E. 1st Ave. (The addition shown here is located on the

garage as an addition)

rear façade of a corner house)

112 3 W. 2nd Place (Dif f erent iate addit ions t hrough a

431 N. Orange (Windows in additions, as shown here on

setback or change in height as seen here on the left)

the right, should have similar proportions of those in the house)

156

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

5.8: Roof Shape and Materials – Design new additions not taller than the historic house, matching the historic house’s roof shape, ridgelines, and slopes. Matching the addition’s roof eave line — the edges of the roof which overhang the face of a wall — to the existing house is also acceptable. If necessary, to accommodate the addition, higher roof heights may be acceptable if the addition’s height remains compatible with the common and predominant building height found on other buildings or dwellings along the block. Roof materials must also be the same or compatible with that of the historic house.

159 N. Macdonald (Additions should not be taller than

142 W 2nd St. (Dormers should be appropriate to the

the house and should match the house's roof shape and

style of the house in proportion, detailing and window

slope)

configuration)

5.9: Dormer Additions – Design new dormers to be

5.10: Porches – New porch additions should be secondary

compatible with the architectural style of the historic house

and subordinate to a historic house’s main and side

in terms of size, proportion, placement, detailing and window

elevations in terms of scale and proportions it should not

configuration. Refrain from installing new dormers if they

overwhelm a building elevation. A new porch must be

were not original to the house’s front elevation, not a common

appropriate to a house’s architectural style and building form;

feature of the house’s architectural style, or not historically

reconstructing a missing porch is appropriate provided it is

found in the historic district or neighborhood. Dormers on

also in keeping with the house’s architectural style and based

new additions should also reflect the design and proportions

on documentation if available.

of dormers found on the historic house.

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157

5.11: Roof-Top Additions – Full-floor roof top additions are

5.13: Energy Efficiency – If feasible, orient the new addition

not appropriate for most historic homes as they adversely

to take advantage of solar exposure for all seasons and, if

impact a home’s architectural integrity and sense of

desired, to place solar collectors on the rear roof pitch of

scale. Rooftop additions should only be considered in

the historic house, addition, or garage to minimize visibility

circumstances where they are located to the rear elevation,

from the public right-of-way. Alternatively, a ground-

not visible from the public right-of-way, and where other

mounted system may be more feasible where solar access

homes in the district were originally constructed with two

to the house is limited. For additional information refer to

stories.

Solar Panel guidelines in Section 4: Guidelines for Building Materials and Maintenance on page 148.

24 8 W. 2nd S t . (Or ient an addit ion to t ake ad vant age of solar exposure)

136 W. 2nd S t . (S e c ond f loor addit ions should be loc ate d to the rear elevation)

5.12: Mechanical Equipment - Refer to Section 11-309, Chapter 30: General Site Development Standards, for requirements regarding the screening of mechanical equipment. In general, mechanical equipment, whether on a roof, the side of a building, or on the ground, shall be screened from public view using materials compatible with the primary house. Alternatively, mechanical equipment for additions can be located on a rear roof slope away from the street and public right-of-way. Paint any equipment enclosures using the same color as the predominate color

55 N. Meadow Lane (Locate mechanical equipment on a

found on the house.

rear roof slope away from the street)

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Additions for Commercial and Institutional Buildings In Mesa, traditional commercial buildings have fairly

- Architectural Style and Design. Consider Principles

straightforward building forms — mostly square or

#1, #2, and #3 on page 175 described above when

rectangular in shape — with equally straightforward stylistic

planning and designing new additions for historic

references and architectural detail. As most historic

commercial and institutional buildings. In general,

commercial buildings feature flat roofs, there are options

additions should incorporate elements and features

and possibilities to construct additions, but as with historic

of the same architectural style as the original building.

residential dwellings, new additions must respect the overall

However, refrain from exact duplication of historic

design character, scale, and proportions of the historic

features, details, and ornamentation from the main

commercial building and buildings within the business

building to the addition to create visual differentiation

district.

so as to not create a false sense of history. The addition

Compared to historic homes and commercial buildings, institutional structures often stand out with their grander scale and massing as required by their special functions. New additions to these buildings must not only accommodate such functions and be sensitive to the architecture of the principal building, but also address

can be contemporary in design and materials as long as it is compatible with the main building’s architectural character. Additions of simply ornamented historic commercial and institutional buildings should also feature simple to spare ornamentation. - Addition Form and Proportions. The addition should

the relationship between the institutional building and

have consistent roof shape, and window and door

the surrounding neighborhood. In both commercial and

opening proportions as the main building. Historic

institutional buildings, careful placement of additions is key

commercial buildings with flat roofs should have

to minimizing the appearance of the addition to the main

additions with flat roofs, for example.

building. Key aspects in planning and designing new additions to commercial and institutional buildings include: - Placement. As with historic residential dwellings,

- Massing and Scale. Massing and scale involve the three-dimensional form of a building and its addition in relationship to its neighbors. A new addition to a historic commercial or institutional should not overpower the

additions to commercial and institutional buildings

main building in its heights, width and overall massing. It

should have minimal impact to the main building’s

should always be subordinate to and correspond to the

architectural character. Ideally, place new additions to

main building in these aspects.

the rear or side building elevations wherever possible to minimize any visual impact to the main building. Additions to side elevations and roof top additions should subordinate and step back from the main building’s wall plane as a means of differentiation. Additions to fronts

- Materials. Materials for new additions in historic commercial and institutional buildings should be compatible in color, profile, durability, texture, and surface finish with the main building.

of historic commercial and institutional buildings are not appropriate. In general, set a ground floor or roof top addition back from the street when the overall building and development context is low scale. Set rooftop additions back from the rear when abutting a singlefamily neighborhood.

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159

GUIDELINES FOR COMMERCIAL AND INSTITUTIONAL BUILDING ADDITIONS 5.14: Placement – Locate new additions on the rear façade or elevation of a historic commercial and institutional building

5.16: Historic Setting – New commercial and institutional building additions must respect the historic context and

permitting space and lot requirements. If a rear addition is

architecture of the immediate surroundings.

not feasible, an addition on a side, secondary elevation is

5.17: Architectural Style. Design new additions to respect a

acceptable provided there is adequate space and within

historic commercial and institutional building’s predominate

side yard setback requirements. If placed along a side

architectural style. The new addition should not project

elevation, the addition should be set back from the wall plane

a sense of false history with ornamentation and detailing

to subordinate it from the main building’s front or principal

not reflective of the main building’s architectural style. If

elevation. Additions to the front elevation of the main building

desired, integrate contemporary interpretation of traditional

is not permitted.

architectural styles to provide visual interest and to help interpret the building’s design evolution.

F igure 5. 3: Roof Top Additions

SECOND STORY ADDITION SIMILAR HEIGHT TO ADJACENT BUILDINGS SET BACK

5.14.1: Avoid placing roof top additions on low-scale one to two story buildings whenever possible. Generally, a rooftop addition may be more compatible on a building that is adjacent to similarly-sized or taller buildings. 5.14.2: Roof top additions should also be set back from the front wall lane and be minimally visible wherever feasible. 5.15: Lot Considerations and Consistency – Ensure the addition’s footprint responds and be in proportion with the size of the lot and achieve consistency with other buildings in historic district wherever feasible. 43 S. Macdonald (Locate additions on the rear façade, as seen here on the left) 160

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

5.18: Window and Door Openings. Windows and doors and their openings should have the same or approximate proportions, dimensions, profiles, designs and detailing as found in the main building. 5.19: Historic Materials and Architectural Features – Avoid the removal or destruction of historic building materials and architectural features when constructing a new addition. Salvage and reuse historic materials where possible if

15 E. 1st Ave. (The one-stor y rear addition, shown on the

removed as a result of an addition.

right, respects the building's architectural st yle)

F igure 5. 4: W indow and Door Openings for Building Additions

SIDE ADDITION

S I M I L A R D E TA I L I N G

C O M PAT I B L E S T O R E F R O N T SET BACK

5.20: Addition Differentiation – Differentiate the new

and predominant building height found on other buildings

addition in some way from the historic building using a

along the block. Roof materials must also be the same or

building wall setback, a subtle change in building materials,

compatible with that of the main building.

or the placement of other detailing, ornamentation, or feature

5.22: Roof-Top Additions – Full-floor roof top additions are

to mark a clear distinction between the historic building and addition.

not appropriate for historic commercial and institutional buildings as they can significantly impact a building’s historic

5.21: Roof Shape and Materials – Use the same roof

and architectural integrity. Given the predominance of flat

form, pitch, and orientation as the main building for any

roofs and the general lack of buildable space on the ground

additions. For institutional buildings, the roof ridgelines of

floor lot for most traditional commercial buildings, roof top

the new addition should be lower than the dominant roof

additions may be appropriate if set back from the ground

ridgeline found on the main building. Matching the dominant

floor elevation wall plane facing the street or public right-

roof ridgeline from the main building to the addition is

of-way. A rear set back is recommended if the commercial

also acceptable. However, if necessary, to accommodate

building abuts a residential neighborhood.

the addition, higher roof heights may be acceptable if the addition’s height remains compatible with the common

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161

5.23: Massing and Scale – Additions for historic

5.28: Solar Panels – Place solar panels where feasible on

commercial buildings should respect the massing, scale and

the rear portions of roofs to minimize visibility from the public

height of the ground floor elevation whether a side or roof

right-of-way. On sloped roofs, mount solar collectors flush

top addition. For institutional buildings, construct additions

with the surface. For flat roofs, mount solar panels flush with

that respect the massing of adjacent institutional structures

the surface of a flat roof to the maximum extent possible.

and other surrounding buildings. Scale and articulate large

Panels should have a similar color to that of the roof surface

additions appropriately by breaking the façades or elevations

or roof materials to reduce its visibility. As an alternative to

into smaller bays.

collector panels and depending on the existing roof materials

5.24: Addition Materials - Use building materials

found on the historic building, consider solar tiles or shingles.

compatible with that of the primary building and found on buildings in the adjacent neighborhood. The materials should match or be compatible with the color, texture, and durability

Refer to the Solar Panel guidelines in Section 4: Guidelines for Building Materials and Maintenance on page 148 for additional information.

of the materials found on the primary building. The use of compatible and other traditional materials, such as brick, can provide a sense of familiarity and human scale to commercial

F igure 5.5: Solar Thermal Panels placement

and institutional building additions. 5.25: Building Entrances - Orient the primary entrance of a new addition toward the street if feasible while secondary entrances may be oriented to interior parking lots. 5.26: Parking Areas – Refer to Chapter 32 of the Mesa Zoning Ordinance regarding the placement and design of offstreet parking lots. 5.27: Mechanical Equipment. Refer to Section 11-309, Chapter 30: General Site Development Standards, for requirements regarding the placement and screening of mechanical equipment. In general, do not locate central air units, utilities, satellite dishes, and other mechanicals on new side and roof top additions that can be viewed from the street and public right-of-way. Place mechanicals on the rear roof with a proper screening enclosure compatible in materials to

SOL AR PANELS ON THE RE AR

the addition or main building.

PORTION OF THE ROOF S E M I - F L U S H A P P L I C AT I O N

20 S. Macdonald (Mechanical equipment placed on the 1-story rear addition is not visible from the street) 162

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

New Construction There are times when the construction of a new residential

Key aspects in planning and designing new construction in

building in a historic district is appropriate, such as utilizing

historic areas include:

a vacant lot or replacing a building lost by fire or significant

- Building and Entrance Orientation. Building design in

deterioration. However, the demolition of a contributing

residential neighborhoods orients the house and main

building in a historic district in order to construct a new one

entrance towards the street and public right-of-way,

is rarely appropriate. New residential construction, which

creating a cohesive rhythm along the street and helping

includes single-family homes and multi-family buildings,

to define the historic district’s overall character. Utilizing

should be compatible in scale, massing, form, and materials

a traditional orientation towards the street ensures that

with the surrounding historic buildings on the same block

a new dwelling respects the overall design, setting, and

and neighborhood. A compatible design may include the

historic context of the block on which it sits. When new

replication of a specific style, a reinterpretation of historic

residential construction is not oriented properly, the

styles using today’s materials and construction techniques,

setting, rhythm and cohesiveness of the neighborhood

or a completely modern design. Compatible design ensures

is interrupted. For new commercial buildings, primary

that the new residential dwellings enhance the elements that

entrances should also orient to a street, major sidewalk,

give the historic district its significance. Refer to Sections 11-

pedestrian way, plaza, courtyard, or other outdoor public

5-3 and 11-8 of the Mesa Zoning Ordinance for residential new

space.

construction requirements.

- Scale. The scale of a new residential dwelling impacts

FORM-BASED CODE

the overall character of a historic district or traditional

Regarding new residential, commercial, and mixed-use

its height, and its architectural features, including its

building construction in some historic commercial areas, property owners and developers may opt into following the requirements set forth in Article 6 of Mesa Zoning Ordinance, the Form-Based Code. For property owners who opt into the requirements, the Form-Based Code governs new development within Downtown Mesa and surrounding blocks bounded by University Drive on the north, 2nd Avenue and Broadway Road to the south, Horne Avenue on the east and Country Club Drive on the west. Form-based codes are an alternative to conventional zoning focusing less on land use and more on the relationship between building types and forms, façades and the public realm, and the scale and massing of buildings from block to block. Article 6 provides detailed standards on setback and build-to lines, building frontage, and height and massing. However, it does not outline specific architectural standards for articulating and designing façades and storefronts.

neighborhood. Scale refers to the size of a building, proportion of door and window openings, decorative detailing, foundation heights, and porches. The scale of a new house should also be compatible with the neighboring houses on the block. - Massing and Form. Massing and form refer to the shape and dimensions of a new residential dwelling in relation to neighboring homes. Common building forms and shapes include rectangular, square, or irregular. Common building forms and massing create a distinct architectural or visual character specific to that neighborhood or historic district, such as a row of one-story rectangular Ranch houses in the Fraser Fields Historic District. In other historic districts, specific blocks may include a variety of forms, such as square-shaped bungalows and rectangular Ranches. Roof forms, including a roof’s slope and pitch and use of dormers, also contribute to a dwelling’s overall form and massing. Using a roof form that is appropriate to the design of the house is therefore highly important. Allin-all, the massing and form of a new house in a historic district or traditional neighborhood should be compatible with the surrounding houses on the block. DRAFT DESIGN GUIDELINES

163

- Placement and Visual Continuity. Placement of a

- Garages and Carports. Mesa’s historic districts include

building refers to its location on the lot and its setback

several distinct building periods ranging from the early

from the street and adjacent buildings. The placement

20th century through the post-World War II era. In the

of a new residential dwelling on a lot should be

early decades of the 20th century, detached garages

compatible with the surrounding houses on the block

were mostly located at the rear of the lot. In the mid-

and neighborhood. Maintaining typical setbacks from

20th century, attached carports and garages became

the street will maintain the rhythm, continuity, and visual

more common, especially in Ranch homes, sharing the

characteristics of the neighborhood. The placement of a

same materials and roof profile with the main house. A

new house on a residential lot directly impacts the overall

driveway connects the carport or garage with the street.

historic design character of the immediate block and

For corner lots, the location of the driveway and garage

neighborhood.

from the side street is typical. A new residential dwelling

- Materials. The materials used in the construction of a new residential building in a historic district should be compatible with the materials used on surrounding homes on the block and neighborhood. Exterior building

in a historic district or traditional neighborhood should consider the typical design and arrangement of carports and garages found within the surrounding blocks. - Mechanical Equipment. Refer to Section 11-30-9,

materials, including wood clapboard, wood shingles,

Chapter 30: General Site Development Standards, for

stucco, concrete block, and brick, often reference

requirements regarding the placement and screening of

specific architectural styles and building periods. In a

mechanical equipment on new residential construction.

historic district where stucco and brick are common, the

The placement of mechanical equipment in areas that

use of vinyl siding or other artificial or modern materials

are highly visible from the street can detract from the

may detract from the district’s historic character.

character of the house and surrounding historic district.

- Architectural Arrangement and Ornamentation. Architectural arrangement — the placement of specific elements on a building façade, such as window and door openings, as well as wall architectural ornamentation

Mechanical equipment can include utility boxes, air conditioning units, and satellite dishes, and should be located in areas where appropriate screening minimizes its visibility.

and detailing – contributes significantly to the design character of residential, commercial, and institutional buildings. Various architectural styles often include ornamentation specific to that style, such as knee brackets on a Craftsman home or curved parapet walls on a Mission Revival. Creating exact replicas of historic details on a new building can create confusion about what is old and what is new. The architectural fenestration and ornamentation on a new residential dwelling should complement those found on surrounding houses on the block where a specific style is concerned but should not necessarily aim to replicate. For example, a new house inspired by the Craftsman style should utilize elements similar in design and placement without replicating the style completely. 1 3 2 N . W i l b u r, G l e n w o o d -W i l b u r H i s t o r i c D i s t r i c t (New construction shown on left is compatible in scale and setbacks)

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

GUIDELINES FOR NEW RESIDENTIAL CONSTRUCTION F igure 5.6: Building and Entrance Orientation O R I E N TAT I O N S I M I L A R T O A D J A C E N T RESIDENTIAL BUILDINGS

SETBACK

STREET

5.29: Building and Entrance Orientation – Orient a new

5.31: Placement and Setbacks – Refer to Article 2, Chapter

residential dwelling, its main entrance, as well as its porches

5, Residential Districts of the Mesa Zoning Ordinance for

and entry landings in keeping with the typical orientation of

applicable setback and minimum yard requirements. A new

other historic residential buildings found in the block and

residential building and its front façade shall maintain front

neighborhood. In traditional residential neighborhoods, main

and side lot setbacks consistent with the surrounding homes

entrances are oriented to the primary street.

on the block and neighborhood. Use the most prevalent or

5.30: Historic Setting – New residential buildings must

historic setback of buildings along the street frontage where

respect and be compatible with the historic context and architecture of the immediate block and neighborhood.

a variety of setbacks exist. 5.32: Lot Coverage – New construction should always be consistent with adjacent historic buildings in terms of the building-to-lot ratio. Refer to Article 2, Chapter 5, Residential Districts, of the Mesa Zoning Ordinance for applicable lot coverage requirements. 5.33: Scale – A new residential building shall maintain a height and overall scale consistent with that of neighboring homes and that of the block and neighborhood. For example, in historic districts and neighborhoods that are predominately one-story in height, new construction should also be one-story in height. In neighborhoods with houses two-stories in height, new construction may be both one and two-stories in height. 5.33.1: When the height of a new dwelling exceeds adjacent homes by one story or less, use wall-plane offsets or setbacks or other variations to provide an

2 14-2 16 E. 2nd Ave. (New residential buildings should be

appropriate scale transition. Offsets and setbacks should

compatible with the historic context and architecture of

be consistent and compatible in style and form with

the neighborhood)

adjacent houses. DRAFT DESIGN GUIDELINES

165

5.33.2: Ensure foundation and porch heights are consistent with those of adjacent dwellings. If foundations on other homes are not visible from the public right-of-way, foundations on new homes shall also not be visible.

F igure 5.7: New Residential Construction Scale O R I E N TAT I O N A N D S C A L E C O M PAT I B L E W I T H ADJACENT RESIDENTIAL BUILDINGS

STREET

5.34: Door and Window Proportions. Design door and

and those found in the neighborhood. However, variation

window openings, associated trim, and any architectural

is encouraged in the material type, color, and texture for

detailing in the same or approximate proportions as found in

the new dwelling construction if they complement or are

adjacent homes. In addition, proportions for window-to-wall

compatible with those of adjacent homes. Take cues from

space should also respect the predominant patterns typical

established architectural styles found in the neighborhood

of the architectural style found in adjacent homes.

on how different material palettes can be employed in new

5.35: Dormers and Bays - As with door and window

residential construction.

proportions, bays and dormers should also respect the

5.37.1: A new residential building shall utilize roofing

typical proportions found in the architectural style or in

materials consistent in design and appearance with

neighboring properties.

adjacent homes.

5.36: Massing and Form - A new residential dwelling should

5.37.2: Contemporary materials such fiber cement board

maintain a similar massing and three-dimensional form

or simulated stone veneer may be appropriate in some

typical of the architectural style. Massing and form should

locations if they are visually similar to materials found

also relate to the existing residences on the block. Façade

in adjacent homes. Such materials must be similar in

articulation can also contribute to maintaining appropriate

profile, finish, and texture to traditional building materials.

scale through the use of dormers, porches, and bays.

Dryvit or EIFS is not recommended as a quality substitute

5.36.1: Roof shapes contribute significantly to a residential dwelling’s overall massing and form. It is also a defining feature of a home’s architectural style. Use roof slopes and pitches appropriate to the style of the new residential building or those found on similar dwellings in the neighborhood. 5.37: Materials - A new residential dwelling should utilize construction materials consistent with adjacent homes

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

building material for actual stucco. 5.38: Architectural Arrangement and Ornamentation – A new residential building shall incorporate architectural arrangement and ornamentation in a way that is compatible with the surrounding buildings on the block. Overall, such fenestration and ornamentation should not be pretentious but reflect its time and not detract from the neighborhood’s visual characteristics and authenticity. Architectural detailing

should strive to reflect the predominant architectural styles

5.39.1: Garages and carports may be placed on a side

found in the neighborhood in a simple, restrained manner

elevation and not in front of the main elevation facing the

that does not visually compete with neighboring houses. Use

public right of way.

of contemporary interpretations of architectural detailing is encouraged to provide visual interest.

5.39.2: Garage door, window, and other door openings for garages should be similar to those on the main house building in terms of size and proportion. 5.39.3: Detached garages should always be visually subordinate to the main house in terms of its height, form, styling, and massing. In general, both attached and detached garages should always reflect the form, roof shape, and style of the main house. Use compatible and complementary materials in detached garages. 5.39.4: Refer to Article 4, Chapter 30, Section 1-30-17: Detached Accessory Buildings on proper setback and placement of new garages. In general, place and orient

727 N. Grand (The design of a new building, as shown here, should be compatible with surrounding buildings on the block)

5.39: Garage and Carport Placement – A new residential dwelling shall incorporate a detached garage, attached garage, or carport and associated driveway in a way that is compatible with the surrounding buildings on the block, including setbacks and orientation to the street. Refer to Article 4, Chapter 30, Section 1-30-17: Detached Accessory Buildings for additional information on placement and height requirements of detached garages in new residential construction. Additional information on the required dimensions for both carports and enclosed garages are found in Article 4, Chapter 32, Section 11-32-4, Parking Area Design. In most residential neighborhoods, garages and

garages in setback alignments that match those found in adjacent homes and along the block. 5.40: Accessory Dwelling Units (ADUs) – Article 4, Chapter 31, Section 11-31-3 of the Mesa Zoning Ordinance permits the construction of ADUs in all single-family residential districts, with only one ADU permitted per lot. These units may be detached or attached to the main residence. Apart from meeting all setback and maximum floor area requirements, they must also have consistent architectural design in addition to exterior materials and colors, roof pitch, window types, and trim details consistent and compatible with the main dwelling unit. In attaching an ADU with the main house, do not remove nor destroy original or historic architectural features and materials.

carports must have a minimum 30-foot setback.

100 1 W. 5t h Place (Placement of new garage s or c ar por t s

13 5 W. 2nd S t . ( T he de sign and placement of an A DU

should be on a side elevation facing the street)

should be compatible with the main dwelling)

DRAFT DESIGN GUIDELINES

167

5.41: Mechanical Equipment – Refer to Section 11-309, Chapter 30: General Site Development Standards, for

GUIDELINES FOR NEW COMMERCIAL CONSTRUCTION

requirements regarding the placement and screening of mechanical equipment. Place mechanical equipment in a

5.43: Entrance Orientation and Architectural

location that is not visible from the street or public right-of-

Arrangement – Design main entrances of new commercial

way. If mechanical equipment cannot be placed in a suitable

buildings to face the street and public right-of-way, plazas,

location, use appropriate screening techniques, including

and public spaces. Multiple storefronts within a new

privacy fencing, walls, or vegetation.

commercial or mixed-use building may have their individual entries. Use an architectural element, such as a canopy or awning, moldings, a recess, or a slight change in material or color to accentuate the main entrance.

2307 N. Mitchell St., Phoenix (The wall on the right is used to screen mechanical equipment on this new

125 W. Main (D e sign new s toref ront s w it h element s s uch as recesses or alternate materials)

residential dwelling)

5.42: Solar Panels – Locate solar thermal panels towards the rear of the roof or rear roof slopes to minimize visibility from the public right-of-way. For flat roofs, mount solar panels flush with the roof surface to the maximum extent feasible. On sloped roofs, mount solar collectors flush with the surface of a sloped roof. An alternative to mounting panels of the roof of the house is to install them to the roof of an accessory garage. Refer to the Solar Panel guidelines in Section 4: Guidelines for Building Materials and Maintenance on page 148 for additional information.

1 N. Macdonald (Storefront cornices and setbacks help this building relate to the scale of Downtown Mesa)

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

5.44: Façade Articulation and Architectural

5.44.2: For corner buildings, design both street-facing

Arrangement – Articulate building façades and walls to

façades to incorporate quality materials and a high level

provide visual interest and to reduce mass and scale where

of articulation to maintain visual interest on both streets.

necessary to ensure a sense of human scale to traditional, pedestrian-oriented commercial areas.

5.44.3: Define a flat roof form with a distinct parapet or cornice line, especially if other horizontal articulation

5.44.1: Use vertical and horizontal articulation techniques

design techniques are employed for commercial or

to reduce the apparent scale of a larger building mass

mixed-use buildings.

such as wall offsets, moldings, brick or stone courses, or slight changes in materials and material color. Vertical articulation elements may correspond to individual storefront bay modules at the ground level or to varying roof cornice lines.

F igure 5.8: Façade Ar ticulation and Architectural Arrangement

5.44.4: For a large-scale development or one located in a highly visible location, incorporate well-defined entries, balconies, or other architectural features to provide visual interest.

H E I G H T A N D S C A L E C O M PAT I B L E WITH ADJACENT BUILDING FAÇ A D E A R T I C U L AT I O N

DEFINED ENTRIES AND OTHER ARCHITECTURAL F E AT U R E S

DRAFT DESIGN GUIDELINES

169

5.45: Storefronts – Article 6 of the Mesa Zoning Ordinance,

5.45.2: A gallery storefront is a one or two floor overhang

the Form-Based Code, describes different types of ground-

that encroaches on to the sidewalk designed to designed

level storefront design treatments, including traditional

to extend far enough from the building to provide

shopfront, forecourts, and galleries. Regardless of storefront

adequate protection and circulation for pedestrians.

type, they must provide visual interest that promotes

Ensure that galleries are well integrated into the overall

pedestrian activity. The Form-Based Code storefront types

building design and use similar or compatible materials

can be helpful in designing new commercial storefronts in a

to the building façade.

historic district, even if the property owner does not opt-in to the Form Based Code.

5.45.3: Design shopfronts using features such as large window display areas and awnings to engage the street.

5.45.1: In forecourt storefronts, where the main façade of

Avoid blank walls and highly reflective storefront glazing.

the building is near the sidewalk creating a small court

In addition, use changes in material, color, and texture to

space, add visual interest by adding a low wall with

add visual interest. Canopies and awnings can also help

plantings or a series of planters to promote a more active

define the street-level pedestrian area and may provide

pedestrian space.

shade or highlight entries and storefront windows.

F igure 5.9: Storefront Elements

V I S U A L LY I N T E R E S T I N G S T O R E F R O N T D E S I G N T R E AT M E N T AW NIN G / CA N O PY TRANSOM WINDOWS K NEE WA L L / BUL K HE A D D I S P L AY W I N D O W

170

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

15 8 W. Main S t . (His tor ic mid-20 t h cent ur y s toref ront)

DRAFT DESIGN GUIDELINES

171

172

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

SECTION 6

GUIDELINES FOR LANDSCAPE & PHYSICAL SE T TING Section 6 Contents - Overview - Topographic Features - Fences and Walls - Decks and Patios - Paths, Sidewalks and Driveways - Landscape Design - Residential Streetscapes - Commercial Streetscapes - Parking and Screenings - Americans with Disabilities Act (ADA) Compliance

DRAFT DESIGN GUIDELINES

173

OVERVIEW Section 6 of the Mesa Design Guidelines for Historic

rehabilitation serves to maintain and enhance the individual

Properties provides information and guidance on landscape

character and authenticity of Mesa’s historic neighborhoods

design elements found within Mesa’s historic districts and

and districts.

traditional neighborhoods. Landscape design elements

Following the Secretary of the Interior’s Standards for

incorporate both the public and private realms in local historic districts, including large mature trees; tree-lined streets; street lighting; sidewalks, paths, and driveways; front lawns, gardens, and plantings; fences, and other yard features. A consistent approach to landscape preservation and

Preservation and Rehabilitation, these guidelines emphasize identifying, retaining, and preserving significant landscape features. The guidelines also ensure that any changes in neighborhood landscape settings follow an approach that maintains both the character and spirit of each historic district.

174

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Although these guidelines provide information to property

— from its vegetation, driveways, and parking areas to walls

owners, they do not intend to substitute consultation with

and fencing — to determine maintenance needs and courses

qualified design professionals, preservation architects,

of action to address issues such as the health and pruning

landscape architects, and contractors when planning and

of trees and the repair of paths and driveways, for instance.

executing a landscape rehabilitation project. Property

The inventory should also outline a seasonal calendar of

owners are also responsible for obtaining all pertinent

when a property owners should conduct the inspection,

building permits, if necessary. Please consult with the City’s

maintenance, and replacement of landscape features.

Historic Preservation Office for additional information on permitting requirements.

Principle #3: Understand the Historic Context.

The following design guidelines offer general guidance on

When planning a new landscape enhancement or

proper preservation and rehabilitation procedures. Consult

rehabilitation project, consider the immediate context

Section 2: Guidelines for Historic Districts and Sections 3,

— the building, lot, and neighborhood — when selecting

Guidelines for Downtown and Other Heritage Places, for more

new site and landscape elements. Such elements should

in-depth information on the important landscape elements

complement, not detract, from the building, lot and

found in Mesa’s historic districts.

neighborhood. Any new landscape elements should retain the historic relationship between the building and the

General Principles for Landscape and Setting In addition to the Secretary of the Interior’s Standards for Preservation and Rehabilitation regarding landscape and setting presented in this section, property owners and design professionals should follow these principles in project planning:

landscape.

Principle #4: More Flexibility in Treatment and/ or Replacement May be Considered in Locations Not Visible from the Public Right-of-Way. Flexibility in the replacement of historic landscape materials and features is appropriate if such features are not visible from the public right-of-way, especially if located in rear yards or other locations partially or wholly concealed.

Principle #1: Identify Building Site Historic Landscape Features. Before project planning, it is important to identify and understand what original and historic landscape elements contribute to a building’s integrity and authenticity. Such elements may include walls and fences; driveways and walking paths; trees; and lawns and gardens.

Principle #2: Conduct On-Going Maintenance and Preservation of Historic Landscape Features. As with historic buildings, historic landscape features require regular and ongoing maintenance to prevent deterioration and ensure their long-term preservation within the building site. Complete an inventory of historic landscape elements 162 E. 2nd Ave. (Identif y historic landscape elements that contribute to a building's authenticity)

DRAFT DESIGN GUIDELINES

175

Landscape and Setting Guidelines The following section focuses on the common elements of

addition, rear-yard privacy fences of wood and concrete

maintaining and preserving historic landscape features for

block appeared on many properties. With the exception of

buildings sites and public rights-of-way in Mesa’s historic

chain-link and solid material walls, which the Mesa Zoning

districts and other significant areas and neighborhoods.

Ordinance prohibits in most areas, these non-historic fences and walls are typically acceptable along the interior side

TOPOGRAPHIC FE ATURES The City of Mesa lies at the eastern end of the Salt River

and rear lot lines of the property in compliance with Zoning Ordinance setback and height requirements.

Valley with the western half of the city, including the original townsite and existing historic districts, at an elevation of 1,100 feet above sea level. The topography rises gradually several hundred feet towards the east end of the city. The street grid and lot layout within the historic districts appear flat, with little to no variance in gradation.

N . Fr a s e r D r. We s t in t h e Fr a s e r F i e l d s H i s t o r i c D i s t r i c t

159 N. Macdonald (Early fences included horizontal and

(The street grid in the historic districts is flat with little

ver tical wood pickets, as shown in this replica)

to no variance in gradation)

FENCES AND WALLS Early fences included wood horizontal and vertical pickets as well as wrought iron. Walls within the period of historic significance of early 20th century historic districts included low-rise stucco or brick. Concrete block walls and “breezeblocks” were also common in Post-World War II neighborhoods. Breezeblocks are the decorative patterned concrete blocks staked upon each other to form a wall. In other instances, they covered a side of a building — a common architectural feature Mid Century Modern design. In the following decades, non-historic fences included chain link, vinyl, and composite wood and plastic materials. In

3 2 8 N . Fr a s e r D r. (B r e e z e b l o c k in w all s i s a c o m m o n M i d20th centur y architectural feature)

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

PATHS, SIDEWALKS AND DRIVEWAYS While many houses in Mesa’s historic districts do not have front sidewalks or paths, concrete is the most common material of those that do. Other materials found on sidewalks and paths include brick and stone. When practical, retain and preserve sidewalks and pathways that are part of the original design of the property and add to its historic character. If replacement is necessary, aim to maintain the original location and dimensions while using matching materials. Most homes in Mesa’s historic districts include driveways that lead to a carport or garage, while some access the property from a rear alley. Most driveway paving materials

3 8 N . Fr a s e r D r. ( Xe r i s c ap in g , c o m p r i s e d of n a t i v e d e s e r t

are concrete or asphalt, concrete strips, brick pavers and

plants, is an ecological approach to landscaping)

gravel. Article 2, Chapter 5, Section 11-5-3 of the Mesa Zoning Ordinance, Development Standards for the RS and RSL Districts, outlines the number of driveways and their widths permitted per house.

RESIDENTIAL STREETSCAPES Several Mesa neighborhoods and historic districts feature wide streets dating to the original townsite, incorporating median planting strips lined with curbs, grass, and trees. The streetscape elements help to shape and define each neighborhood’s historic and visual character. Mesa’s historic residential streetscapes also include public sidewalks, curb cuts, and parkstrips, running between the curb and the sidewalk, that feature grass, low shrubs, and mature trees. Some parkstrip sections include xeriscaping treatments that reduce the need for irrigation. In Post-World War II residential developments, developers often eliminated parkstrips to allow for larger residential lots. Traditional streetlights line the streets in some historic districts. These streetscape elements are important parts of a neighborhood’s historic

10 6 N . Fr a s e r D r. E a s t (F o r h o u s e s w i t h s i d e w alk s ,

character and provide continuity in a walkable environment.

concrete is the most common element)

L ANDSCAPE DESIGN Most of the properties in Mesa’s historic districts include lawns of grass, mature trees, plantings, and gardens in varying quantities and condition. In recent years, some homeowners have installed xeriscape landscaping, comprised of native desert plants, for a more ecological approach. Xeriscaping is a dry landscape used in areas of drought to promote water conservation. While a xeriscape landscape was not typical during the historic periods of significance for most historic districts, the approach is appropriate to the climate and is an acceptable alternative to

E a s t 1 s t A v e . i n t h e Te m p l e H i s t o r i c D i s t r i c t ( R e s i d e n t i a l

the traditional grass lawn.

sidewalk and uniform front yard setbacks)

streetscapes often include a parkstrip with trees,

DRAFT DESIGN GUIDELINES

177

COMMERCIAL STREETSCAPES The streetscapes of Downtown Mesa include wide sidewalks

GUIDELINES FOR PRESERVATION AND REHABILITATION

of concrete or decorative pavement treatments with trees

6.1: Topographic Features – Maintain and preserve the

evenly spaced along the outer edges of the sidewalks, placed

existing topography of the historic property whenever

within grates, or planters. The streetscape environment also

feasible and desired. Conduct re-grading when necessary

contains traditional, pedestrian-oriented streetlights and

and in a manner that does not detract from the integrity of the

street furniture, including benches, bus shelters, and trash

historic property and neighborhood.

receptacles.

6.2: Fence and Wall Preservation – Maintain and repair significant original or historic fences and walls if they contribute to the historic character of the house. Conduct routine maintenance for historic fences and walls such as cleaning and painting. 6.2.1: Consider removing any non-historic fences and walls if pursuing a rehabilitation of an original or historic fence.

40-48 N. Macdonald (Commercial streetscapes of ten include wide sidewalks, benches and trees)

PARKING AND SCREENING Most residential properties provide parking within a carport or attached garage, while some properties include rear detached garages. In commercial and non-residential areas, off-street parking lots and garages are common. Article 4, Chapter 32: On-Site Parking, Loading, and Circulation, of the Mesa Zoning Ordinance, outline requirements for on and offstreet parking design and layout. 427 N. MacDonald (Maintain and repair historic fences and walls)

6.3: Fences and Wall Repair and Replacement – If historically significant portions of original fences or walls show signs of significant deterioration, replace with in-kind materials or materials compatible in width and profile with the existing fence or wall portions. Chain link fencing is not permitted under the Mesa Zoning Ordinance in residential neighborhoods. 6.3.1: Do not surface fence or walls with cementitious 450 N. West wood (Most houses provide parking in a carport or attached garage) 178

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

coatings, such as stucco if not originally coated.

6.4: New Fences and Walls – Install new fences and walls to complement the historic building’s architectural style and the neighborhood’s overall historic character. 6.4.1: Place fences facing the street in the front or corner side yards compatible with the architectural style and overall setting of the property. Privacy fences not exceeding 3.5 feet in height that face the street and align with the back corner or rear elevation of a house are acceptable. A fence of 4.5 feet in height is permitted if topmost 1.5 feet is transparent. Fence placement shall also comply with the requirements outlined in Article 4, Chapter 30, Section 11-30-4: Fences and Freestanding Walls of the Mesa Zoning Ordinance.

809 W. Main S t . (Us e mater ials in f ence gate s t hat are compatible with the property)

6.6: Exiting Walking Paths and Driveway Preservation

6.4.2: In general, set solid privacy fences or walls behind

and Repair – Maintain and preserve original or historic

the front façade of the house. Install fences and walls

walking paths and driveways important to maintaining

in compliance with the regulations set forth in Article

the historic character of the residential dwelling and

4, Chapter 30, Section 11-30-4 of the Mesa Zoning

neighborhood.

Ordinance.

6.6.1: Maintain the width and configuration of original curbs, curb cuts, and driveways, including curved quarter-round curb returns, if present, as a key characterdefining feature. 6.6.2: Avoid introducing new curb cuts where not historically found for the individual dwelling and neighborhood. However, Article 2, Chapter 5, Section 11-5-3 of the Mesa Zoning Ordinance permits a second driveway for residential lots greater than 75 feet in width.

250 N. Center (Fences facing the street

should be

compatible in material and design with the overall setting)

6.5: New Fence and Wall Materials – Use materials such as wood, brick, wrought iron or, in some cases, concrete block, that are compatible with the materials and scale of the property and surrounding block. Property owners are encouraged to utilize high-quality and long-lasting materials and avoid vinyl or plastic fencing.

142 W. 7 t h S t (Maint ain and pre s er ve or iginal or his tor ic walking paths)

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6.7: New Walking Paths and Driveways – New paths and

6.9.1: Use native or desert plants when appropriate

driveways should be similar or compatible with the materials,

that thrive in local conditions and reduce water usage.

appearance, texture, and color with that of the house and of

Select plant materials with character, growth, and

walking paths and driveways found in adjacent homes.

habitat requirements similar to others found in the

6.7.1: In replacing paths and driveways, follow the original

neighborhood.

widths and alignments wherever possible, especially

6.9.2: Do not introduce hardscape or impervious surfaces

when accommodating preservation of existing trees and

in front lawns visible from the public right-of-way.

other important vegetation.

6.9.3: Select new trees based on site and neighborhood

6.7.2: Where path and driveway replacement are

conditions. Avoid planting new trees in locations that

necessary or desired, consider installing compatible

could potentially cause damage to a historic residential

permeable paving surfaces to enhance stormwater

dwelling or other historic elements. Species selection

infiltration.

and planting procedure should be done in accordance with guidance from a qualified arborist.

563 N. Macdonald (Consider installing permeable paving surfaces to enhance stormwater infiltration)

6.8: Landscape Design Preservation – Preserve existing heritage trees and historically significant landscape elements whenever possible.

1429 N. Bel Air Drive (Install new landscaping appropriate to the character of the neighborhood)

6.10: Residential Streetscapes – Maintain and preserve traditional streetscape elements, including parkstrips, plantings, trees, and medians.

6.8.1: Do not replace front lawns with impervious

6.10.1: Retain historic design elements such as benches

hardscape materials. Article 2, Chapters 5 and 33 of the

and furnishings within the public right-of-way. Do not

Mesa Zoning Ordinance requires that front yards must

introduce impervious surfaces or hardscapes unless

be landscaped as lawns or with some form of vegetative

historically used.

cover.

6.10.2: While a xeriscape landscape was not typical

6.8.2: Preserve and protect existing mature trees when

during the historic periods of significance for most

possible or practical. Proper pruning encourages healthy

historic districts and other traditional areas, the approach

growth and can extend the lifespan of trees. If necessary,

is appropriate to the Mesa climate and is an acceptable

consult an arborist on the caring of mature trees.

alternative to the traditional grass parkstrip.

6.9: New Landscape Design - Install new landscaping

6.10.3: Preserve historic streetlights, street markers, and

appropriate to the existing character of the residential

other unique site elements found within the public right-

dwelling and the surrounding neighborhood.

of-way.

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6.11: Residential Parking – Maintain traditional driveway and parking structures such as carports and garages, and refrain from introducing additional hardscapes or impervious surfaces in front yards.

N. Macdonald in the West 2nd Street Historic District (Maintain and preser ve traditional streetscape elements)

N . Macdonald and W. Main (Maint ain t radit ional streetscape elements including streetlights built at pedestrian scale)

6.12: Commercial Streetscapes 6.12.1: In considering new streetscape furniture, select

6.12.3: All telecommunication towers will require federal

new benches, trash receptacles, tree grates, and tables

agency review as required under Section 106 of the

that are simple in design and are compatible with the

National Historic Preservation Act of 1966.

scale and materials of adjacent buildings and outdoor spaces. 6.12.2: Preserve historic or original streetlights in place

6.13: Commercial Parking – For commercial on-site parking regulations, see Article 4, Chapter 32 of the Mesa Zoning Ordinance.

through regular cleaning and repair. When replacement is necessary, use appropriately scaled pedestrian lighting.

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181

Americans with Disabilities Act (ADA) Compliance Many historic homes and buildings in Mesa were not designed to be accessible for people with disabilities. The City of Mesa follows the 2010 American with Disabilities Act (ADA) Standards for Accessible Design as well as the 1996

Additional Resources - Protecting Cultural Landscapes: Planning, Treatment and Management of Historic Landscapes, Preservation Brief 36, by Charles A. Birnbaum.

Arizonans with Disability Act regarding publicly owned or

- Plants for Arizona Desert, Arizona Municipal

leased facilities as well as buildings housing commercial

Water Users Association, www.amwua.org/

activities. Single family homes are generally exempt from

plants.

ADA requirements. With this in mind, historic buildings and dwellings may need retrofitting and adaptation to meet the accessibility needs of residents, customers, and visitors. The proper design and location of accessibility ramps can help provide safe and accessible routes and help minimize

- Landscaping with Style in the Arizona Desert, Arizona Municipal Water Users Association, www.amwua.org/landscaping-with-style. - Making Historic Properties Accessible,

a ramp’s visual access to the buildings. Consider hiring

Preservation Briefs #32, by Thomas C. Jester and

an architect or contractor with ADA experience to assist in

Sharon C. Park, AIA.

designing and adapting historic buildings for accessibility.

GUIDELINES FOR ACCESSIBILIT Y

- History of Citrus in Arizona, by R. H. Hilgeman. - Citrus Sub-Area Plan, by City of Mesa.

6.14: Location and Placement – Locate accessibility ramps at the side or rear building elevations where feasible. In commercial and institutional buildings, locate the accessibility ramp adjacent and connecting to the primary entrance wherever feasible. If a direct connection is not possible, locate ramp as close as possible to the primary entrance. Avoid substantial grade changes in designing new ramps. 6.15: Historic and Architectural Feature Preservation – Maintain and preserve all historic architectural building features wherever feasible when installing ramps and chair lifts. Avoid modifying original door openings whenever possible. 6.16: Materials – Ensure the accessibility ramps and chairlifts feature materials and colors consistent and compatible with those found on the building. 6.17: Screening - Screen ramps and lifts with appropriate landscaping or other compatible treatments to minimize any visual impacts from the public right-of-way.

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26 N. Macdonald (The accessibility ramp at the Federal Building connects to the front entrance)

Glenwood-Wilbur Historic District (New concrete wall with breezeblock is compatible with historic wall behind it)

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

SECTION 7

GUIDELINES FOR SIGNAGE Section 7 Contents - Overview - Historic Signs - Ghost Signs - Awning and Canopy Signs - Wall-Mounted and Projecting Signs - Free-Standing Signs - Window Signs

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185

INTRODUCTION Section 7 of the Mesa Design Guidelines for Historic

identifying, retaining, and preserving historic signs through

Properties provides information and guidance on the

routine inspection and maintenance, extending their

maintenance and installation of signs found within Mesa’s

lifespans, and avoiding future replacement. In addition,

historic districts and older neighborhoods. Signs come in a

the guidelines outline recommendations for installing new

variety of forms, including wall hanging signs, flat signs, free-

signs compatible with the character of historic commercial

standing signs, window signs, and signs placed on awnings

buildings and streetscapes in Mesa.

and canopies. Historic signs and signage found within

Although these guidelines provide information to property

historic settings play a role in defining the character of the historic district or site.

owners, design professionals, and other decision-makers, they do not intend to substitute consultation with qualified

Following the Secretary of the Interior’s Standards for the

design professionals, preservation architects, landscape

Treatment of Historic Properties, these guidelines emphasize

architects, and contractors when planning and executing a

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

rehabilitation project. Property owners are also responsible for obtaining all pertinent building permits, including a Certificate of Appropriateness from the City of Mesa Historic Preservation Officer. Please consult with the City’s Historic Preservation Officer for additional information on permitting.

COMPLIANCE WITH MESA SIGNAGE REGUL ATIONS The Signage Guidelines in this section are not meant to replace the existing City of Mesa sign regulations contained in Article 5 of the Mesa Zoning Ordinances. All signage must comply with these regulations, as well as the City of Mesa building regulations in Title 4 of the Mesa Code of Ordinances. Whenever there is a conflict between the design guidelines presented here and the Zoning Ordinance, the Zoning Ordinance will prevail.

155 N. Center St. (This free-standing sign is compatible

404-430 E. Broadway St. (This sign structure is a

with the Art Deco architectural style of the building)

significant architectural element of the building)

28 N. Center St. (This prominent sign in Downtown Mesa

8 3 6 W. M a i n S t r e e t , Tr a v a - L e e r s M o t e l ( H i s t o r i c m o t e l s i g n s

exhibits Mid-20th centur y design elements)

of ten include neon and are significant to Mesa's histor y)

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187

General Signage Preservation and Design Principles In addition to the Secretary of the Interior’s Standards for

of the building’s significant architectural design. Maintaining

Preservation and Rehabilitation, and the guidelines presented

and preserving neon signs in place, or protecting and storing

in this section, property owners and design professionals

them for future reuse, will ensure that these significant

should follow these principles in the ongoing maintenance

building and streetscape elements remain a part of Mesa’s

and preservation of historic signs, as well as the design and

historic commercial landscape.

installation of new signage.

Principle #1: Design Signage Compatible with Historic Building and Streetscape Character. Signage is an important component of a historic commercial building. Collectively, in a downtown environment, historic signs convey a sense of place, heritage and authenticity. New signs that are compatible with a commercial area’s architecture and building period also improve overall streetscape design and character and contribute to a visually appealing pedestrian environment.

Principle #2: Promote High Quality, Inventive Signage Design that Enhances Economic Vitality When designed properly, good signage contributes to a commercial district’s economic vitality by enhancing the merchandising and image of local businesses. Welldesigned signage also allows each business to clearly

160 N. Center St. (This new sign is compatible with the character of the Sirrine House)

identify its name and the goods and services it offers in a distinctive manner. Signage that uses materials, colors, art, and graphics in new and inventive ways can also enliven a traditional commercial area environment. Too many signs or a sign not in scale with its building adds clutter to the streetscape and detracts from achieving a unified downtown visual character.

Principle #3: Preserve Historic Neon Signs Beginning in the 1920s and extending through the 1950s, neon signs made a unique contribution to the character of Mid-Century commercial architecture, including in Mesa. Many businesses, including restaurants and diners, downtown retail establishments, and motels, utilized neon signs as advertising, often incorporated such signs as part

3 8 W. Main S t . ( T his prominent wall sign in D ow ntow n Mesa features neon) 188

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Signage Guidelines The following section focuses on signage types and the

HISTORIC SIGNS

maintenance and preservation of historic signs found in

Traditionally, most historic commercial buildings included

Mesa.

SIGNAGE T YPES

one or more signs, sometimes applied to a storefront window, painted on a side elevation, placed on the wall surface above the storefront, or installed as a free-standing sign on edge

Mesa’s traditional commercial districts as well as its historic

of the lot. Free-standing signs are common in the roadside

neighborhoods contain a variety of signage types. The type

architecture of the early 20th century and thereafter, such as

of sign found on a historic commercial building – including

motels and gas stations. Historic signs come in a variety of

its scale, materials, color, and location – plays an important

shapes, sizes, and materials, including wood, metal, masonry,

role in reinforcing the character of the building and the

and neon. Historic signs play a significant role in the historic

surrounding streetscape. Signs that are too large or have an

character of older commercial properties and districts and

incompatible design and color scheme will detract from a

maintaining and preserving them contributes to Mesa’s

building’s overall character and sense of authenticity

distinct architectural and cultural flavor. In Mesa, a historic sign over 50 years old may be eligible for official designation by the City of Mesa.

2 24 W. 2nd S t . ( T he mater ials and de sign of t his sign

5900 E. Main St. (The historic sign for the Buckhorn

are appropriate to the character of the Robson Historic

Baths Motel is a significant architecture feature in Mesa)

District)

2 10 W. Main S t . (Proje c t ing signs are ideal in high-t raf f ic

28 S. Macdonald (These historic projecting signs are

areas like Downtown Mesa)

attached to the building façade)

DRAFT DESIGN GUIDELINES

189

GHOST SIGNS Ghost signs are remnants of signage from past building

WALL-MOUNTED AND PROJECTING SIGNS

tenants that were painted directly onto a building’s exterior

Wall mounted and projecting signs are ideal for retail and

or interior. Ghost signs often feature images of products,

other businesses in high-traffic traditional commercial

figures, or scenes, in addition to lettering, and were often a

areas — signage that is easily visible for both pedestrians

prominent feature of the building. This type of signage can

and those traveling by car or transit. Wall-mounted signs

provide a visual connection to Mesa’s past and serve as

attach to a building façade facing the street, often in a

iconic landmarks in the community due to their high visibility.

sign band just above the storefront. Projecting signs —

A ghost sign adds character to a building and surrounding

sometimes called blade signs — are perpendicular to the

neighborhood and may also be significant apart from the

building façade attached by poles and mounted just above

building. Ghost signs that are uncovered during a building

the storefront. Such signs feature wood, metal, and neon

rehabilitation project should be retained and preserved.

materials. Retain and preserve existing historic wall or projecting signs wherever feasible. Encourage the design

AWNING AND CANOPY SIGNS Awnings and canopies are common features of historic commercial buildings used to provide shade over storefront

and installation of such sign types to help enhance the streetscape environment, as well as the image and brands of local businesses.

windows and door openings. They also contribute to a building’s overall visual interest and design. Awnings come in either fixed or retractable formats, slope away from the storefront, and made of fabric materials. Canopies are typically one-story, fixed roofs constructed in metal and projecting over the storefront. In some cases, posts may support the canopy. The awning valance and canopy edge are common locations for signage.

206 W. Main S t . ( T his proje c t ing sign is at t ache d to t he

5 0 W. Main S t . ( T he sign f or t his busine s s is place d on

roof by a mounted pole)

the canopy's valance)

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

FREE-STANDING SIGNS While most historic commercial buildings found in traditional

visible from the exterior. Traditional window signs applied

pedestrian-oriented downtown districts feature building-

individual lettering to the interior or exterior glazing. New

mounted signage, free-standing signs are common for

window signs should be simple in design and cover a limited

commercial buildings and districts developed in the advent of

area to avoid visual clutter and to allow pedestrian views into

the automobile. Such signage is meant to attract automobile

the storefront.

travelers rather than pedestrians. Free-standing signs may include signs projecting from poles or other structures as well as those attached between two posts. Both examples require signage secured to masonry or metal bases. Historic free-standing signs, including neon and other Mid-20th Century signage types, play an important role in conveying Mesa’s historic character. Preserving these signage types, often found outside of Downtown Mesa on properties such as motels, adds variety and allows the past to speak to the present.

1 2 4 W. M a i n S t . ( Tr a d i t i o n a l w i n d o w s i g n s a p p l y i n d i v i d u a l letters to the interior or exterior of the glazing)

PROHIBITED SIGNS Section 11-45-1 of the Mesa Sign Ordinance provides an abbreviated list of prohibited signs within historic districts and commercial areas. Consult Section 11-45-1 for additional information. 307 E. 1st St. (This free-standing pole sign includes decorative elements reflecting the character of the James Macdonald House)

- Animated signs - Billboards or advertising for hire signs - Flashing and rotating signs

WINDOW SIGNS

- Off-site signs

Window signs, attached to commercial storefront windows

- Pennants, streamers, and whirligigs

or doors, typically identify the business at the ground floor storefront level and were common on historic commercial storefronts. Window signs often incorporate business logos and symbols, text, or some combination thereof to communicate information about a business and its services

- Non-conforming signs - Portable message center signs - Reflective signs - Signs preventing adequate building ingress and egress as required by the Mesa Building or Fire Code - Structurally unsafe signs

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191

GUIDELINES FOR SIGNAGE PRESERVATION, REHABILITATION AND DESIGN 7.1: Historic Sign Preservation and Maintenance –

portion that is parallel and above the storefront display

Maintain and preserve historic signs, including ghost signs,

windows. Placement of new awning and canopy signs should

wall-mounted, projecting signs, neon signs, and others that

not damage historic building materials or cover architectural

contribute to the historic and architectural character of

features. Attach the awning and canopy structure to mortar

Downtown Mesa and other districts and neighborhoods.

joints when possible.

7.1.1: Retain and repair historic signs, parts and structures

7.4: Awning and Canopy Signs: Design and Materials

using like or in-kind materials. Awning signage may be

–Use colors and materials appropriate to the design of the

replaced with similar materials.

building, such as fire-resistant canvas awnings and metal

7.1.2: Illuminate wall-mounted and projecting signs historic signs using gooseneck or other lighting appropriate to the sign, storefront, and building. 7.1.3: Retain and carefully store historic signs which cannot remain in place for future use.

canopies. The shape of the awning should reflect the shape of the window or door opening it is covering. Place signage lettering on the awning or canopy valance. 7.5: Wall-Mounted and Projecting Signs: Placement and Installation – Place projecting and wall-mounted signs above the storefront in conformance with other requirements

7.2: New Signage Design – In general, create a signage

outlined in the Mesa Sign Ordinance. Utilize existing sign

plan for a historic commercial building based on any

bands above historic storefronts and below second floor

documentation and photographs of past signage types.

windows when present. When not, align signage with

Alternatively, base the signage plan on recommended

neighboring buildings where possible.

signage placement on the type of signage desired and other guideline recommendations made in this section. New signage design must respect the building’s architectural character, scale, proportions, storefront arrangement and openings, and the overall streetscape visual environment. Signs should identify the business tenant(s) using high quality graphics and materials.

7.5.1: Installation of new wall-mounted and projecting signs should not damage historic building materials or cover architectural features. 7.5.2: Consult Section 11-43-3 of the Mesa Sign Ordinance for additional information. 7.6: Wall-Mounted and Projecting Signs: Scale – For a

7.2.1: New signage should not obstruct important façade

building with a single tenant, the sign should not exceed 50

and storefront architectural features.

percent of the width of the building. For a single tenant in a

7.2.2: New signage should be orientated to pedestrians in traditional commercial districts. 7.3: New Awning and Canopy Signs: Placement and Installation - Limit the use of awning and canopy signs to traditional commercial, mixed-use, and residential building forms that historically used awnings. Locate new awning and canopy signs on valances or the

multi-tenant building, the sign should not exceed 75 percent of the width of the tenant’s commercial frontage. 7.7: Wall Mounted and Projecting Signs: Design and Materials – Use colors and materials appropriate to the design of the building, such as wood or metal. Design a new sign to be in proportion with the building façade through its size, scale, and massing. Buildings with multiple tenants must create a comprehensive signage plan as stipulated in Chapter 46, Section 11-46-3: Comprehensive Sign Plans, of the Mesa Sign Ordinance. Use external lighting rather than internal illumination.

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7.8: Free-Standing Signs: Placement and Installation – Placement and Installation – Free standing signs are most appropriate for auto-oriented buildings — buildings placed back from the street to accommodate parking and other space needs. Place free-standing signs on private property in view of the public right-of-way. The sign structure shall be metal, masonry or other material that is compatible with the design of the property. 7.8.1: Consult Section 11-43-3 of the City of Mesa Sign Ordinance for number of free-standing signs permitted and maximum height allowed by zoning district. 7.9: Free-Standing Signs: Scale – Design and install

Additional Resources - The Preservation of Historic Signs, Preservation Brief 25, by Michael J. Auer. - Historic Signs, Title 11, Article 5, Chapter 44, Mesa Code of Ordinances. - City of Mesa Sign Ordinance, Title 11, Article 5, Mesa Code of Ordinances. - City of Mesa Building Regulations, Title 4, Mesa Code of Ordinances.

free-standing detached signs in accordance with the height requirements outlined in Chapter 43 of the Mesa Sign Ordinance. In general free-standing signs should be compatible scale with the adjacent historic building. 7.10: Free-Standing Signs: Design and Materials – Use colors and materials appropriate to the design of the building, such as wood, brick or metal. 7.11: Window Signs: Placement and Installation – Limit window signs to the storefront windows or door where they are visible from the public right-of-way. Consult the City of Mesa Sign Ordinance for window sign regulations by zoning district. Window signs cannot take up more than 30 percent of window space. 7.12: Window Signs: Design and Materials – Use colors and fonts appropriate to the design of the architectural style of the building. Coordinate the design of window signs with other signage on the building. Do not use opaque materials that obscure views into and out of windows. Use materials and lettering that reflect the image and brand of the business or tenant.

2 18 W. Main S t . ( T he c olor and mater ials of t his wallmounted sign are appropriate to the design of the building)

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5900 E. Main St.

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MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

Appendix A. Secretary of the Interior’s Standards for the Treatment of Historic Properties. Developed by the National Park Service, the Secretary

distinctive feature, the new material will match the old in

of the Interior's Standards for the Treatment of Historic

composition, design, color, and texture.

Properties provide basic principles and best practices in the preservation, rehabilitation, restoration, and reconstruction of

7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means

historic and cultural resources.

possible.  Treatments that cause damage to historic materials will not be used.

Standards for Preservation  1.

8. Archeological resources will be protected and preserved in place.  If such resources must be disturbed, mitigation

A property will be used as it was historically or

measures will be undertaken.

be given a new use that maximizes the retention of distinctive materials, features, spaces, and spatial relationships.  Where a treatment and use have not been identified, a property will be protected

Standards for Rehabilitation

and, if necessary, stabilized until additional work may

be undertaken.  2. The historic character of a property will be retained and preserved.  The replacement of intact or repairable

a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships.   2. The historic character of a property will be retained

historic materials or alteration of features, spaces, and

and preserved.  The removal of distinctive materials or

spatial relationships that characterize a property will be

alteration of features, spaces, and spatial relationships

avoided.

that characterize a property will be avoided.

3. Each property will be recognized as a physical record

of its time, place, and use.  Work needed to stabilize,

of its time, place, and use.  Changes that create a

consolidate, and conserve existing historic materials

false sense of historical development, such as adding

and features will be physically and visually compatible,

conjectural features or elements from other historic

identifiable upon close inspection, and properly

properties, will not be undertaken.

documented for future research.  4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.  5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.  6.

A property will be used as it was historically or be given

4. Changes to a property that have acquired historic significance in their own right will be retained and preserved.  5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved.  6. Deteriorated historic features will be repaired rather than

The existing condition of historic features will

replaced.  Where the severity of deterioration requires

be evaluated to determine the appropriate level

replacement of a distinctive feature, the new feature

of intervention needed.  Where the severity of

will match the old in design, color, texture, and, where

deterioration requires repair or limited replacement of a

possible, materials.  Replacement of missing features will be substantiated by documentary and physical evidence.  DRAFT DESIGN GUIDELINES

195

7. Chemical or physical treatments, if appropriate,

be repaired rather than replaced.  Where the severity

will be undertaken using the gentlest means

of deterioration requires replacement of a distinctive

possible.  Treatments that cause damage to historic

feature, the new feature will match the old in design,

materials will not be used.

color, texture, and, where possible, materials.

8. Archeological resources will be protected and preserved

7. Replacement of missing features from the restoration

in place.  If such resources must be disturbed, mitigation

period will be substantiated by documentary and

measures will be undertaken.

physical evidence.  A false sense of history will not be created by adding conjectural features, features from

9. New additions, exterior alterations, or related new

other properties, or by combining features that never

construction will not destroy historic materials,

existed together historically

features, and spatial relationships that characterize the property.  The new work will be differentiated from the

8. Chemical or physical treatments, if appropriate,

old and will be compatible with the historic materials,

will be undertaken using the gentlest means

features, size, scale, and proportion, and massing to

possible.  Treatments that cause damage to historic

protect the integrity of the property and its environment.

materials will not be used.

10. New additions and adjacent or related new construction

9. Archeological resources affected by a project will be

will be undertaken in such a manner that, if removed in

protected and preserved in place.  If such resources must

the future, the essential form and integrity of the historic

be disturbed, mitigation measures will be undertaken.

property and its environment would be unimpaired.

10. Designs that were never executed historically will not be constructed.

Standards for Restoration  1.

A property will be used as it was historically or be given a new use which reflects the property's restoration period.

Standards for Reconstruction  1.

2. Materials and features from the restoration period will

Reconstruction will be used to depict vanished or nonsurviving portions of a property when documentary

be retained and preserved.  The removal of materials or

and physical evidence is available to permit accurate

alteration of features, spaces, and spatial relationships

reconstruction with minimal conjecture, and such

that characterize the period will not be undertaken.

reconstruction is essential to the public understanding of the property.

3. Each property will be recognized as a physical record of its time, place, and use.  Work needed to stabilize,

Reconstruction of a landscape, building, structure,

consolidate, and conserve materials and features from

or object in its historic location will be preceded by a

the restoration period will be physically and visually

thorough archeological investigation to identify and

compatible, identifiable upon close inspection, and

evaluate those features and artifacts which are essential

properly documented for future research.

to an accurate reconstruction.  If such resources must be

4. Materials, features, spaces, and finishes that characterize other historical periods will be documented prior to their alteration or removal.  5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize the restoration period will be preserved.  6. Deteriorated features from the restoration period will 196

MESA DESIGN GUIDELINES FOR HISTORIC PROPERTIES

disturbed, mitigation measures will be undertaken.  3. Reconstruction will include measures to preserve any remaining historic materials, features, and spatial relationships.  4. Reconstruction will be based on the accurate duplication of historic features and elements substantiated by documentary or physical evidence rather than on

conjectural designs or the availability of different features from other historic properties.  A reconstructed property will re-create the appearance of the non-surviving historic property in materials, design, color, and texture.  5. A reconstruction will be clearly identified as a contemporary re-creation.  6. Designs that were never executed historically will not be constructed.

1st St. (This reconstruction of the John Barnett House was completed in 1988)

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Appendix B. Architectural Definitions The following definitions describe common terminology used in this and other sections of the Mesa Design Guidelines for Historic Properties. The meaning of any and all words, terms or phrases in the Architectural Definitions are in accordance with the definitions provided within the Mesa Zoning Ordinance, Chapters 86 and 87. - Abut - To be contiguous and adjacent. - ADA - Americans with Disabilities Act of 1990. - Adjacent - To be next to, touch upon, or share a common property line. - Adobe - a building material made from earth and organic materials usually sun or kiln-fired into bricks. - Architectural Style - A set of physical characteristics and features, such as its form, method of construction and building materials that make a building notable or identifiable. - Awning - A projecting roof-like structure sheltering a door or window. - Awning or Canopy Sign - A sign painted on or attached to an awning or canopy, typically to the valance portion. - Balcony - A projecting platform above a building’s ground level with rails. - Bay - Part of a building marked off by vertical elements, such as columns, which may extend outward from the plane of a façade. - Block - Properties abutting both sides of a street and lying between the two nearest intersecting or intercepting streets. - Bracket - A wooden or stone decorative support beneath a projecting floor, window, or cornice. - Brick - A paving unit made of fired clay, usually of different sizes but rectangular in shape. - Building-Mounted Sign - A sign attached to, painted on, or receiving its major support from a building, including 198

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wall, projecting, or awning signs. - Bulkhead - A structure covering a stairwell or other opening, to provide adequate headroom. - Canopy - A metal or cloth projection over a doorway or commercial storefront. - Casement Window - A window sash that opens along its length on hinges fixed to the sides of the opening. - Character - The design qualities and features that distinguish a building, neighborhood or historic district development project. - Chimney - A ventilation structure made of masonry, clay or metal that exhausts gases or smoke produced by a boiler, stove, furnace, incinerator, or fireplace from human living areas. - Column - A supporting pillar consisting of a base, a shaft, and a capital. Most commonly, the shaft is cylindrical, but some columns display a square, rather than circular cross-section. - Contributing - A building, site, structure, or object within a historic district representing the district’s period of significance and retains a high level of historical and architectural integrity. - Coping - The protective uppermost course of a wall or parapet. - Cornice - Any crowning projection found at the roof line of a commercial or residential building. - Display Window - A window of a commercial storefront facing a sidewalk and street and used to display merchandise. - Dormer - A window projection in a sloping roof, usually that of a bedroom window. There are several types of dormers, including hipped, shed, gable and pedimented. - Double-Hung Window - A window comprised of two sashes set in vertical wall opening.

- Eave - Part of a sloping roof that overhangs or extends from the wall. - Exterior Insulated Finish Systems (EIFS) - A building

Council or the National Park Service as having historic, architectural, archaeological or cultural significance. - Historic Sign - A historic sign is one that dates to the

exterior wall cladding system that provides an insulated

building or historic district’s period of significance or a

finished surface and waterproofing intended to simulate

sign that has gained historic significance in its own right.

the texture and appearance of actual stucco. - Façade - Any one of the external faces or elevations of a building. - Fascia - A horizontal member or board that covers the rafter ends along the edge of the roof. - Fenestration - An opening in a wall surface. - Flat Roof - A roof that has only enough pitch so that water can drain. - Freestanding Sign — A sign supported by one or more columns, uprights or braces, in or upon the ground, but not attached to any building. - Gable - Part of the upper section of a wall between the edges of a sloping roof. - Ghost Sign - A hand-painted advertising sign preserved on an exterior building wall for an extended period of time. - Heritage Neighborhood - An area or neighborhood recognized by the City of Mesa for its unique history, cultural, or design qualities that may not ordinarily be eligible as a Local or National Register Historic District. - Hipped Roof - A roof having adjacent flat surfaces that slope upward from all sides of the perimeter of the building. - Historic District - An area or neighborhood defined

- HPO - Historic Preservation Officer for the City of Mesa. - In-Kind Replacement - Replacing a feature of a building with materials of the same characteristics, such as material, texture, and color. - Integrity – A condition of a property that retains enough of its historic character and visual appearance to be recognizable to the period when the property achieved significance. - Kneewall - The horizontal element constructed in brick, metal or wood that support the storefront glazing or display window, providing a transition between the ground and storefront glazing area. - Main Elevation or Façade - That portion or wall of a building visible from and oriented to a street or public right-of-way. - Masonry – Masonry describes all stone, brick, and concrete units, whether used for decorative or structural purposes. - Massing - The overall bulk, size, physical volume, or magnitude of a building. - Mesa Historic Property Register – The official record of all designated historic landmarks, historic properties, and historic districts, as designated under the provisions of the Mesa Zoning Ordinance. The Historic Preservation

as an historic district by the Mesa City Council or

Officer (HPO) maintains the official record of all such

the National Park Service that contains definable

designations.

geographic boundaries one or more buildings, objects, sites or structures considered significant historically, architecturally, archaeologically, and culturally. - Historic Landmark – An individual building, object, site,

- Metal - Malleable materials such as iron, cast iron, copper, stainless steel, and aluminum. - Monument Sign - A ground mounted sign attached to a base of concrete, stone, brick or other material.

structure, or prehistoric site defined by the Mesa City

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- Mortar - A mixture of cement, lime, sand, or other

- Rafter - One of a series of small, parallel beams for

aggregates with water and used in plastering and

supporting the sheathing and covering of a pitched roof.

bricklaying.

Exposed rafters supporting roofs or porches are rafter

- Muntin – One of several thin wood strips used to separate panes of glass within a window. - Non-Contributing - A building, site, structure, or object within an historic district that may be less than 50 years of age, constructed outside a historic district’s period of significance, or has significant alterations compromising its architectural integrity. - Orientation – A building set in relation to its surroundings and environment, often placed with the main building elevation facing the street or public right-of-way. - Parapet - A low wall or protective railing that defines the edge of a roof or balcony. - Park Strips - A landscaped area between the street and the sidewalk. - Pediment - A triangular gable usually found above an

tails. - Repointing - The act of repairing the masonry joints with mortar or cement. - Ridgeline - The top horizontal member of a roof where the sloping surfaces meet. - Rusticated - Roughened stonework or concrete blocks typically at the foundation level to give greater articulation to each block. - Sash - A portion of a window that may hold a single or multiple panes of glass separated by narrow muntins. - Scale - A proportioning of a building’s major components and materials to one another and to neighboring buildings. - Screening - Open spaces, landscaped areas, fences,

entrance portico or in a porch directly above a building’s

and walls used to physically separate or screen one

main entrance.

property from another to reduce noise, lights, nuisances,

- Parkway Lawn - A landscaped area between the street and the sidewalk. - Porch - A covered platform, usually having a separate

or to shield land uses of a higher intensity to a lower one. - Secondary Elevation - Portion of a building not considered a primary façade.

roof, at an entrance to a building. - Porte-Cochere - A covered entrance large enough for vehicles to pass through, typically opening into a driveway. - Portico - A covered entrance porch supported on at least one side by columns. - Primary or principal building – A building that accommodates or houses the primary permitted use. - Public Right-of-Way - An area or strip of land owned publicly that may include a street, walkway, railroad, utility line, drainage channel, or other similar uses. - Pyramidal Roof - A pyramid-shaped roof with four sides of equal slope and shape.

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- Setback or Build-To Line - The open space between the property line of the lot, sidewalk or street to a building’s main elevation. - Shed Roof - A roof containing only one sloping plane. - Side-Gabled Roof - A gable whose face is on one side of a house, perpendicular to the façade - Shingles - Used as siding and roof materials, shingles are units of wood, asphalt material, slate, tile, concrete, asbestos cement, or other material cut to stock lengths, widths, and thickness and applied in an overlapping fashion. - Sidelights - A framed area of fixed glass alongside a door or window.

- Siding - The exterior material used to cover the walls of wood framed buildings. Siding may be made of natural materials while others may be synthetic such as vinyl, aluminum, or fiber cement to resemble a variety of authentic wood siding types. - Siding Reveal - A portion or the exposed space between rows of clapboard or shingle siding. - Soffit - The underside of an overhanging element, such as roof eaves. - Spall - to break off or crack into smaller pieces. - Stucco - A cement-based mixture of sand and limestone used as a siding material. - Transom - A window or pane above a door, whether rectangular or arched. - Vernacular - A term often used to describe buildings generally not designed by an architect or that exhibit basic characteristics of a particular style. - Window Sign - Any sign, picture, symbol painted or placed within a window that communicates information about a business or service. - Wood Reveal - A reveal in exterior clapboard siding is the portion of siding typically exposed. - Xeriscape - A type of landscaping that conserves water and protects the environment by using site appropriate plants, an efficient watering system, practical use of turf, the use of mulches and proper maintenance.

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Appendix B. Historic Motels of Mesa The following is an inventory of current historic motels in Mesa. The list is unofficial and may not include every historic motel in Mesa. - Budget Suites Motel (Buckeroo Motor Lodge), 537 South Country Club Drive - (Lost Dutchman Lodge), 560 South Country Club Drive - Sunland Motel, 2602 East Main Street - Starlite Motel, 2710 East Main Street (1958) - Centebar Motel (Soba Suites), 5402 East Main Street - Westernaire Motel, 5414 East Main Street - Colonade Motel, 5440 East Main Street - Buckhorn Baths Motel, 5900 East Main Street (1939-1947) – National Register 2005 - Miles Motel, 5911 East Main Street - Fountain Motel, 6240 East Main Street - Holiday Motel, 6444 East Main Street - Trails West Motel, 6502 East Main Street - Circle RB Lodge and RV Park, 6547 East Main Street - Broadview Motel, 8008 East Main Street - East Mesa Inn, 8019 East Main Street - Desert Rose Motel, 8924 East Main Street - Citrus Inn (San Jo Motel), 524 West Main Street (1945) - Kiva Lodge Motel, 668 West Main Street (1925) - Trava-Leers Motel, 836 West Main Street (1945) - Hiway Host Motel, 1260 West Main Street (1947) - Cloverdale Motel (Regency Inn), 1302 West Main Street - Rawl’s Motel, 1310 West Main Street (1947) - Plainsman Motel, 1338 West Main Street (1948)

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- Majestic Guest Inn (American Executive Inn), 1554 West Main Street - Road Runner Motel, 2066 West Main Street - Mesa Oasis Inn and Motel, 2150 West Main Street - Del Rio Lodge, 2200 West Main Street - El Capitan Lodge, 24 North Pew

2710 E. Main St.

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DRAFT

Mesa Design Guidelines for Historic Properties - Draft

Articles inside

West Side-Clark Addition Historic District (MHPR and NRHP

Glenwood-Wilbur Street Historic District (MHPR and NRHP