Extracted text (via pymupdf)
6100 characters
Consider an appeal of the Historic Preservation Officer’s denial of a Certificate of Appropriateness at 260 N Center St. (ADM26-00657) Agenda Item: 2-a Historic Preservation Board HPB – September 01, 2026 Appeal of ADM26-00657 260 N Center St Property & Project Background 260 N Center St. is located within the West Second Street Historic District Constructed in 1945, this Early Ranch house is a contributing resource to the District The applicant received a Certificate of Appropriateness (COA) for a substantial rehabilitation in June 2025 Appeal of ADM26-00657 260 N Center St Location Map Appeal of ADM26-00657 260 N Center St Original Condition of House Appeal of ADM26-00657 260 N Center St What Was Originally Approved? 2025 Certificate of Appropriateness approval included: Substantial rehabilitation to make the residence safe, habitable, and functional Replacement of damaged or deteriorated materials where necessary Extension and deepening of the front porch New square wood columns matching the existing posts Retention and repair or replacement of character-defining features, including the dog-ear gable trim Appeal of ADM26-00657 260 N Center St Review Process & Appeal March 2026: Staff began discussing the proposed modifications with the applicant and explained that a new COA would be required. July 2026: Staff became aware that work beyond the approved COA was underway and notified building officials. August 2026: The applicant submitted an application seeking to retain the unpermitted work, which was denied by the Historic Preservation Officer on August 10. August 12, 2026: The applicant appealed the decision. Appeal of ADM26-00657 260 N Center St Appeal of ADM26-00657 260 N Center St Proposed Modifications The applicant proposes to: Add framed arches between the front porch columns Construct a 34-inch-tall pony wall between the porch columns Remove the existing dog-ear gable trim and replace it with stucco These changes go beyond repair or replacement of deteriorated material and alter the building’s exterior design Applicable Review Criteria Mesa Zoning Ordinance requires COA decisions to be based on compliance with the Secretary of the Interior’s Standards for Rehabilitation The proposal was determined to be inconsistent with Standards 1, 2, 3, 5, and 6 The City’s Historic Preservation Design Guidelines also provide applicable guidance for evaluating alterations to historic properties Appeal of ADM26-00657 260 N Center St The Secretary of Interior Standards for Rehabilitation Appeal of ADM26-00657 260 N Center St Standard 1 : Minimal Change The proposed alterations introduce additional changes to distinctive features and spatial relationships that are not required for continued residential use The approved 2025 COA already provides for substantial rehabilitation needed to make the residence safe, habitable, and functional Arches and a pony wall would alter the configuration and character of the front porch Removing the dog-ear gable trim eliminates an existing distinctive feature These changes go beyond the minimal change contemplated by Standard 1 Appeal of ADM26-00657 260 N Center St Standard 2 : Historic Character The house derives much of its character from: Its simple form and modest scale Restrained architectural detailing Its straightforward, open front porch Distinctive gable detailing The proposed arches, pony wall, and removal of the dog-ear gable trim would collectively alter the character of the primary elevation. Appeal of ADM26-00657 260 N Center St Standards 3 and 5 : Historic Features and Design Standard 3 : The proposed arches and pony wall are not supported by evidence that these features historically existed on this property. Standard 5 : Distinctive features and craftsmanship that characterize the property should be preserved. The dog-ear gable trim is an existing distinctive feature The simple porch design is also an important element of the property's character Appeal of ADM26-00657 260 N Center St Standard 6 : Repair & Replacement Standard 6 : Deteriorated features may be repaired or replaced, but replacement should retain the historic feature's design and character Dog-ear gable trim: Replacing the existing dog-ear trim with flat stucco eliminates the existing architectural feature rather than replacing it with a matching feature Porch columns/posts: Replacing a deteriorated square post with a compatible square post is consistent with Standard 6; changing the porch design to incorporate arched openings is not simply material replacement The approved COA allows deteriorated materials to be replaced with compatible materials Appeal of ADM26-00657 260 N Center St Appeal of ADM26-00657 260 N Center St Current Condition of House Appeal of ADM26-00657 260 N Center St Newly Constructed Pony wall Dog-Eared Trim Removed Appeal of ADM26-00657 260 N Center St Current Condition of House Newly Installed Arches at Porch Columns The 2025 COA Already Allows Substantial Change Approved: Substantial rehabilitation Replacement of deteriorated materials New windows and doors Expanded front porch Rear addition Additional changes now proposed: Removal of dog-ear gable trim Addition of pony wall Arched porch openings Appeal of ADM26-00657 260 N Center St Appeal of ADM26-00657 260 N Center St Original Condition of House Current Condition of House Staff Recommendation The proposed arches, pony wall, and removal of the dog-ear gable trim are inconsistent with MZO and Secretary of the Interior Standards for Rehabilitation 1, 2, 3, 5, and 6 The proposed modifications would substantially alter the architectural character of the primary elevation Staff recommends that the Historic Preservation Board DENY the appeal and UPHOLD the decision of the Historic Preservation Officer Appeal of ADM26-00657 260 N Center St Questions & Discussion Appeal of ADM26-00657 260 N Center St Appeal of ADM26-00657 260 N Center St 250 N Center St (2002) 260 N Center St (2002)