How long does a review take?
It typically takes 2-3 months to process a Full HPZ Review or if there are no unusual issues or complications. The total review time for accepted applications is not to exceed 60 working days for a Full Review and 45 working days for a Minor Review.
What does a review cost?
PDSD staff calculates the fee. The fee will vary by the type of review process. Fee amount includes staff review fee and archive fee. More detailed fee information can be found in Section 4 of the Tucson Administrative Manual, paragraph 4-01.18.0, SPECIAL DISTRICT REVIEW FEES. Here is the link:
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-10182
Is there more than one kind of review?
• A Full HPZ Review is required for the grading or erection of a new structure, construction or enlargement of a parking lot, and any alteration involving the modification, addition, or moving of any part of the existing structure (including signs) that would affect the exterior appearance.
• A Minor HPZ Review is for small exterior projects such as electrical box repairs/upgrades, solar panels, walls, fences, gates, windows, or door repair/restoration work. The review is conducted on-site with the applicant present.
• An informal Review is an opportunity for the proponent of a potential project to learn more about the considerations needed for project approval before spending money and time in ways that might not be approved. The board learns about the project and the proponent learns about board thinking and how it is likely to apply historic preservation standards. The board can only take a definitive position as part of a Full or Minor HPZ Review. There is no fee for a Courtesy Review.
What is a development zone?
The development zone is the area closely adjacent to the subject property. The definition and graphic examples can be found at this link:
https://codelibrary.amlegal.com/codes/tucson/latest/tucson_az_udc/0-0-0-7663#JD_UDCSec.11.4.5
Search for Development Zone or scroll down until you see it. The term is also addressed in the Detailed Information document on this site.
What is a contributing structure and why does it matter?
A contributing structure is one retaining its historic character from the period of significance for Armory Park (1860s to 1945). These structures are the basis for the historic designation of the Armory Park District and HPZ. The board will not approve anything threatening the contributing status of a property.
Is a non-contributing structure treated differently?
Yes, but major alterations still require review to insure that the property is compatible in appearance with surrounding contributing structures.
My new house is on a major avenue; can I put in a driveway and garage?
Since garages and driveways were not common features of most Armory Park properties, they should not be a conspicuous feature of the new house's front. Rear or side garages may be acceptable. In rare cases, a front accessed garage may be considered if it is set back from the principal structure's façade.
Are projects on minor avenues (named alleys) treated differently than those facing major avenues?
This is a complicated area. Some properties front on a major avenue with the rear of the lot facing a minor avenue. For these properties, emphasis is on the front side. Other properties front on a minor avenue and that becomes the area of emphasis. In any case, changes will need to be consistent with the other nearby properties (see development zone).
I want to repaint my house; does the color need to be approved?
If the house being repainted is not as a part of a reviewed project, paint colors are not reviewed.
My stucco needs refinishing; must it be reviewed?
Yes. Stucco finishes vary and some are appropriate for individual structures and others are not.
Will my new fence need review?
Yes. Even though a building permit is not required, new or changed fences must be reviewed. The Detailed Information document on this site has useful information on fencing.
Must new roof shingles be reviewed?
Yes. If you plan to use asphalt shingles, dark in color, and there will be no structural change, a minor view is required. If major changes will be made, a major review may be required.
Why should I do a informal review?
While there are published standards for historic preservation each project is unique and application of the standards is complicated for the novice. In a Courtesy Review, the board will try to make clear how the standards will apply to the proposed project. Time and money will be saved if you are able to avoid redesigning project elements and can gain approval at a single board session. This is possible with careful application of board feedback.
Is there a visual aid to help me understand the review process?
Yes. A two page handout can be found at https://www.tucsonaz.gov/files/pdsd/Historic-Preservation-Zone-PhysicalHandout.pdf.
Why Don't the City staff and board members offer more advice to help me prepare for my first board meeting?
The City has a very cautious interpretation of the Arizona open meetings law. Board members are not allowed to discuss applications, current or pending outside of an official meeting when the matter is on the agenda. City staff have been cautioned not to offer advice but will try to answer your questions. Both groups want to help you have a good project but planning it is your responsibility. If you need advice, you may need to hire a professional or talk to someone with experience in the historic review process.
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