On the Road to Historic Designation
Historic Neighborhood after 50 years
Broadmoor-Broadway Village has been considering historic designation ever since the early 2000s, when the majority of our homes began reaching the necessary 50 years of age.
Broadmoor-Broadway Village was a very notable early residential development in post-World War II Tucson, bringing, for the first time, design features to middle class home buyers that previously had only been available in upper class developments. In 2015, the City of Tucson’s Historic Preservation Office compiled a list of all post-war neighborhoods that might be considered for historic status, and ranked Broadmoor-Broadway Village in the top 10 of the most likely to successfully gain it. Starting in 2016, we began in earnest to develop the required “historic district nomination” to make historic status a reality. Now, we are nearing the conclusion of the long review and approval process.
Note that our nomination is entitled the “Broadmoor Historic District”. The houses along Country Club Road that were part of the Broadway Village development were excluded from the nomination because of the differences in design, style, and neighborhood structure when they were built.
Here's a more detailed explanation of the scope decision, and a full recap of the Project's history.
Why Get Historic Designation?
Reasons for interest in Historic Designation included recognition of our early history, providing a measure of protection for the neighborhood against unwanted or uncontrolled development, achieving a level of real estate attractiveness that tends to bring increases in demand and property values, and a very significant (approximately 40%) ANNUAL property tax reduction for all eligible “contributing properties” within the neighborhood.
After the neighborhood is listed on the National Register, qualifying properties—owner-occupied homes that contribute to the historic character of the neighborhood—will be eligible for that annual reduction on their property taxes.
Note that a house that is used as a rental property is not entitled to the tax reduction, but the house remains a contributing property. So if it becomes owner-occupied later, those owners could then apply for the tax benefit.
Is My Home a Contributing Property?
As a part of the nomination development process, each property in the neighborhood was evaluated in detail by Chris Evans, our contracted historic architect. He determined for each property whether it could justify being included as a “contributing property” or not. Homeowners were informed of the decision about their property in June, 2018. Unless changes have been made since then that significantly detract from the home’s original character, those homes listed as contributing properties then remain in the recommended contributing property list in the nomination today. Ultimately, it will rest with the State Historic Preservation Office (SHPO) to make final determination as to whether a home is contributing or not.
For more information:
List of recommended contributing properties in the Nomination
** Note: these recommended properties assume NO significant changes were made to affect the character of these homes since submitted.
Discussion of what makes a property contributing or not
How Do I Keep My Property's Historic Designation (Or Lose it)?
The short answer to maintaining contributing property status is to avoid making any changes that affects the character of the house, as viewed from the FRONT. It is that curbside view of the house that is considered in determining status. Changes to the rear or side of the house, if they do not significantly impact the front view, are generally OK, as are interior remodeling changes. But significant changes in structure, style, or materials that are apparent from the street will likely be an issue. In our neighborhood, problematic changes have most frequently involved:
stuccoing your home
making changes to roofing style (e.g. changing from shingle to metal or tile)
making structural changes such as additions or enclosures on the front side of the house
If you do feel the need to make changes to the front of your house, it is strongly advised that you get advice from a professional architect familiar with our particular nomination. Contact us at email@example.com and we can help you get in touch with the appropriate resources.
Recognize that in addition to impacting potential tax advantages for you, maintaining your home’s contributing status is also important to the neighborhood as a whole. Our Historic District requires that at least 51% of the homes in the neighborhood are contributing. If we were to lose too many contributing properties in the future, we would lose the entire neighborhood’s historic district status.
Here's a more complete discussion of contributing properties.
Am I Entitled to a Tax Reduction (And How Do I Get It)?
Until our nomination is approved and the Broadmoor Historic District is officially in place, no one is entitled to a property tax reduction for historic status. Once the Historic District is official, though, then contributing property owners will be able to make application (via a simple 1-page form) to have their tax category reclassified. We will be getting details about the process when that time comes.
In the meantime, these are important points to keep in mind:
Only designated contributing property owners can take advantage of the tax reclassification.
The tax reclassification is granted only to “non-income producing” properties. This means that if the home is used as a rental, it will still be classified as contributing, but will not be entitled to a tax reduction. (Later, if the house becomes owner-occupied, then that owner would be able to apply for the tax benefit.)
You will continue to qualify for the tax benefit only as long as you maintain contributing status. Changes made to the front of your home could cause your special tax status to be withdrawn.
We will be getting specific information about all of these topics when our district is approved. In the meantime, you can see the State Historic Preservation Office website or the Tucson Historic Preservation Office that discusses these topics.