(A) Purpose and intent. The preservation of the character of Monrovia's neighborhoods is an important goal for the community. The purpose of this chapter is to integrate new development into the context and character of existing neighborhoods to achieve compatibility. The tools implemented to address compatibility are intended to provide an approach that balances the desires of the property owner to develop his or her property with the concerns of surrounding residents to maintain the character of their neighborhood.
(1) The purpose and intent of the neighborhood compatibility design review is:
(a) To preserve the character and charm of the city and its neighborhoods by establishing processes and criteria to review new construction to assure that the resulting structures are compatible with the neighborhood within which they are located.
(b) To provide reasonable review of proposals to maximize compatibility with the unique character of the neighborhood in terms of mass, scale, height, and design, while generally maintaining neutrality regarding the architectural style of the proposed development.
(c) To minimize privacy impacts of new two-story construction upon neighboring properties while still maintaining good design.
(d) To provide a review process to regulate the development or redevelopment of properties within existing neighborhoods so as to maximize visually compatible relationships, and bright, open neighborhoods.
(e) To educate applicants regarding their obligation to take into consideration the potential impacts on their neighbors when modifying structures or proposing new structures and take reasonable steps to mitigate such impacts.
(2) It is not the intent of this chapter to unreasonably restrict or regulate the right of an individual property owner to determine the type of structure or addition desired.
(3) The neighborhood compatibility design review process is intended to be an integral part of the overall design process that should commence with city staff and the applicant prior to the preparation of any design concepts.
(4) The regulations in this section are in addition to the requirements of other regulations or ordinances of the city and where in conflict the more restrictive regulations shall apply.
(B) Definitions. For the purposes of this section, the following definitions shall apply.
ADDITION. The creation of any new portion of a building which results in a vertical or horizontal extension of the building that is visible from the outside of the building.
ALTERATION. The exterior modification, including but not limited to an addition, removal and/or modification of windows, doors, roof structure, siding or visible part of a foundation of any main or accessory structure that requires a building permit.
ARCHITECTURAL STYLE. The characteristic form and detail of building from a particular historical period or school of architecture (e.g. Spanish, Tudor)
REPLACEMENT-IN-KIND. Replacement of any architectural element which is identical to the original element in terms of its location, size, and shape; and is made of materials that outwardly have the same dimensions, proportions, details and textures of the original architectural element and that outwardly appear unchanged from the original architectural style. If the original design of a structure and/or element was removed or altered, or if the original design elements are not known, the replacement element(s) shall be consistent with the structure's original architectural style.
(C) Applicability. On any property in a residential zone or a PD Zone designated for residential development, no person shall construct any of the following structures until such structures are found to be compatible pursuant to this section with the neighborhood within which it is located. Applicable construction shall be classified into one of the following categories. Specific review and noticing requirements are established for each category.
(1) Existing residential dwelling proposing a single story addition that affects no more than the rear 50% of the structure.
(2) Existing residential dwelling proposing a single story addition or exterior alterations that affect the front 50% or more of the structure.
(3) New single story, single family residential dwelling.
(4) Two story addition to a two story dwelling.
(5) Two story addition to a single story dwelling.
(6) New two story single family residential dwelling.
(7) Multi-family development not subject to a conditional use permit.
(D) Compatibility design review criteria. The reviewing body shall review all proposals that fall within division (C) of this section using the following categories/criteria:
(1) Exterior material review.
(a) Building materials and finishes on exterior surfaces;
(b) Architectural integrity of the proposed project.
(2) Site planning/site design.
(a) Orientation of the building(s) on the site and in relation to surrounding property improvements, including entrances, parking areas, and driveways;
(b) Garage and parking locations, driveway and driveway approach locations;
(c) Onsite building relationships;
(d) Landscaping.
(3) Building form.
(a) Roof designs and materials;
(b) The height and building profile of the structures;
(c) Mass, bulk, modulation, scale and articulation.
(4) Architectural features/design. All exterior facade and architectural features including window types, entrance areas, porches, chimneys, and the use of building modulation.
(5) Neighbor impact review.
(a) The scale and bulk of the building(s) in relationship to the neighboring properties, including the location and orientation of second stories;
(b) Reasonably minimizes privacy impacts;
(c) Solar access;
(d) Grade differential.
(6) Neighborhood compatibility review.
(a) Relationship of development to the surrounding neighborhood such as appropriate mass, architectural features, scale, and building materials;
(b) Prevailing/predominant development patterns.
(E) Review and notification. In establishing the applicable neighborhood compatibility design review process and noticing, all applications shall be classified under one of the categories of construction identified in division (C).
(1) Regardless of the type of development proposed, applicants are encouraged, but are not required, to meet with the immediate neighbors prior to submittal of an application. Review authority and notification shall be completed according to the following table:
Categories (meeting all zoning requirements) | Review by | Notification |
Categories (meeting all zoning requirements) | Review by | Notification |
1. Single story addition (rear) | Staff | None |
2. Single story addition (front) | Staff | Sign |
3. New SFR single story | DRC | Sign and 200' radius mailing |
4. Two story addition to a two story house | DRC | Sign and 400' radius mailing |
5. Two story addition to a single story house | DRC | Sign and 400' radius mailing |
6. New SFR two story | DRC | Sign and 400' radius mailing |
7. Multifamily residential not subject to a CUP | DRC | Sign and 400' radius mailing |
(2) In addition to any other action otherwise required by law pertaining to the processing of the application, if the construction category requires neighborhood notification, the following neighborhood notification shall be required:
(a) Posting of a development sign. The applicant is required to post the property in the manner set forth by the director. The property must be posted a minimum of 15 days prior to the review by the committee. The application shall not be considered complete unless the site has been posted pursuant to this section.
(b) Notice of the public meeting shall be mailed at least 15 days prior to the meeting to all owners of real property with the radius specified in the table in this division (E) utilizing the records of the County Assessor.
(F) Findings. No application subject to neighborhood compatibility design review approval shall be approved unless the approving body finds:
(1) That the proposed development meets the zoning development standards applicable to the property.
(2) That the orientation and design of the building(s) are appropriate to the size and configuration of the lot and provide a well-designed site layout.
(3) That the proposed development is designed to be compatible with adjacent properties by reasonably minimizing impacts related to privacy and solar access.
(4) That the proposed development is compatible with the character of the neighborhood in terms of scale, mass, height and design.
(G) Exemptions. Notwithstanding the provisions of any other section of this chapter, neighborhood design compatibility review shall not be required for:
(1) Ordinary maintenance and repair as defined in § 17.20.040 of this code.
(2) Replacement in kind.
(3) Restoration of an architectural element that is consistent with the architectural style of the structure at the time of construction or in cases where the entire architectural style of a building is being completely renovated into a new style, the element shall be consistent with the new or predominant architectural style.
(4) Reroofing with a material similar to the existing material.
(5) Painting.
(6) Construction of fences and walls.
(7) Single story second units constructed pursuant to Title 17.
(8) Single story accessory structures, including attached patios, in side and/or rear yards.
(9) Flatwork.
(10) Interior construction that does not involve any exterior changes.
(11) Development subject to a Hillside Development Permit.
(12) Multi-family residential development that is subject to a conditional use permit which shall be subject to the criteria in § 2.56.030(D).
(13) Work that does not require a building permit.
(14) Reasonable accommodation requests pursuant to § 17.52.327.
(Ord. 2016-08 § 20, 2016)