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(A) Purpose. To preserve, protect and enhance the unique architectural, historical, aesthetic, and cultural heritage of Monrovia's historic downtown. The provisions of this section shall apply to all work involving construction, alteration or demolition of structures within the HCD Zone where such work requires a building permit or demolition permit and affects the exterior architectural appearance of a building. No building permit or demolition permit for such work shall be issued without the necessary approval required by this section.
(B) Definitions. As used in this chapter, these words have the following meanings:
ALTERATION. A process that changes one or more of the exterior architectural features of a structure, including but not limited to the erection, construction, reconstruction or removal of any structure, in whole or in part.
CONSTRUCTION. The act of erecting a new principal or accessory structure, or adding to an existing structure.
DEMOLITION. Any act that destroys in whole or in part a structure.
EXTERIOR ARCHITECTURAL APPEARANCE. The architectural character and general composition of the exterior of a structure, including but not limited to the kind, color, and texture of the building material, and the type, design and character of all windows and doors.
(C) Historic Preservation Commission Authority. The Historic Preservation Commission, as established in Title 2, shall have under its auspices the administration of this chapter as it relates to the Commission's goals and purposes.
(D) Application For Building Permit In The HCD Zone. Every application for a building permit for work affecting the exterior architectural appearance of a building in the HCD Zone shall be submitted to the Historic Preservation Commission for review and approval pursuant to this section.
(E) Determination by Historic Preservation Commission. The Historic Preservation Commission shall approve, conditionally approve or deny each application for a building permit involving new construction or alterations affecting the exterior architectural appearance of a building in the HCD Zone. The Commission shall review each application for a demolition permit and make a recommendation to the City Council regarding such demolition pursuant to the economic hardship provisions in Chapter 17.40.
(F) Standards for Review—Alteration. In considering an application for a building permit for alteration of an existing building or structure, the Historic Preservation Commission shall be guided by the following general standards in addition to any other applicable regulations contained in this code:
(1) For those structures that have been covered by stucco or other materials, reasonable efforts shall be made to explore the original structure and restore the building to its original design and exterior appearance.
(2) The distinguishing original qualities or character of a building, structure or site shall not be destroyed. The removal or alteration of any historic material or distinctive architectural features shall be avoided whenever possible.
(3) Distinctive stylistic features or examples of skilled craftsmanship that characterize a building, structure or site shall be preserved whenever reasonably possible.
(4) Deteriorated architectural features shall be repaired rather than replaced whenever reasonably possible. In the event replacement is necessary, the new material shall match the material being replaced in composition, design, color, texture, and other visual qualities, whenever reasonably possible. Repair or replacement of missing architectural features shall be based on accurate duplication of features, substantiated by historic, physical or pictorial evidence.
(G) Standards for Review—New Construction. In considering an application for a building permit for new construction, the Historic Preservation Commission shall be guided by the following general standards in addition to any applicable regulations contained in this code.
(1) Height. The height of any proposed construction should be compatible with the style and character of surrounding structures.
(2) Proportions of windows and doors. The proportions and relationships between doors and windows should be compatible with the architectural style and character of the surrounding structures.
(3) Relationship of building masses and spaces. The relationship of a structure and adjoining structures should be compatible.
(4) Roof shape. The designs of the roof should be compatible with the architectural style and character of surrounding structures.
(5) Landscaping. Landscaping should be compatible with the architectural character and appearance of surrounding landscaping.
(6) Scale. The scale of the structure should be compatible with the architectural style and character of the surrounding structures.
(7) Directional expression/facades. Facades in the HCD Zone should blend with other structures with regard to directional expression. Structures in the HCD Zone should be compatible with the dominant horizontal or vertical expression of surrounding structures.
(8) Architectural details. Architectural details including materials, colors and textures should be treated so as to make any new construction compatible with the architectural style and character of the HCD Zone.
(H) Demolition—Economic Hardship Prerequisite. Demolition of a structure in the HCD Zone shall only be permitted upon a finding that continued use of the structure for which demolition is proposed would cause an economic hardship on the property owner pursuant to the economic hardship provisions contained in § 17.40.100.
(I) Emergency Demolition. Emergency demolition shall be pursuant to the procedure contained in § 17.40.120.
(J) Enforcement. Preservation of buildings in the HCD Zone is essential to the long-term value and character of this unique shopping district. Any alteration, construction or demolition of a structure in the HCD Zone in violation of the provisions of this chapter and Chapter 17.40 shall result in the application of the enforcement and penalties contained in § 17.40.150.
(`83 Code, §§ 17.36.010, 17.36.020, 17.36.030, 17.36.040, 17.36.050, 17.36.060, 17.36.070, 17.36.080, 17.36.090, 17.36.100, 17.36.110)
(Ord. 94-03 § 6, 1994; Ord. 2009-01 § 11, 2009)