§ 156.131   SUPPLEMENTARY STANDARDS FOR SINGLE FAMILY AND INFILL LOTS IN SINGLE FAMILY RESIDENTIAL DISTRICTS.
     (A)   Single family supplementary standards.
      (1)   Intent. The purpose of establishing supplementary requirements for the development of single-family lots and single-family homes on residentially zoned properties is to protect the character and property values of the area in which they are located. The existing and established residences are a critical part of the foundation of the city.
      (2)   Development standards. All new residences and property zoned for single-family residential uses shall conform to the following design standards unless the property is regulated under an approved special use permit or located within an approved special use zoning district.
         (a)   Minimum lot area for the subdivision of property. The minimum lot area for the
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subdivision of property shall equal the median lot area of the ten closest parcels with one single-family dwelling unit and having frontage or access on the same street as shown on a Union County Tax Map as of the date the zoning application is filed with the city. If the applicant’s property fronts on two or more streets, the street with the greatest amount of frontage shall be utilized. In no case shall the minimum lot area be less than the area required for each residential zoning district. All minor subdivisions creating a minimum lot area of one acre or greater for all new lots, are exempt from the median lot area requirements.
         (b)   Minimum heated floor area. The minimum heated floor area shall equal the median floor area of the ten closest parcels with one single family dwelling unit and having frontage or access on the same street as shown on a Union County Tax Map as of the date the zoning application is filed with the city. If the applicant’s property fronts on two or more streets, the street with the greatest amount of frontage shall be utilized. In no case shall a dwelling unit be less than 1,000 square feet of heated floor area. Existing, platted subdivisions with more than ten lots may calculate an average of all of the dwelling units within the subdivision. This average shall be calculated and submitted on an annual basis. This average shall be the minimum heated floor area requirement for the entire year.
         (c)   Applicability and exemptions. The supplementary standards noted in this section shall not apply to properties that are regulated under an approved special use permit, or are within an approved conditional, conditional use or overlay zoning district. If a street contains less than ten dwelling units, the median shall be determined using the number of dwelling units that do exist. The ten dwelling units used to calculate the median must be located within 2,000 feet of the subject property. If ten dwelling units do not exist within 2,000 feet of the subject property, the median shall be determined using the number of dwelling units that do exist within 2,000 feet. If the applicant’s property has equal majority of frontage on two or more streets, the applicant shall provide the required information for both streets and the higher standard in each category
shall be applied. Those applicants that meet the requirements of this section as well as the policies for development of single family homes as adopted in the Monroe Land Development Plan for individual lots will obtain a zoning permit. If any policies for development of single family homes on individual lots are not adhered to, a special use permit shall be required.
         (d)   Minimum area for two car garages. All two car garages required by this chapter or by special use permit, conditional district, or overlay district shall have a minimum enclosed area of 400 square feet and be a minimum of 20 feet by 20 feet in dimension.
   (B)   Supplementary requirements for infill in single-family residential.
      (1)   Intent. It is the intent of the City of Monroe to allow a diverse mix of quality housing opportunities for its citizens while protecting the health, safety, and welfare of its citizens and the property value of existing residential areas. No new dwelling structure shall be constructed nor shall the exterior of any existing dwelling structure be substantially modified in either single family residential district (R-40, R -20 or R-10) within any neighborhood shown on the Monroe Neighborhoods map of the Monroe Land Development Plan in which more than 50% of the recorded lots are developed, unless such construction or modification is in conformance with the provisions of this section. For the purposes of this section, SUBSTANTIAL MODIFICATION shall be defined as any work which involves the alteration of the building’s foot print, construction of additional stories, or changes in roof pitch. No subdivision or lot within a subdivision that is subject to special use permit recorded at the Union County Register of Deeds shall be subject to the provisions of this section.
      (2)   Design standards. All new dwelling structures and any substantial modification to existing dwellings shall conform to the following design standards. These regulations shall be in addition to any other design standards, which may be required for residential construction:
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         (a)   Accessory buildings. Accessory buildings shall be permitted in the side and rear yard only.
         (b)   Building articulation. No wall of a dwelling visible from a public right-of-way shall run without wall offsets (unarticulated) for a distance greater than 24 linear feet. All wall offsets shall be at least 24 inches in depth.
         (c)   Building orientation. All dwellings shall be oriented so that the front of the structure is facing a public right-of-way.
         (d)   Dwelling width. The width of any dwelling shall not be less than 25 feet or less than 35% of the length/depth of the dwelling.
         (e)   Exterior materials. Common facade materials found in residential districts include wood, brick, stone, and vinyl. Acceptable materials for additions and new construction include these and other similar materials designed to give the exterior a residential appearance. Under no circumstances shall metal siding not intended to mimic traditional lap siding or unfinished concrete block be allowed. All exposed chimneys should have a brick veneer.
         (f)   Foundation. Any house built on a slab foundation shall have a minimum four course brick masonry veneer skirt (of standard brick size) extending up the face of the slab.
         (g)   Parking. Off street parking shall be provided to the side or rear of residential units. No garages or carports attached or detached, which extend in front of the front wall of the dwelling shall be permitted. Side and rear load garages and carports are encouraged.
         (h)   Roof pitch. A minimum 6/12-roof pitch shall be maintained over a minimum of 80% of the total roof area.
         (i)   Setbacks, front yard. The front yard setback shall be computed as an average of the dwellings on the lots immediately adjacent to either side of the dwelling being constructed or modified or,
where adjacent lots are undeveloped, within 100 feet of either side of such dwelling. This setback shall not be a minimum distance from the property line; rather it shall be construed to be a build to line requiring the front of the structure (excluding steps and stoops) to begin at that point. The above notwithstanding, no setback (build to) line shall be less than ten feet from the front property line or street right-of-way, whichever is closest.
         (j)   Setbacks, side yard. The side yard setbacks on any legal, nonconforming lot of record where the lot width is less than 50 feet can be reduced to five feet on one side of the lot provided that the side yard setback on the other side of the lot is increased to the same extent in order to accommodate side and/or rear yard parking. In no case shall the corner side of a corner lot be reduced to less than 15 feet.
         (k)   Trees. The front yard of each lot should contain at least two trees, suitable for healthy growth in our climate, each with a minimum caliper of one and one-half inches measured at a height of six inches above the ground.
         (l)   Storage. Enclosed storage area shall be provided, attached or detached. Detached storage area shall be located in a rear yard. The storage area shall be a minimum of 100 square feet.
         (m)   All dwelling structures shall meet the provisions of this section unless a special use permit is approved by the Zoning Board of Adjustment. Such special use permits shall be granted only if it complies with the intent of the infill development provisions.
         (n)   In the event of a conflict with the provisions of this section with any other zoning requirement in this chapter, the most restrictive requirement shall apply.
(Ord. O-2003-63, passed 12-16-03; Am. Ord. O-2004-37, passed 10-5-04; Am. Ord. O-2005-35, passed 11-1-05; Am. Ord. O-2012-02, passed 5-15-12)