A. Subdivision Name. Each subdivision in the City shall have a unique name. The name of a subdivision shall not duplicate nor closely approximate the name of an existing subdivision within the City or County.
B. Locational Standards. No subdivision for residential use shall be permitted in Special Flood Hazard Areas within the jurisdiction, including Extra-Territorial Jurisdictions (ETJ), of the City, unless explicitly permitted in Section 6.1: Floodplain and Floodway Districts. Special Flood Hazard Areas are those identified under the Cooperating Technical State CTS) agreement between the State of North Carolina and FEMA in its Flood Insurance Study (FIS) for Union County, dated October 16, 2008 (or most up to date recognized study between the State of North Carolina and FEMA) and its accompanying Flood Insurance Rate Map Panels.
C. Subdivision Monuments. Monuments shall be provided as part of any subdivision. Monuments shall be configured in accordance with The Standards of Practice for Land Surveying in North Carolina and comply with the following additional standards:
1. To properly survey throughout the subdivision, subdivision markers are required on all lot corners, points of curvature, points of tangency and at any points with a change in bearings.
D. Block Design. Excessive block lengths shall be discouraged in the design of new subdivisions. The purpose of this Section is to discourage excessive block lengths lined with homes and/or other buildings. For new developments, excessive block lengths diminish the efficiency of public and safety services and increase distances between residential and non-residential uses. The maximum length of any block within a subdivision shall not exceed the values shown in Table 8.1.7.E below. If there is no maximum block length, NA (Not Applicable) shall be listed. Block lengths in excess of these requirements may be permitted if extenuating circumstances such as topographic issues, environmental concerns, or utility design makes it impractical to observe the maximum block length.
1. Mid-Block. Mid-block pedestrian roadway crossings shall be provided where block lengths over the maximum block length permitted is unavoidable or impractical. Crossings shall be clearly marked, paved, well lit, and possess direct sightlines to enhance pedestrian safety.
2. Block Plans. An applicant may propose an alternative block length and layout as part of a block plan to be included with a master development plan or planned development. Block plans should include a high-level description and illustration of a proposed block layout, roadway system and intersections, pedestrian and vehicle connection points, and general land uses within the development.
Zoning District | Maximum Block Length |
RR | NA |
RLD | NA |
RMD, RHD, OM, NB, GB | 1,200 feet |
GI, HI | NA |
PCD, PUD | 1,000 feet |
DC-MX, DG-MX, CC-MX1, CC-MX2, RC-MX, MD-MX | 750 feet |
Note: Maximum block lengths may be modified per approval from the TRC so long as the proposed maximum block length does not inhibit the public safety and welfare and efficiency of safety services. Reasons to modify maximum block lengths may be due to topographic conditions, environmental conditions, utilities installations, and the like. An applicant must provide a written narrative and an engineered study that modified maximum block length is appropriate for the proposed uses and will meet the intent of this Section. | |
E. Minimum Lot Standards. Lots shall meet or exceed zoning district standards defined in the respective District Development Standards Tables of Section 4: Traditional Zoning Districts, and Section 5: Mixed-Use Zoning Districts. All lots created after the adoption of this UDO shall have sufficient area, dimensions, and access to allow construction in conformance with the requirements of this UDO. Lots may be of smaller sizes if configured in an approved conservation subdivision, as permitted in Section 8.1.9: Conservation Subdivisions. Lots shall comply with the following standards:
1. Flag Lots. Flag lots are not permitted.
2. Access. Every lot created as part of a subdivision of land as provided for in this Section shall have direct access to a public or approved privately maintained street, unless they comply with the standards below:
a. Residential, Detached Single Family. If a lot does not have access to a public street, a private access easement may be utilized. A private access easement shall not serve more than two (2) residential lots. Access easements shall be legally disclosed. The private access easement shall have a minimum overall width of eighteen (18) feet with a minimum twelve (12) foot wide paved access drive leading to each lot and have adequate provisions for utility services and emergency response.
F. Required Buffers. Required buffers shall be consistent with Section 8.3 of this UDO. Required perimeter buffer yards shall be platted as common areas and may be included in open space requirements in this UDO.
G. Street Improvement Standards.
1. Street Classification System. New streets or proposed redevelopment of existing streets not identified in the Forward Monroe: Land Use and Transportation Plan shall be classified for the purpose of determining the appropriate design of a street. Street Types shall be consistent with the Standard Specification and Detail Manual and meet requirements set forth in Details 02.01.01-02.01.07. Streets are classified in Table 8.1.7.
Street Classification | Definition |
Freeway or Expressway | 74 Bypass |
Arterial Street | A federal and/or state highway designed primarily for the movement of large volumes of vehicular traffic |
Collector Street | A public way designed primarily to connect residential streets with arterial streets |
Minor Street | A public street used primarily for providing direct access to abutting properties, further defined below: |
Minor Street - Residential | Primary function is to provide direct access to residential property |
Minor Street - Commercial/Indus trial | Primary function is to provide direct access to commercial/industrial property |
Minor Street - Cul-de-sac | Short minor street having on end open to traffic and the other end permanently terminated with a vehicular turnaround, maximum length of 1200 feet |
Street, Half | A proposed street intended to be developed by constructing one-half of a required multi-lane width with the remainder to be provided at a future date |
Street, Private | A vehicular travel way not dedicated as a public street |
2. Determination of Street Type. The final determination of the classification of streets in a proposed subdivision shall be made by the Engineering Department.
3. Conformity to Adopted Plans. Streets shall be arranged and designed to conform to the provisions and strategies set forth in the Forward Monroe: Land Use and Transportation Plan, adopted April 10, 2018, the Standard Specification and Detail Manual, and the City’s adopted Thoroughfare Plan.
4. Street Names. Proposed streets, which are in alignment with existing or proposed named streets, shall bear the name of the existing or proposed street. The Union County Communications Department shall approve all street names Applicants may contact the City of Monroe Engineering Department to initiate requests.
5. Street Sections. Pavement cross-sections, curbs, maximum grade of new roadways, minimum grades, and other applicable design standards for streets shall be in accordance with the Standard Specification and Detail Manual. Any variation from the Standard Specification and Detail Manual shall require City Council approval.
6. Street Lighting. The developer shall install and be responsible for all costs associated with streetlights and their installation. Street lighting shall comply with all City, utility company and NCDOT standards. Areas adjacent to vehicular entrances for non-residential, mixed-use, and multifamily developments shall be adequately lit to ensure safety for vehicles and pedestrians. Illumination requirements shall be met prior to issuance of any occupancy permit. Street lighting shall be maintained by electric providers.
7. Private Street Standards. Private streets may be permitted for residential subdivisions, but shall be constructed to the same standards for streets in the Standard Specification and Detail Manual. The inclusion of gates and structures in the right-of-way shall remove private streets from future consideration for conversion to a public right-of-way in accordance with the City of Monroe’s Policy on Acceptance of Privately Owned Residential Streets until such items are removed.
8. Exemptions for Required Street Improvements. Consistent with 02.02.10 of the Standard Specification and Detail Manual, exemptions exist for certain street improvement requirements.
9. Sight Triangle. All proposed public and private streets, including driveways shall adhere to the sight triangle standards provided in the Standard Specification and Detail Manual.
H. Street Connectivity Requirements.
1. Location and design of streets shall be in conformance with the adopted City Thoroughfare Plan. Where conditions warrant, right-of-way width and pavement width in excess of the minimum street standards may be required.
2. Street access to adjacent properties may be required. In such situations, the subdivider shall build and dedicate the streets to the boundary of their property in accordance with Detail 02.01.11 in the Standard Specification and Detail Manual.
3. The developer may be required to dedicate additional rights-of-way, widen existing roadways, or perform other improvements to existing public streets upon which the property fronts or which provides access to new subdivisions.
4. Where a tract of land to be subdivided adjoins a thoroughfare, the subdivider may be required to provide a marginal access street parallel to the thoroughfare or provide for through lots on a local street for the lots to be developed adjacent to the thoroughfare. Where through lots are established, such lots may be prevented from having direct access to the thoroughfare by driveways.
I. Access and Circulation. No subdivision shall be designed without meeting the requirements below:
1. Access. Ingress and egress shall be provided for every lot or parcel from a street, unless explicitly exempted by this UDO. In instances where access is exempted, a permanent access easement is required for ingress and egress, emergency, service, and maintenance purposes.
a. Street stub outs shall be provided to adjoining undeveloped areas to ensure minimal interference of future traffic flow and circulation.
2. Nonresidential Driveways and Circulation. Internal circulation is required for any new nonresidential, multifamily and mixed-use developments. Proper consideration shall be provided to the surrounding street plan, pedestrian movements and safety. Vehicular circulation shall be contained within the property and vehicles located within the development shall be provided access to all other areas without using the adjacent street system. Driveways shall meet the standards set forth in the Standard Specification and Detail Manual.
a. Joint use of driveways shall be promoted to the greatest extent practicable.
b. Where a cross-access corridor is designated for internal circulation, the property owner shall grant an easement to allow cross-access to and from properties in the development.
c. If internal circulation and cross-access is provided in a non-residential development, a coordinated parking design shall be implemented to the greatest extent practicable to create a unified system.
J. Easements. Easements shall be provided in accordance with the Standard Specification and Detail Manual and maybe required elsewhere when necessary. Easements shall comply with the following standards:
1. Subdivisions that adjoin existing streets maintained by the City or NCDOT shall dedicate additional street right-of-way, as necessary, to meet the width of the existing street.
2. Utility poles, electrical utilities, natural gas, telephone services, and similar utilities shall require a 10 foot easement. All standards of Section 02.02.09 of the Standard Specification and Detail Manual shall be met.
3. Potable water, wastewater, stormwater, and similar utilities shall provide easements in accordance with the Standard Specification and Detail Manual, Section 11.0 Sanitary Sewer Main Construction. Easements shall be centered on the required utility pipes.
4. Drainage easements, when required for drainage of the subdivided area, shall be a width necessary to permit proper construction and maintenance of drainage facilities required to drain the area properly.
a. Open channel drainage easements shall be a minimum of 10 feet; however the City Engineer and Director may require widths up to 50 feet.
K. Sidewalks. Sidewalks are required along both sides of all private and public roads and shall comply with the standards below:
1. Standards. Sidewalks shall be installed by the developer adjacent to all public and private streets. Sidewalks shall be constructed and installed prior to the certificate of occupancy for any adjoining building. Sidewalks shall be constructed in accordance with the specifications contained in the Standard Specification and Detail Manual.
2. Sidewalk Waiver. No sidewalk waiver may be granted.
3. Zoning Districts. Internal sidewalks shall be provided in all developments regardless of zoning district.
4. Exemptions. Sidewalks shall not be required in cases where environmental or topographic conditions would make a required sidewalk impossible to construct and maintain. In this situation, an alternative all weather pathway or multiuse trail shall be required.
5. Configuration.
a. Sidewalks shall be required to connect to existing or planned sidewalks at property boundaries.
b. All new developments shall provide, at minimum, one on-site improved connection between the new development and adjacent public sidewalk system.
c. Wheelchair ramps shall be required at intersections and major pedestrian flow points in accordance with § 136-44.14 of the North Carolina General Statutes.
L. Stormwater. All Stormwater facilities and stormwater management practices shall be in accordance with Chapter 159, Stormwater Management Ordinance of the City Code and Section 5.00 Stormwater Best Management Practices within the Standard Specifications and Detail Manual.
M. Potable Water. All subdivisions shall be served by potable water systems. Potable water systems shall comply with the following standards:
1. No on-site water supply system shall be permitted where the subdivision is within 1,000 feet of a publicly available potable water system. It shall be required that all subdivisions established after the adoption date of this UDO within 1,000 feet of the City’s potable water system connect.
2. Potable water supply shall be determined based upon system capacities, anticipated demand, and average and peak flows.
3. The developer shall install all potable water systems in accordance with City, State or federal requirements.
4. The developer shall provide all necessary installation facilities (i.e. pipes, connection points, etc.) of required potable water lines.
5. All potable water lines, tanks, mains and similar facilities shall be dedicated to the City for maintenance and operation following installation. However, any facilities dedicated to lots or uses beyond a water meter shall not be dedicated to the City for maintenance and operation.
N. Sanitary Sewers (Wastewater). All subdivisions shall be served by sanitary sewers wastewater facilities). All wastewater facilities shall comply with the following standards:
1. No on-site wastewater shall be permitted where the subdivision is within 1,000 feet of a publicly available wastewater system. It shall be required that all subdivisions established after the adoption date of this UDO within 1,000 feet of the City’s wastewater system connect.
2. Minor subdivisions shall not be required to connect to the City’s wastewater system unless it is adjacent to one or more lots that may be serviced by the City’s wastewater.
3. The developer shall install all wastewater systems in accordance with City, State or federal requirements.
4. Wastewater facilities shall be dedicated to the City for maintenance and operation following installation.
5. Pump stations which do not serve the community at large and which do not serve an area larger than the subdivision shall not be dedicated to the City. Such facilities shall be maintained by the developer or responsible owner’s association.
O. Underground Utilities. All utilities for electric, telephone, internet and similar shall be installed underground in all subdivisions established after the adoption of this UDO. Such utilities are required to be extended by the developer to each lot within the subdivision.
P. Greenways. Greenways shall comply with the standards established in Section 8.8.3.F: Greenways.
Q. Owner Associations. A homeowner (HOA), property owner association (POA), or similar entity shall be required for subdivisions that have common open space or shared infrastructure. Associations shall accept ownership and maintenance of open space, shared infrastructure, and common areas within a subdivision (including street trees). Such owner associations shall comply with the following:
1. Owner associations shall be legally established before any purchase or lease of units in the subdivision.
2. Owner associations shall fulfill the standards of G.S. Chapters 47C and 47F.
3. Owner associations shall be responsible for liability insurance and local taxes, maintenance of all open space, shared infrastructure and common areas, maintenance of public streets until the City accepts responsibility, private infrastructure facilities, maintenance of an escrow account for repair and maintenance of facilities within the subdivision, and payment of any development fees related to improvements made to benefit the subdivision.
4. All owner associations shall provide legal documents establishing the association to the Director and City Attorney for approval prior to the final plat process. The documentation shall state responsibility of the developer to maintain open space, shared infrastructure and common areas until 75% of lots within the subdivision are sold.
5. Pump stations which do not serve the community at large and which do not serve an area larger than the subdivision shall not be dedicated to the City. Such facilities shall be maintained by the developer or responsible owner’s association.
O. Underground Utilities. All utilities for electric, telephone, internet and similar shall be installed underground in all subdivisions established after the adoption of this UDO. Such utilities are required to be extended by the developer to each lot within the subdivision.
P. Greenways. Greenways shall comply with the standards established in Section 8.8.3.F: Greenways.
Q. Owner Associations. A homeowner (HOA), property owner association (POA), or similar entity shall be required for subdivisions that have common open space or shared infrastructure. Associations shall accept ownership and maintenance of open space, shared infrastructure, and common areas within a subdivision (including street trees). Such owner associations shall comply with the following:
1. Owner associations shall be legally established before any purchase or lease of units in the subdivision.
2. Owner associations shall fulfill the standards of G.S. Chapters 47C and 47F.
3. Owner associations shall be responsible for liability insurance and local taxes, maintenance of all open space, shared infrastructure and common areas, maintenance of public streets until the City accepts responsibility, private infrastructure facilities, maintenance of an escrow account for repair and maintenance of facilities within the subdivision, and payment of any development fees related to improvements made to benefit the subdivision.
4. All owner associations shall provide legal documents establishing the association to the Director and City Attorney for approval prior to the final plat process. The documentation shall state responsibility of the developer to maintain open space, shared infrastructure and common areas until 75% of lots within the subdivision are sold.
(Am. Ord. O-2022-70, passed 11-8-22)