A. Intent and Applicability. The standards in Section 8.7.2 are additional and voluntary design standards for single family structures (detached and attached) and duplexes. These standards are intended to supplement the required zoning district development standards and specific use standards provided in Section 7.2: Permissible Use Definitions and Standards. In accordance with G.S. § 160D-702, the standards in this Section 8.7.2 are only applicable when the owner of the property subject to the proposed development voluntary consents through a submitted consent statement. These design guidelines are intended to:
1. Ensure that single family and duplex homes feature high quality design;
2. Maintain consistent materials and architectural elements; and
3. Provide variability in home design to avoid repeated and monotonous developments where dwellings appear identical or very similar.
B. Exemptions. The following single family and duplex developments are encouraged, but not required, to comply with the standards in this Section 8.7.2.
1. Single family and duplex developments that do not voluntarily consent to the standards of this Section 8.7.2.
C. Consent.
1. Voluntary Consent. In accordance with G.S. § 160D-702, the standards of this Section 8.7.2 that regulate “building design elements” (as defined in the statute) do not apply to any single family or duplex structures unless voluntarily consented to by the owners of all the property on which such structure are located during the process for seeking and obtaining a zoning amendment or a zoning, subdivision, or development approval.
2. Consent Statement. If an applicant chooses to comply with the standards of this Section 8.7.2, the applicant shall include the following note on any required application/permit and on the final plat that is signed by the owner of the subject property:
“The development depicted herein is subject to the City of Monroe Single family and Duplex Design Guidelines. I voluntarily consent to the application of these guidelines for all development herein, the acceptance of which shall run with the land regardless of changes in ownership. I recognize that failure to comply with the applicable guidelines following approval is a violation of the City of Monroe Unified Development Ordinance.”
D. Facades. Facades of single family and duplex structures subject to this Section 8.7.2 shall comply with the following standards:
1. All front, side and rear facades of the building shall incorporate architectural details, windows, and doors (where applicable) that are consistent with the front facade and architectural design or elements.
2. Blank walls shall not be permitted for facades facing a street. Blank walls shall be understood to refer to portions of an exterior facade that does not include windows, doors, columns, pilasters, architectural features greater than one (1) foot in depth, or a substantial material change.
3. Street-facing building facades shall be articulated with wall offsets, in the form of recesses or projections from the primary facade plane, of at least two (2) feet for every thirty-five (35) linear feet of facade frontage.
E. Material Changes.
1. When two (2) or more materials are used on a facade, any change in material shall occur along horizontal lines where the two (2) materials meet.
2. Materials maybe used as accents along components of a facade, including around windows and doors.
F. Prohibited Materials. The following materials are prohibited to be utilized for single family and duplex buildings that are subject to this Section 8.7.2:
1. Textured plywood;
2. Vinyl (except where used as an accent material, up to five (5) percent maximum of the facade);
3. Smooth-faced concrete block; and
4. Pre-fabricated steel/metal panels (except where used as an accent material, up to five percent (5%) maximum of the facade).
G. Architectural Variability. The standards below are intended to prevent and avoid repeated and monotonous developments where dwellings appear identical or very similar. A row (i.e. two (2) or more dwellings in a row, including attached townhomes) of identical or near-identical buildings along a block or across the street along a block are prohibited. Buildings shall have varied and distinctly different facades within any phase of development. Single family dwellings and duplexes may qualify as distinctly different if two (2) of the following standards are met:
1. Variation of color and not a variation of hue shall be required and may count toward meeting the requirement of distinctly different facades;
2. Variation in exterior materials and utilization of materials on facades may count toward meeting the requirement of distinctly different facades;
3. Variation of habitable space within a dwelling by five-hundred (500) square feet or more;
4. Change in roof materials; or
5. Variation in number of building stories.
H. Setbacks. Where a recessed garage or rear access garage is provided, the front yard setback may be reduced to no less than ten (10) feet.
I. Street-Facing Garages. Garages which face a street shall require at least three (3) of the following design components:
1. Transparent or opaque windows built into the garage;
2. Decorative hinges;
3. Columns, pilasters, posts, or vertical design features;
4. High quality materials other than vinyl or aluminum; or
5. Overhangs, eaves, awning, or similar design element that projects at least twelve 12) inches beyond the facade above the garage door.