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A. Intent and Applicability. Non-residential design standards are additional standards intended to supplement the required zoning district development standards and specific use standards provided in Section 7.2: Permissible Use Definitions and Standards.
A. Generally. Buildings are an integral component of the development for nonresidential developments. Buildings set mass, scale, and help define patterns of development. Building designs within the City of Monroe should complement one another through color, design and building materials. Buildings are not required to use the same components, but shall provide features that reflect their surroundings.
B. Standards. Building design standards for non-residential buildings shall:
1. Promote and enhance pedestrian scale;
2. Feature appropriate levels of building articulation, transparency, and design elements;
3. Limit undesirable design elements and promote desirable design elements;
4. Screen loading and delivery areas and mechanical use areas, including those on roofs; and
5. Position primary entrance of a building toward a street or civic space area.
C. Prohibited Design Elements. The following design elements, which do not promote high quality development or redevelopment, are prohibited:
1. Large, monotonous, unarticulated blank wall surfaces;
2. Exposed and untreated block walls;
3. Chain link fences and barbed wires except as otherwise permitted in commercial and industrial zoned properties;
a. Areas used for the parking and or storage of vehicles, materials and or goods may utilize a chain-link fence/barbed wire or similar along the perimeter of those areas. Chain-link fences may not be utilized as part of the required perimeter buffer/screening requirements set forth in Section 8.3 Landscaping, Buffering, Fences and Walls. Chain-link may only be utilized in the front yard as part of a design alternative. Fencing required as part of a state and or federal requirement (i.e., Federal Aviation Administration, NC-DOT, etc). are exempt from these standards.
4. Mirror window glazing;
5. False fronts;
6. Loading bays or loading doors;
7. Lack of architectural features; and
8. Lack of change in materials.
D. Required Design Elements. The following design elements, which promote a high-quality development or redevelopment, are required for all buildings subject to this Section 8.7.4:
1. Consistent architectural style, detail and trim;
2. Facades which break down large elements of mass and scale where appropriate;
3. Architectural details and articulation;
4. Material changes reflective of function and appropriately placed;
5. Canopies, porches, stoops, roof overhangs or other pedestrian friendly features;
6. Shade and weather protection for ground floor entrances;
7. Design elements such as cornice lines, columns, arches; and
8. Various fenestration and transparency elements.
E. Building Form. Building form design shall take into account mass, scale, and articulation. Box-like building forms, with little to no variety in design, which do not take into account required design elements, are prohibited.
1. Required Facade Design Requirements. Building facades shall be designed with a consistent architectural style, detail, and trim features. Figure 8.7.1.1 and 8.7.1.2 demonstrates illustrative examples of facades that feature various required design elements. Facades shall also conform to the following standards:
a. Vertical Mass. The vertical mass of multistory buildings shall be visually broken at each story with architectural detail and articulation of at least one (1) foot in the vertical direction, which is illustrated as “A” in Figure 8.7.1.1 and 8.7.1.2.
b. Roof Lines. Multiple roof line heights are required per the standards of this Section. It is encouraged to utilize recesses and projections between 10-30 (10-30) feet to provide public gathering and open places, which is illustrated as “B” in Figure 8.7.1.1 and 8.7.1.2.
c. Horizontal Mass. Building facades which face a street or public space shall not exceed a linear distance of thirty-five (35) feet without the introduction of a physical articulation no less than one 1) foot wide and extending in a horizontal direction along the facade, which is illustrated as “C” in Figure 8.7.1.1 and 8.7.1.2.
d. Wall Offsets. Facades of sixty (60) or greater feet in width shall incorporate wall offsets of at least one (1) foot of depth a minimum of every forty (40) feet, which is illustrated as “D” in Figure 8.7.1.1 and 8.7.1.2.
2. Transparency. Building facades shall be designed to have a minimum transparency, through the use of windows and doors, on ground floor and upper floors as illustrated in Figure 8.7.2: Transparency. Transparency applies to all sides of a buildings facing a public or private street. Transparency shall not be required for service areas, loading/unloading areas, or those areas not visible from the public or private street.
a. Ground Floor Transparency. Ground floor transparency shall be calculated based on the total facade area located between the finished ground floor level and beginning of the upper floor. All ground floor transparency shall be a minimum thirty-five (35) percent, unless otherwise provided in this UDO.
b. Upper Floor Transparency. Upper floor transparency is calculated based on total facade area located between the surface of any floor to the surface of the floor above it. If there is no floor above, then the measurement shall be taken from the surface of the floor to the top of the wall plate. All upper floor transparency shall be a minimum thirty percent (30%), unless otherwise provided in this UDO.
3. Blank Wall Area. Blank wall area is an undesirable design feature and shall be limited as follows. Blank wall area standards shall apply to the front and sides of buildings or any portion of a building fronting a residential area or public or private street, and shall comply with the standards below:
a. Blank wall area refers to the portions of an exterior facade that do not include windows, doors, columns, pilasters, architectural features greater than one (1) foot in depth, or a substantial material change. Blank wall area is illustrated in Figure 8.7.3: Blank Wall Area.
b. Paint shall not be considered a substantial material change.
c. Blank wall area applies in both a vertical and horizontal direction of the building facade and applies to ground floors and upper floors.
d. The maximum continuous blank wall area shall be a maximum thirty-five (35) square feet without a break by windows, doors, architectural features greater than one (1) foot in depth, or a substantial material change.
e. Except as otherwise regulated, the maximum permitted blank wall length for the rear of buildings shall be one-hundred (100) feet, or twenty-five percent (25%) of the building length, whichever is less. Alternatively, where the facade faces adjacent residential uses or the Monroe Expressway Bypass, an earthen berm shall be installed. The berm shall be no less than six (6) feet in height, containing at a minimum a double row of evergreen or deciduous trees, planted at intervals of fifteen (15) feet on center. This alternative is not intended for installation along frontage roads.
4. Buildings on Corners. Buildings that exist on a corner lot shall incorporate additional architectural features, utilize massing techniques, or implement other features to emphasize their prominent location and create a visual assist to turn the corner. Figure 8.7.4: Corner Building, illustrates massing techniques and architectural treatments to create an inviting pedestrian environment where a building wraps a street corner.
5. Outparcel Buildings. Outparcel buildings, also referred to as liner buildings, are buildings located in front of other buildings along a street within the same development.
a. Outparcel buildings maybe permitted within mixed-use zoning districts or within Planned Commerce Development (PCD) in planned developments ten (10) acres or greater and must comply with PCD standards provided in Section 3.4.7: Planned Developments.
b. Outparcel buildings shall include a consistent level of architectural detail on all sides of the building and consist of similar exterior materials and compatible colors of the primary building in the development.
c. Outparcel buildings, to the maximum extent practicable, shall be clustered along the street in order to define street edges, entry points and promote a pedestrian scale along the public street.
6. Minimum Design Items. A minimum of four (4) design items shall be utilized in the development of building design; however, it is encouraged to use more. Figure 8.7.6: Minimum Design Items illustrates UDO compliant minimum design items. The following design items may be chosen to fulfill the minimum requirement:
a. A change in plane, such as a projection or recess which shall be a minimum of twelve (12) inches and include such features as columns, arches, planters, voids, etc.;
b. Architectural details including cornices or similar details with relief elements;
c. Awnings, canopies, arcades, porches, stoops or balconies and similar weather/sun cover features over public entrances;
d. Complementary change in materials or texture, which may include the use of a building “base” which is defined as an area extending along the bottom of the building to a height of between thirty (30) inches and forty-eight (48) inches; can include the use of stacked stone, brick, or similar materials;
e. Complementary change in color;
f. Doors and windows fronting the public street shall include visually prominent sills, shutters, or other such forms of framing;
g. Ornamental and structural architectural details that are integrated into the overall design of the building, such as ironwork;
h. Parapet height transitions, vertical pilasters, and other similar treatments to soften scale of a building;
i. Differing building setbacks or projections to help vary the plane of a building;
j. Active use areas; and
k. Other design items to be approved by the Director.
A. Generally. The purpose of this Section 8.7.4.2. is to regulate the placement of parking lots within a non- residential development. Parking lots should be distributed around large buildings in order to shorten the distance to other buildings and public sidewalks and to reduce the overall scale of the paved surface. If buildings are located closer to streets, the scale of the complex is reduced, pedestrian traffic is encouraged, and architectural details should be emphasized.
B. Parking Placement. No more than sixty percent (60%) of the off-street parking area for the entire property shall be located between the front facade within the front yard of the principal building(s) and the primary abutting street unless the principal building(s) and parking lots are screened from view by outparcel buildings and development.
A. Generally. The purpose of this Section 8.7.4.3 is to regulate the aesthetics of roofs for non- residential development. The intent is to interrupt expanses of pitched roofs and minimize or prevent the visibility of flat roofs. No part of this Section 8.7.4.3 shall be construed to prevent the installation of solar panels or any other type of renewable energy collection or storage method, provided the installation follows the standards of this UDO. Building rooflines that face a street shall not exceed a linear distance of thirty-five (35) feet without the introduction of a physical articulation of no less than one (1) foot in the vertical direction, including but not limited to parapets, gable roofs, hip roofs, or dormers, which should also be used to conceal flat roofs and roof top equipment from public view. Roofline changes, with aligned wall offset facade material changes, are encouraged.
B. Design Standards. The following design standards are required:
1. Flat Roofs. Flat roofs shall be concealed from view by using pitched roof features such as gable, hip, shed or mansard roofs, parapets, or a mixture thereof. Where only one (1) elevation has this condition, the parapet or other feature should continue four (4) feet along the adjacent elevation. Minimum roof slope for pitched roofs is 6' (v): 12' (h).
2. Equipment. Publicly visible mechanical equipment or stacks shall be colored to match the roofing material and screened from public view.
3. Parapets. Where a parapet intersects with a pitched roof clement, there shall be no apparent breaks in the parapet wall.
4. Roof Treatments. Roofs shall have architecturally significant roof treatments including, but not limited to, cornices, brackets, roof overhangs, textured materials, and compatible color materials.
5. Awnings. Awnings or canopies which are illuminated from within must be covered or finished with fully opaque material.
6. Additions. The roof treatments and design shall be the same for additions as for the existing design.
A. Permitted Exterior Building Materials. All non-residential buildings must be constructed with a consistent set of brick, stone, stucco or synthetic stucco, fiber cement or similar materials.
B. Prohibited Exterior Building Materials. Except where a building’s original finish included such materials, the following materials are prohibited:
1. Textured plywood;
2. Vinyl;
3. Smooth-faced concrete block;
4. Pre-fabricated steel/metal panels (except where used as an accent material); and
5. Mirrorized glass. Reflective tint glass is acceptable up to thirty percent (30%) tint.
C. Permitted Roof Materials. All roof materials shall be tile, slate, standing seam metal and manufactured shingles, which give appearance of shingles or other simulated natural material.
D. Prohibited Roof Materials. Membrane, fiberglass, asphalt shingle and all other roof materials not permitted in Section 8.7.5.1 are prohibited.
A. Generally. The purpose of this Section 8.7.4.5. is to prevent inordinately bright facades and primary color ranges for non- residential developments. All new construction elements are subject to color requirements, except pavement markings and signage.
B. Uniformity. Colors used for site walls, site lighting and any other outside construction elements (excluding signage) shall be uniform in appearance.
C. Facade Colors. Facade colors shall be low reflectance earth tone, muted, subtle, or neutral colors. Building trim and accent areas may feature brighter colors, as approved during the site plan review process. Traditional and standard franchise colors shall also comply with this Section 8.7.4.5.
D. Roofing Colors. Roofing materials should complement the color and texture of the building facade. Roofing colors should be muted earth tones or a color that is darker than the facade. Stripes and patterns on the roof are strongly discouraged.
A. Intent. The design of buildings and pedestrian walkways shall support a safe and attractive pedestrian environment for all non- residential developments. All applicable developments shall ensure a direct pedestrian connection between the street and buildings on the site, and between buildings and other activities within the site. In addition, they provide for connections between adjacent sites, where feasible. Pedestrian circulation should clearly articulate pedestrian connections and provide connections to public gathering spaces.
B. Building Entrances. The following requirements for building entrances shall be required:
1. A primary facade and main building entry shall face the right-of-way, and additional entrances are encouraged facing local streets, parking lots, plazas, and adjacent buildings. Vehicular openings, such as those for garages, shall not constitute a public entrance.
2. Every primary entrance for a building shall include two of the following elements:
a. Awning or covered entry;
b. Variation in building height;
c. Roof overhang;
d. Arches;
e. Columns;
f. Architectural details other than cornices; and
g. Parapet over the door.
C. Active Use Areas. Active use areas allow for increased pedestrian activity in the private realm and provide attractive, safe, and functional environments for the gathering of people. A list of potential active use area elements are provided below. If a new development chooses to implement an active use area, the standards of this subsection shall apply.
1. New developments ranging from five-thousand (5,000) square feet to fifteen- thousand (15,000) square feet shall be required to include three (3) of the active use area elements listed below.
2. New development ranging from fifteen-thousand (15,000) square feet to twenty-five-thousand (25,000) square feet and multifamily dwellings shall be required to include four (4) active use area elements.
3. New development greater than twenty-five-thousand (25,000) square feet shall provide five (5) active use area elements.
4. The following is a list of acceptable active use elements:
a. Benches or public seating;
b. Café style tables and seating;
c. Large potted planters;
d. Gardens and landscaped open space;
e. Water features or fountains;
f. Public art installments;
g. Enhanced paving areas and pavers;
h. Galleries and arcades;
i. Pocket parks and gardens; and
j. Other design items to be approved by the Director.
D. Streetwalls. Streetwalls are required and must meet the below design standards:
1. Required.
a. Where surface parking lots abut a public street right-of-way (or sidewalk), a streetwall shall be required on the setback line, or edge of parking lot pavement, as outlined in each respective district standard. A design alternative may be requested for a hedge.
b. Streetwalls are required alongside boundaries of drive aisles along drive-through lanes.
2. Streetwall Design Standards.
a. Streetwalls shall be constructed of brick, masonry, stone, wrought iron or other solid decorative materials. Wood, fencing, and chain link shall not be considered permitted materials for a streetwall.
b. Streetwalls shall be a minimum three (3) feet and a maximum four (4) feet in height.
c. Breaks in streetwalls maybe permitted to allow for pedestrian or vehicular access, or tree protection.
E. Pedestrian Access.
1. A pedestrian path of at least six (6) feet shall be provided from any principal building entrance to the parking area serving the building. This requirement shall be fulfilled on private property and not within the right-of-way. If a parking lot separates the principal building from an outparcel building, a pedestrian path or sidewalk shall be provided connecting the two through a direct link as illustrated in Figure 8.7.5.1.
2. Street crossings shall be required in accordance with the standards provided in the City of Monroe’s Standard Specifications and Detail Manual and should be designed to draw special attention to alert vehicles to its location through signage, change in materials, paint, grade change, or a combination of these elements. Street crossings shall be required whenever:
a. A walkway intersects a vehicular area; or
b. A pedestrian walkway intersects a vehicular area within a development or along its frontage.
3. Crosswalks shall be marked in accordance with the standard Manual on Uniform Traffic Control Devices as provided by the Federal Highway Administration.
4. Design Alternative. If site constraints which make the standards of pedestrian access impractical, the Director may approve a design alternative in which the main primary entrance does not face the right-of-way provided the following standards are met:
a. The main building entrance, when not facing the right-of-wary, shall provide a safe and convenient access for pedestrians from the main building entrance to the right-of-way. The pedestrian way must provide additional landscape amenities.
b. Entrances which are oriented on a diagonal are permitted, provided that they are integrated with the overall architectural design, and not merely angled appendages or alcoves.
c. Ground floor windows or window displays shall be provided along at least ten percent (10%) of the building’s (ground floor) street-facing elevation(s); windows and display boxes shall be integral to the building design and not mounted to an exterior wall. Customer entrances must have weather protection features, such as awnings, arcades, or vestibules.
A. Design Standards. Due to the nature of industrial uses and their locations, limited design standards are required for buildings housing industrial uses. Only the following design standards are required for buildings used for industrial uses as defined in this UDO:
1. Industrial Building Facades. Industrial building facades in any district shall:
a. Include windows and pedestrian features such as roof overhangs over identifiable public entrances to the building. Public entrances should be well defined through the use of projections, recesses, roof structures (such as overhangs or canopies) and other similar design elements.
b. Be faced in a compatible and consistent manner for any elevations fronting on a public or private street or where visible from an existing right-of-way.
2. Blank Wall Length. Maximum permitted blank wall length for industrial buildings shall be one-hundred (100) feet, or twenty-five percent (25%) of the building length, whichever is greater.
3. Lighting. Industrial use buildings and required parking areas shall not exceed a maximum thirty (30) feet fixture height and one-half (0.5) foot-candle intensity.
4. Equipment and Loading Areas. Equipment and loading areas shall comply with the following standards:
a. All building roofs are to be uncluttered; cooling towers, HVAC and ventilation fans, mechanical units, etc., should be either screened using a pitched roof facade or parapets, or constructed adjacent to the building and properly screened from view by either landscaping or the use of similar building materials.
b. Ground-mounted equipment and mechanical equipment visible from a public right-of-way shall be screened from view by an opaque wall, landscaping, or a combination thereof.
c. Except where regulated otherwise, walls and landscaping shall have a minimum opacity of eighty-five percent (85%) and shall be the height of the equipment or facility plus six (6) inches.
d. Where the configuration of the building makes it impractical to locate the loading areas in the rear of the building, front or side loading areas may be proposed as a design alternative with additional screening or landscape requirements.
e. Areas used for the parking and or storage of vehicles, materials and or goods may utilize a chain-link fence/barbed wire or similar along the perimeter of those areas. Chain-link fences may not be utilized as part of the required perimeter buffer/screening requirements set forth in Section 8.3 Landscaping, Buffering, Fences and Walls. Chain-link may only be utilized in the front yard as part of a design alternative. Fencing required as part of a state and or federal requirement (i.e., Federal Aviation Administration, NC-DOT, etc). are exempt from these standards.
5. Parking. Parking for industrial use buildings shall comply with the following standards:
a. Employee parking should be located on the sides or rear of buildings where practicable.
b. A design alternative maybe requested to allow for employee parking in front.
6. Foundation Plantings. Foundation plantings shall be provided as follows:
a. Required along a minimum of fifty percent (50%) of the building facing a public or private street.
b. Service and loading areas shall be excluded from these calculations.
c. The average width of the foundation planting bed must be a minimum of four (4) feet.
d. Plantings shall consist of evergreen and deciduous ornamental shrubs from the approved landscape materials list and must be planted at a minimum size of twenty-four (24) inches at time of installation.
7. Prohibited Elements. The following design elements, which do not promote high quality development or redevelopment, are prohibited:
a. Reflective surfaces;
b. Exposed and untreated block walls; and
c. Barbed wire and chain link fencing.
A. Purpose and Intent. The purpose of this Section is to require open space that encourages preservation of natural features and provides for recreational opportunities for the residents of the City of Monroe. Open space adds to the visual character of a development and provides active and passive recreational opportunities for residents, visitors, and users alike. Open space is an asset to the community and it is the intent of this Section to:
1. Define standards in which residential zoning districts, mixed-use zoning districts, commercial zoning districts, and planned districts shall dedicate a portion of area as open space;
2. Designate open space sizes, open space types, open space percentage requirements, and open space design standards; and
3. Define the minimum maintenance and ownership requirements for open spaces.
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