Section A Overview
These development guidelines, with the concept plan, comprise the conceptual development plan required by Chapter 1268 for the Autunm Creek-Reserve at Autunm Creek (or "Autunm Creek") Special Planning District Number 3 (SPD3). As such, the conceptual development plan is the zoning and development requirements for the 152-acre Autunm Creek SPD-3 area. All provisions of Part Twelve of the Brunswick Codified Ordinances remain applicable to SPD-3, unless clearly indicated to the contrary in the development guidelines below.
Section B Purpose
The purpose of the Autunm Creek Special Planning District is to create a zoning district designed for low density, attached and detached homes, all of which are individually owned, with an opportunity for flexible and innovative site design to enhance the preservation of the site's unique natural features. More particular purposes for creating SPD-3 are as follows:
(1) To allow site designers and developers to use ingenuity and imagination in keeping with the overall land use and open space objectives of the City's Comprehensive Plan, while departing from some specific requirements of the Zoning Code;
(2) To allow more creative and flexible design of the built environment than possible with existing zoning, including a more desirable mix of attached and detached dwellings; and
(3) To allow creative use of the clustering to concentrate homes on the site to maximize common open space, and to minimize disturbance of wetlands, flood plains, riparian setbacks and other natural areas.
Section C Definitions
As used in these development guidelines, certain terms are defined as follows:
(1) Single family clusters which consist of:
(a) Single family cluster dwellings (restricted to the southwest nine (9) acres: an ownership arrangement where the individual dwelling unit owner holds fee simple title to the dwelling unit and may also own land beneath the foundation or a small lot around the foundation. Single family cluster dwellings may be a detached structure or may be attached to other dwelling units within the same structure.
(b) Single family cluster lots: a detached dwelling on a lot that complies with the provisions of Section H.
Section D Uses
Buildings and land shall be used only for the following purposes:
(1) Conventional single family lots, as defined in Section C;
(2) Single family clusters -which consist of single family cluster lots and single family cluster dwellings, as defmed in Section C;
(3) Open spaces and recreation facilities on private land for the exclusive use of the residents, or publicly-owned;
(4) Accessory buildings or uses which are clearly secondary and incidental to a permitted principal use of the same lot, as specified on the conceptual development plan and in these regulations;
Section E Density, Unit Mix and Open Space
(1) Maximum Density. The gross density of the entire development area shall not exceed 1.7 dwelling units per net acre. Net acres exclude all street rights-of-way existing prior to approval of SPD-3.
(2) Unit Mix. A minimum of 55 percent of the units in SPD-3 shall be designed for conventional single family lots as defined in Section C. The balance of the units shall be designed for single family clusters- either lots or dwellings - as defmed in Section C. No more than 18 percent of the units shall be single family cluster dwellings.
(3) Common Open Space. The total common open space shall be not less than 40 percent of the net acreage of the entire development. Common open space shall be further subject to the requirements of Section K.
Section F Conventional Single Family Lots: Height and Floor Area
Within Autumn Creek SPD, conventional single family lots and yards shall comply with the applicable R-L district requirements, except as provided below:
(1) Minimum lot area: 13,600 square feet.
(2) Minimum lot width: 85 feet.
(3) Minimum front yard width shall vary between 35 feet and 45 feet, provided each subdivision phase maintains an average front yard width of 40 feet, and shall be specified on subdivision plats. No more than two adjacent yards shall be the same width. On the perimeter of SPD-3, a front yard width shall be no more than 10 feet less or greater than the nearest lot in the adjoining subdivision.
(4) For comer lot, minimum second front yard: vary between 35 and 45 feet as specified in F(3) above.
(5) On cul-de-sac lots, the minimum side yard width shall be 5 feet, provided that an area of 15 feet is maintained between adjacent dwellings.
(6) Minimum rear yard: 35 feet.
(7) The limitations for accessory buildings or projections of the principal building on the individual residential lot shall be limited as follows:
(a) Non-enclosed patio roofs and/or covered porches shall be permitted to extend into the front yard a maximum often (10) feet.
(b) One (1) detached accessory building is permitted and shall be limited to the rear yard, shall not be greater than one-hundred (100) sq. ft., shall be designed with materials and style similar to the principal dwelling on the property and shall otherwise be in accordance with Section 1280.06 (c).
(c) Only in-ground swimming pools are permitted as defined and regulated by Chapter 1472 of the Codified Ordinances. These pools are not subject to the 20 percent coverage and the square foot limitations of subsection (b) above. Setback requirements for pools are established in Section 1472.03 of the Building and Housing Code.
(d) Fences are permitted in the rear yards to a maximum height of five (5) feet and shall be limited to white vinyl, if generally opaque, or decorative fences of wrought iron or of similar materials and openness.
(e) Rear yards shall have no paved areas intended for active recreational purposes such as basketball, or similar activities.
(8) The total area of the lot that is covered with principal and accessory buildings shall not exceed 20% of the lot area.
(9) Floor Area. Dwellings on a conventional single family lot shall comply with the following minimum floor areas: 25 percent of the units shall be from 2,000 to 2,300 square feet and the remaining 7 5 percent shall be a minimum of 2,300 square feet exclusive of basements and garages. The first floor of the dwelling shall not be less than 900 sq. ft.
Section G Conventional Single Family Lots: Design Standards
Conventional single family lots shall comply with the following design standards:
(1) There shall be a minimum of 16 inches between exterior wall finishes and the final grade. On elevations facing a street the exposed foundation shall be covered with brick or stone. On the other elevations exposed foundation walls shall be covered with brick, stone or masonry with a surface design. (Poured walls shall be permitted.)
(2) Conventional lots shall have their principal frontage on interior streets, and no lot shall have a driveway that directly enters Grafton Road.
(3) Chimneys for all gas or wood burning fireplaces shall have masonry exteriors, with the exception of direct vent fireplaces.
(4) All homes shall have overhangs at the soffit and gutter with a minimum of 12 inches.
(5) Garages shall be designed and located so that they are not the dominant visual element of the building or streetscape. Attached garages shall be fully integrated into the building mass.
(6) Twenty-five percent of all homes shall have 100 percent of the surface area of walls facing the street clad with brick or stone to add interest, value and character to the streetscape. Seventy (70%) percent of the remaining conventional single family homes will have some brick or stone treatment or accent to enhance interest, value and character, such treatment shall approximate 20 percent of total surface area facing the streetscape. This provision shall also apply to exposed foundation walls facing the street and shall apply to only one wall facing the street for comer lots.
(7) Trees shall be planted in the street right of way in front of each conventional single family home. Tree plans showing characteristics of acceptable varieties, sizes, spacing and planting requirements shall be prepared by a landscape architect or certified arborist and approved by the Plamring Commission. Tree plans may specify that specific varieties shall be uniformly planted on an entire street or neighborhood, or may specify that each homeowner may individually select from the approved tree list. The trees required by this section shall be in lieu of trees required by Section 1230.01 of the Subdivision Regulations.
(8) All homes shall have full basements, under the main part of the structure unless such basements are not practicable because of the unique environmental characteristics of the site in relationship to the proposed location of the dwelling units and are adjacent to a flood plain. Add-on family rooms, garages and similar structures beyond the basic habitable area of the home shall not require full basements. The main part of the structure shall be the standard floor plan of any given model, with a minimum of a basement of 900 square feet.
Section H Single Family Cluster Lots: General Requirements
Single family cluster lots shall comply with all requirements of the R-L district, except as specifically provided below.
(1) Number of Units. A maximum of 45 percent of the total dwelling units within SPD-3 shall be single family cluster lots. The balance of the units shall be conventional single family detached dwellings.
(2) Required Yards. Single family cluster lots shall maintain the following yards:
(a) Front yard: 25 feet from garage door to right-of-way line and 20 feet from the front of the dwelling to the right-of-way line.
(b) Other public street with through traffic: 30 feet from garage door to right-of- way line.
(c) Yard adjacent to Grafton Road: 50 feet from right-of-way line.
(d) Side yard setbacks shall be a minimum of five (5) feet on each side.
(e) Rear yard: 30 feet from any open space area and 50 feet from any conventional single family property line, inside or outside the single family cluster lot. Where the single family cluster lot is adjacent to common open space with a minimum dimension of 50 feet, an open porch may extend to within 15 feet of the open space area.
(f) Floor Area. Dwellings on single family cluster lots shall comply with the following minimum floor area: 1,500 square feet for a 2-story dwelling and 1,350 sq. ft. for a ranch unit. Ranch units shall not exceed fifty (50) percent of the units on the single family cluster lots.
(g) Lot Coverage. Single family cluster lots shall have a maximum building coverage of 35%.
(h) Single family cluster lots shall include front yard trees comparable to the street trees required by Section G(7).
(i) One (1) guest parking space shall be provided for every five (5) lots.
(3) Garages shall be designed and located so that the garage door shall be a maximum of two (2) feet forward of the living area of the dwelling, if there is no covered porch, and a maximum of six ( 6) feet forward of the living area if there is a covered porch on the front of the dwelling. All garages shall be attached and shall be fully integrated into the building mass.
Section I Single Family Cluster Dwellings: General Requirements
Single family cluster dwellings shall comply with all requirements of the R-L district, except as specifically provided below.
(1) General. The design criteria set forth in this section are intended to provide considerable latitude and freedom to encourage variety in the arrangement of the bulk and shape of buildings, open space and landscape features. Single family cluster dwellings may be arranged in various groups, courts, sequences or clusters with open spaces organized and related to the dwellings to provide privacy and to form a unified composition of buildings and space. Design criteria for single family cluster units are further established below and in Section J.
(2) Unit Types. Single family cluster dwellings may be unit types variously known as zero lot line, patio, atrium, townhouse, duplex, or triplex, or may be a specially designed detached unit. Within the design criteria established in this chapter, single family cluster dwellings may include any type of physical arrangement, except no more than 3 single family cluster units may be physically attached via co=on or adjoining walls in a single structure.
(3) Dwellings shall be a minimum of 50 feet from the I-71 right-of-way and 50 feet from any other SPD-3 boundary.
(4) Minimum Building Separations. Buildings shall maintain a 10-foot minimum separation, provided windows on the opposing walls have a minimum horizontal separation of two (2) feet when measured from edge of window to edge of window. Where opposing windows have less than two (2) feet of horizontal separation, building walls shall be a minimum of 20 feet apart.
(5) Floor Area. Single family cluster dwellings shall comply with the following minimum floor area: 1,500 square feet for a 2-story dwelling and 1,350 sq. ft. for a ranch unit. Ranch units shall not exceed twenty (20) percent of the single family cluster dwellings.
(6) Lot Coverage. Single family cluster dwellings shall be exempt from any lot coverage limitations.
(7) Parking. Within groups of attached single family cluster dwellings, additional guest parking shall be provided at a ratio of one space for each 3 such dwelling. Within groups of detached single family cluster dwelling, additional guest parking shall be provided at a ratio of one space for each 5 such dwellings. Additional guest parking areas may be required by the Commission if it determines that such additional parking is necessary to adequately serve the needs of the cluster area.
Section J Single Family Cluster Dwellings: Design Standards
In addition to the requirements of Section I above, single family cluster dwellings and groups of such dwellings shall be designed and sited according to the criteria established below:
(1) Unity in groups of single family cluster dwellings shall be created through use of common architectural and design elements such as color, building mass, roof lines, facade treatment, color, landscaping, setbacks and related features. However, these same elements shall also be used to prevent excessive uniformity in design elements within a cluster.
(2) Front yards and facades shall be designed to create an interesting and varied streetscape. Visual monotony created by excessive block lengths shall be avoided.
(3) Architectural and/or landscape elements that provide a logical transition to adjoining uses shall be provided.
(4) Where practical, existing landscape features shall be incorporated into the design of clusters. Where these existing features are not available, landscape design shall be used to create interesting and varied streetscapes and living areas.
(5) Visual access shall be provided for drivers backing from garages or driveways into the adjacent street. Buildings, landscaping and appurtenances shall be situated and set back to provide unobstructed visual clearance at intersections.
(6) Cluster units and adjacent open space networks shall be designed to provide views of the open space from the street.
(7) Cluster dwellings shall be designed with consideration for visual and acoustic privacy, adequate light and air, and the relationship between indoor and outdoor spaces, whether private or common.
(8) Each cluster dwelling shall be designed to include private outdoor space at the minimum rate of 100 square feet per cluster dwelling. Private outdoor space shall be located and designed to maximize its utility and privacy to the dwelling it serves, especially in relation to adjacent units. Particular care must be given to outdoor privacy when two-story cluster dwellings are used.
(9) Besides its other uses, landscaping shall also be used to lessen the intrusion of appurtenances such as transformer housings, cable pedestals, condensers, heat pumps, mailboxes and related items. Fire hydrants shall be located to be visually prominent.
(10) Doorways shall be defined and articulated with architectural elements such as lintels, pediments, porches or overhangs. Doorways shall be compatible with the building as a whole and with the doors themselves.
(11) There shall be a minimum of 16 inches between exterior wall finishes and the final grade. On elevations facing a street the exposed foundation shall be covered with brick or stone. On the other elevations the exposed foundation walls shall be covered with brick, stone or masonry with a surface design. (Poured walls shall be permitted.)
(12) For seventy (70) percent of the single family detached units, 25 percent of the surface area of walls facing the street shall be clad with brick or stone to add interest, value and character to the streetscape. This provision shall also apply to exposed foundation walls facing the street and shall apply to only one wall facing the street for comer lots.
(13) Chimneys for all gas or wood burning fireplaces shall have masonry exteriors, with the exception of direct vent fireplaces.
(14) All homes shall have overhangs at the soffit and gutter with a minimum of 12 inches.
Section K Common Open Space
The common open space required by Section E shall be reserved in perpetuity for such use. Open space shall be designed and appropriate instruments shall be created according to the provisions of Sections 1284.08 and 1284.09. The use of or activities in the common open space shall be confined to natural resource preservation and unpaved walking trails. Paved trails may be considered with the approval of the Planning Commission.
Section L Improvements
Section M Supplemental Provisions
(1) Planning Commission Modification. The Planning Commission may modify the strict requirements of the development guidelines if it finds that privacy, light and openness are improved because of skillful design in the arrangement of buildings, open spaces, landscaping or other site features. The Commission may also require, where an adjoining building is near a lot line, such features as fences and planting to protect adjoining residences. The Commission shall not decrease the lot areas, yard widths, common open space, or private open space requirements to allow the maximum density, permitted in SPD3, nor shall the Commission increase the maximum allowable density pennitted in SPD-3.
(2) Supplemental Requirements. Autumn Creek SPD-3 shall be reviewed and approved according to the procedures in Chapter 1268, including the conceptual development plan and these development guidelines. In approving the conceptual development plan, or any portions thereof, the Planning Commission may attach written supplemental requirements to the plan. These supplemental requirements may be adopted by the Commission without a public hearing or action by City Council.
(3) Site Plan Review. Site plans for individual phases of this development and for the single family cluster dwellings (which applies to the 9 acres in the southwest corner of the site) shall be further reviewed by the Planning Commission according to the procedures and requirements of Chapter 1278, Site Plan Review, including approval by City Council. Site plans shall clearly depict the required common open space and private open space areas, including proposed improvements thereto, required by the development guidelines. Site plans shall also comply with the provisions of Chapter 1276, Parking and Site Design, and Chapter 1282, Landscaping and Screening.