Section A Overview
These development guidelines, together with the concept plan, comprise the conceptual development plan required by Chapter 1268 for Greenbriar Colony. As such, the conceptual development plan is the zoning and development requirements for the 23.6 acre Greenbriar Colony SPD-4 area. All provisions of Part Twelve of the Brunswick Codified ordinances remain applicable to SPD-4, unless clearly indicated to the contrary in the development guidelines below.
Section B Purpose
The purpose of the Greenbriar.Colony Special Planning District is to create a zoning district designed exclusively for low density, attached or detached homes, all of which are individually owned. SPD-4 is intended to create an opportunity for flexible and innovative site design and to allow density averaging across the zoning boundaries which exists prior to the SPD-4 designation. More particular purposes for creating SPD-4 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 Comprehensive Plan, while departing from the strict application of use, setback, height, lot size and related requirements of the Zoning Code;
(2) To allow more creative and flexible design of the built environment than possible with existing zoning:
(3) To allow creative use of the clustering and density averaging concepts to concentrate homes on the site in order to maximize common open space.
Section C Uses
(1) Permitted Accessory Uses. Signs as regulated by Chapter 1270 and any use or structure which is accessory and incidental to a SPD-4 permitted use.
(2) Permitted Uses. Condominium or cluster dwelling units, including but not limited to attached, detached, townhouse, patio and similar unit types, subject to the SPD-4 development guidelines and the site plan review procedures in Chapter 1278.
Section D Density, Separation and Floor Area Requirements
(1) Density. Maximum density shall be 4.15 units per net acre (excluding right of way). Actual density may be less, based on topography, required open space, building spacing or other considerations.
(2) Minimum Front Yard Widths.
(a) Public cul-de-sac or loop street: 25 feet from garage door to right of way line.
(b) Other public street with through traffic: 30 feet from garage door to right of way line
(c) Private drive, cul-de-sac or loop street: 25 feet from garage door to sidewalk or drive, whichever is closer.
(d) Other private street with through traffic: 30 feet from garage door to sidewalks or drive, whichever is closer
(e) Common driveways along Judita Drive: 20 feet from garage door to drive.
(f) Judita Drive: 35 feet from garage door to right of way.
(g) Judita Drive: 7 feet from right of way line to common drive.
(3) Minimum Building Separation.
(a) Dwellings shall be located 35 feet from the SPD-4 boundary for a one- story building and 10 feet more for each additional story.
(b) Dwellings shall be located 15 feet from all common open space. Where the dwelling is adjacent to common open space with a minimum dimension of 50 feet, open porches and decks may extend to within 5 feet of the common open space. Where the 50 foot dimension does not exist, open porches may extend to within 15 feet of the open space and decks may extend to within 10 feet of the open space.
(c) Building walls with opposing windows shall be a minimum of 20 feet apart. Where neither wall has a window or where one wall has a window and one wall does not, buildings may be 10 feet apart.
(d) Where the back of a building is adjacent to another building, there shall be a minimum separation of 50 feet. The Planning Commission may approve a lesser separation where site design insures privacy for private open spaces.
(4) Maximum Building Height.
(a) Principally permitted building: 35 feet.
(b) Accessory building: 15 feet
(5) Minimum floor area: 1,150 square feet.
Section E Development Standards
(1 ) Unit Types. Unit types may include detached buildings or attached buildings containing up to 4 dwelling units per building. All dwelling units shall have direct access to the outdoors without use of a central or common hall or stairway. All units shall be individually owned as condominiums or as cluster units as defined in these development guidelines.
(3) Design Standards:
(a) Garages shall be designed and located so that they are not the dominant visual element of the building or streetscape. All garages shall comply with one of the following:
(1) The garage door shall be set back a minimum of two feet further from the access street, whether public or private, than the front wall of the main living area; or
(2) The garage door shall be oriented perpendicular, or mainly perpendicular, to the access street.
All garages shall be fully integrated into the building mass.
(b) Structures buildings shall use offsets, projections, recesses and other comparable design elements to avoid long, uninterrupted wall or roof planes. Blank walls are prohibited, except where necessary to maintain privacy.
(c) Doorways shall be defined and articulated with architectural elements such as Iintels, pediments, porches or overhangs. Doorways shall be compatible with the building as a whole and with the door themselves.
(d) There shall be a maximum of 16 inches between exterior wall finishes and the final grade. Exposed foundation walls shall be covered with brick, stone or masonry with a surface design.
(e) Sidewalks shall form a network of pedestrian paths with a logical continuity. Walks shall be designed around large trees and outcroppings without being overly rigid in their placement.
(f) Open space areas shall be planted with trees, shrubs, hedges, ground covers and grasses, unless existing vegetation is to be retained. Landscaping shall be integrated with other functional and ornamental site characteristics to reinforce the character of the area.
(4) Parking. Each dwelling unit shall have 2.5 parking spaces, including one space per unit in a garage which is physically attached to and directly accessible from the dwelling unit.
Section F Common open Space
(1) Common open space shall be a minimum of 30 percent of the net acreage (excluding right of way) of the SPD-4 area, and shall be reserved in perpetuity for such use. Common open space shall be designed and appropriate instruments shall be created according to the criteria established below and in Section G.
(2) Open space shall be available and accessible to all residents of SPD-4 and shall be designed primarily for their use. Common open space shall be exclusive of all streets, non-recreational buildings and individually-owned land.
(3) In order to insure that all portions of the open space network are useful for that purpose, no portion of the common open space shall have a dimension of less than 50 feet, subject to modification by the Planning Commission for smaller sections which are particularly well-designed and meet the purposes of SPD-1.
(4) Common open space areas may be improved with appropriate recreation facilities and structures, such as tennis courts, pools, pavilions or other recreational features.
(5) Significant natural amenities, such as outcroppings, tree stands, ponds, ravines and stream channels should be left in their natural state and considered part of the required open space, subject to these standards.
(6) Common open space shall be designed as a network of spaces offering pedestrian access throughout SPD-4 and to maximize the number of homes which are adjacent to the open space.
Section G Common Open Space Disposition
(a) Intent. The design standards in this section are intended to insure adequate open spaces, recreation areas and related design standards for the benefit of the residents of the SPD-4 area, comparable to a single family complex.
(b) Common Open Space. The development in the SPD-4 area shall provide common open space equal to a minimum of 30 percent of the development area, excluding
right-of-way. As used in this chapter, common open space includes outdoor areas or enclosed recreational areas designed for use by all of the residents, and their guests, of the SPD-4 development. Common open space includes lawns and other landscaped areas, natural areas, paved terraces and sitting areas and indoor or outdoor recreation areas. Common open space excludes vehicle parking or circulation areas, and individually controlled land. Common open space in excess of the above minimum may be considered for park and recreation credits as provided in Chapter 1232.
(c) Recreation Space. The SPD-4 development shall provide recreation space equal to a minimum of 5.8 percent of the gross development area. Recreation space is a component part of the open space required by (b) above. Recreation space shall be appropriately improved for use by residents and their guests, and shall include a mix of activities such as play apparatus; active use areas for tennis, basketball or comparable activities; areas for sitting or gathering; open play fields; and walkways or other recreation improvements (excepting walks adjacent to a private street or drive). All recreation space shall have a least dimension of 50 feet. At least one recreation area shall be a block with minimum dimensions of 100 feet by 100 feet and the balance shall be in large blocks to support its intended recreation use. Improvements to recreation space may be considered for park and recreation credits as provided by Chapter 1232.
(d) Private Open Space. Each multifamily dwelling unit shall be provided open space at the ratio of 100 square feet per unit. Private open space shall not occupy any portion of the common open space or recreation space required in subsections (b) and (c)
above. Private open space shall be specifically designed and constructed to be used and enjoyed by the residents of an individual dwelling unit, and shall be located adjacent to and reasonably accessible from the dwelling unit. Such space shall be screened or otherwise designed to provide privacy for the intended users.
(e) Exclusions. Stormwater detention areas may receive full credit towards the common open space requirement in (b) above if they are designed and improved for an appropriate open space use (such as a lake or playfield) in addition to stormwater detention. Single purpose detention basins shall not receive credit toward the open space requirement. Water areas shall not exceed 50 percent of the minimum recreation area in (c) above.
Section H Supplemental Requirements.
(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 wider yards, where an adjoining building is near a lot line, and may require such features as fences and planting to protect adjoining residences. The Commission shall not decrease the yard width, common open space, or private open space requirements in order to allow the maximum number of units permitted in SPD-4, nor shall the Commission increase the maximum allowable density permitted in SPD-4.
(2) Site Plan Review. Each development phase of SPD-4 shall require review and approval of site plans as provided in Chapter 1278, 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.
(3) Supplemental Provisions. In reviewing the Greenbriar Colony SPD-4 development plan, or any portions thereof, the Planning Commission may attach written supplemental provisions to the plan. These supplemental requirements may be adopted by the Commission without a public hearing or action by City Council.
Section I Definitions
As used in these development guidelines, certain terms are defined as follows:
(1) Condominium: the same as defined in Chapter 5311 of the Ohio Revised Code.
(2) Cluster dwelling unit: an ownership arrangement where the individual unit owner holds fee simple title to the land beneath the foundation and may also own some amount of land around the foundation. A cluster may be a detached structure or may be attached to other dwelling units within the same structure.
(Ord. 118-03. Passed 11-10-03.)