Meadow View Special Planning District Number #6
Section A Overview.
These development guidelines, together with the concept plan, comprise the conceptual development plan required by Chapter 1268 for Meadow View. As such , the conceptual development plan is the zoning and development requirements for the 1985 acres SPD-6 area. All provisions of Part Twelve of the Brunswick Codified ordinances remain applicable to SPD- 6, unless clearly indicated to the contrary in the development guidelines below.
Section B Purpose.
The purpose of the Meadow View Special Planning District is to create a zoning district designed exclusively for low density, detached cluster homes, all of which are individually owned. SPD-6 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-6 designation. More particular purposes for creating SPD-6 are as follows:
(1) To allow site designers and developers to integrate the concept of "Building Envelopes", within which all structures and their respective appurtenances shall be constructed.
(2) 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, lot size and related requirements of the Zoning Code;
(3) To allow more creative and flexible design of the built environment than possible with existing zoning;
(4) 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-6 permitted use.
(2) Permitted Uses. Detached cluster dwelling units including single and two story unit types with option of patios and/or raised decks subject to the SPD 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 3 units per net acre. Actual density may be less, based on topography, required open space, building spacing or other considerations.
(2) Minimum Envelope Size.
(a) Width of Envelopes shall be at least 4'-4" at Building Line
(b) Depth of Envelopes shall be at least 60'
(3) Minimum Front Yard Widths.
(a) Public Street with 50' ROW: 16 feet from front of structure to right of way line, Back of Sidewalk will be 4' inside R/W. Allowing for 20' from back of sidewalk to front of building envelope.
(4) Minimum Building Separation.
(a) Building Envelopes shall be located 20 feet from the SPD- 6 boundary on the North, South and East.
(b) Building Envelopes shall be located 40' from the Road ROW on the West SPD- 6 Boundary at South Carpenter Road
(c) Building Envelopes shall be at a minimum 15' from any other Building Envelopes, Structures shall by rule also be a minimum of 15' from each other. Not withstanding roof overhangs and gutters. 24" of variance outside of the building envelope will be given to roof or building overhangs, gutters and downspouts, fireplaces and bay windows.
(d) Any Decks or Patios either on grade or raised must also fit inside of the Building Envelope provided.
(5) Maximum Building Height.
(a) Principally permitted building: 35 feet
(6) Minimum floor area.
(a) Minimum Living Area Single Floor (Ranch) Building Type - 1200 Square Feet
(b) Minimum Living Area - Multiple Floor Building Type (Two Story) Up or Down 1500 Square Feet with 1000 Square Feet minimum on the Main Living Floor.
(c) Only Floor Levels Entirely above grade shall be included in the calculation of minimum square footage requirements.
Section E Development Standards.
(1) Unit Types. Unit types shall be detached buildings containing 1 dwelling unit per building. All dwelling units shall have direct access to the outdoors without use of a common walkway.
Units shall be individually owned as cluster units as defined in these development guidelines.
(2) Landscaping. Landscaping shall comply with the requirements of Chapter 1282 - Street Trees shall not be provided. In lieu of street trees each residence shall provide in its landscape plan an appropriately sized tree in the front yard between the home and the sidewalk. Type and Size to be approved by the Architectural Review Committee (ARC) as set forth in the approved HOA Documents.
(3) Design Standards.
(a) Primary Entryways (Front Door) shall be defined and articulated with architectural elements such as lintels, pediments, porches or overhangs and trimmed with a minimum 6" width material. Doorways shall be compatible with the building as a whole and with the door themselves.
(b) All Structures shall have Architectural Continuity of Design.
(c) Street Lighting.
A. Lighting will be provided by each dwelling unit in the form of an Electric Lamp Post installed in a uniform location. Lamp Post shall be installed 24" to the house side of the sidewalk for homes with a sidewalk. For homes without a sidewalk Lamp Post shall be installed in the same location as if a sidewalk existed.
i. Said lights and location will be uniform in design and location throughout the Meadow View neighborhood.
ii. Post light to be selected and designed to limit light pollution upwards and focus light downward.
iii. Light bulbs and colors shall remain uniform as approved by the Meadow View Association.
B. Street Lighting Installed as Required by City of Brunswick Guidelines at Intersections and Cul De Sacs - Appropriately Sized and Downward Directional Lighting to be Selected.
(d) Prohibited Structures.
A. Pools both above ground, in ground temporary or permanent are expressly prohibited.
B. Accessory Buildings such as but not limited to Sheds/Storage Buildings are expressly prohibited.
C. Permitted Buildings - The Meadow View Association shall be permitted to build and maintain a maintenance building and pavilion as needed and shown on the approved site plans.
(e) All Structures shall have 8" Width Frieze Boards, 6" Width window trim and Architectural Grade Materials on the Street Facing Primary "Front" Elevations of the Structure.
A. Street Facing Primary Elevations are permitted to have a Maximum of 40% horizontal vinyl lap siding. 60% of Primary Elevations shall be Architectural Grade Materials as defined below and ALWAYS Included at least 2 different combinations of such materials.
i. Architectural Grade Materials Shall Include - Brick, Stone (Manufactured or Natural), Vinyl Shake Style Shingles, Vinyl Vertical Board & Batten Siding. Other Materials as approved by the Meadow View Association ARC but never to include horizontal Vinyl Siding.
ii. Method of Calculating Percentage of Surface Area for this purpose - Surface Area the Primary Street Facing Elevation of the Home after deducting Window, Door and Garage Door Areas.
B. Street Facing Primary Elevations of all Structures shall include at least 3 - "Three Dimensional Architectural Features"
i. Three Dimensional Architectural Features shall Include but not be limited to:
a. Street Facing Gables with Design Elements Installed
b. Dormers
c. Front Porches
d. Decorative Three- Dimensional Roofs
e. Items Similar to the Architectural Elements as shown on the approved Plan Elevation Views Attached herein.
C. Sides and Rear of Structures shall use Architectural Elements to create visual interest and limit long spans of uninterrupted horizontal vinyl siding or similar materials. No Continuous Spans longer than 16 Feet shall be allowed without an Architectural Element.
i. Architectural Elements shall include details such as but not limited to: Windows, Shutters, Changes in Texture/Finish and Materials, Trim Boards, Recesses and Offsets.
(f) Garages.
A. Garage Faces and Doors shall be a maximum of 2' forward (Towards the primary access street) of either the front wall of the main living area, if there is no covered porch; or the front porch line, provided the porch is both covered with a roof and has foundation and frost footing. In no instance shall the garage face/door be more than 8' in front of the main living area.
B. All Garage Doors shall have a minimum of 6" trim on all three sides
(g) Street Facing Primary Elevations shall have Brick or Stone (Manufactured or Natural) covering the exposed foundation walls to Grade.
(h) Sides and Rear of home exposed foundation walls shall be covered with vinyl siding, brick, stone or masonry with a surface design. Poured Concrete with a Brick Pattern is considered a surface design for sides and rear of homes. There shall be a maximum of 16 inches between exterior wall finishes and the final grade.
(i) 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. Walkability of the neighborhood for residents shall be given priority in site design.
(j) 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.
(k) Each dwelling unit shall have 2 parking spaces per unit in a garage which is physically attached to and directly accessible from the dwelling unit. Each dwelling unit shall also have a drive specified above wherein 2 standard automobiles can be parked as well.
(I) Diversity of Plan Designs, Elevation Designs and Colors.
A. No dwellings will be constructed with the same siding color next door to a dwelling that has the same primary siding color. A minimum of two homes must separate the same primary siding color from each other.
B. The same floor plan/elevation design will not be constructed side to side. A Minimum of two homes must separate the same floor plan/ elevation design from each other.
C. If the same floor plan design is proposed on two adjacent sites, both plans must be approved directly by the Meadow View ARC to insure diversity in form and architectural design elements for the Elevation View.
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-6 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- 6 and shall be designed primarily for their use. Common open space shall be exclusive of all streets, non-recreational buildings and individually-owned building envelopes.
(3) Common open space areas shall be improved with appropriate recreation facilities and structures, such as pavilions or other recreational features.
(4) 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.
(5) 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.
(1) lntent. 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-6 area.
(2) Common Open Space. The development in the SPD- 6 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 the residents, and their guests, of the SPD- 6 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 building envelopes. Common open space in excess of the above minimum may be considered for park and recreation credits as provided in Chapter 1232.
(3) Private Outdoor (Open) Space. Each Building Envelope shall contain private outdoor space at the ratio of 200 square feet per building envelope at a minimum.
(a) Minimum Dimension of 10' is required for one side/boundary of said Private Open Space.
(b) Private open space shall not occupy any portion of the common open space or recreation space required in subsections (1) and (2) above. As such all Private Outdoor Space shall be contained within the Building Envelope for each cluster home residence.
(c) 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 rear of the dwelling unit.
(d) Private open space can be outdoor space covered and/or not covered and can be integral to the structure of the dwelling unit as long as it is "Outdoor" space not heated and temperature-controlled space.
(4) Exclusions. Stormwater Management 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 shall not decrease the yard width, common open space, or private open space requirements in order to allow the m aximum number of units permitted in SPD-6, nor shall the Commission increase the maximum allowable density permitted in SPD-6.
(2) Site Plan Review. Each development phase of SPD-6 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 Meadow View SPD- 6 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) 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 herein referred to as the "Building Envelope". Such Envelopes are defined and shown on the recorded plat for the Meadow View Subdivision.
(Ord. 10-2021. Passed 3-8-21.)