Section A: Overview.
These development guidelines, together with the concept plan, comprise the conceptual development plan required by Chapter 1268 for Oak Ridge Preserve. As such, the conceptual development plan is the zoning and development requirements for the 12.7 acre Oak Ridge Preserve SPD-7 area. All provisions of Part Twelve of the Brunswick Codified ordinances remain applicable to SPD-7, unless clearly indicated to the contrary in the development guidelines below.
Section B: Purpose.
The purpose of the Oak Ridge Preserve Special Planning District is to create a zoning district designed exclusively for low density, detached homes, all of which are individually owned. SPD-7 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- 7 designation. More particular purposes for creating SPD-7 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 natural and developed environment within SPD 7 than would otherwise not be possible by adhering to the existing zoning;
(3) To allow creative use of the clustering and density averaging concepts to preserve the natural beauty of the land while maximizing the enjoyment of homeowners in the uniquely picturesque qualities of Oak Ridge Preserve and leaving much of the land untouched as common space for the community.
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-7 permitted use.
(2) Permitted Uses. Detached cluster dwelling units, including single and two story unit types with the option of patios or raised decks subject to the SPD-7 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 2.7 units per net acre. Actual density may be less, based on topography, required open space, building spacing or other considerations.
(2) Minimum Boundary Setbacks. Building envelopes shall be located 50 feet from the Pearl Road ROW, 20 feet from the Northern and Southern boundaries, and 40 feet from the Western boundary of SPD-7.
(3) Minimum Building Setbacks.
(a) Minimum of 20 feet from front of building envelope to nearest edge of pavement or sidewalk.
(b) Minimum 5' rear yard setback.
(c) Buildings will be separated by a minimum of 10 feet. 24 inches of variance outside of the building envelope will be given to roof or building overhangs, gutters and downspouts, fireplaces and bay windows.
(d) Open porches and decks either at grade or raised must also fit inside of the building envelope as outlined on the plan. Only low-sight impact preservation fences with a maximum height of 5' are permitted.
(4) Maximum Building Height.
(a) Principally permitted building: 35 feet.
(b) Accessory buildings or pools: Not permitted.
(5) Minimum Floor Area: 1,200 square feet.
(a) Minimum Living Area - Single Floor Ranch Building Type - 1200 sq. ft.
(b) Minimum Living Area - Multiple Floor Building (Two Story) - 1450 sq. ft.
(c) Only floor levels that are entirely above grade shall be included in the calculation of minimum square footage.
(6) Sidewalk to start 4' inside of ROW.
(7) Driveways shall be minimum 22' feet in length.
Section E: Development Standards.
(1) Unit Types.
(a) Unit types shall include detached buildings containing only 1 dwelling unit per building.
(b) All dwelling units shall have direct access to the outdoors without use of a common walkway.
(c) All units shall be individually owned as cluster homes as defined in these development guidelines.
(d) Private driveway maintenance shall be managed by the builder until 60% of the units on the private drives are sold. Then the responsibility shall shift to those homeowners living on the private driveways, per requirements and fees set out in the community HOA and signed off on by Homeowners at closing. Homeowners will be solely responsible for snow removal and any maintenance of the private drive in perpetuity. HOA will also collect fees from all homeowners in the cluster development to maintain any ponds or other common areas within SPD 7.
(3) Design Standards.
(a) Minimum building envelope shall be 40' in width and 70' in depth with minimum private open space of 200 sq. ft. per unit. No structure will exceed the building envelope, such as porches, patios or decks.
(b) Lighting fixtures shall ensure adequate lighting while reducing glare and light trespass.
(c) Garages shall be designed and located so that they are not the dominant visual element of the building or streetscape. All garages shall be integrated into the building and trimmed in a minimum of 6" width materials.
(d) Structures shall use offsets, projections, recesses and other comparable design elements to avoid long, uninterrupted wall or roof planes. The use of a variety of enduring materials shall be used.
(e) 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.
(f) Exposed foundation walls shall be covered with brick, stone, masonry or vinyl siding. Exposed formed in place concrete is acceptable no more than 4 inches above grade on front elevation and 16 inches above grade on side and rear elevations.
(g) Sidewalks shall form a network of pedestrian paths with a logical continuity while allowing for maximum preservation of the natural landscape. 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.
(h) 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.
(i) There shall be no less than a 50 ft. right of way from back of sidewalk as outlined in development plan.
(4) Parking. Each dwelling unit shall have 4 parking spaces, including a minimum of two spaces per unit in a garage which is physically attached to and directly accessible from the dwelling unit.
(a) No on street parking permitted. Parking in driveways or designated guest parking spots only.
(b) Guest parking shall be provided with off street parking spaces throughout the SPD.
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-7 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-7 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-7.
(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) Park benches shall be places strategically in open spaces to take advantage of the overlooks and natural beauty of the site.
(6) Common open space shall be designed as a network of spaces offering pedestrian access and walkability throughout SPD-7 while maintaining the natural beauty of the area and maximize the number of homes which are adjacent to the open space.
(7) Mowing shall occur in right of way, over utility easements, in common open space where benches and picnic areas shall be developed, and around the storm water management areas. Other areas shall be left in their natural state. No Mow Zones shall be designated to preserve the natural beauty of the streams and forested areas within the SPD.
Section G Common Open Space Disposition.
(1) 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-7 area, comparable to a single family complex.
(2) Common Open Space. The development in the SPD-7 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 designed for use by all of the residents, and their guests, of the SPD-7 development. Common open space includes lawns and other landscaped areas, natural areas, paved terraces and sitting areas and 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.
(3) Private Open Space. Each building envelope shall be provided open space at the ratio of 200 square feet per unit minimum. Private open space shall not occupy any portion of the common open space required in subsection (b) 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.
(4) 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.
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-7, nor shall the Commission increase the maximum allowable density permitted in SPD-7.
(2) Site Plan Review. Each development phase of SPD-7 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 SPD-7 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. A cluster may be a detached structure or may be attached to other dwelling units within the same structure.
(Ord. 68-2020. Passed 12-14-20.)