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Design Review
Fischer Homes
Springbrooke Estates
Lewis Road
Land Lots 975, 976, 1022, 1023, 1024, 1049, 1050
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Prepared by: Zoning Staff
Date: April 27, 2018
Recommendation: Approval with the following conditions:
1. The design review conditions set forth herein shall replace and supersede any all prior conditions currently in-place on the subject property.
2. Fifty percent (50%) of the homes shall have brick or stone consisting of forty-five percent (45%) or greater of the front façade.
3. Each home shall have, at a minimum, an attached two-car garage. Additionally, there shall be sufficient room on and within the driveways to park two (2) additional vehicles without encroaching into the sidewalk area.
4. If the UDC is amended after approval of this design review, the specific stipulations of this design review govern unless construction of houses does not begin within one year of this approval or stalls for a period of one year. At that time, a new design review application is required.
5. Floorplans (“Plans”) shall not be repeated at a rate greater than the same plan once every three (3) building lots along the same street frontage, nor any one (1) building lot directly across the street. Elevations (of the same floorplan) shall not be repeated at a rate greater than the same elevation once every five (5) building lots along the same street frontage, nor any three (3) building lots directly across the street. No duplication of the same Brick Color is permitted at a rate greater than once every five (5) building lots along the same street frontage, nor any three (3) building lots directly across the street.
6. There shall be a covered porch, stoop, or other entryway feature for the dwelling’s primary entrance with a minimum front porch depth of five (5) feet four (4) inches and a minimum area of forty (40) square feet on fifty percent (50%) of the structures.
7. The builder shall meet with the Homeowner’s Association prior to applying for building permits.
8. Stucco and vinyl siding shall not be allowed within the development. Builder is permitted to use fiber cement panels on models as a second floor feature only.
9. Fischer Homes shall work with Community Development staff to ensure all model elevations meet the current requirements of the Springbrooke Estates Designer Collection as submitted to the City of Powder Springs and meet the conditions of this design review.
10. Minor modifications to the “Rezoning Sketch Plan”, architecture, zoning conditions, and other issues as the application proceeds through the plan and design review process and thereafter may be amended administratively This condition allows Builder to submit new floorplans, which will be reviewed and approved administratively.
11. That all garage doors include decorative hardware and be consistent with others found throughout the neighborhood.
12. That on any corner lot, the side elevation exposed to the street shall feature at least one window. Builder is permitted to use an eighteen inch by thirty-six inch 18”x36” louvre to meet this condition if a window is not currently on the plan. On any corner lot, the side elevation exposed to the street, the Builder will add additional landscape features of no less than 4 shrubs. On any corner lot, Builder will include side entry garage as standard when grade allows.
13. In lieu of requiring a site plan denoting or identifying model names or architectural elevations that demonstrates compliance with this section at the beginning of the project, the builder agrees to coordinate with staff and manage compliance with all of the above stipulations.
Background:
Applicant, Fischer Homes, has submitted six (6) models for Architectural Design Review. The models are for use within Springbrooke Estates - Unit 1 Phase 2 located along Lewis Road. The subject property is zoned MDR. Springbrooke Estates - Unit 1 Phase 1 and Unit 2 Phases 1 and 2 have been built. McCar Homes completed approximately 33 homes and subsequent builder Legendary Communities completed approximately 58 homes within the development. Unit 1 Phases 2, 3, and 4 have been revised as Unit 1 Phase 2. Unit 1 Phase 2 Rezoning Sketch Plan has been submitted for review concurrently with this design review. Fischer Homes requests approval of the six (6) proposed models and requests superseding all previous stipulations with this design review. The application was tabled by the Planning and Zoning Commission on March 26, 2018. Since that time, staff and the applicant have worked together to find an agreeable set of stipulations.
Fiscal Impact:
Given that this is an existing subdivision reviewed and approved previously, no increased demand for public services or impact to public infrastructure is expected at a rate greater than previously anticipated and approved.
Model Analysis:
Some of the elevations submitted for this model may not meet the requirements for brick or stone façade as they appear in the photos and sketches provided. Builder shall work with City staff to ensure compliance prior to final acceptance of the models.
Of the six submitted models, four have projecting garages, two of those four are projecting substantially and two are only minor projections. Some of the models built by others in other phases have projecting garages, but the projections are mitigated by covered porches or other architectural features making the garage less prominent. No garage design, existing or proposed, meets the current version of Section 5-85 (a) of the Unified Development Code shown below.
Sec. 5-85. Garages and Carports.
(a) Garages attached to the principal dwelling should not face the street, but if such placement is necessary, street-facing garages should be recessed a minimum 10 feet behind the façade of the principal dwelling.
Sec. 5-53. Building Materials
All sides of a building may impact on its surroundings and should be considered for treatment with an architectural finish of primary materials (i.e., brick and stone), unless other materials demonstrating equal or greater quality are used. As a general guide: front and side façades should be at least 50 percent brick and stone; side façades should be at least fifty percent brick and stone. Rear facades do not have a minimum suggested standard for primary materials unless they are visible from a public right-of-way. Requirements for brick or stone may be modified to accommodate creatively designed structures as determined by the community development director. Materials used for side and rear building elevations should be substantially consistent with the materials used for the front building elevation.
Sec. 5-64. Residential Unit Differentiation.
In residential development, floor plans and building elevations shall not be repeated at a rate greater than the same plan and elevation once every five building lots along the same street frontage, nor any four building lots across the street. The units should be further differentiated by varying the selection of architectural materials within the approved elevations. Any residential subdivision, townhome or condominium development and multi-family complex shall be required to submit a copy of the approved plat or site plan denoting or identifying model names or architectural elevations (which must accompany the plat or site plan as attachments) that demonstrates compliance with this section. The designer responsible for preparing this exhibit demonstrating compliance shall also certify that the model names or architectural elevations referenced meet the requirements of Sections 5-53, 5-57, 5-62 and 5-63 of the UDC.
Blackstone
This model contains 2,685 square feet of heated space; provides an attached two-car garage and sufficient room on and within the driveways to park two (2) additional vehicles; some of the elevations submitted for this model may not meet the requirements for brick or stone façade as they appear in the photos and sketches provided. Builder shall work with City staff to ensure compliance.
Blair
This model contains 3,029 square feet of heated space; provides an attached two-car garage and sufficient room on and within the driveways to park two (2) additional vehicles; some of the elevations submitted for this model may not meet the requirements for brick or stone façade as they appear in the photos and sketches provided. Builder shall work with City staff to ensure compliance.
Foster
This model contains 2,954 square feet of heated space; provides an attached two-car garage and sufficient room on and within the driveways to park two (2) additional vehicles; some of the elevations submitted for this model may not meet the requirements for brick or stone façade as they appear in the photos and sketches provided. Builder shall work with City staff to ensure compliance.
Grandin
This model contains 2,711 square feet of heated space; provides an attached two-car garage and sufficient room on and within the driveways to park two (2) additional vehicles; some of the elevations submitted for this model may not meet the requirements for brick or stone façade as they appear in the photos and sketches provided. Builder shall work with City staff to ensure compliance.
Quinn
This model contains 2,644 square feet of heated space; provides an attached two-car garage and sufficient room on and within the driveways to park two (2) additional vehicles; some of the elevations submitted for this model may not meet the requirements for brick or stone façade as they appear in the photos and sketches provided. Builder shall work with City staff to ensure compliance.
Redfield
This model contains 2,932 square feet of heated space; provides an attached two-car garage and sufficient room on and within the driveways to park two (2) additional vehicles; some of the elevations submitted for this model may not meet the requirements for brick or stone façade as they appear in the photos and sketches provided. Builder shall work with City staff to ensure compliance.
The last design review approved for Springbrooke Estates was granted to Century Communities in November of 2015. However, staff notes that these structures were not constructed but were designed to make sure future phases are consistent with the existing structures.
Century Communities LL 975, 976, 1022, 1023, 1049, 1050 Springbrooke Estates
Unit 1, Phases 2, 3 and 4
1. Fifty percent of the homes to also have front porches/stoops.
2. All previous conditions of zoning and design review shall remain in effect, unless otherwise varied by the conditions below.
3. No plan and no elevation may be repeated within 5 lots adjacent or directly across the street, which shall be indicated on the matrix included in this staff report.
4. Fifty percent of the homes shall have brick (or stone) consisting of 75% or greater of the front façade.
5. No more than 10% of the homes may be less than 2800 sf.
6. That 3 story models are not approved by this application. A separate variance application or a zoning text amendment would need to be approved prior to consideration.
7. That the builder meet with the Homeowner’s Association prior to applying for building permits.
8. That the same finish not be used on adjacent houses and colors be chosen to ensure diversity and compatibility throughout the neighborhood.
9. That prominent architectural features (i.e. swoop, turret, double front porch) not be used on adjacent elevations.
10. That this design review may be amended administratively by staff after the submission of additional/revised elevations.
11. That all garages include decorative hardware and be consistent with others found throughout the neighborhood.
12. That any homes with any frontage on Lewis Road be 3 or 4 sided brick as appropriate to ensure that blank walls are not visible from Lewis Road.
13. That any exterior side elevation feature at least two windows.
14. Finally, Section 5-64 of the code requires that a site plan showing model and elevation be provided This greatly reduces the time for permit processing. The applicant shall provide this layout, however it may be amended as needed subject to staff review.
Staff has coordinated with the builder and has reviewed previous approvals, current conditions and the requirements of the Unified Development Code. Staff recommends approval of design review with conditions.
Attachments:
Visuals of each of the newly submitted models.