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Design Review- Models and Elevations for Create Homes, LLC., at the Vineyards at New Macland; LL 651
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Recommendation:
Staff recommends approval with conditions. In addition to the stipulations below, staff recommends the incorporation of more 3 sided brick structures throughout the subdivision. The applicant has stated that they would not be able to do additional 3 sided brick structures. As a possible set of agreeable stipulations, staff recommends the following:
1. That all previous zoning conditions adopted by the Mayor and City Council on May 16, 2005, February 6, 2006, November 16, 2009, and February 4, 2013 remain in full force and effect as modified herein to substitute the applicant’s model plans for the previously approved plans.
2. That in order to blend with existing homes, special attention be paid to lots 10, 16, & 22. The Lena, (a story and half) is not permitted on these lots. Also, in order to blend with the existing structures, these lots will be constructed on basements and/or be 3 sided brick.
3. Lot 46 be 4 sided brick and have a brick mailbox to blend with the surrounding houses and to be visible on New Macland Road. Applicant will provide a landscaping plan subject to staff review prior to the issuance of permits. Landscaping shall at minimum meet the requirements of Section 12-42 for a 20 ft buffer. Mature trees should be maintained if possible.
4. That garage details and roof colors (weathered wood or similar) match the existing dwellings.
5. That repetition of elevations and floorplans meet the requirements of Section 5-64 of the Unified Development Code. Similar elevations will be determined by a matrix developed by the builder and staff. Per the zoning requirements, no more than 5 of each model may be constructed.
6. In order to meet the current zoning requirements, all houses must have a front façade of at least 50% brick. Staff recommends full brick fronts, and an additional requirement for 3 sided brick structures.
7. All homes have brick mailboxes matching those predominate in the neighborhood.
8. A site plan showing proposed house models and elevations on all lots be provided prior to the issuance of a permit. Site plans shall be submitted in groups of +/- 6 lots as submitted for land disturbance permit. Permits will also be issued within the 6 lot area in order to encourage continuity in the development. This layout may be modified as needed by staff review.
9. The Lena model will only be constructed on a basement in order to be in keeping with square footages found throughout the subdivision.
10. The developer is responsible for a revised plat, development of amenity and proof of maintenance of common areas including the detention pond(s) prior to the issuance of a permit. This requirement may be met by payment into escrow and an executed development agreement approved by the Mayor and Council.
Background:
The applicant, Create Homes, LLC have submitted applications for architectural design approval for four (4) new home models with eight (8) elevations for the Vineyards at New Macland Subdivision. The subject property is located in Land Lot 651. The property is zoned MDR and currently consists of 15 undeveloped lots, with a possible of two additional lots after reconfiguration of the amenity area. The development was envisioned for single-family dwellings. Staff notes that most of the infrastructure has been installed.
The Mayor and City Council approved rezoning for this residential development on May 16, 2005 and February 6, 2006 (see attached minutes). Thereafter, the Council granted a change in conditions of zoning and variance of setbacks for this development on November 16, 2009 and February 4, 2013, respectively (see attached minutes). The applicant will comply with all previous stipulations and only seek to substitute their model plans and elevations for those approved by the Mayor and City Council for Peachtree Communities.
Staff notes that 11 models previously approved for Peachtree Communities ranged from 2,224 to 3,977 square feet of heated living space. The applicant has acquired fifteen (15) undeveloped lots and has submitted the following details of new home models for design review consideration:
• The Grayson Model is a two-story with 4 bedrooms, 2.5 baths, approximately 2,766 heated SF, and has at least 3 elevations
• The Katherine Model is a two-story with 4 bedrooms, 2.5 baths, approximately 2,552 heated SF, and has at least 3 elevations
• The Lena Model is a two-story with 4 bedrooms , 2.5 baths, approximately 2,291 heated SF, and has 1 elevation
• The Shelly Model is a two-story with 4 bedrooms, 4 baths, approximately 2,615 heated SF, and has 1 elevation
Staff notes that each of the models has various architectural designs with varying roof styles. The various elevations differentiate in ways including the location and placement of windows, placement of gables, the material of brick or stone on the front façade, board and batten siding work, and the utilization of brick and stone accents. Several of the homes presented shows varying column supported colonnade across front designs by adding a three-foot brick or stone base to coincide with the brick or stonework along the building walls.
Each model features two levels. The front façade on the lower level is made of 50% brick or stone on the portion of wall at the entrance. Each model has two or three concentric gables, which varies in size and position, and single-door and two double-door garages on either side of the facade. Staff notes that brick, shake siding, and board and batten siding are materials shown on the second level’s front façade, and lap siding identified for only one model’s side and rear facades.
The following code sections are included to review regarding architectural design standards.
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.
Staff notes that many of the homes in this neighborhood are three sided brick toward the front of the homes. Along Vine Ridge Road, homes are predominately only brick fronts. As such the proposed homes along this road may be acceptable as proposed with brick on the front façade only.
Adjacent to lots where the homes are 3 sided brick, it is important to increase the brick as proposed to maintain consistency in the subdivision and compliance with the code section above.
Sec. 5-64 for Residential Unit Differentiation, which states 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.
Compliance with this section is mandatory, and will be monitored at the time of permit issuance. Staff recommends that the applicant layout the proposed models on a site plan so that this can be determined at the beginning of the permitting process.
As related to the architectural qualities to each model:
The Grayson model has three elevations (A, B, and C).
Elevation “A” has three concentric gables. The front façade of the entrance level consist of 50% stone and accent with a bay of four large, single-hung windows.
On the upper level, the front façade consist of siding, including a board and batten window shuttle, with two smaller gables on the top left hand side of the main entrance with shake siding and a 20 in. diameter circle vents in each. A larger concentric gable with a single-hung window positioned over the garage that is decorative with two double-doors.
Elevation “B” front façade consist of 50% brick and accent on the entrance level, a three column - supported colonnade across the front , and three large single-hung windows on the left wall of the entrance. The upper-level has three concentric gables. Two smaller gables projecting on the top left hand side over the main entrance and a larger gable over the two double-doors decorative garage.
Elevation “C” front façade consists of 50% stone and brick of the entrance level, a two-column- supported colonnade across the front; and three large, single-hung windows on the left wall of the entrance.
The upper level consists of two and a half concentric gables. A smaller gables on the top left hand side over the main entrance in varies materials of brick veneer/accent; large double-hung windows, the half gable consist of shake siding and a small window; and a larger gable with a window over the two double-door decorative garage.
The left side elevation provides four vertical styles windows and two picture styles on the lower level and no windows on the upper level. Staff notes that drawing does not indicate type of siding.
The right side elevation provides two vertical single-hung windows on the lower level and three multi-pane single-hung windows on the upper level. Staff notes that drawing does not indicate type of siding.
The rear elevation shows 16 rear windows, with five windows on the upper level and 11 windows on the lower level, including two- large bay windows on the left wall and right end of wall.
The material is 100% of siding. Staff notes that drawing does not indicate type of siding.
The Lena model has one elevation
This model also provides three gables--two large and one small. The front façade consist of 50% brick veneer; a two-column supported colonnade across front, and a multiple pane, triple-hung window to the right wall of the house entrance. A smaller gable consisting of brick, triple-pane windows with a center arch of brick accent on the left wall of the house entrance.
The upper level consist of two large gables; at the top left side a larger gable with board and batten siding, window with shuttle, and a 20” diameter vent above the window; with a subsequent large gable with a window and shuttle over the single-door garage with windows.
The left side elevation provides two small three-pane windows and two double-hung multiple pane windows on the lower level and no windows on the upper level. Staff notes that drawing does not indicate type of siding.
The right side elevation provides three multiple pane windows and one single-pane window on the lower level and none on the upper level. Staff notes that drawing does not indicate type of siding.
The rear elevation consist of eight multiple pane windows, with three sets of double-hung and two single-hung windows. Staff notes that drawing does not indicate type of siding.
The Katherine model has two elevations (A, & B)
Elevation “A” has two large concentric gables with windows. The lower level front façade consist of 25% brick and lap siding; a four-column - supported colonnade across the front porch and two double-hung windows on the left wall of the house entrance. A roof line separates the first and second levels with the upper level front façade consisting of lap siding. The left side of the upper level consists of a larger gable with 3 large single-pane windows; and a large gable on the right side has a centered window over the plain single-door garage.
Elevation “B”, has two and a half gables with windows-
One design has two and a half gables with windows. The lower level front façade consist of 50% brick or stone; a three-column-supported colonnade across front, and two double-hung windows on the left wall of the house entrance.
The upper level front façade consist of brick and lap siding of a smaller projecting gable with a double-hung window and the half gable with one single-hung window. Staff notes that drawings did not provide type of material.
A larger gable on the upper right side consists of three single-hung windows over the decorative single-door garage. Staff notes that drawings do not provide type of material.
The other “B” design differs, having a roof dormer window and one window in the larger gable over the decorative single-door garage.
The right elevation depicts four windows --One single-hung window on the lower level, and three windows on the upper levels. Staff notes that drawing does not indicate the type of siding.
The left elevation provides two single-hung windows on the lower level only. Staff notes that drawing does not indicate the type of siding.
The rear elevation consists of ten windows. The lower level provides three windows and a sliding glass door; and six single-hung windows on the upper level. Staff notes that drawing does not indicate the type of siding.
The Shelly has one elevation
This model provides three gables. The front façade consists of 50% brick with a larger gable on the left side of the house entrance with an arched-style window over the single-door garage with windows; a two-column supported colonnade across front, with large double-hung windows with shuttles on the right wall of the house entrance, siding on the front entrance wall of the house, and brick steps.
The largest gable center in the top over the main entrance featuring a vent and an arched-shaped window with brick accent looking over the front entrance metal roof.
The left side elevation provides six windows and a gable vent. The lower level consists of two single-hung windows and one double-hung window, and the upper level consists of one double-hung window. Staff notes that drawing does not indicate type of siding.
The right side elevation indicates seven windows. The lower level consists of three single-hung vertical windows and one double-hung window. The upper level consists of one double-hung window. Staff notes that drawing does not indicate type of siding.
The rear elevation shows multi-style windows consisting of large picture-style windows on the left and right side of house and two multiple panes, vertical styles windows. Staff notes that drawings do not indicate type of siding.
Fiscal Impact:
The property will be developed as single-family dwellings. Since the infrastructure already has been completed, the proposal to substitute model plans will not increase demand for public services or unduly burden public infrastructure. However, the new construction will negatively impact the current residences.
Analysis:
In its craftsmanship, the proposed models appear slightly different from the previously approved homes proposed by Red Oak Construction/Red Oak Realty and Peachtree/Century Communities. Although the proposed application is in keeping with the existing zoning stipulations, with the exception of a possible future rezoning application regarding the amenity, compliance with the architectural design guidelines found in Article 5 of the Unified Development Code is required. Specifically, compliance with 3 items found in Section 5-17 is required. The proposed structures as presented may not be in compliance with Section 5-17 in that the proposed structures do not meet the requirements of 5-53 and are not compatible with the buildings and structures in the immediate surrounding area. Staff believes the addition of stipulations, including a possible additional requirement for 3 sided brick structures would make the proposed structures more compatible with the existing structures and meet the intention of Section 5-53.
Sec. 5-17. Criteria for Decisions on Architectural Design Applications.
In acting upon applications for architectural design approval, the community development director (or as the case may be, Mayor and City Council after review and recommendation by the Planning and Zoning Commission) shall consider whether the proposal meets the following criteria:
(a) Whether the proposal complies with the requirements of this article and other applicable provisions of this unified development code.
(b) Whether the proposal is consistent with the design guidelines of this article and any adopted design guidelines for the type of development and/or the proposed use.
(c) Whether the design, scale, arrangement, materials, and colors of the proposed building(s) or structure(s) is compatible with buildings and structures in the immediate surrounding area or the same zoning district.
The builder met with the homeowners on August 23, 2017. The homeowners who were in attendance were supportive of the builder’s request to build homes in the subdivision.
Visuals:
Photos and partial construction plans of each model.
Attachments:
The abovementioned visuals and the minutes and stipulations from the Mayor and City Council hearings on May 16, 2005, February 6, 2006, and November 16, 2009 related to this property.