Twenty-nine to sixty modular homes on a ten-acre site, delivered by one general contractor with electrical, plumbing and HVAC in-house. Four layouts. Five home plans. One price, one schedule, one point of accountability.
Single-family cottages, narrow-lot farmhouses for student and retirement living, duplexes and triplexes, factory-built indoors to IBC 2021 and set on county-ready sites. Layouts are concept-level and sized to Gwinnett's Unified Development Ordinance standards.
Gwinnett County's housing need is for homes working families can afford. Blackhawk Construction Supply proposes to design, manufacture and build a complete community for the county on a single ten-acre parcel, using modular construction and a single-roof trade model that removes the layered markups of conventional site-built development.
Every home is produced indoors to a fixed specification while site work runs in parallel. Consistent quality from the first unit to the fiftieth, no weather delays, and far less waste.
Blackhawk is the general contractor and self-performs electrical, plumbing and HVAC. The county contracts with one entity, on one schedule, with one warranty.
The five plans in this proposal are a starting point. Our plan library runs from 320 sq ft studios to 6,400 sq ft triplexes, and any plan can be adapted to what the county wants to build.
Two detached cottages for homeownership, a duplex that reads as a single home, and a three-story triplex with drive-under parking, plus a narrow-lot farmhouse for student and retirement living below. Click the thumbnails for floor plans, elevations and interiors; each card also carries its own 3D model.
Front elevationCottage · Country · Farmhouse · Single story
Front elevationCountry · Farmhouse · Ranch · Single story
Front elevationCraftsman · Farmhouse · Two story · 2 units
Front elevationContemporary · Three story · 3 units · Elevator-ready
Front elevation — whiteModern Farmhouse · Two story · 19 ft wide · White or black exterior
Student housing. Three bedrooms and two baths on a 19 ft footprint give a university or technical-college partner three private rooms per home at a fraction of the cost of a dormitory wing. Homes stand on their own lots, so phases can be sold or leased individually.
Retirement community. The main-floor bedroom and full bath let a resident live entirely on one level, with the upstairs kept for family, a caregiver or storage. Front porches on 32 ft lots put neighbors within conversation distance.
Attainable by design. At 1,179 sq ft the home is modular-friendly (two 19 ft modules, one per floor), ships on a standard carrier, and sets in a day. Option D below shows a full village of them on the same ten acres.
Exteriors offered in the white or black board-and-batten scheme shown; both are illustrated in the 3D view.
Each option uses the same street skeleton: a 50 ft right-of-way entry drive from the public road, two cross streets, a 30 ft landscape buffer around the parcel, a community green at the end of the entry axis and a stormwater pond in the north-east corner. Only the home mix changes, so infrastructure cost is nearly identical across all four.
Concept-level site plan on an assumed level, rectangular 10.0-acre parcel (660 ft × 660 ft) with frontage on an existing public road. Lot dimensions: cottages 65–80 ft × 120 ft; duplex and triplex 90 ft × 120 ft; narrow-lot farmhouse 32 ft × 120 ft. Actual yield depends on the parcel's shape, topography, streams, sewer availability and the final zoning district.
| Plan | Bldgs | Units | Per unit | Size |
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The 3D model is generated from the same layout data as the site plan above, so what you see is what the numbers count. Drag to orbit, scroll to zoom. Switch options in the Site Layouts section and the model rebuilds.
Massing model: building footprints, heights and roof forms match each plan's specifications (Cottage 1 ridge 20 ft, Cottage 3 ridge 28'6", duplex ridge 25'9", triplex 41 ft, farmhouse 25'6"). Trees, colors and street furniture are illustrative.
| A · Cottage Neighborhood | B · Mixed Cottage + Duplex | C · Workforce Community | D · Student & Retirement Village |
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Density caps and lot standards from Gwinnett County UDO Title 2, Section 210-120 (R-75: 3.0 units/acre, 10,500 sf lots; R-60: 4.0 units/acre, 7,200 sf lots, 60 ft width; R-TH: 10.0 units/acre). Duplex, triplex and cottage-court dwellings are conditional uses in the R-TH, R-IF and LRR districts under Section 210-140, which also requires each duplex or triplex to carry a front porch and read as a single-family home. All four options keep well above the 10% open space minimum. Parking shown exceeds the UDO's 2 spaces per single-family or duplex unit and 1.5 per triplex unit.
A conventional county housing project pays a general contractor, who pays an electrical contractor, a plumber and an HVAC contractor, each carrying their own overhead, profit, scheduling risk and change-order exposure. Blackhawk collapses that chain.
Licensed in Georgia. Site, foundations, set and finish.
200 A service, LED throughout, factory rough-in.
Factory-installed supply and DWV, site tie-in.
Sized per plan, ducted on the line, commissioned on set.
Parcel, plans, timeline.
Priced line by line.
Full package scope.
Built indoors, in parallel.
Pads, grading, utilities.
Scheduled, coordinated.
Porches, hookups, walk-through.
Built to the 2021 International Building Code. Specifications are typical for the plans in this proposal; a plan-specific sheet is issued before contract.
Engineered drawings issued with every plan for county review.
GC and all MEP trades under a single agreement.
Factory production overlaps site work instead of following it.
Indoor production removes the single largest schedule risk.
Blackhawk can carry this project from parcel selection through certificate of occupancy as a single accountable partner to the county. We propose the following path.
Confirm the county's candidate parcel, sewer availability and the zoning district (R-60, R-TH or R-IF) that fits the preferred option.
Lock the unit mix and finishes with the Housing & Community Development team; adapt any plan the county prefers.
Line-item package pricing for homes, site work, utilities and MEP trades, with a full development pro forma.
Concept plan, civil engineering and permitting in Gwinnett, with factory production released as approvals land.
Site work and factory production run in parallel; homes are set, finished and walked through in phases.