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17SN0587 CASE NUMBER: 17SN0587 APPLICANT: Daniel R. Sowers CHESTERFIELD COUNTY, VIRGINIA Magisterial District: MATOACA ADDENDUM 8101 North Spring Run Road Board of Supervisors (BOS) Public Hearing Date: FEBRUARY 22, 2017 BOS Time Remaining: 365 DAYS Applicant’s Agent: KERRY HUTCHERSON (804-748-3600 EXT. 306) Applicant’s Contact: DANIEL R. SOWERS (804-514-9491) Planning Department Case Manager: RYAN RAMSEY (804-768-7592) REQUESTS Request I: Amendment of zoning (Case 05SN0230) relative to amendment of cash proffers in a Residential (R-12) District. Specifically, the applicant proposes to delete Proffered Conditions 2 and 3 of Case 05SN0230 relative to a cash proffer payment. Request II: Waiver to street connectivity requirements. A single-family residential subdivision is planned. A total of forty-six (46) lots are permitted in the approved preliminary plat. Further relief is requested to the “Residential Subdivision Connectivity Policy” to eliminate a potential road connectionto Ratling Drive in Antler Ridge subdivision. Notes: A.The only condition that may be imposed is a buffer condition. The property owner may proffer conditions. B.Proffered conditions, to include amendments referenced in this addendum, are located in Attachment 1. C.The Connectivity Policy requires that separate action be taken on each request. Providing a FIRST CHOICE community through excellence in public service ADDENDUM The purpose of this Addendum is to provide the applicant’s amended proffered condition. On January 23, 2017, subsequent to the Planning Commission’s consideration of this request, the applicant submitted an amendment to Proffered Condition 1 (Architectural Design Standards). Specifically, as originally presented, Proffered Condition 1.G. (Sidewalks/Driveways) required that all private driveways and front walks servings dwellings be hardscaped. Hardscaping refers to the use of decorative concrete, concrete pavers, or other similar designed material, but does not include asphalt. As amended, private driveways could be concrete or asphalt and front walks would be concrete. Planning finds that these amended materials are consistent with those used for front walks and driveways withinthe surrounding community. Staff continues to recommend approval of these requests for reasons noted in “Staff’s Analysis and Recommendation” with the acceptance of the proffered conditions, as modified and included in this addendum. 217SN0587-2017FEB22-BOS-RPT-C-ADD 317SN0587-2017FEB22-BOS-RPT-C-ADD ATTACHMENT 1 PROFFERED CONDITIONS Note: Withthe exception of 1.G., both the Planning Commission and staff recommend acceptance of the following proffered conditions as offered by the applicant. 1.G. wasamended subsequent to the Commission’s consideration of this request. The original proffer, as recommended by the Commission, is noted as “CPC”. The amended proffer, as supported by staff, is noted as “MODIFIED”. Proffered Conditions 17SN0587 Daniel L. Sowers January 23, 2017 The Applicant in this case, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves and their successors or assigns, proffer that the property known as Chesterfield County Tax Identification Numbers 726-667-9968 and 727-667-3876 (“the Property”) under consideration will be used according to the following proffer(s) if, and only if, the request submitted herewith is granted with only those conditions agreed to by the Applicant. In the event this request is denied or approved with conditions not agreed to by the owner and Applicant, the proffer shall immediately be null and void and of no further force or effect. 1. Architectural Design Standards. All dwelling units developed on the Property shall be subject to the following architectural design standards: A. Style and Form.The architectural styles shall use forms and elements compatible with those in the Collington subdivision in Chesterfield County, Virginia. The same architectural style of dwelling unit frontal elevations shall not be located on either side of or directly across from each other, but this requirement shall not prevent a dwelling unit from having the same frontal elevations as a dwelling unit located diagonally across from said dwelling unit. B. Exterior Facades. At least 50% (5 in 10) dwelling units constructed shall have brick, stone or masonry fronts that cover a minimum of 20% of the façade (which façade shall exclude gables, windows, trim, and doors). Other acceptable siding materials shall include stucco, synthetic stucco (E.I.F.S.), or horizontal lap siding. Horizontal lap siding may be manufactured from natural wood or cement fiber board or may be premium quality vinyl siding with a minimum wall 417SN0587-2017FEB22-BOS-RPT-C-ADD thickness of .044 inches. Synthetic Stucco (E.I.F.S.) siding shall be finished in a smooth, sand or level texture, no rough textures are permitted. C. Foundations. All foundations shall be constructed entirely of brick or stone.Synthetic or natural stucco foundations may be permitted for facades constructed entirely of stucco. D. Roofs. i. Varied Roof Line. Varied roof designs and materials shall be used on facades of dwellings that face a street. Minimum roof pitch shall be 7/12. ii. Roof Materials. Roofing material shall be dimensional architectural shingles with a minimum 30 year warranty. All flashing shall be copper or pre-finished aluminum (bronze or black). E. Porches, Stoops and Decks. i. Front Porches. Individual porches and porticos shall be one- story in height. Extended front porches shall be a minimum of 5’ deep. Handrails and railings, when required by building code, shall be finished painted wood or metal railing with vertical pickets or swan balusters.Pickets shall be supported on top and bottom rails that span between columns.Columns supporting roofs of porches, porticos and covered stoops on street facing facades, shall be masonry piers, tapered round (Tuscan or Doric) column, or square box columns a minimum of 6” square as appropriate to the character of the unit. All front steps shall be masonry to match the foundation. ii. Rear Porches. All rear porches visible from public rights of way shall have lattice screening spanning between columns. Handrails and railings, when required by building code, shall be finished painted wood or metal railing with vertical pickets or swan balusters. F. Fireplaces, Chimneys and Flues. i. Chimneys. Sided chimneys are permitted on roof planes or facades and must have masonry foundations when visible from the street. The width and depth of chimneys shall be appropriately sized in proportion to the size and height of the unit. 517SN0587-2017FEB22-BOS-RPT-C-ADD ii. Direct Vent Fireplaces: Direct vent gas fireplace boxes which protrude beyond the exterior plane of the unit, are not permitted on front facades. All the exterior materials and finishes used to enclose the fireplace box must match the adjacent facade. (CPC)G. Sidewalks/Driveways. i. All private driveways serving residential uses shall be hardscaped. Private driveways shall not require curb and gutter. ii. Front walks shall be provided to each dwelling unit. Front walks shall be hardscaped. Front walks shall be a minimum of 3’ wide. (MODIFIED) G. Front walks/Driveways. i. All private driveways serving residential uses shall be constructed of either concrete or asphalt.Private driveways shall not require curb and gutter. ii. Front walks shall be provided to each dwelling unit. Front walks shall be constructed of concrete. Front walks shall be a minimum of 3’ wide. H. Garages.No front loaded garages shall be permitted on the principal dwelling unit. Garage doors shall be “Carriage” style and include a minimum of (4) decorative straps and (2) decorative handles. I. Landscaping and Yards.All front yards shall be sodded and irrigated. Foundation planting beds shall be provided along the front façades of dwelling units. Beds shall be a minimum of four (4) feet wide as measured from the unit foundation, and beds shall include a minimum of three shrubs each measuring twelve (12) inches in height as measured from grade. (P) 617SN0587-2017FEB22-BOS-RPT-C-ADD CASE NUMBER: 17SN0587 APPLICANT: Daniel R. Sowers CHESTERFIELD COUNTY, VIRGINIA STAFF’S ANALYSIS Magisterial District: MATOACA 8101 North Spring Run Road AND RECOMMENDATION Board of Supervisors (BOS) Public Hearing Date: FEBRUARY 22, 2017 BOS Time Remaining: 365 DAYS Applicant’s Agent: KERRY HUTCHERSON (804-748-3600 EXT. 306) Applicant’s Contact: DANIEL R. SOWERS (804-514-9491) Planning Department Case Manager: RYAN RAMSEY (804-768-7592) REQUESTS Request I: Amendment of zoning (Case 05SN0230) relative to amendment of cash proffers in a Residential (R-12) District. Specifically, the applicant proposes to delete Proffered Conditions 2 and 3 of Case 05SN0230 relative to a cash proffer payment. Request II: Waiver to street connectivity requirements. A single-family residential subdivision is planned. A total of forty-six (46) lots are permitted in the approved preliminary plat. Further relief is requested to the “Residential Subdivision Connectivity Policy” to eliminate a potential road connectionto Ratling Drive in Antler Ridge subdivision. Notes: A.The only condition that may be imposed is a buffer condition. The property owner may proffer conditions. B.Proffered conditions are located in Attachment 1. C.Approved Proffered Conditions from Case 05SN0230 are located in Attachment 2. D.The Connectivity Policy requires that separate action be taken on each request. Providing a FIRST CHOICE community through excellence in public service RECOMMENDATIONS Planning Commission Request I (Amendment) -RECOMMEND APPROVAL Request II (Waiver to Connectivity) - RECOMMEND APPROVAL Staff Request I (Amendment) -PLANNING RECOMMENDS APPROVAL The quality, design and architecture required by existing zoning conditions and offered by the applicant in this case provide for a convenient, attractive, and harmonious community. Request I (Amendment) -TRANSPORTATION (CDOT) RECOMMENDS APPROVAL The development’s traffic impact will be addressed by providing road improvements. Request II (Waiver to Connectivity) – PLANNING RECOMMENDS APPROVAL A waiver to the street connection for Ratling Drive in the Antler Ridge Subdivision would not adversely impact public safety response times, travel time between neighborhoods, and convenient and safe access to neighboring properties. SUMMARY OF IDENTIFIED ISSUES Department Issue The Public Facilities Plan suggests the Clover Hill Library should be LIBRARIES expanded, replaced or a new facility shall be constructed in the general vicinity at or near current site. Land for expansion or replacement of this facility has not been acquired. The Public Facilities Plan identifies the need for one (1) Regional Park of 200 acres, nearest this location. Land for this park has not been acquired. PARKS AND The applicant has not offered to address provision of pedestrian/bikeway RECREATION route along Spring Run Road, as recommended in the Bikeways and Trails Chapter of the Comprehensive Plan. 217SN0587-2017FEB22-BOS-RPT-C 317SN0587-2017FEB22-BOS-RPT-C Comprehensive Plan Classification: SUBURBAN RESIDENTIAL II The designation suggests the property is appropriate for residential use 2.0 to 4.0 dwellings per acre. Surrounding Land Uses and Development Buck Rub Drive Single-family Residential (Antlers Ridge Subdivision) Ratling Drive Single-family Residential (Triple Crown Subdivision) Single-family Residential or Vacant North Spring Run Road 417SN0587-2017FEB22-BOS-RPT-C PLANNING Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov Zoning History Case Number Request Rezoning to Residential (R-12). Proffered Conditions included a cash profferof $11,500 per unit(currently escalated to $18,318). Proffer options for the road 05SN0230 component of the cash proffer included: Approved (6/2005)A lump sum contribution Road improvements equal to the cost of payment(s) Design Requirements of Case 05SN0230 The following provides an overview of the approved design requirements referenced in attached case information (Attachment 2): Minimum house sizes Design High quality residential development addresses the Comprehensive Plan goals for strong and sustainable neighborhoods that are visually attractive, well-planned and well-maintained. Further, the purpose and intent of the zoning ordinance to promote the health, safety, convenience and general welfare of the public includes the creation of convenient, attractive and harmoniouscommunities, protection against overcrowding of land, and protection of the natural environment. As such, developments that promote unique, viable and long lasting places and enhance the community are encouraged. The following provides an overview of additional design requirements offered as part of this request (Attachment 1 - Proffered Condition): Architectural styles compatible to homes constructed in the Collington subdivision Varied architectural style for dwellings located side-by-side or directly across a street Varied rooflines on street facing facades; 30-year architectural/dimensional roof shingles Brick, stone, or stucco foundation treatment No front-loaded garages; carriage-style doors Chimney and gas vent exterior treatments Incorporation of brick or stone (20% exclusive of openings, trim, gables) on 5 of 10 units Variety of siding materials to include vinyl with minimum thickness of 0.44 inches Front and rear porch treatments, if provided Sodded and irrigated front yards and front foundation planting beds Hardscaped driveways and front walks 517SN0587-2017FEB22-BOS-RPT-C As suggested by the Comprehensive Plan goals and zoning ordinance, the proffered conditions of this current request along with those approved with Case 05SN0230 include design and architectural elements that will likely enhance the surrounding community. Waiver to Connectivity A waiver is requested to preclude a street connection to Ratling Drive, located in the Antler Ridge Subdivision. Ratling Drive was platted in anticipation of a future road connection to the subject property.The applicant proposes to eliminate this road connection based upon opposition from residents who reside along Ratling Drive. The new road layout for the applicant’s development would terminate the street connection as a cul-de-sac before reaching the current terminus of Ratling Drive. By waiving the requirement to connect to Ratling Drive, the development will be limited to one (1) access from Spring Run Road. A single road access is sufficient for a subdivision that contains less than fifty (50) lots to maintain adequate public safety response times. In addition, elimination of this road connection would not cause a concentrated use of any other stub street (no other stub streets exist in this development) norincrease projected traffic volume on any adjoining local street within an existing subdivision (exceed 1,500 vehicle trips per day).Furthermore, the development will contain a street layout that does not adversely impact travel time between neighborhoods or safe and convenient access to neighboring properties. Therefore, Planning supports a waiver to connectivity for Ratling Drive. COUNTY TRANSPORTATION Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov A preliminary subdivision plat (Cobblestone Creek) has been approved for the property, which depicts 46 lots. Based on that number of lots and applying trip generation rates for a single- family dwelling, development could generate approximately 514average daily trips. Traffic generated by development of the property is anticipated to be initially distributed along North Spring Run Road. North Spring Run Road is a Major Arterial with a recommended right of way width of 90 feet, as identified on the County’s Thoroughfare Plan. Sections of the road north and south of the property are substandard, with lane widths of 9 to 10 feet and no useable shoulders. Virginia Department of Transportation (VDOT) minimum geometric design standards recommend this road have 12 foot lane widths and 10 foot shoulders. In 2015, the traffic count on North Spring Road between McEnnally Road and Bailey Bridge Road was 9,230 vehicles per day (Level of Service “E”). 617SN0587-2017FEB22-BOS-RPT-C Section 19.1-231 of the County Code outlines the general requirements to meet the needsof the traffic generated by a proposed development, including acceptable levels of service. This proposed residential development would contribute to an identifiable need for transportation improvements. The property is within Traffic Shed 12, which encompasses a large area in the south-central part of the County. Many of the roads in this traffic shed or which serve this traffic shed are substandard, with little or no shoulders, fixed objects (trees) adjacent to the edge of the pavement, and poor vertical and horizontal alignments. The traffic volume generated from this proposed residential development will contribute to an identifiable need for transportation facility improvements to these roads in excess of existing transportation facility capacity. Roads in this shed or which serve this shed need to be improved or widened to address safety and accommodate increased traffic, including the increased traffic from the proposed development. Transportation staff has calculated the average impact of a single-family dwelling unit on the transportation network to be $12,652; however, the Board of Supervisors has adopted a policy establishing that it would accept a maximum cash proffer of $9,400 per dwelling unit as addressing the traffic impacts of residential development, with all of the funds to be dedicated towards improvements to the road network. Existing Proffered Condition 4.c.ii of Case 05SN0230 requires widening/improving North Spring Run Road for the entire property frontage. The property has approximately 1,520 feet of frontage along North Spring Run Road. Based on information provided by the applicant, Transportation Staff has determined that the required widening/improving of North Spring Run Road will address the traffic impact in accordance with the Road Cash Proffer Policy. VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov UTILITIES Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov ENVIRONMENTAL ENGINEERING Staff Contact: Rebeccah Ward(804-748-1028) WardR@chesterfield.gov The proposed request will not impact these facilities. 717SN0587-2017FEB22-BOS-RPT-C FIRE AND EMERGENCY MEDICAL SERVICES Staff Contact: Anthony Batten (717-6167) battena@chesterfield.gov Mission The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the environment through a comprehensive fire and life safety program that ensures an adequate and timely response to emergencies. Response Times The proposed development is located in the urban response zone for which Fire & EMS has a goal of responding to at least 90% of the calls for service in under seven (7) minutes. Fire and EMS is currently unable to meet that goal. Nearby Fire/EMS Facilities The Clover Hill Fire Station, Company Number 7 The Manchester Volunteer Rescue Squad Anticipated Fire & EMS Impacts/Needs Based on an average of 0.11calls per dwelling, it is estimated that this development will generate five (5) annual calls for Fire/EMS services. Additional Fire and EMS Comments When the property is developed, the number of hydrants, quantity of water needed for fire protection, and access requirements will be evaluated during the plans review process. 817SN0587-2017FEB22-BOS-RPT-C SCHOOLS Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net Mission High performing, high quality public schools contribute to the quality of life and economic vitality of the County. The comprehensive plan suggests a greater focus should be placed on linking schools with communities by providing greater access, flexible designs and locations that better meet the needs of the communities in which they are located. Capital Improvements The School Board FY2017 adopted Capital Improvement Plan (CIP) continues to support the 2013 voter approved school revitalization program that will replace or renovate ten schools and construct one new elementary school to add capacity in the Midlothian area of the county. The ten existing facilities that are part of the revitalization program are Providence Middle School, Monacan High School, Manchester Middle School, Beulah Elementary School, Enon Elementary School, Matoaca Elementary School, Harrowgate Elementary School, Reams Elementary School, Crestwood Elementary School, and Ettrick Elementary School. Additional information on the CIP can be found in the financial section of the CCPS Adopted Budget for FY2017. Anticipated School Impacts Enrollment Anticipated Schools Percent of Functional Number of Current Student Yield by Currently Total Capacity Trailers Enrollment School Type Serving Area Functional Capacity Elementary 9 Spring Run 904 0 881 97 Middle 5 Bailey Bridge 14940 1366 91 High7 Manchester 21605 2001 93 Total\[1\] 21 Note: \[1\] Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit Additional School Comments: After review of this request, based on current total school system capacity and student enrollment the proposed rezoning case will have an impact on schools. Over time this case, combined with other active and tentative residential developments and zoning cases will continue to push schools to their capacity and therefore impact the capacity of facilities division-wide. 917SN0587-2017FEB22-BOS-RPT-C LIBRARIES Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov Mission The public library system’s role in the county has expanded beyond its traditional function as a resource for information and materials, and now serves as a community gathering place for educational, cultural and informational services; community support during emergencies; economic development; and revitalization activities. Nearby Library Clover Hill Library Public Facilities Plan The Public Facilities Plan suggests the Clover Hill Library should be expanded, replaced or a new facility shall be constructed in the general vicinity at or near current site. Land for expansion or replacement of this facility has not been acquired. PARKS AND RECREATION Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov Mission The County supports a high-quality park system to provide residents and visitors with equitable access to active and passive recreation opportunities. The 2012 level of service is 5.9 acres of regional, community andneighborhood parkland per 1,000 personswhereas the target level of service is 9 acres per 1,000 persons. Nearby Parks Facilities (within 3 mile radius) Old Clover Hill HS Athletic Complex Woodlake Athletic Complex 3 Elementary School Athletic Areas 1 Middle School Athletic Area 2 High School Athletic Areas Public Facilities Plan The Public Facilities Plan identifies the need for one (1) Regional Park of 200 acres, near this location. Land for this park has not been acquired. The Bikeways and Trails Chapter of the Comprehensive Plan recommends provision of pedestrian/bicycle facilities along all routes shown on the Plan and connections from these routes and existing pedestrian/bicycle facilities to adjacent developments. The Plan recommends a route along Spring Run Road, the southeast boundary of the applicant’s project. The applicant has not offered to address the impacts on pedestrian/bicycle facilities. The applicant is also encouraged to consider a pedestrian/bicycle system within the development and connection to the Spring Run Plan route. 1017SN0587-2017FEB22-BOS-RPT-C CASE HISTORY Applicant Submittals 9/6/16 Application submitted 12/7 & Revised proffered conditions were submitted 12/7/16 12/14/16 Revised application submitted 1/9, 1/12 & Revised proffered conditions were submitted 1/13/17 Community Meeting 11/3/16Issues Discussed: Proposed house and lot sizes Design and building materials for proposed homes Concern expressed for the extension of Ratling Drive connecting into new development; explore requesting a waiver to connectivity for this stub road connection Impact of cash proffer reduction on adjoining properties as well as County facilities Development’s impact on adjoining property values Planning Commission Citizen Comments: 1/17/17 Two citizens spoke to this request noting concerns relative to traffic safety along North Spring Run Road, and impacts of cash proffer reduction on area infrastructure needs. Commission Discussion: Two community meetings to discuss proposal (one of which was held prior to filing of current zoning request) Conditions of existing case offer improvements to North Spring Run Road Transportation Department’s evaluation supports the value of these improvements in addressing Road Cash Proffer Policy No road connection to Ratling Drive supported by area citizens and staff Quality development standards offered improve upon original case. Recommendation – Request I (Amendment) - APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITION IN ATTACHMENT 1 Motion: Wallin Second: Freye AYES: Sloan, Jackson, Freye, Jones and Wallin Recommendation – Request II (Connectivity Waiver) - APPROVAL Motion: Wallin Second: Freye AYES: Sloan, Jackson, Freye, Jones and Wallin The Board of Supervisors on Wednesday, February 22, 2017, beginning at 6:00 p.m., will consider this request. 1117SN0587-2017FEB22-BOS-RPT-C ATTACHMENT 1 PROFFERED CONDITIONS Note: Both the Planning Commission and staff recommend acceptance of the following proffered condition, as offered by the applicant. Proffered Conditions 17SN0587 Daniel L. Sowers January 12, 2017 The Applicant in this case, pursuant to Section 15.2-2298 of the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for themselves and their successors or assigns, proffer that the property known as Chesterfield County Tax Identification Numbers 726-667-9968 and 727-667-3876 (“the Property”) under consideration will be used according to the following proffer(s) if, and only if, the request submitted herewith is granted with only those conditions agreed to by the Applicant. In the event this request is denied or approved with conditions not agreed to by the owner and Applicant, the proffer shall immediately be null and void and of no further force or effect. 1. Architectural Design Standards. All dwelling units developed on the Property shall be subject to the following architectural design standards: A. Style and Form.The architectural styles shall use forms and elements compatible with those in the Collington subdivision in Chesterfield County, Virginia. The same architectural style of dwelling unit frontal elevations shall not be located on either side of or directly across from each other, but this requirement shall not prevent a dwelling unit from having the same frontal elevations as a dwelling unit located diagonally across from said dwelling unit. B. Exterior Facades. At least 50% (5 in 10) dwelling units constructed shall have brick, stone or masonry fronts that cover a minimum of 20% of the façade (which façade shall exclude gables, windows, trim, and doors). Other acceptable siding materials shall include stucco, synthetic stucco (E.I.F.S.), or horizontal lap siding. Horizontal lap siding may be manufactured from natural wood or cement fiber board or may be premium quality vinyl siding with a minimum wall thickness of .044 inches. Synthetic Stucco (E.I.F.S.) siding shall be finished in a smooth, sand or level texture, no rough textures are permitted. 1217SN0587-2017FEB22-BOS-RPT-C C. Foundations. All foundations shall be constructed entirely of brick or stone.Synthetic or natural stucco foundations may be permitted for facades constructed entirely of stucco. D. Roofs. i. Varied Roof Line. Varied roof designs and materials shall be used on facades of dwellings that face a street. Minimum roof pitch shall be 7/12. ii. Roof Materials. Roofing material shall be dimensional architectural shingles with a minimum 30 year warranty. All flashing shall be copper or pre-finished aluminum (bronze or black). E. Porches, Stoops and Decks. i. Front Porches. Individual porches and porticos shall be one- story in height. Extended front porches shall be a minimum of 5’ deep. Handrails and railings, when required by building code, shall be finished painted wood or metal railing with vertical pickets or swan balusters. Pickets shall be supported on top and bottom rails that span between columns.Columns supporting roofs of porches, porticos and covered stoops on street facing facades, shall be masonry piers, tapered round (Tuscan or Doric) column, or square box columns a minimum of 6” square as appropriate to the character of the unit. All front steps shall be masonry to match the foundation. ii. Rear Porches. All rear porches visible from public rights of way shall have lattice screening spanning between columns. Handrails and railings, when required by building code, shall be finished painted wood or metal railing with vertical pickets or swan balusters. F. Fireplaces, Chimneys and Flues. i. Chimneys. Sided chimneys are permitted on roof planes or facades and must have masonry foundations when visible from the street. The width and depth of chimneys shall be appropriately sized in proportion to the size and height of the unit. ii. Direct Vent Fireplaces: Direct vent gas fireplace boxes which protrude beyond the exterior plane of the unit, are not permitted on front facades. All the exterior materials and finishes used to enclose the fireplace box must match the adjacent facade. 1317SN0587-2017FEB22-BOS-RPT-C G. Sidewalks/Driveways. i. All private driveways serving residential uses shall be hardscaped. Private driveways shall not require curb and gutter. ii. Front walks shall be provided to each dwelling unit. Front walks shall be hardscaped. Front walks shall be a minimum of 3’ wide. H. Garages.No front loaded garages shall be permitted on the principal dwelling unit. Garage doors shall be “Carriage” style and include a minimum of (4) decorative straps and (2) decorative handles. I. Landscaping and Yards.All front yards shall be sodded and irrigated. Foundation planting beds shall be provided along the front façades of dwelling units. Beds shall be a minimum of four (4) feet wide as measured from the unit foundation, and beds shall include a minimum of three shrubs each measuring twelve (12) inches in height as measured from grade. (P) 1417SN0587-2017FEB22-BOS-RPT-C ATTACHMENT 2 APPROVED PROFFERED CONDITIONS 2 & 3 (05SN0230) 1517SN0587-2017FEB22-BOS-RPT-C 1617SN0587-2017FEB22-BOS-RPT-C 1717SN0587-2017FEB22-BOS-RPT-C 1817SN0587-2017FEB22-BOS-RPT-C