17SN0754
CASE NUMBER: 17SN0754
APPLICANT: Glenn M. Hill
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
AND RECOMMENDATION
Board of Supervisors Hearing:
May 24, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant Agent:
ANDREW M. SCHERZER (804-794-0571)
58.1 Acres - 12819 Bailey Bridge Road and
GLENN M. HILL (804-744-1340)
12812 Bailey Hill Place
Planning Department Case Manager:
DREW NOXON (804-796-7122)
REQUEST
Amendment of zoning (Case 15SN0600) to amend cash proffers in a Residential (R-12) District.
Specifically, the applicant proposed to amend Proffered Condition 1 relative to cash proffer
payment.
Notes:
A.The only condition that may be imposed is a buffer condition. The property owner may proffer conditions.
B.Proffered conditions, approved proffered conditions of Cases 06SN0106 and 15SN0600 and exhibits are
located in Attachments 1 - 9.
SUMMARY
A single-family residential subdivision (Bayhill Pointe) is planned. There are 118 units included
with this request, on which a cash proffer could be collected, in the amount of $18,966 per
dwelling unit. Currently, the total potential value of the approved cash proffer equates to
$2,237,988. With this request, the applicant is proposing to reduce the cash proffer amount to
$9,400 per dwelling unit, with a total potential value of $1,109,200. However, the applicant has
also proffered an option to provide offsite road improvements, as determined by the
Transportation department. The value for those improvements may be in lieu of the cash proffer
payments.
Existing zoning conditions, and those proffered with this request, provide design and architectural
standards (summarized on pages 5 and 6) that are compatible in quality to the surrounding
community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING AND TRANSPORTATION APPROVAL
The quality design and architecture required by existing zoning
conditions and proffered in this request provide for a convenient,
STAFF
attractive and harmonious community.
providing cash payments.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new elementary school
in the vicinity of Hull Street and Otterdale Roads, east of Skinquarter Road
SCHOOLS
and south of Duval Road and a new middle school in the vicinity of Hull
Street and Otterdale Roads. Land for these school facilities has not been
acquired.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Clover Hill library should be
LIBRARIES expanded/replaced or a new facility shall be constructed in the general
vicinity at or near the current site. Land for expansion or replacement of
this facility has not been acquired.
Providing a FIRST CHOICE community through excellence in public service
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential use with a maximum of 2.0
to 4.0 dwelling units per acre.
Surrounding Land Uses and Development
Bailey Bridge
Rd
Buffalo Springs Dr
Single-family use
Bayhill Pointe
Single family use
Battlecreek
Dr
Alberta Smith
Elementary
School
Bailey Hill Rd
Single family use
Single family use
-Clover Hill Farms
-Sleepy Hollow
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PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Residential (R-12) to permit a residential development of 125 lots.
Proffered Conditions included a cash proffer of $15,600 per unit to address
06SN0106
development impacts. (Proffered Condition 3)
Approved
The staff report for Case 06SN0106 analyzed the impact of the proposed
(12/14/2005)
impact.
Amendment of zoning case 06SN0106 to reduce cash proffer payment from an
escalated amount of $22,245 to $18,966 per unit to address development
15SN0600
impacts (currently $18,966).
Approved
The staff report for Case 15SN0600 analyzed the impact of the proposed
(1/28/2015)
impact.
Proposal
Single-family residential uses are proposed. An overall maximum of one hundred and twenty-five
(125) lots are permitted with the approved zoning. Seven (7) lots have been recorded within the
boundaries of the original zoning request, with one hundred and eighteen (118) lots impacted by
this request.
Design Requirements of Case 06SN0106
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Minimum dwelling size (gross floor area) of 1,700 square feet for one-story dwellings,
with a minimum of 2,000 square feet for dwellings with more than one story.
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 harmonious communities, 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.
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The following provides an overview of additional design requirements offered as part of this
request (Attachment 1 Proffered Condition 2):
Hardscaped driveways (to include brushed concrete, stamped concrete, exposed
aggregate concrete or asphalt)
Front walks consisting of concrete or decorative pavers
Lamp posts for each unit
One street tree per lot
Front foundation planting beds
Front yards sodded and irrigated
Varied elevations for dwellings located side-by-side, directly or diagonally across street
Variety of siding materials
Foundation treatment
Step down siding permitted based on unique topography with limited step down and
maintaining 24 inches of exposed foundation
All street-facing facades finished in same materials
Varied roof lines
30-year architectural/dimensional roof shingles
Front porch treatment
Maximum projection for front-loaded garages from front facade; upgraded garage door
treatments for front and corner-side loaded garages
Chimney/fireplace treatment
Screening of mechanical equipment
As suggested by the Comprehensive Plan goals and Zoning Ordinance, the proffered conditions
of this current request along with those approved with Case 06SN0106 include quality design
and architectural elements that are compatible in quality to the surrounding community.
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COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
Development on the property could include 118 lots. Based on that number of lots and applying
trip generation rates for a single-family dwelling, development could generate approximately
1,223 average daily trips. Traffic generated by development of the property will be initially
distributed via residential streets to Bailey Bridge Road.
Bailey Bridge Road is a major arterial with a recommended right of way width of 90 feet, as
conjunction with adjacent residential development. Other sections of the road are substandard,
with approximately 10-foot lane widths and no usable shoulders. VDOT minimum geometric
design standards recommend this road have 12-foot lane widths and 10 foot shoulders. In
2015, the traffic count on Bailey Bridge Road between Spring Run Road and Quailwood Road
was 5,700 vehicles per day (Level of
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of
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 applicant has not offered to provide any mitigating road improvements.
The property is within Traffic Shed 12, which encompasses a large area in the south-central part
of the County. Many roads in this part of the county have 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 network through dedication of property, construction of road improvements, or
a cash proffer. If an a
transportation network, 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. As such, if the applicant
of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
appropriate.
The applicant has proffered to pay $9,400 per dwelling unit (Proffered Condition 1). Staff
supports the request.
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BUDGET AND MANAGEMENT
Staff Contact: Natalie Spillman (804-318-8767) spillmann@chesterfield.gov
County finance staff is responsible for managing the finances of the County and making
recommendations to the County Administrator regarding the allocation of available resources
for the provision of services and capital facilities to serve the citizens of the County. Finance
staff will advise the County Administrator if changed economic circumstances require
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) 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
Clover Hill Fire Station, Company Number 7
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.1139 calls per dwelling, it is estimated that this development will
generate 13 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.
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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. The project at Providence
Middle School is currently in construction, a new Manchester Middle School is planned for
construction on the existing school site, and the project at Monacan High School is complete.
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 Serving Total
Capacity Trailers Enrollment
School Type Area Functional
Capacity
Elementary 25 Alberta Smith 705 2 649 92
Middle 13 Bailey Bridge 1455 0 1397 96
High 19 Manchester 2344 5 1983 85
Total \[1\] 57
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
\[1\]
Public Facilities Plan
Post 2020, the tƌğƓ recommends a new elementary school in the vicinity of Hull Street and
Otterdale Roads, east of Skinquarter Road and south of Duval Road and a new middle school in
the vicinity of Hull Street and Otterdale Roads, however at this time a budget has not been
developed for the acquisition of land or construction of these school facilities as recommended
in the Plan.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
ded 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 Libraries
Clover Hill Library
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ 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.
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PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
No comments have been submitted to date.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384)
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
2/16/2017 Application submitted
12/4/2016, Proffered conditions and building elevations submitted
3/15/2017
&
3/30/17
Community Meeting
1/5/17 Issues Discussed:
Traffic impacts
Trailers at nearby schools
Impacts on wells
Materials on homes
Impacts of cash proffer reduction on facilities other than roads
Planning Commission
4/26/2017 Citizen Comments:
No citizens spoke to this request.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Freye Second: Wallin
AYES: Sloan, Jackson, Freye, Jones and Wallin
The Board of Supervisors on Wednesday, May 24, 2017, beginning at 6:00 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
With the approval of this request, Proffered Condition 1 of Case 15SN0600 shall be amended as
outlined below.
1.Road Cash Proffers.
a.The applicant, sub-divider, or assignee(s) shall pay $9,400 for each single-family
dwelling unit to the County of Chesterfield for road improvements within the
service district for the property.
b.Each payment shall be made prior to the issuance of a building permit for a
dwelling unit unless state law modifies the timing of the payment. Should
Chesterfield County impose impact fees at any time during the life of the
development that are applicable to the property, the amount paid in cash
proffers shall be in lieu of or credited toward, but not in addition to, any impact
fees, in a manner determined by the County.
c.At the option of the Transportation Department, cash proffer payments may be
reduced for the cost of road improvements provided by the applicant, sub-
divider, or assignee(s), as determined by the Transportation Department. (B&M)
The Applicant hereby offers the following proffered conditions:
2.Architectural/Design Elements:
a.Driveways/Front Walks.
i.Driveways. All private driveways serving residential uses shall be brushed
concrete, stamped concrete, exposed aggregate concrete or asphalt.
ii.Front walks. A minimum of a three (3) foot wide concrete front walk shall
be provided to the front entrance of each dwelling unit, to connect to
drives, sidewalks or streets.
iii.Lamp Posts. One (1) lamp post shall be provided to each dwelling unit.
The design of such lamp posts shall be consistent throughout the
Property.
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iv.Mailboxes. If individual mailbox units are provided for each lot, the
design of such mailboxes shall be consistent throughout the Willow Creek
subdivision. Any provided mailbox units shall be painted white at time of
initial installation.
b.Landscaping.
i.Front Yard Tree: One (1) tree per lot shall be planted or retained. A tree
shall be planted or retained on both street frontages on corner lots. The
tree shall be planted or retained along the front property line within the
street side half of the required front yard setback. The front yard tree
shall be a large deciduous tree and have a minimum caliper of 2.5 inches.
Native trees shall be permitted to have a minimum caliper of 2 inches.
i.Front Foundation Planting Beds and Yards. All front yards shall be sodded
and irrigated. Foundation planting beds shall be provided along the front
facades of dwelling units, and shall extend along all sides facing a street.
Foundation planting beds shall be a minimum of four (4) feet wide as
measured from the unit foundation. Planting beds shall be defined with a
trenched edge or suitable landscape edging material. Planting beds shall
include medium shrubs spaced a maximum of four (4) feet apart. Unit
corners shall b-
-
c.Architecture and Materials.
i.Repetition. Dwelling units with the same elevations may not be located
adjacent to, directly across, or diagonally from each other on the same
street. This requirement does not apply to units on different streets
backing up to each other.
ii.Foundations. The exposed portion of any foundation shall be brick or
stone. Synthetic or natural stucco foundations may be permitted for
facades constructed entirely of stucco. Stepping the siding down below
the first floor shall only be permitted in circumstances of unique
topographical conditions. Step downs shall be permitted on the side and
rear elevations only, with a maximum of two (2) steps permitted on any
elevation, and with a minimum separation of eight (8) feet between
steps. A minimum of 24 inches of exposed brick or stone shall be
required, unless a lesser amount is approved by the Planning Department
at time of plans review due to unique design circumstances.
iii.Exterior Facades: Acceptable siding materials include brick, stone,
masonry, stucco, synthetic stucco (E.I.F.S), vinyl siding, and approved
horizontal lap siding. Horizontal lap siding may be manufactured from
natural wood or cement fiber board or may be premium quality vinyl
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siding. Plywood and metal siding are not permitted. Additional siding
requirements:
1.Where a dwelling unit borders more than one street, all street-
facing facades shall be finished in the same materials.
2.
3.Synthetic Stucco siding shall be finished in smooth, sand or level
texture. Rough textures are not permitted.
d.Roofs.
i.Varied Roof Line. Varied roof designs and materials shall be used on
facades of dwelling units that face a street. Minimum roof pitch shall be
7/12, and there shall be a minimum roof overhang of twelve (12) inches.
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.
i.Front Porches: All front entry stoops and front porches shall be
masonry piers. Extended front porches shall be a minimum of four (4)
feet deep. Space between piers under porches shall be enclosed with
framed lattice panels. Handrails and railings shall be finished painted
wood, vinyl rails or metal rail systems with vertical pickets or swan
balusters. Pickets shall be supported on top and bottom rails that span
between columns.
f.Fireplaces, Chimneys and Flues.
i.Chimneys. Chimney chases shall be constructed of brick or stone. The
width and depth of chimneys shall be appropriately sized in portion 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 façade.
g.Garages.
i.Front Loaded Garages. Front loaded attached garages shall be permitted
to extend as far forward from the front line of the main dwelling as the
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front line of the front porch provided that the rooflines of the porch and
garage are contiguous. Where the rooflines are not contiguous, garages
shall be permitted to project a maximum of two (2) feet forward of the
front line of the main dwelling.
ii.Exception. For units, not to exceed fifty (50) percent, that employ a
garage and architectural design similar to and consistent with designs
shown in Exhibit A, Elevations 1 through 6, dated February 9, 2017,
garages shall be permitted to extend beyond the front façade as
indicated on each elevation.
iii.Garage Doors. Front loaded and corner side loaded garages, shall use an
upgraded garage door. An upgraded garage door is any door with a
minimum of two (2) enhanced features. Enhanced features shall include
windows, raised panels, decorative panels, arches, hinge straps or other
architectural features on the exterior that enhance the entry (i.e.
decorative lintels, shed roof overhangs, arches, columns, keystones,
eyebrows, etc.) Flat panel garage doors are prohibited.
h.Heating, Ventilation and Air Conditioning (HVAC) Units and Whole House
Generators. Units shall initially be screened from view of public roads by
landscaping or low maintenance material, as may be approved by the Planning
Department. (P)
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ATTACHMENT 2
APPROVED CONDITIONS (15SN0600)
In Matoaca Magisterial District, Bayhill Development Corp. requests amendment of zoning
(Case 06SN0106) relative to reduction of cash proffers and amendment of zoning district map in
a Residential (R-12) District on 59.2 acres lying 1430 feet off the south line of Bailey Bridge
Road, 610 feet south of Battlecreek Drive. Density will be controlled by zoning conditions or
ordinance standards. The Comprehensive Plan suggests the property is appropriate for
Suburban Residential II use (2.0 to 4.0 dwellings per acre). Tax ID 735-668-8457; 736-668-2699;
and 736-669-3468.
Mr. Turner presented a summary of Case 15SN0600 and stated both the Planning Commission
and staff recommended approval and acceptance of one proffered condition.
Mr. Carol Foster, representing the applicant, accepted the recommendation.
Mr. Elswick called for public comment.
Mr. Paul Grasewicz urged the Board to reexamine the Cash Proffer Policy. He expressed
concerns relative to the requirement for an applicant to
outlined in the Cash Proffer Policy.
There being no one else to address the request, the public hearing was closed.
Mr. Els
relative to the Cash Proffer Policy.
Mr. Elswick then made a motion, seconded by Mr. Warren, for the Board to approve Case
15SN0600 and accept the following proffered condition:
With the approval of this case, Proffered Condition 3 of Case 06SN0106 shall be amended as
follows:
Cash Proffers: For each dwelling unit, the applicant, sub-divider, or assignee(s) shall pay the
following to the County of Chesterfield, prior to the issuance of a building permit for
infrastructure improvements within the cash proffer service district for the property, unless
state law prevents enforcement of that timing:
a)$18,966 per dwelling unit for the period beginning the July 1 preceding the Board of
amount will be adjusted for the cumulate change in the Marshall and Swift Building Cost
index during that time period.
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b)Thereafter, the per dwelling unit cash proffer amount shall be automatically adjusted,
annually, by the annual change in the Marshall and Swift Building Cost Index on July 1 of
each year.
c)Cash proffer payments shall be spent for the purposes proffered or as otherwise
permitted by law. (B)
Ayes: Elswick, Warren, Jaeckle, Holland and Gecker.
Nays: None.
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ATTACHMENT 3
APPROVED CONDITIONS (06SN0106)
In Matoaca Magisterial District, BAYHILL DEVELOPMENT requests rezoning and amendment of
zoning district map from Agricultural (A) to Residential (R-12). Residential use of up to 3.63
units per acre is permitted in a Residential (R-12) District. The Comprehensive Plan suggests the
property is appropriate for residential use of l-5 acre lots, suited to R-88 zoning. This request
lies on 57.1 acres lying approximately 1,250 feet west of the intersection of Buffalo Springs and
Buffalo Nickel Drives. Tax ID 735-668-6633 (Sheet 16).
Mr. Turner presented a summary of Case 06SN0106 and stated that the Planning Commission,
and staff recommended approval and acceptance of the six proffered conditions.
Mr. Delmonte Lewis, representing the applicant, stated the conditions are acceptable.
Mr. Barber called for public comment.
No one came forward to speak.
Mrs. Humphrey then made a motion, seconded by Mr. King, for the Board to approve Case
06SN0106 and accept the following proffered conditions.
The Owners-Applicants in this zoning 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 development of the property known as
Chesterfield County Tax ID 735-668-6633 (the "Property") under consideration will be
developed according to the following conditions if, and only if, the rezoning request for R-12 as
set forth in the application filed herewith is granted. In the event the request is denied or
approved with conditions not agreed to by the Owners-Applicants, these proffers and
conditions shall be immediately null and void and of no further force or effect.
l. Public wastewater system shall be used. (U)
2. With the exception of timbering which has been approved by the Virginia State
Department of Forestry for the purpose of removing dead diseased trees, there shall be
no timbering on the Property until a Land Disturbance Permit has been obtained from
the Environmental Engineering Department and the approved devices have been
installed. (EE)
3. The applicant, subdivider or assignee(s) shall pay the following to the County of
Chesterfield prior to the issuance of a building permit for each dwelling unit, for
infrastructure improvements within the service district for the property:
a. $15,600 per dwelling unit, if paid prior to July 1, 2006: or
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b. The amount approved by the Board of Supervisors not to exceed $15,600 per
dwelling unit adjusted upward by any increase in the Marshall and Swift Building
Cost Index between July 1, 2005, and July 1 of the fiscal year in which the
payment is made if paid after June 30, 2006.
c. Cash proffer payments shall be spent for the purposes proffered or as otherwise
permitted by law. (BM)
4. All dwelling units shall have a minimum gross floor area of 1,700 square feet except for
dwelling units with more than one story which shall have a minimum gross floor area of
2,000 square feet. (BI & P)
5. The minimum lot area shall be 15,000 square feet and the average lot size shall not be
less than 17,000 square feet. (P)
6. No more than 125 lots shall be developed on the subject
property. (P)
Ayes: Barber, King, Humphrey, Miller and Warren.
Nays: None.
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ATTACHMENT 4
EXHIBIT A ELEVATION 1
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ATTACHMENT 5
EXHIBIT A ELEVATION 2
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ATTACHMENT 6
EXHIBIT A ELEVATION 3
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ATTACHMENT 7
EXHIBIT A ELEVATION 4
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ATTACHMENT 8
EXHIBIT A ELEVATION 5
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ATTACHMENT 9
EXHIBIT A ELEVATION 6
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