17SN0788
CASE NUMBER: 17SN0788
APPLICANTS: Ramblewood Forest LLC and Eastwood Homes of Richmond,
LLC
CHESTERFIELD COUNTY,
VIRGINIA
BERMUDA DISTRICT
ADDENDUM
Board of Supervisors Hearing:
MAY 24, 2017
Board of Supervisors Time Remaining:
365 DAYS
:
JACK WILSON (804-425-9474)
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
15.6 Acres 14000 Litwack Cove Drive
REQUEST
Amendment of zoning approval (Case 02SN0169) to amend cash proffers in a Residential (R-15)
District. Specifically, the applicants propose to amend Proffered Condition 1 relative to a cash
proffer payment.
Notes: A. The only condition that may be imposed is a buffer condition. The property owner may proffer
conditions.
B. An additional proffered condition is located in Attachment 1.
SUMMARY
A single-family residential subdivision (Ramblewood Forest) is under development. There are 45
units included with this request, on which a cash proffer could be collected, in the amount of
$12,293 per dwelling unit. Currently, the total potential value of the approved cash proffer equates
to $553,185. 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 $423,000.
Existing zoning conditions, and those proffered with this request provide design and architectural
standards (Summarized on Pages 5 & 6) that are comparable in quality to the surrounding
community.
ADDENDUM
The purpose of this Addendum is to provide the Board with an additional condition proffered by
the applicant on May 24, 2017. It will be necessary for the Board of Supervisors to unanimously
agree to suspend their rules to consider this proffered condition since it was submitted after
public advertisement of this case.
In response to concerns expressed by the District Commissioner relative to a lack of transition
between rear yards, on May 24, 2017, the applicant submitted an additional proffered condition.
Specifically, Proffered Condition 2.B.3. was offered by the applicant to require a ten (10) foot wide
landscaping area to be provided along the rear property line of each lot and includes landscaping
plan approval, surety and timing for installation. Staff continues to recommend approval of this
request as outlined on the following page.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING AND TRANSPORTATION APPROVAL
Quality design and architecture required by existing zoning conditions and
proffered in this request provide for a convenient, attractive, and
STAFF
harmonious community.
payments.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Enon 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 or new
facility has not been acquired.
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ATTACHMENT 1
PROFFERED CONDITION
Note: Staff recommends acceptance of the following additional proffered condition, as
offered by the applicant.
2.B.3. Rear Yard Landscaping Area: A ten (10) foot wide landscaping area will be provided on
all lots along the rear property line of each lot. Within this landscaping area, the
applicant shall install landscaping in accordance with Landscape B (Option 1) as set forth
in the Zoning Ordinance. A landscape plan for each lot shall be submitted for review
and approval by the Planning Department at the time of building permit application.
Once the landscape plan has been approved, surety in an amount deemed sufficient by
the Planning Department to ensure completion of the required landscaping shall be
provided as a condition of building permit issuance. The landscaping required by the
landscaping plan shall be installed by the Applicant prior to issuance of a certificate of
occupancy for the unit unless the Planning Department approves an alternate
installation schedule. (P)
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CASE NUMBER: 17SN0788
APPLICANTS: Ramblewood Forest LLC and Eastwood Homes of Richmond,
LLC
CHESTERFIELD COUNTY,
VIRGINIA
BERMUDADISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
MAY 24, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicants’ Agent:
JACK WILSON (804-425-9474)
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
15.6 Acres – 14000 Litwack Cove Drive
REQUEST
Amendment ofzoning approval (Case 02SN0169) to amend cash proffers in a Residential (R-15)
District. Specifically, the applicants proposeto amend Proffered Condition 1 relative to a 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, an exhibit, and approved zoning conditions from Case 02SN0169 are located in
Attachments 1 - 3.
SUMMARY
A single-family residential subdivision (Ramblewood Forest) is under development. There are 45
units included with this request, on which a cash proffer could be collected, in the amount of
$12,293 per dwelling unit. Currently, the total potential value of the approved cash proffer equates
to $553,185. 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 $423,000.
Existing zoning conditions, and those proffered with this request provide design and architectural
standards (Summarized on Pages 5 & 6) that are comparable in quality to the surrounding
community.
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING AND TRANSPORTATION – APPROVAL
Quality design and architecture required by existing zoning conditions and
proffered in this request provide for a convenient, attractive, and
STAFF
harmonious community.
The development’s traffic impact will be addressed by providing cash
payments.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
DepartmentIssue
The Public Facilities Plan suggests the Enon 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 or newfacility has not been acquired.
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TABLE A
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REQUEST PROPERTIES
Tax Identification Number Address
812-647-3397 1619 LITWACK COVE TER
812-647-5084 1607 LITWACK COVE TER
812-648-1413 1631 LITWACK COVE TER
812-648-1855 14000 LITWACK COVE DR
812-648-2304 1625 LITWACK COVE TER
812-648-4148 13925 LITWACK COVE DR
812-648-5859 13913 LITWACK COVE DR
812-648-8097 13800 LITWACK COVE DR
813-648-0548 13855 PARSONS BAY DR
813-648-1336 13830 MANGROVE BAY DR
813-648-1354 13843 PARSONS BAY DR
813-648-2241 13824 MANGROVE BAY DR
813-648-2359 13837 PARSONS BAY DR
813-648-2988 13824 PARSONS BAY DR
813-648-3047 13818 MANGROVE BAY DR
813-648-3165 13831 PARSONS BAY DR
813-648-3623 13825 MANGROVE BAY DR
813-648-3954 13812 MANGROVE BAY DR
813-648-3971 13825 PARSONS BAY DR
813-648-4599 13812 PARSONS BAY DR
813-648-4759 13806 MANGROVE BAY DR
813-648-4976 13819 PARSONS BAY DR
813-648-5137 13813 MANGROVE BAY DR
813-648-5682 13813 PARSONS BAY DR
813-648-5942 13807 MANGROVE BAY DR
813-648-7377 13706 MANGROVE BAY DR
813-648-8032 1415 MANGROVE BAY CT
813-648-8222 1409 MANGROVE BAY CT
813-648-8559 13707 MANGROVE BAY DR
813-648-9398 1507 CLARENCE COVE DR
813-649-8872 13406 WARWICK LONGBAY DR
813-649-9666 13400 WARWICK LONGBAY DR
814-648-0268 13607 MANGROVE BAY DR
814-648-1193 13600 MANGROVE BAY DR
814-648-1764 1425 MANGROVE BAY TER
814-648-1943 1413 MANGROVE BAY TER
814-648-1954 1419 MANGROVE BAY TER
814-648-3097 1500 MANGROVE BAY TER
814-648-3186 1436 MANGROVE BAY TER
814-648-3377 1430 MANGROVE BAY TER
814-648-3466 1424 MANGROVE BAY TER
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814-648-3657 1418 MANGROVE BAY TER
814-648-3947 1412 MANGROVE BAY TER
814-648-4236 1406 MANGROVE BAY TER
814-649-1004 1507 MANGROVE BAY TER
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential use with a maximum of2 to
4dwelling unitsper acre.
Surrounding Land Uses and Development
Single-family uses
Single-family uses or Vacant
(Thornhill Subdivision)
Greyledge
Ramblewood
Boulevard
Drive
Single-family uses
(Rockhaven Subdivision)
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PLANNING
Staff Contact: Ryan Ramsey(804-768-7592)ramseyrp@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Residential (R-15) to permit a total of 175 lots. Proffered Conditions
included a cash profferof $6,995 per dwelling unit to address the development’s
02SN0169
impacts.The cash proffer has been escalatedby the Marshalland Swift Building
Approved
Cost Index to $12,293.(Condition 1)
(6/2002)
This staff report for Case 02SN0169 analyzed the impact of the proposed
development on public facilities and the applicant’s offer to mitigate that impact.
Proposal
Single-family residential uses are proposed. An overall maximum of 175 lots are permitted with
the approved zoning. 175 lots are recorded within the boundaries of the original zoning request, of
which forty-five (45) would be impacted by this request.
Design Requirements of Case 02SN0169
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 3):
Minimum house sizes(gross floor area)
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 Condition2):
Architectural styles compatible to homes constructed in the Ramblewood Forest
subdivision
Varied architectural style for dwellings located side-by-side, directly across, or
diagonally across a street
30-year architectural/dimensional roof shingles
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All dwellings required to have an attached garage; maximum projection for front-loaded
garages from front facade; upgraded garage door treatments for front and corner-side
loaded garages (Attachment 2)
Variety of siding materials to include vinyl with minimum thickness of 0.042inches
Front porch treatments, if provided
Front foundation planting beds and installation/retention of a front yard tree
Concrete, asphalt or decorative paver driveways and concrete front walks
Provide initial screening of HVAC/whole house generators from public roads with
landscaping or low maintenance material
As suggested by the Comprehensive Plan goals and zoning ordinance, the proffered conditions
of this current request along with those approved with Case 02SN0169 include design and
architectural elements that would be compatible to the surrounding community.
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property consists of 45 recorded lots in Ramblewood Forest Subdivision. Based on those
numbers of lots and applying trip generation rates for a single-family dwelling, development
could generate approximately 504 average daily trips. Traffic generated by development of the
property is anticipated to be initially distributed via residential streets to Bermuda Orchard
Lane and Ramblewood Drive.
Bermuda Orchard Lane is a collector road with a recommended right of way width of 70 feet, as
identified on the County’s Thoroughfare Plan. Bermuda Orchard Lane two-lane road. In 2015,
the traffic count on Bermuda Orchard Lane was 2,050 vehicles per day (Level of Service “C”).
Ramblewood Drive is identified on the County’s Thoroughfare Plan as a major arterial with a
recommended right of way width of 90 feet. Ramblewood Drive is a two-lane road. 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 Ramblewood Drive was 5,300 vehicles per day
(Level of Service “E”).
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 applicant has not offered to provide any mitigating road improvements.
The property is within Traffic Shed 15, which encompasses a large area in the eastern part of
the County, east of I-95. 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
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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.
An applicant may choose to address the development’s impact on the county’s road
transportation network through dedication of property, construction of road improvements, or
a cash proffer. If an applicant elects to offer cash to address the impact on the county’s road
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
chooses to address the development’s impacts on the county’s road network through payment
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.
BUDGET & 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 adjustments to the
County’s budget or capital improvement program.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
Virginia Department of Transportation has no comment on this request.
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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
The Rivers Bend Fire Station, Company Number 18
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.225 calls per dwelling, it is estimated that this development will
generate ten(10) 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 plansuggests 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
Elementary9Elizabeth Scott9904988100
Middle 5 Elizabeth Davis 13244 1249 94
High7 Thomas Dale 32154 2266 70
Total\[1\] 21
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 Plan recommends a new elementary school in the vicinity of Ruffin Mill Road,
Enon Church Road and Ramblewood Drive, a new middle school in the vicinity of Chester and
West Hundred Roads, and a new high school in the vicinity of Branders Bridge, Bradley Bridge,
and Iron Bridge Roads north of Swift Creek, 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
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 Libraries
Enon
Public Facilities Plan
The Public Facilities Plan suggests the Enon 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 or new facility has not been acquired.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The proposed request to reduce cash proffer will not impact the public water and wastewater
systems.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Proffered Condition 4 of Case 02SN0169 was offered to address drainage impacts to the existing
downstream pond to the north, and will not be affected with this amendment.
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CASE HISTORY
Applicant Submittals
2/10/17 Application submitted
3/27/17 Proffered conditions weresubmitted
Community Meeting
3/28/17Issues Discussed:
Price and size of future homes
Timetable for development of remaining homes
Quality elements to be proffered in the request by the applicant, including
building materials and driveway treatments
Planning Commission
4/26/17Citizen 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.
The property owner and 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 and assigns, proffer that the property under consideration (the "Property")
will be developed according to the following proffers if, and only if, the request submitted
herewith is granted with only those conditions agreed to by the owner and applicant.In the
event this request is denied or approved with conditions not agreed to by the owner and
applicant, the proffers shall immediately be null and void and of no further force or effect.
With the approval of this request, Proffered Condition 1 of Case 02SN0169 shall be amended as
outlined below.
1.Cash Proffers. For each dwelling unit, the applicant, sub-divider, or assignee(s) shall
pay $9,400 to the County of Chesterfield for road improvements within the service
district for the property. 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 be in addition to, any impact
fees, in a manner determined by the County. (T)
The Applicant hereby offers the following proffers:
2.Architectural/Design Elements:
A.Driveways/Front Walks
1.Driveways: All portions of driveways and parking areas shall be
brushed concrete, stamped concrete, exposed aggregate
concrete, asphalt or decorative pavers.
2.Front Walks: A minimum of a 42-inch-wide concrete front walk
shall be provided to the front entrance of each dwelling unit, to
connect to drives, sidewalks or street.
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B.Landscaping
1.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 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.
2.Front Foundation Planting Beds:Foundation planting is required
along the entire front façade of all units, and shall extend along all
sides facing a street. Foundation Planting Beds shall be a
minimum of four (4) feet wide from the unit foundation. Planting
beds shall be defined with a trenched edge or suitable landscape
edging material. Planting beds shall include medium shrubs and
may include spreading groundcovers. Unit corners shall be visually
softened with vertical accent shrubs (4’-5’) or small evergreen
trees (6’-8’) at the time of planting.
C.Architecture and Materials
1.Style and Form:The architectural styles shall be interpretations of
traditional Richmond architecture, using forms and elements
compatible with those in the Ramblewood Forest subdivision such
as Georgian, Adam, Classical Revival Colonial, Greek Revival,
Queen Anne, and Craftsman Styles.
2.Repetition: Dwellings with the same elevations may not be
located adjacent to, directly across from, or diagonally across
from each other on the same street. This requirement does not
apply to units on different streets backing up to each other.
3.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 siding with a minimum wall thickness of
0.042 inches. Plywood and metal siding are not permitted.
4.Roof Materials: Roofing material shall be dimensional
architectural shingles or better with a minimum 30-year warranty.
D.Porches and Stoops. All front entry stoops and front porches shall be
constructed with continuous masonry foundation wall or on 12” x 12”
masonry piers. Extended front porches shall be a minimum of five (5) 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.
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E.Garages.
1.All units shall have an attached garage. Front loaded attached
garages shall be permitted to extend as far forward from the front
line of the main dwelling as the 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 three (3) feet forward of the front line of the main
dwelling.
2.For units, not to exceed a total of 24, that employ a garage and
architectural design similar to and consistent with the design shown
in Exhibit A garages shall be permitted to extend beyond the front
façade as indicated in that elevation.
3.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.
F.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 approved by the Planning
Department. (P)
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ATTACHMENT 2
EXHIBIT A –CONCEPTUAL ELEVATION –GARAGE PROJECTION
Garage 7 feet from Front Facade
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ATTACHMENT 3
APPROVED CONDITIONS (02SN0169)
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