17SN0548
CASE NUMBER: 17SN0548 (AMENDED)
APPLICANT: Oakbridge Corporation
CHESTERFIELD COUNTY,
VIRGINIA
CLOVER HILL DISTRICT
STAFF’S ANALYSIS
AND
RECOMMENDATION
Board of Supervisors Hearing:
JULY 26, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant’s Agent:
J. MARK SOWERS (804-794-6836)
Planning Department Case Manager:
10.9 Acres – 3201 Rimswell Court
RYAN RAMSEY (804-768-7592)
REQUEST
(AMENDED) Amendment of zoning approvals (Cases 93SN0171 and 02SN0178) to amend cash
proffers in Residential (R-9 and R-12) Districts. Specifically, the applicant proposes to amend
Proffered Condition 1 from Case 93SN0171 and Proffered Condition 3 from Case 02SN0178
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 and existing zoning conditionsare located in Attachments 1 –3.
SUMMARY
A single-family residential subdivision (Walnut Grove) is under development. The recorded
subdivision includes 253 lots, 26 of which are included in this request.
The current, escalated cash proffer amount is $13,479. The total potential value of the approved
cash proffer equates to $350,454. With this request, the applicant is proposing to reduce the cash
proffer to $9,400 per dwelling unit, equating to a total potential value of $244,400.
Existing zoning conditions and those proffered with this case provide design and architectural
standards (Summarized on Pages 5 & 6) that are comparable in quality to that of the surrounding
community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
AYES: Sloan, Freye, Jones and Wallin ABSTENTION: Jackson
PLANNING AND TRANSPORTATION – APPROVAL
The quality, design and architecture required by existing zoning
conditions and offered by the applicant in this case provide for a
STAFFconvenient, attractive and harmonious community comparable in
quality to that of the surrounding community.
The development’s traffic impact will be addressed by providing cash
payments.
SUMMARY OF IDENTIFIED ISSUES
DepartmentIssue
The Public Facilities Plan suggests:
revitalization or replacement of Swift Creek Middle School;
a new middle school in the vicinity of Hull Street and Otterdale
SCHOOLS
Roads;
a new high school in the vicinity of Genito and Otterdale Roads
northwest of Swift Creek Reservoir.
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.
PARKS AND The Public Facilities Plan identifies the need for one Community Park, of 90
RECREATIONacres, nearest this location. Land for this park has not been acquired.
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TABLE A
REQUEST PROPERTIES
Tax Identification Number Address
740-687-7854 3306 TADLEY DR
740-687-9859 3301 TADLEY DR
741-687-3984 3219 RIMSWELL CT
741-687-4499 3201 RIMSWELL CT
741-687-516811832 RIMSWELL TURN
741-687-5888 11820 RIMSWELL TURN
741-687-6298 11814 RIMSWELL TURN
741-687-7394 11808 RIMSWELL TURN
741-687-9176 11818 RIMSWELL PL
741-688-1770 3139 BARNACK RD
741-688-2402 3206 RIMSWELL CT
741-688-4541 3155 TADLEY DR
741-689-2305 3115 BARNACK RD
741-689-2813 3109 BARNACK RD
741-689-3520 3061 BARNACK RD
741-689-5592 11906 CHISLET CT
741-689-6911 3107 TADLEY DR
741-689-6922 3101 TADLEY DR
741-690-3280 2212 BROOKFOREST RD
741-690-4173 2206 BROOKFOREST RD
741-690-6146 2707 CHISLET DR
741-690-6565 2700 CHISLET DR
741-690-8338 11908 CHISLET MEWS
741-690-9330 11902 CHISLET MEWS
742-687-0250 11825 RIMSWELL PL
742-687-0858 11819 RIMSWELL PL
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the properties are appropriate for residential use of 2.0 to 4.0 dwelling
units per acre.
Surrounding Land Uses and Development
Single-family Uses
Single-family Uses
(Lake Genito Subdivision)
(Clarendon Subdivision)
Single-family Uses
(Walnut Grove Subdivision)
Rimswell
Drive
Genito
Road
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PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
Zoning History
Case Number Request
93SN0171* Rezoning to Residential (R-9).Proffered conditions limited lot density to 2.75
Approved dwelling units per acre (a maximum of 101 lots). Proffered Conditions included a
(5/1993)cash proffer of $4,000 per dwelling unit (currently escalated to$8,191).
Rezoning to Residential (R-12). Proffered conditions did not include a maximum
02SN0178*
density, however, based on R-12 requirements,approximately 215 dwellings
Approved
were anticipated. Proffered Conditions included a cash proffer of $7,800 per
(6/2002)
dwelling unit (currently escalated to $13,479).
*The staff report for these cases analyzed the impact of the proposed development on public
facilities and the applicant’s offer to mitigate that impact.
Proposal
Walnut Grove is a single family development with 253 recorded lots in Sections 1 and 2.Deletion
of the required cash proffer payment is sought on twenty-seven (26) undeveloped lots.
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Design Requirements of Case 93SN0171
The following provides anoverview of the approved design requirements referenced in attached
case information (Attachment 2):
Minimum house size – 1,700 square feet finished heated floor area
Design Requirements of Case 02SN0178
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 3):
Minimum house sizes
One-story -1,700 square feet gross floor area
o
More than one-story – 1,850 square feet gross floor area
o
Foundation treatment
Chimney treatment
Restrictive covenants (county ensures recordation, but not enforcement)
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.
The following provides an overview of design requirements offered as part of this request
(Attachment 1 – Proffered Conditions):
Architecture
Building materialsand architecture:
Architectural appearance (forms and elements) to be compatible with homes in
o
Walnut Grove
Variation in elevation and initial color combination for homes directly across
o
from each other, side by side, or diagonally across from each other
Specified building materials on exterior elevations of dwellings (i.e. minimum of
o
0.042” thickness for vinyl siding)
30-year architectural/dimensional roof shingles
o
Eaves on the front elevation to contain 8” flying rafters
o
Permit step-down siding treatment, with restrictions
o
Foundation treatment to be brick or stone veneer (For those lots zoned by Case
o
93SN0171, only; existing condition of Case 02SN0178 addresses foundations)
Requirement for 75% of all dwellings to have an attached garage, garage door
o
treatments and a limitation on the projection from front plane of house
Porch and stoop treatments
o
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Lot Enhancements
Concrete front walks
Exposed, brushed or stamped concrete, asphalt driveways
Front foundation plantings
Fence treatments
Initial screening of HVAC/whole house generators from public roads with landscaping or
low maintenance material
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this current request along with those approved with Cases 93SN0171 and
02SN0178 include quality design and architectural elements that are comparable tothat of the
surrounding community (existing and planned area development).
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.
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The applicant is requesting to amend zoning (Case 02SN0178) to eliminate cash profferson 26
recorded lots. Based on trip generation rates for a single-family dwelling, development of the
26 lots could generate approximately 304 average daily trips. Traffic generated by development
of the property would be initially distributed along Genito Road.
Genito Road is a major arterial with a recommended right of way width of 90 feet, as identified
on the County’s Thoroughfare Plan. Genito Road is a four-lane road from Hull Street Road to
Charter Colony Parkway. In 2015, the traffic count on this section of Genito Road was 15,425
vehicles per day (Level of Service ‘B’).
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 5, which encompasses the area of the County west of
Courthouse Road, south of Powhite Parkway, and north of Hull Street Road. Several roads in
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this area of the County have been widened to four or six lanes. However, some roads in this
part of the County will need to be improved or widened to address safety and accommodate
the increase in traffic generated, in part, by this 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.
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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 Facility
The Swift Creek Fire Station, Company Number 16
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.259 calls per dwelling, it is estimated that this development will
generate seven (7) 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 5 Evergreen 11264 1083 96
Middle 3 Swift Creek 10373 970 94
High4 Clover Hill 19040 1898 100
Total\[1\] 12
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
\[1\]
Public Facilities Plan
The Public Facilities Plan recommends a new elementary school be located in the vicinity of Old
Hundred and Otterdale Roads, north of Genito Road and south of Midlothian Turnpike. In
October 2016 the Board of Supervisors approved Case 17PD0105 for substantial accord to
permit a elementary school located at 1501 Old Hundred Road, and the school division has
acquired this property. Post 2020, the Plan also recommends revitalization or replacement of
Swift Creek Middle School, as well as a new middle school in the vicinity of Hull Street and
Otterdale Roads and a new high school in the vicinity of Genito and Otterdale Roads northwest
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of Swift Creek Reservoir, 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.
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
North Courthouse Road Library
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 and neighborhood parkland per 1,000 persons whereas the target level of
service is 9 acres per 1,000 persons.
Nearby Parks Facilities (within 3 mile radius)
Falling Creek Greenway Park \[undeveloped\]
West Providence Road Park \[undeveloped\]
Anna Atkins Park \[undeveloped\]
Rockwood Park
Warbro Athletic Complex
River City Sportsplex
2 Elementary School Athletic Area
2 Middle School Athletic Areas
2 High School Athletic Areas
Public Facilities Plan
The Public Facilities Plan identifies the need for one Community Park, of 90 acres, nearest this
location. Land for this park has not been acquired.
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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 Genito Road, the south boundary of the applicant’s project, under Case 93SN0171. This
segment of the route has already been completed with a prior road project for pedestrian/bicycle
facilities and no additional improvements are recommended.
The applicant is also encouraged to consider a pedestrian/bicycle system within the development
and connection to the Genito Road Plan route.
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.
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CASE HISTORY
Applicant Submittals
8/9/16 Application submitted
11/9/16 Revised proffered conditions were submitted
11/14/16 Revised application submitted
12/15/16 Revised application submitted
1/12, 1/27, Revised proffered conditions were submitted
2/10, 6/7 &
6/12/17
6/12/17 Revised application submitted
Community Meetings
11/22/16 Issues Discussed:
Reduction of cash proffers and potentialimpact on community house values
Maintenance concerns (tall grass and trash dumping) on vacant lots
Desire for additional sidewalks, community signage and recreational
amenities
Reduction in proffers would allow grading on several lots to be remedied,
allowing them to be sold and developed
1/11/17Issues Discussed:
Possible contribution from developer to HOA to provide funding for
landscape and lighting improvements at entrance to neighborhood
Minimum house size requirements to be maintained
Expected timeframe for remainder of vacant lots to have grading issues
corrected
Residents desire a sidewalk along Rimswell Drive
1417SN0548-2017JUL26-BOS-RPT
Planning Commission
2/21/17Action – DEFERRED TO MAY 16, 2017 ON THE COMMISSION’S OWN MOTION
WITH THE APPLICANTS’ CONSENT
5/16/17Action –DEFERRED TO JUNE 20, 2017 ON THE COMMISSION’S OWN MOTION
WITH THE APPLICANTS’ CONSENT
6/20/17Citizen Comments:
No citizens spoke to this request.
Commission Discussion:
Mr. Jackson advised the Commission that he would abstain from voting on this
case, noting his continued discussions with the County Administration relative
to information provided in the staff report.
Recommendation –APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Freye Second: Wallin
AYES: Sloan, Freye,Jonesand Wallin
ABSTENTION: Jackson
The Board of Supervisors on Wednesday, July 26, 2017, beginning at 6:00 p.m., will consider
this request.
1517SN0548-2017JUL26-BOS-RPT
ATTACHMENT 1
PROFFERED CONDITIONS
June 12, 2017
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
Amend Proffered Condition 3 of Case 02SN0178 and Proffered Condition 1 of Case 93SN0171 to
read:
1.Road Cash Proffer. For each dwelling unit, the applicant, sub-divider, or assignee(s) shall
pay $9,400 per dwelling unit (the “Road Cash Proffer Payment”) 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 certificate of occupancy for a dwelling
unit unless state law modifies the timing of the payment. (B & M)
The following proffered condition has been offered by the applicant for those lots within the
original zoning boundary of Case 02SN0178:
2.Architectural/Design Elements:All design elements below are considered minimum
standards.
a.Front Walks & Driveways
i.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.
ii.Driveways: All private driveways serving residential uses shall be brushed
concrete, stamped concrete, exposed aggregate concrete or asphalt.
b.Landscaping and Yards
i.Front Foundation Planting Beds: Foundation planting is required along
the entire front façade of all units. Foundation Planting Beds shall be a
minimum of 4’ 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 spaced a maximum of four (4)
feet apart. Unit corners shall be visually softened with vertical accent
shrubs (4’-5’) or small evergreen trees (6’-8’) at the time of planting. One
vertical accent shrub may be replaced with a small deciduous tree or
medium shrub (6’-8’) planted in the front yard.
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c.Architecture and Materials.
The architectural styles shall be interpretations of traditional Richmond
architecture, using forms and elements compatible with those in the Walnut
Grove Subdivision.
i.Exterior Facades: Acceptable siding materials include brick, stone,
masonry, stucco,synthetic stucco (E.I.F.S), horizontal lap siding, board
and batten siding, and shake siding. Siding may be permitted to be
manufactured from natural wood, cement fiber board, or may be
premium quality vinyl siding. Trim and architectural accents may be
made of other materials. Plywood and metal siding are not permitted.
Additional siding requirements:
1.Premium quality vinyl is defined as vinyl siding with a minimum
wall thickness of .042”.
2.Synthetic Stucco (E.I.F.S.) siding shall be finished in smooth, sand
or level texture. Rough textures are not permitted.
ii.Eaves: All eaves on the front elevation of the house will feature 8”
minimum flying rafters
iii.Variation: Homes directly across from one another or side by side or
diagonally across shall not be of the same elevation or initial color
combination.
iv.Garages:
1.Seventy-five (75) percent of all dwelling units shall have an
attached garage.
2.Front loaded attached garages shall be permitted to extend as far
forward from the front line of the main dwelling as Twelve (12)
feet past the front line of the front porch or stoop.
3.Front loaded and corner side loaded garages shall use an
upgraded garage door. An upgraded garage door is anydoor 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 on front loaded and corner lot side loaded
garages.
v.Step-down Siding: Stepping the siding down below the first floor shall
only be permitted in circumstances of unique topographical conditions,
as determined by the Planning Department. 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.
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d.Roof Material: Roofing material shall be dimensional architectural shingles or
better with a minimum 30 year warranty.
e.Porches & Stoops
i.Front Porches: All front entry stoops and front porches shall be
constructed with continuous masonry foundation wall or on 12”x12”
masonry piers. Extended front porches shall be a minimum of five (5)’
deep. Space between piers under porches shall be enclosed with framed
lattice panels. Handrails and railings shall be finished painted wood or
metal railing with vertical pickets. Pickets shall be supported on top and
bottom rails that span between columns.
ii.Finishes: There will be no unfinished vertical surfaces on front porches.
f.Fencing: All yard fencing will be wood, vinyl, or aluminum. There shall be no
chain link fence allowed.
g.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)
The following proffered condition has been offered by the applicant for those lots within the
original zoning boundary of Case 93SN0171:
3.Architectural/Design Elements:All design elements below are considered minimum
standards.
a.Front Walks & Driveways
i.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.
ii.Driveways: All private driveways serving residential uses shall be brushed
concrete, stamped concrete, exposed aggregate concrete or asphalt.
b.Landscaping and Yards
i.Front Foundation Planting Beds: Foundation planting is required along
the entire front façade of all units. Foundation Planting Beds shall be a
minimum of 4’ 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 spaced a maximum of four (4)
feet apart. Unit corners shall be visually softened with vertical accent
shrubs (4’-5’) or small evergreen trees (6’-8’) at the time of planting. One
vertical accent shrub may be replaced with a small deciduous tree or
1817SN0548-2017JUL26-BOS-RPT
medium shrub (6’-8’) planted in the front yard.
c.Architecture and Materials.
The architectural styles shall be interpretations of traditional Richmond
architecture, using forms and elements compatible with those in the Walnut
Grove Subdivision.
i.Exterior Facades: Acceptable siding materials include brick, stone,
masonry, stucco,synthetic stucco (E.I.F.S), horizontal lap siding, board
and batten siding, and shake siding. Siding may be permitted to be
manufactured from natural wood, cement fiber board, or may be
premium quality vinyl siding. Trim and architectural accents may be
made of other materials. Plywood and metal siding are not permitted.
Additional siding requirements:
1.Premium quality vinyl is defined as vinyl siding with a minimum
wall thickness of .042”.
2.Synthetic Stucco (E.I.F.S.) siding shall be finished in smooth, sand
or level texture. Rough textures are not permitted.
ii.Foundations: The exposed portion of any foundation shall be brick or
stone. Synthetic or natural stucco foundations may be permitted for
façades constructed entirely of stucco. Rear wall of a walkout basement
shall be permitted to be framed and sided.
iii.Eaves: All eaves on the front elevation of the house will feature 8”
minimum flying rafters
iv.Variation: Homes directly across from one another or side by side or
diagonally across shall not be of the same elevation or initial color
combination.
v.Garages:
1.Seventy-five (75) percent of all dwelling units shall have an
attached garage.
2.Front loaded attached garages shall be permitted to extend as far
forward from the front line of the main dwelling as Twelve (12)
feet past the front line of the front porch or stoop.
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 on front loaded and corner lot side loaded
garages.
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vi.Step-down Siding: Stepping the siding down below the first floor shall
only be permitted in circumstances of unique topographical conditions,
as determined by the Planning Department. 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 brickor
stone shall be required.
d.Roof Material: Roofing material shall be dimensional architectural shingles or
better with a minimum 30 year warranty.
e.Porches & Stoops
i.Front Porches: All front entry stoops and front porches shall be
constructed with continuous masonry foundation wall or on 12”x12”
masonry piers. Extended front porches shall be a minimum of five (5)’
deep. Space between piers under porches shall be enclosed with framed
lattice panels. Handrails and railings shall be finished painted wood or
metal railing with vertical pickets. Pickets shall be supported on top and
bottom rails that span between columns.
ii.Finishes: There will be no unfinished vertical surfaces on front porches.
f.Fencing: All yard fencing will be wood, vinyl, or aluminum. There shall be no
chain link fence allowed.
g.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
APPROVED PROFFERED CONDITIONS (93SN0171)
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ATTACHMENT 3
APPROVED PROFFERED CONDITIONS (02SN0178)
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