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17SN0802 CASE NUMBER: 17SN0802 APPLICANT: Westchester Development Partners, LLC CHESTERFIELD COUNTY, VIRGINIA MIDLOTHIAN DISTRICT ADDENDUM Board of Supervisors Hearing: AUGUST 23, 2017 Board of Supervisors Time Remaining: 365 DAYS ANN NEIL COSBY (804-775-7737) (804-614-8619) Planning Department Case Manager: 4.4 Acres DARLA ORR (804-717-6533) 15400 Westchester Commons Way REQUEST Amendment of zoning approval (Case 06SN0191) to permit multifamily residential use in a General Industrial (I-2) District. Conditions of the existing conditional use planned development prohibit multifamily residential use in this area. Notes: A.Conditions may be imposed or the property owner may proffer conditions. B.Proffered conditions, Textual Statement, Exhibits and approved zoning conditions are located in Attachments 1 through 9. SUMMARY A multifamily residential development (Westchester Apartments) is planned. Up to 250 dwelling units are proposed, yielding a density of approximately 57 dwellings per acre. Exceptions to development requirements for multifamily residential projects are requested. They include: project size; density; recreational area; parcel coverage; dwelling units per floor; principal building height; parking spaces per dwelling; setbacks; and distance between buildings. The applicant has indicated that all the necessary road infrastructure is in place; however, the applicant has not provided information to substantiate this statement in accordance with the Road Cash Proffer Policy. Tn the C Proffered conditions offered with this case provide high quality design and architectural standards (summarized on page 5) that will complement the overall Westchester Commons development. ADDENDUM The purpose of this Addendum is to provide revised comments from Schools received after the staff report was published. Revised School comments are provided on page 3. 117SN0802-2017AUG23-BOS-RPT RECOMMENDATIONS APPROVAL PLANNING COMMISSION AYES: Sloan, Jones and Wallin NAY: Freye ABSTENTION: Jackson PLANNING APPROVAL Provides unique opportunity for integration of residential uses with existing commercial development to create an urban lifestyle environment, consistent with recommendations of the Comprehensive Plan Quality design and architecture offered by the applicant provide for a STAFF convenient, attractive and harmonious community that will complement the surrounding development. TRANSPORTATION DENIAL There are impacts on the road network specifically attributable to the proposed development that have not been addressed, including increased traffic volume and safety of the roads. SUMMARY OF IDENTIFIED ISSUES Department Issue Proposal fails to address its impact on the increased volume of traffic on the road network. CDOT Proposal fails to address its impact on the safety of the roads on which the increased volume of traffic will be traveling. The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends post 2020 a new high school in the vicinity of Genito and Otterdale Roads northwest of Swift Creek Reservoir, SCHOOLS however at this time a budget has not been developed for the acquisition of land or construction of this school facility as recommended in the tƌğƓ. The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Midlothian library should be expanded/replaced or a new facility shall be constructed in the general LIBRARIES vicinity at or near current site. Land for expansion or replacement of this facility has not been acquired. 217SN0802-2017AUG23-BOS-RPT 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 Elementary Middle High Total (1) Anticipated Student Yield by 43 20 23 86 School Type Schools Currently Serving Area Watkins Midlothian Midlothian Current Enrollment 1152 1281 1544 (2) Building Capacity 1175 1975 2075 (3) Functional Capacity 999 1376 1957 Enrollment Percent of Total 115% 93% 79% Functional Capacity Total Number of Trailers 15 3 0 Number of Classroom Trailers 14 0 0 Note: Based upon average number of students per multifamily dwelling unit countywide at 0.33 students per. \[1\] Building capacity is the number of standard classrooms times the average class size of 25 students. (2) Functional capacity considers special programs occurring in the standard classrooms at less than average class size (3) Public Facilities Plan The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ 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 an elementary school located at 1501 Old Hundred Road, and the school division has acquired this property. Post 2020, the tƌğƓ also recommends a new high school in the vicinity of Genito and Otterdale Roads northwest of Swift Creek Reservoir; however, at this time a budget has not been developed for the acquisition of land or construction of this school facility as recommended in the tƌğƓ. 317SN0802-2017AUG23-BOS-RPT CASE NUMBER: 17SN0802 APPLICANT: Westchester Development Partners, LLC CHESTERFIELD COUNTY, VIRGINIA MIDLOTHIAN DISTRICT S AND RECOMMENDATION Board of Supervisors Hearing: AUGUST 23, 2017 Board of Supervisors Time Remaining: 365 DAYS ANN NEIL COSBY (804-775-7737) (804-614-8619) 4.4 Acres Planning Department Case Manager: 15400 Westchester Commons Way DARLA ORR (804-717-6533) REQUEST Amendment of zoning approval (Case 06SN0191) to permit multifamily residential use in a General Industrial (I-2) District. Conditions of the existing conditional use planned development prohibit multifamily residential use in this area. Notes: A.Conditions may be imposed or the property owner may proffer conditions. B.Proffered conditions, Textual Statement, Exhibits and approved zoning conditions are located in Attachments 1 through 9. SUMMARY A multifamily residential development (Westchester Apartments) is planned. Up to 250 dwelling units are proposed, yielding a density of approximately 57 dwellings per acre. Exceptions to development requirements for multifamily residential projects are requested. They include: project size; density; recreational area; parcel coverage; dwelling units per floor; principal building height; parking spaces per dwelling; setbacks; and distance between buildings. The applicant has indicated that all the necessary road infrastructure is in place; however, the applicant has not provided information to substantiate this statement in accordance with the Road Cash Proffer Policy. The applicant has chosen not to addres the C Proffered conditions offered with this case provide high quality design and architectural standards (summarized on page 5) that will complement the overall Westchester Commons development. Providing a FIRST CHOICE community through excellence in public service RECOMMENDATIONS APPROVAL PLANNING COMMISSION AYES: Sloan, Jones and Wallin NAY: Freye ABSTENTION: Jackson PLANNING APPROVAL Provides unique opportunity for integration of residential uses with existing commercial development to create an urban lifestyle environment, consistent with recommendations of the Comprehensive Plan Quality design and architecture offered by the applicant provide for a STAFF convenient, attractive and harmonious community that will complement the surrounding development. TRANSPORTATION DENIAL There are impacts on the road network specifically attributable to the proposed development that have not been addressed, including increased traffic volume and safety of the roads. SUMMARY OF IDENTIFIED ISSUES Department Issue Proposal fails to address its impact on the increased volume of traffic on the road network. CDOT Proposal fails to address its impact on the safety of the roads on which the increased volume of traffic will be traveling. The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends post 2020 a new high school in the vicinity of Genito and Otterdale Roads northwest of Swift Creek Reservoir, SCHOOLS however at this time a budget has not been developed for the acquisition of land or construction of this school facility as recommended in the tƌğƓ. The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Midlothian library should be expanded/replaced or a new facility shall be constructed in the general LIBRARIES vicinity at or near current site. Land for expansion or replacement of this facility has not been acquired. 2 17SN0802-2017AUG23-BOS-RPT 3 17SN0802-2017AUG23-BOS-RPT Comprehensive Plan Classification: REGIONAL MIXED USE The designation suggests the property is appropriate for an integrated mixture of highly concentrated corporate office, commercial, light industrial/research and development, and higher density residential uses. The majority of uses within these developments should be commercial, office, research and development and light industrial uses. Residential uses should be developed in conjunction with non-residential uses. Urban or Traditional Neighborhood design standards are suggested. Surrounding Land Uses and Development St. Ives Subdivision Brookcreek Crossing Subdivision Westchester Commons Route 288 Shopping Center Midlothian Turnpike 4 17SN0802-2017AUG23-BOS-RPT PLANNING Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov Zoning History Case Number Request Rezoning to General Industrial (I-2) with conditional use planned development to permit ordinance exceptions. A development (known as Watkins Centre) containing a mix of office, industrial and commercial uses was proposed based upon a tract plan. 06SN0191 Approved Tract B, located at northwest quadrant of Midlothian Turnpike and Route 288, (2/2006) considered as a lifestyle/entertainment center within the larger regional employment project. Uses within Tract B generally limited to those permitted in the C-4 District Residential multi-family and townhouses excluded within Tract B Proposal A multi-family residential development known as Westchester Apartments with up to 250 one- and two-bedroom dwelling units is proposed on approximately four (4) acres of the Westchester Commons site, being part of the overall Watkins Centre development (part of Tract B of Case 06SN0191 Attachment 6). The development concept for the proposed apartments consists of two (2) buildings, four (4) to five (5) stories in height, each designed around a courtyard containing recreational amenities, planting beds and patio areas (Exhibit C Attachment 4). Pedestrian connections and some use of shared parking will link these apartments to the existing Westchester Commons commercial and office development. (Exhibit B Attachment 3) Amendments and Overview of Development Standards within any of the development tracts. The Regional Business (C-4) uses permitted within Tract B excluded multi-family and townhouse uses. The Comprehensive Plan identifies this area for an integrated mixture of highly concentrated office, commercial, light industrial/research and development, with supporting residential uses. Amendments to the 2006 zoning approval and development requirements to accommodate multi-family residential development are requested as outlined on the following page: 5 17SN0802-2017AUG23-BOS-RPT Item Existing Conditions/Development Proposed Standards Tract B excludes residential (multi-Include multi-family apartments, family and townhouse) limited to 250, one- and two- Uses bedroom units Project Size 20 acres 4 acres Density 18 to 25 units/acre 52 units/acre Separation of 30 feet plus 5 feet Separation of 40 feet for each story above 3 40 dwelling units per floor Buildings 10 dwelling units per floor Height of 5 stories or 70 feet Height lesser of 6 stories or 70 feet Parcel Coverage 40 % 100 % Setbacks, Buffers and Established at parcel boundaries Established at overall project Perimeter Landscape boundaries Two (2) spaces per dwelling unit One (1) space per dwelling unit Parking 1.5 acres 0.5 acres Recreation 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 (Attachments 1 and 2 Proffered Conditions and Textual Statement): Architecture Consistent with elevations depicted in Exhibits A-1 and A-2. These elevations o incorporate building features that mimic the appearance of different urban buildings connected together. This architectural treatment and use of materials achieves visually interesting façades given the planned linear building design. Two buildings, maximum of five (5) stories or 70 feet. o Tower feature designed to face Route 288. o Recreation Minimum one-half acre (0.5) of active and passive recreational areas to include courtyards, a pool and a fitness center. (Exhibit C) Site Design Sidewalks connecting residential development with existing commercial. (Exhibit o B) 6 17SN0802-2017AUG23-BOS-RPT Entry and/or architectural feature as project focal point, approved by Planning o Commission at plans review. (Exhibit C) As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered conditions offered with this request include high quality design and architectural elements that will complement the overall Westchester Commons 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 mprovement program. COUNTY TRANSPORTATION Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov The applicant has committed to developing a maximum of 250 apartment units (Proffered Condition 2). Based on the proffered density and applying trip generation rates for an apartment unit, the proposed development could generate approximately 1,639 average daily trips. Traffic generated by development of the property will initially be distributed to Midlothian Turnpike and Route 288. Midlothian Turnpike west of Route 288 has been improved in conjunction with area development. In 2015, the traffic count on Midlothian Turnpike was 34,800 vehicles per day Route 288 is a four-lane limited access highway. In 2015, the traffic count on Route 288 north of Midlothian Turnpike was 50,610 vehicles per day. Extreme traffic congestion occurs on Route 288 during peak hours, particularly in the northbound direction during the morning peak hour. 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 2, which encompasses the northwest area of the County, west of Huguenot Road and north of Midlothian Turnpike. Several 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 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 7 17SN0802-2017AUG23-BOS-RPT 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 applicant elects to offer cash 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. The Policy allows the county to consider mitigating circumstances about a proposed development. In this case, the residential development is limited to apartment unitswhich generate approximately 60% of the traffic of single-family dwelling units. Because of this, the traffic impact of the apartment unit could be addressed with $5,640 (60% of $9,400) per unit. The applicant has indicated that all the necessary road infrastructure is in place. No information has been provided to substantiate this statement in accordance with the Road Cash Proffer Policy. Staff cannot support the request because the applicant has chosen not to address the the C VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov To date, no comments have been received. 8 17SN0802-2017AUG23-BOS-RPT 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 rural response zone for which Fire & EMS has a goal of responding to at least 90% of the calls for service in under twelve (12) minutes. Fire and EMS is currently unable to meet that goal. Nearby Fire/EMS Facilities The Midlothian Fire Station, Company Number 5 The Forest View Volunteer Rescue Squad Anticipated Fire & EMS Impacts/Needs Based on an average of .175 calls per dwelling, it is estimated that this development will generate 44 annual calls for Fire/EMS services. Additional Fire and EMS Comments Two access points will be required for this development. 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. 9 17SN0802-2017AUG23-BOS-RPT 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 Total Capacity Trailers Enrollment School Type Serving Area Functional Capacity Elementary 43 Watkins 999 15 1152 115 Middle 20 Midlothian 1376 3 1281 93 High 23 Midlothian 1957 0 1544 79 Total \[1\] 86 Note: Based upon average number of students per multifamily dwelling unit countywide at 0.33 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 a new high school in the vicinity of Genito and Otterdale Roads northwest of Swift Creek Reservoir, however at this time a budget has not been developed for the acquisition of land or construction of this school facility as recommended in the Plan. 10 17SN0802-2017AUG23-BOS-RPT LIBRARIES Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov Mission 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 Midlothian Library Public Facilities Plan The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Midlothian 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 and neighborhood parkland per 1,000 persons whereas the target level of service is 9 acres per 1,000 persons. Nearby Parks Robious Landing Park 11 17SN0802-2017AUG23-BOS-RPT UTILITIES Staff Contact: Terry Maples (751-4435) maplest@chesterfield.gov Existing Water and Wastewater Systems Currently Size of Closest Existing Connection Required by County Utility Type Serviced? Lines? Code? Water No Yes Wastewater No Yes Additional Information: This property is located within a mandatory water and wastewater connection area for residential development. Connection to the public water and wastewater systems will be required by county code. Public water and sewer are located along WC Commons Way and Perimeter Drive, eter Drive. The applicant has proffered to use the public water and sewer. (Proffered Condition 7) ENVIRONMENTAL ENGINEERING Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov Geography The subject development area drains to the northwest to an existing stormwater management basin, which was installed with the first phase of the Westchester Commons at Watkins Centre. The existing basin discharges to an unnamed tributary which drains through culverts under Route 288 to Michaux Creek. Michaux Creek drains into Bernards Creek and then into the James River. The entire property is located within the James River Watershed. Stormwater Management The subject area is included within the approved stormwater plan for the Westchester Commons at Watkins Centre; therefore, the development of this parcel is subject to the Part IIC technical criteria of the VSMP Program Regulations for both water quality and water quantity until July 1, 2019, unless otherwise extended by state regulation. 12 17SN0802-2017AUG23-BOS-RPT CASE HISTORY Applicant Submittals 4/5/17 Application submitted 5/31 & Proffered conditions submitted 7/6/17 Planning Commission 6/20/17 Action TION 7/18/17 Citizen Comments: A citizen spoke to this request, noting concerns with impacts on area schools and questioning calculation of school capacities. Commission Discussion: In response to w of regional road improvements made as part of the development, Mrs. Freye expressed concern that these a reduction in the road impacts. In response to a question of Mr. Jacks relative to school impacts, the applicant indicated conditions limited the number of bedrooms; and it was anticipated introducing a residential component would spur additional economic development in the area. Mr. Jones noted the limitation for one and two-bedroom units would not generate many school-age children; and the anticipated traffic route for residents would use the widened six-lane section of Midlothian Turnpike to Route 288. 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: Jones Second: Sloan AYES: Sloan, Jones and Wallin NAY: Freye ABSTENTION: Jackson The Board of Supervisors on Wednesday, August 23, 2017, beginning at 6:00 p.m., will consider this request. 13 17SN0802-2017AUG23-BOS-RPT ATTACHMENT 1 PROFFERED CONDITIONS Note: Both the Planning Commission and Staff recommend acceptance of the following proffered conditions, as offered by the applicant. STATEMENT OF PROFFERS Westchester Development Partners, LLC September 16, 2016 Revised March 30, 2017 Revised May 31, 2017 Revised July 6, 2017 Westchester D §15.2-2298 of the Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, for itself and its successors or assigns, proffers that the development of the property Identification Number 717-712- according to the following conditions if, and only if, the rezoning request for amendment to the or approved with conditions not agreed to by the Developer, the proffers shall immediately be null and void and of no further force or effect. The application contains four exhibits described as follows: Exhibits A-1 and A-2 prepared by 2PA Poole & Poole Architecture, dated March 2016. Exhibit B A plan t Poole & Poole Architecture, dated March 2016. Exhibit C Poole & Poole Architecture, dated March 2016, last revised July 6, 2017. Master Plan. The Textual Statement last revised March 30, 2017, shall be considered 1. the Master Plan. (P) Number of Dwelling Units. The total number of dwelling units on the Project Site shall 2. not exceed 250 multi-family units. (P) Unit Types. The dwelling units shall be limited to one- and two-bedroom units. (P) 3. Architecture. 4. The architectural style shall be consistent with the buildings shown in the A. renderings attached as Exhibit A-1 and Exhibit A-2, subject to changes that may 14 17SN0802-2017AUG23-BOS-RPT be approved at the time of plans review. The signs delineated on Exhibits A-1 and A-2 are not included as part of this approval. In addition to the tower feature shown on Exhibit A-1, designed to face Route B. 288, an entry feature and/or architectural feature shall be provided in the area identified on Exhibit C to provide a visual focal point and link to the commercial area. At the time of plans review, the Planning Commission shall approve the architectural feature noted herein. (P) Pedestrian Design. Sidewalks constructed as part of the development Project Site shall 5. be interconnected to and integrated with the existing sidewalks currently located on the remainder of the Property and adjacent serving existing commercial uses shown on Exhibit B. (P) Recreational Uses. A pool and a courtyard as generally shown on Exhibit C plus a 6. fitness center shall be provided on the Project Site. (P) Utilities. Public water and wastewater systems shall be used. (U) 7. 15 17SN0802-2017AUG23-BOS-RPT ATTACHMENT 2 TEXTUAL STATEMENT Revised March 30, 2017 Uses Within Tract B B. Within Tract B, uses shall be limited to those permitted by right or with restrictions in the Regional Business (C-4) District, except that the following permitted or restricted uses shall not be allowed: Greenhouses or nurseries; 1) Home centers; 2) Indoor flea markets; 3) Secondhand and consignment stores; 4) Taxidermies; 5) Material reclamation receiving centers; 6) Motor vehicle sales and rental; 7) Warehouses; and 8) Residential multifamily and townhouses. 9) Development Requirements for Apartments Within Tract B G. The building form and architecture shall generally conform to the 1) Community by Wes Poole & Poole Architecture, dated February 20, 2017. 2) The maximum number of dwelling units shall be 250. 3) The maximum number of dwelling units per floor shall be 40. 4) A minimum of a half-acre (0.5) of passive and active recreational area 5) shall be provided for the apartments and may include interior gathering spaces and workout areas. The maximum Site coverage shall be 100%. 6) The maximum height of the buildings shall be five (5) stories or 70 feet. 7) On-site parking shall be provided at a minimum of 1.0 space per dwelling 8) unit. All setbacks, buffers, and perimeter landscaped shall be 9) measured/provided from the Westchester Commons at Watkins Centre boundaries and not from the Site boundaries. The distance between buildings shall be a minimum of 40 feet. 10) Access shall be provided via Westchester Commons at the Watkins Centre Parkway driveways. 1617SN0802-2017AUG23-BOS-RPT ATTACHMENT 3 EXHIBIT A-1 1717SN0802-2017AUG23-BOS-RPT ATTACHMENT 4 EXHIBIT A-2 1817SN0802-2017AUG23-BOS-RPT ATTACHMENT 5 EXHIBIT B 1917SN0802-2017AUG23-BOS-RPT ATTACHMENT 6 EXHIBIT C 2017SN0802-2017AUG23-BOS-RPT ATTACHMENT 7 APPROVED CONDITIONS - CASE 06SN0191 2117SN0802-2017AUG23-BOS-RPT 2217SN0802-2017AUG23-BOS-RPT 2317SN0802-2017AUG23-BOS-RPT 2417SN0802-2017AUG23-BOS-RPT 2517SN0802-2017AUG23-BOS-RPT 2617SN0802-2017AUG23-BOS-RPT 2717SN0802-2017AUG23-BOS-RPT 2817SN0802-2017AUG23-BOS-RPT 2917SN0802-2017AUG23-BOS-RPT 3017SN0802-2017AUG23-BOS-RPT 3117SN0802-2017AUG23-BOS-RPT 3217SN0802-2017AUG23-BOS-RPT 3317SN0802-2017AUG23-BOS-RPT ATTACHMENT 8 APPROVED TEXTUAL STATEMENT CASE 06SN0191 3417SN0802-2017AUG23-BOS-RPT 3517SN0802-2017AUG23-BOS-RPT 3617SN0802-2017AUG23-BOS-RPT 3717SN0802-2017AUG23-BOS-RPT 3817SN0802-2017AUG23-BOS-RPT 3917SN0802-2017AUG23-BOS-RPT 4017SN0802-2017AUG23-BOS-RPT 4117SN0802-2017AUG23-BOS-RPT 4217SN0802-2017AUG23-BOS-RPT 4317SN0802-2017AUG23-BOS-RPT 4417SN0802-2017AUG23-BOS-RPT 4517SN0802-2017AUG23-BOS-RPT 4617SN0802-2017AUG23-BOS-RPT 4717SN0802-2017AUG23-BOS-RPT 4817SN0802-2017AUG23-BOS-RPT 4917SN0802-2017AUG23-BOS-RPT 5017SN0802-2017AUG23-BOS-RPT 5117SN0802-2017AUG23-BOS-RPT 5217SN0802-2017AUG23-BOS-RPT 5317SN0802-2017AUG23-BOS-RPT 5417SN0802-2017AUG23-BOS-RPT ATTACHMENT 9 APPROVED ZONING PLAN CASE 06SN0191 5517SN0802-2017AUG23-BOS-RPT