17SN0559
CASE NUMBER: 17SN0559
APPLICANT: J. Mark Sowers
CHESTERFIELD COUNTY, VIRGINIA
MATOACADISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
SEPTEMBER 27, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant’s Agent:
J. MARK SOWERS (804-794-6836)
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
61.6 Acres – 9700 Dry Creek Road
REQUEST
Rezoning from Agricultural (A) to Residential (R-12) plus conditional use planned development to
permit exceptions to ordinance requirements. Single-family and cluster-style residential uses are
planned.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions, textual statement and exhibits are located in Attachments 1 -4.
SUMMARY
A single-family residential subdivision, consisting of traditional single-family detached and cluster-
style residential uses, is planned. Density would be limited to 2.0dwelling units per acre, yielding
a maximum of 123 dwelling units. Exceptions to setbacks (including the ability to allow up to two
(2) units to be attached), lot area and lot coverage are requested for cluster-style homes in the
development.
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
PLANNING AND TRANSPORTATION– APPROVAL
The quality, design and architecture offered by the applicant provide for
a convenient, attractive and harmonious community that is comparable
in quality to that of the surrounding community.
STAFF
Density limitation of 2.0 dwellings per acre complies with Plan
The development’s traffic impact will be addressed by providing road
improvements and cash payments
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
DepartmentIssue
The Public Facilities Plan 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
SCHOOLS
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.
The Public Facilities Plan suggests the Clover Hill 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.
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL I
The designation suggests the property is appropriate for residential use at a maximum of 2.0
dwellings per acre.
Surrounding Land Uses and Development
Otterdale Road
Dry Creek Road
Vacant
Beach Road
Single-family Residential
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PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
Proposal
A single-family residential subdivision, consisting of traditional single-family detached and
cluster-style residential uses, is planned.The development would containa maximum of 123
dwelling units (2.0 dwelling units per acre). Traditional single-family detached lots would comply
with R-12 development standards. Cluster-style lots would comply with the standards identified in
the Textual Statement (Attachment 2) and zoning ordinance, outlined below:
General Overview
Requirements Details
Minimum of 5,000 square feet
Lot Area
Maximum of 11,999 square feet
Lot Width 50 feet
Lot Coverage50%
Attached (limited to 2 attached dwellings)
Type
Detached
Front – 10’
Side – 7.5’ (Detached);
Minimum Yards
Side – 0’ & 10’ (Attached)
Corner Side -15’
Rear – 20’
Reduced lot area requires an equivalent
Common Area amount of common area for the amount
diminished in each lot 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 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):
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Community & Lot Design
25’ or 50’ tree preservation area along eastern boundary of development, dependent
upon the type of dwelling development on property
Landscaping, including sod, irrigation, and unit foundation plantings for dwellings
Hardscaped front walks and driveways
Initial screening of HVAC/generators
Cluster Residential development sections to include:
0.75 acre focal point
o
Street trees
o
Street lighting
o
Sidewalks
o
Conceptual Plan when dwelling types are mixed on property
Architecture
Building materials and architecture:
Architectural compatibility with Harpers Mill
o
Specified building materials on exterior elevations of dwellings (i.e. minimum of
o
0.044” thickness for vinyl siding)
Foundation treatment (brick or natural/synthetic stone)
o
Step down siding permitted on side and rear elevations with unique topography,
o
limiting step downs and maintaining 24 inches exposed foundation (minimum)
Minimum column size and minimum eave depth on all front and side gables
o
(single-family residential only)
30-year warranty on roof materials
o
Chimney treatments
o
Front porch treatments
o
Garage door treatment and projections
o
Variation of front façade treatments
o
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions include quality design and architectural elements that are comparable in quality to
that ofthe existing and planned area development.
Tree Preservation Area
A tree preservation area is proposed generally along the eastern property line(Exhibit A,
Attachment 3). Existing trees greater than one (1) inch in caliper would be maintained in this
tree preservation area and may only be removed with prior approval from the Planning
Department if a tree is determined to be diseased, dead or dying. Planting within this tree
preservation area would be required with any removal of a tree (by the responsible party) that
did not obtain prior approval by the Planning Department approval.
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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 property could be developed for 123 lots. Based on that numbers of lots and applying trip
generation rates for a single-family dwelling, development could generate approximately 1,271
average daily trips. Traffic generated by development of the property would be initially
distributed along Beach Road.
Beach Road is a major arterial with a recommended right of way width of 90 feet, as identified
on the County’s Thoroughfare Plan. BeachRoad is a two-lane roadway. Sections of the road are
substandard, with approximately 10-foot lane widths and no usable shoulders. VDOT minimum
geometric standards recommend this road have 12-foot lane widths and 10 foot shoulders. In
2015, the traffic count on this section of Beach Road was 1,235 vehicles per day (Level of
Service ‘B’).
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 offered the following:
Dedication. (Proffered Condition 3.a)
45 feet of right-of-way along BeachRoad for the property frontage.
Vehicular Access. (Proffered Condition 3.b)
One public road to Beach Road.
No direct access, except for a gated access for emergency vehiclesor one driveway, to
Dry Creek Road.
Road Improvements. (Proffered Condition 3.c)
Left and right turn lanes along Beach Road at the approved access.
Widening/improving the north side of Beach Road to a 12-foot wide travel lanewith an
additional four (4) foot wide paved shoulder plus a four (4) foot wide unpaved shoulder
and overlaying the full width of Beach Road for the entire property frontage.
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The property is located within Traffic Shed 11, which encompasses the area of the County south
of Hull Street Road, west of Winterpock Road, and north of River Road. Several roads in this
traffic shed or which serve this traffic shed are substandard, with little or no shoulders, fixed
objects (trees) adjacent to the edge of the pavement, and poor vertical and horizontal
alignments. The traffic volume generated from this proposed residential development will
contribute to an identifiable need for transportation facility improvements to these roads in
excess of existing transportation facility capacity. Roads in this shed or which serve this shed
need to be improved or widened to address safety and accommodate increased traffic,
including the increased traffic from the proposed development.
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. The Policy allows the
county to consider mitigating circumstances about a proposed development. In this case, the
residential development is not limited to a specific type. Based on the volume of traffic it
generates:
A single-family unit traffic impact could be addressed by $9,400 per unit.
A senior housing-detached unit, which generates 46% of the traffic of single-family dwelling
unit, traffic impact could be addressed by $4,324 per unit.
As noted above, the applicant has proffered to widen/improve the north side of Beach Road for
the property frontage, and that improvement is proffered to be completed with the initial
development(Proffered Condition3.c.ii). This improvement has been estimated to be valued at
$774,432. The applicant has also proffered to, at his option and in lieu of widening/improving
the north side of Beach Road for the property frontage, reconstruct all of Beach Road for the
entire property frontage (Proffered Condition 4.b). This improvement has been estimated to be
valued at $1,548,864. It should be noted, however, that the actual cost to provide each of these
improvements could be more or less than these amounts.
Dependent on whether the applicant improves the north side of Beach Road or if he elects to
reconstruct the entire road, the applicant has proffered to make payments of $9,400 for any
residential unit beyond the total number of units that would result in an impact of $774,432
(estimated cost for improving the north side of Beach Road) or $1,548,864 (estimated cost for
reconstructing Beach Road) (Proffered Condition 4). Staff supports the request.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe(804-674-2560) jonathan.phillippe@vdot.virginia.gov
To date, no comments have been received.
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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 Courthouse Fire Station, Company Number 20
Anticipated Fire & EMS Impacts/Needs
Based on an average of .224 calls per dwelling, it is estimated that this development will
generate 27 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 FY2018 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 FY2018.
Anticipated School Impacts
ElementaryMiddleHigh Total (1)
26 14 20 60
Anticipated Student Yield by
School Type
Schools Currently Serving AreaGrange HallBailey Bridge Cosby
Current Enrollment 775 1397 2054
Building Capacity (2) 975 1875 1950
2016-17
Functional Capacity (3)762 1455 1918
School Year
Enrollment Percent of Total 102% 96%107%
Data
Functional Capacity
Total Number of Trailers 3 09
Number of Classroom Trailers 2 09
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
(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
Post 2020, the Plan 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
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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.
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. The Public Facilities Plan, as part of the
Comprehensive Plan,indicates:
Nearby Libraries
Clover Hill Library
Public Facilities Plan
The Public Facilities Plan suggests the Clover Hill Library should be expanded/replaced or a new
facility shall be constructed in the general vicinity at or near current site. Land for expansion or
replacement of this facility has not been acquired.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
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UTILITIES
Staff Contact: Mike Larson (804-748-1338) mlarson@chesterfield.gov
The proposal’s impacts on the County’s utility system are detailed in the chart below:
Water and Wastewater Systems
Currently Size of Existing LineConnection Required by County Code?
Serviced?
Water No 36”Yes
Wastewater No 18”Yes
Additional Information:
The request site is within the Upper Swift Creek Drainage Basin and located in the mandatory
water and wastewater connection areas for residential subdivision development. The applicant
has proffered to use both the public water and public wastewater systems (Proffered Condition
2).
There is an existing 36-inch waterline along the southern side of Beach Road with adequate
capacity to serve this proposed development. Appropriately sized extensions would be the
responsibility of the developer.
The Ashbrook (Dry Creek) Wastewater Pumping Station transports all wastewater flows
collected from the area generally bounded by Winterpock Road to the east, Beach Road to the
south, Baldwin Creek Road to the west and Hull Street Road to the north. As development
occurs within this area, the pumping capacity is impacted that will require an upgrade to the
pumping station. The applicant has proffered a contribution of $418 per acre adjusted annually
for the Marshal Swift Index not to exceed an aggregate payment of $30,000 to address this impact
(Proffered Condition 3).
The topography of this site will most likely require gravity wastewater lines to be extended from
two different locations to properly provide service to the entire site. The western portion of the
site naturally drains to the northwest. This portion of the site can be served by an existing 15-inch
gravity wastewater line located approximately 4,200 linear feet away near the intersection of
Otterdale Road and Harpers Mill Parkway. This line would be extended through future Harpers
Mill subdivision sections. The eastern portion of this site naturally drains to the northeast. This
portion of the site can be served by an existing 18-inch gravity wastewater line located
approximately 6,600 linear feet away near the intersection of Harpers Mill Parkway and Thirsk
Lane. The majority of this line can be extended through future Harpers Mill subdivision sections,
however there are three additional properties across which the necessary wastewater easements
have not yet been dedicated. Development of this portion of the site would be delayed until the
easements could be acquired.
The applicant has proffered to use the public water and wastewater systems and has adequately
address the Ashbrook Pump Station capacity upgrade issue, therefore the Utilities Department
supports this case.
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The property drains via tributaries to the Swift Creek Reservoir. The entire property is located
within the Upper Swift Creek Watershed.
Natural Resources
A Natural Resource Inventory for the western 61.6-acre portion of the property being rezoned was
completed by the applicant, and reviewed and approved by the Department of Environmental
Engineering-Water Quality Section. The property contains Resource Protection Area along a
perennial tributary to Fuqua Branch. In addition, there are areas of interior non-tidal wetlands on
the property, which cannot be impacted without a permit from the US Corps of Engineers and/or
the Virginia Department of Environmental Quality.
Erosion and Sediment Control
Steep slopes greater than twenty (20) percent are difficult to stabilize when disturbed. The steep
slopes on the subject properties border the perennial tributary to Fuqua Branch; therefore,
disturbance of these slopes will result in the increased potential for sediment to impact the stream
if erosion occurs. These steep slopes should remain in their natural, undisturbed state to the
maximum extent practicable.
Stormwater Management
The development is subject to the Part IIB technical criteria of the Virginia Stormwater
Management Program Regulations for water quality and water quantity. Any areas of
forest/open space used for stormwater quality compliance should be outside the limits of the
residential lots.
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CASE HISTORY
Applicant Submittals
8/9/16 Application submitted
8/9/16, Proffered conditions submitted
5/3, 5/16,
5/22, 6/12,
7/19, 7/16,
8/2 &
8/7/17
Community Meetings
1/23/17Issues Discussed:
Tree preservation area or buffer for cluster home lots when adjacent to
existing homes on Dry Creek Road
Density of development
Location of environmental features, cemeteries, and historical buildings on
the property
Access to Beach Road and Harpers Mill only; prohibition to Dry Creek Road
Drainage of development
Impact on existing wells in area
3/30/17Issues Discussed:
Conceptual layout
Tree preservation area or buffer adjacent to existing homes on Dry Creek
Road
Access to Beach Road and Harpers Mill only; prohibition to Dry Creek Road
Drainage of development
Impact on existing wells in area
Planning Commission
4/18/17Action – 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
6/20/17Action – DEFERRED TO AUGUST 15, 2017 ON THE COMMISSION’S OWN
MOTION WITH THE APPLICANTS’ CONSENT
8/15/17Citizen Comments:
No citizens spoke to this request.
Recommendation – APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Wallin Second:Freye
AYES: Sloan, Jackson,Freye, Jones and Wallin
The Board of Supervisors on Wednesday, September 27, 2017, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
August 7, 2017
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
I hereby profferthe following conditions:
1.Master Plan. The Textual Statement dated August 2, 2017 shall be considered the
“Master Plan”. (P)
2.Utilities. This development shall utilize public water and public sewer. (U)
3.Dry Creek Wastewater Pump Station. Prior to the issuance of the first building permit
for each subdivision section, the Developer shall make payments to Chesterfield County
in the amount of $418.00 per acre in lots adjusted annually for the Marshal Swift index,
not to exceed an aggregate payment of $30,000.00, as a contribution towards the
expansion of the Dry Creek Wastewater Pump Station. (U)
4.Transportation Improvements.
a.Dedication. In conjunction with recordation of the initial subdivision plat or
within sixty (60) days from a written request by the Transportation Department,
whichever occurs first, forty-five (45) feet of right-of-way along the north side of
Beach Road, measured from the centerline of that part of Beach Road
immediately adjacent to the property, shall be dedicated, free and unrestricted,
to and for the benefit of Chesterfield County.
b.Vehicular Access.
i.Direct vehicular access from the property to Beach Road shall be limited to
one public road. The exact location of this access shall be approved by the
Transportation Department.
ii.No direct vehicular access, except for a gated access for emergency vehicles
or a single driveway for one lot, shall be provided from the property to Dry
Creek Road.
c.Road Improvements. In conjunction with the initial phase of development, the
following road improvements shall be substantially complete, as determined by
the Department of Transportation:
i.Construction of additional pavement along Beach Road to provide left and
right turn lanes at each approved access.
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ii.Widening/improving the north side of Beach Road to a twelve (12) foot wide
travel lane, measured from the centerline of the existing pavement, with an
additional four (4) foot wide paved shoulder plus a four (4) foot wide
unpaved shoulder and overlaying the full width of Beach Road with one and
one-half (1.5) inches of compacted bituminous asphalt concrete, with
modifications approved by the Transportation Department, for the entire
property frontage.
iii.Dedication to Chesterfield County, free and unrestricted, of any additional
right-of-way (or easements) required for the improvements identified
above. (T)
5.Road Cash Proffer.
a.When the developer provides the road improvements described in Proffered
Conditions 4.c.ii., then for each dwelling unit, the developer shall pay a cash
proffer 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 an
occupancy permit (CO) for a dwelling unit, unless state law modifies the timing
of the payment. The amount of the cash proffer payment for each unit shall be
as follows: $4,324 for each senior housing (detached) unit and $9,400 for each
single-family dwelling unit (the “Road Cash Proffer Payment”). Once dwelling
units are approved for payments that exceed a cumulative total of $774,432, the
applicant, sub-divider, or assignee(s) shall begin making the Road Cash Proffer
Payment for any additional unit(s);
-or-
b.If the developer at his sole discretion, reconstructs Beach Road as a 2 lane
roadway based on VDOT minor arterial standards (50MPH), with modifications
approved by the Transportation Department, for the entire property frontage, in
lieu of Proffered Condition 4.c.ii then for each dwelling unit, the developer shall
pay a cash proffer 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 an occupancy permit (CO) for a dwelling unit, unless state law
modifies the timing of the payment. The amount of the cash proffer payment
for each unit shall be as follows: $4,324 for each senior housing (detached) unit
and $9,400 for each single-family dwelling unit (the “Road Cash Proffer
Payment”). Once dwelling units are approved for payments that exceed a
cumulative total of $1,548,864, the applicant, sub-divider, or assignee(s) shall
begin making the Road Cash Proffer Payment for any additional unit(s). (B & M)
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6.Density. The overall density of the project shall not exceed 2.0 dwelling units per acre.
(P)
7.Tree Preservation Area. A tree preservation area shall be required along the eastern
property line as generally shown on Exhibit "A". The required tree preservation area
width shall be as follows:
a.Fifty (50) feet when Cluster Residential uses adjoin eastern property line.
b.Twenty-five (25) feet when Single-Family Residential uses adjoin eastern
property line. (P)
No trees greater than one (1) inch in caliper shall be removed from the tree
preservation area unless the Planning Department determines first that the tree is
either diseased, dead, or dying. (P)
8.Architectural/Design Elements.
a.All design elements below are considered minimum standards. The architectural
styles shall use forms and elements compatible with those in the Harpers Mill
Subdivision.
b.These Architectural/Design Elements shall apply to all residential types except
where specified as provided herein. (Residential types are Single-Family
Residential and Cluster Residential uses)
i.Driveways. All portions of driveways and parking areas shall be brushed
concrete, stamped concrete, exposed aggregate concrete, asphalt or
decorative pavers.
ii.Front Walks. A minimum of a three (3) foot wide concrete front walk shall
be provided to each dwelling unit or building of multiple units, to connect
to drives, sidewalks or streets.
iii.Landscaping and Yards. Front foundation planting beds shall be 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 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. An alternative to one
corner landscaping treatment shall be one small deciduous tree planted
in the front yard of the dwelling or building. Street trees planted in order
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to satisfy Cluster Residential standards outlined in the Textual Statement
shall count as one small deciduous tree.
iv.Sod & Irrigation. All front, side and corner side yard lawns shall be sodded
and irrigated.
v.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.
vi.Architecture and Materials.
Exterior Facades. Acceptable siding materials include brick, stone,
masonry, stucco, synthetic stucco (E.I.F.S), horizontal lap siding, vertical
siding, shingles, board and batten siding, and shake siding. Dutch lap style
siding shall not be permitted. Siding may be permitted to be
manufactured from natural wood, cement fiber board, or may be
premium quality vinyl siding, or other material approved by the Planning
Department. Plywood and metal siding shall not be permitted. Plywood,
metal, PVC, Fypon, vinyl, or other similar materials may be used for trim
and accent features only. Additional siding requirements:
1.Premiumquality vinyl siding is defined as siding with a minimum
wall thickness of 0.044 inches.
2.Synthetic Stucco (E.I.F.S.) siding shall be finished in smooth, sand
or level texture. Rough textures are not permitted.
iv.Eaves. (Single-Family Residential only) All gables located on front and
side facades shall have flying rafters. Overhangs shall be a minimum of
12”. Exceptions to this requirement can be granted by the Director of
Planning on a case by case basis if the architecture of the house does not
warrant the use of flying rafters.
v.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.
vi.Garage Projections. Garages shall be permitted to extend past the front
line of the main dwelling provided that the architectural treatment of the
garage (with respect to fenestration and foundation treatment) generally
conforms to the example photo attached hereto as Exhibit B.
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vii.Columns. (Single-Family Residential only)
Columns on the front or corner sides of the dwelling, including tapered
columns, shall be a minimum of 10” diameter. No smaller than 10”
diameter columns shall be allowed unless the architectural style
specifically needs a smaller size for proper balancing as determined by
the Director of Planning.
viii.Foundations.The exposed portion of any foundation shall be of brick,
synthetic stone, natural stone or combinations thereof.
ix.Step-Down Siding. Stepping the siding down below the first floor shall
only be permitted in circumstances whereby topographical conditions
allow. 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.
x.Roof Material.Roofing material shall be a material consisting of, but not
limited to, architectural dimensional shingles, metal, or rubber
membrane, and having a minimum 30-year warranty.
xi.Front Porches and Stoops. All front entry stoops and front porches shall
be constructed with continuousmasonry foundation wall or on minimum
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 or swan balusters. Pickets shall
be supported on top and bottom rails that span between columns. There
shall be no unpainted vertical surfaces on decks, porches and stoops on
the front or sides of the house.
xii.Architectural Styles.All dwellings with the same elevations or color
palette may not be located adjacent to, directly across from, or
diagonally across from each other on the same street.
xiii.Chimneys & Direct Vent Fireplaces.
1.Chimneys. Chimney chases shall be constructed of brick or stone.
Sided chimneys shall be permitted if it does not face a street. The
foundation of any chimney shall match the house foundation. For
gas fireplaces, metal flues may be used on the roof.
2017SN0559-2017SEP27-BOS-RPT
2.Direct Vent Fireplaces. Direct vent gas fireplace boxes, which
extend beyond the exterior plane of the dwelling, are not
permitted on front facades or side facades facing a street. The
exterior material and finish used shall match the surrounding
façade. (P)
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ATTACHMENT 2
TEXTUAL STATEMENT
August 2, 2017
1.Single-Family Residential Uses. Shall comply with the Residential (R-12) standards of the
Zoning Ordinance.
2.Cluster Residential Uses. These Design Elements shall apply to Cluster Residential uses
only:
a.Cluster Residential Definition. "Cluster Residential" is defined as any dwelling,
attached or detached, that is located on a lot having an area of not less than
5,000 square feet but not more than 12,000 square feet. Cluster Residential may
include detached or attached units, provided that no more than two (2) units are
attached.
b.Conceptual Plan. A conceptual plan shall be required for review and approval to
address land use transitions and compatibility when the following development
proposals occur:
i.The property is developed for a mix of Single-Family
Residential and Cluster Residential uses.
ii.The property is developed for a mix of Cluster Residential
uses (detached or attached dwelling units).
c.Lot area and width. Each lot shall have an area of not less than 5,000 square feet
and a lot width of not less than fifty (50) feet.
d.Percentage of lot coverage. All buildings, including accessory buildings, on any
lot shall not cover more than fifty (50) percent of the lot's area.
e.Yards.
i.Front yard. Minimum of ten (10) feet in depth.
ii.Side yard.
1.Side yard minimum of seven and half (7.5) feet in width, with a
minimum distance of fifteen (15) feet between buildings.
2.For attached units, two (2) side yards, one (1) at zero (0) feet, the
other a minimum of ten (10) feet in width, with a minimum
distance of twenty (20) feet between buildings.
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iii.Corner Side Yard. Minimum of fifteen (15) feet.
iv.Rear yard. Minimum of twenty (20) feet.
f.Focal Point. A minimum of 0.75 acres ofthe required open space shall be
located and positioned to provide a "focal point" for each Cluster Residential
area. Part of the focal point shall be "hardscaped" and have benches and other
amenities that accommodate and facilitate outdoor gatherings. The focal point
shall be developed concurrent with the first phase of development of a Cluster
Residential section. The exact size, area, design, and location of the focal point
shall be approved by the Planning Department at the time of tentative
subdivision approval.
g.Street Trees. Street trees shall be planted or retained along each side of the
roads, except where adjacent to collector or arterial roads.
h.Street Lighting. Street lighting shall be provided along each side of the roads
with spacing approximately 50 feet between streetlight fixtures, alternating the
streetlight fixtures with the other side of the street (except where adjacent to
collector or arterial roads). Streetlight fixtures, poles and lamp types shall be
consistent and their design shall be compatible with the residential
development. The exact height, design shall be approved at the time of
tentative subdivision plan approval but should be no higher than6 feet in height.
As an alternative, each dwelling unit shall have one residential post light at the
driveway near the street.
i.Sidewalks. Sidewalks shall be provided on the side of any road that has lots
fronting on the road.
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ATTACHMENT 3
EXHIBIT A – LOCATION OF TREE PRESERVATION AREA
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ATTACHMENT4
EXHIBIT B – GARAGE PROJECTION EXAMPLE
2517SN0559-2017SEP27-BOS-RPT