17SN0809
CASE NUMBER: 17SN0809(AMENDED)
APPLICANT: ME Reams, LLC, c/o Mark Kukoski,
Eagle Construction of Va., LLC
CHESTERFIELD COUNTY, VIRGINIA
CLOVER HILL DISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
SEPTEMBER 27, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant’s Contact:
MARK KUKOSKI (804-741-4663)
Applicant’s Agent:
JAMES W. THEOBALD (804-771-9513)
21.8 Acres – 9201 Reams Road
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
REQUEST
(AMENDED) Amendment of zoning approval (Case 07SN0181) to amend cash proffers,
transportation improvements and development standards in a Multifamily Residential (R-MF)
District.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions, textual statement, conceptual layout, conceptual elevations,and approved zoning
conditions are located in Attachments 1 - 5.
SUMMARY
An age-restricted condominium development is planned. Existing zoning permits a maximum of
eighty-seven (87) dwelling units, of which all would be impacted by this request.
The current cash proffer amount is $1,866 per dwelling unit with the provision of off-site road
improvements to Reams Road, then an additional $12,289 per unit for dwelling units in excess of
48. The current total potential value of the approved cash proffer equates to $641,613. With this
request, the applicant is proposing to eliminate the cash proffer payment and the off-site road
improvementsas the property is located within an area identified for revitalization.
Amendment of Proffered Condition 11of Case 07SN0181 relative to building materials and
elevations is proposed. This revision provides amended architectural treatment and building
elevations, architectural variation along the streetscape and elevated building and roof materials.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY (CONTINUED)
Exceptions to ordinance requirements include an increase of four (4) dwelling units (for a total of
54) served by a single access and a buffer reduction from fifty (50) to thirty (30) feet along the
eastern and western property lines. A proposed amendment to Proffered Condition 9 of Case
07SN0181 would increase the fence height within this buffer from three (3) to six (6) feet and
require the fence type to be changed from a vinyl rail to a vinyl screen fence.
Existing zoning conditions and those proffered with this case provide design and architectural
standards (summarized on pages 5-7) that are elevated in quality to that of the surrounding
community.
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
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
convenient, attractive and harmonious community that is elevatedin
quality to that of the surrounding community.
STAFF
Buffer reduction impact is mitigated with fence treatment, in addition to
required landscaping
Located within a revitalization area. Under the Road Cash Proffer Policy,
no road cash proffer will be accepted.
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL II
The designation suggests the property is appropriate for residential use of 2.0to 4.0 dwellings per
acre.
Surrounding Land Uses and Development
Reams Road
Single-family Residential
(Winters Hill Place)
Providence
Golf Club
Single-family Residential
(Gatewood Subdivision)
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PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
Zoning History
Case Number Request
Rezoning to R-MF with conditional use planned development to permit a
multifamily condominium development with a waiver to connectivity to
Gallatin Road
Proffered condition limited development to four (4) dwelling units per acre
(maximum of 87 dwelling units)
07SN0181
Conditions included a cash proffer of $1,354per dwelling unit for parks,
Approved
libraries and fire stations and transportation contribution of $8,915 for each
(7/2007)
dwelling in excess of 48 dwellings (escalated by the Marshall and Swift
Building Cost Index, the current amounts are $1,866 and $12,289
respectively). (Proffered Condition 19)
The staff report for Case 07SN0181 analyzed the impact of the proposed
development on public facilities and the applicant’s offer to mitigate that
impact.
Proposal
An attached condominium development containing a maximum of 87 age-restricted dwelling units
is planned.
Design Requirements of Case 07SN0181
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 5):
Community Design
Sidewalks
Street trees
Fencing along Reams Road and along eastern/western property lines
Focal point feature
Street lighting
Architecture
Building materialsand architecture:
Architectural appearance to be in general conformance with elevations (“Exhibit
o
A” of Attachment 5)
Specified building materials on exterior elevations of dwellings
o
20-year asphalt roof shingles
o
Foundation treatment to be brick or stone veneer, or exterior insulation and
o
finishing system (EIFS)
Limitation on the number of front loaded garages
o
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Unit Exterior
Hardscaped driveways
Dwellings within this development would comply with Multifamily Residential (R-MF)
development standards, except as identified in the Textual Statement of Case 07SN0181
(Attachment 5).
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):
Community Design
Overall conceptual plan illustrating the location of dwellings, streets, open space,
common areas(Attachment 4–Conceptual Plan, Exhibit B)
Entrance feature
Landscaping, including sod, irrigation, and unit foundation plantings for dwellings
Modified fencing requirement to include a six (6) foot vinyl screen fence along
southeastern and northwestern property boundaries, with required buffer
Architecture
Minimum dwelling size (gross floor area) of 1,300 square feet
No more than 4 units in a building
Update to building materials and architecture:
Architectural appearance to be in general conformance with elevations
o
(Attachment 3 – Conceptual Elevations, Exhibit A)
Specified building materials on exterior elevations of dwellings (i.e. minimum of
o
0.044” thickness for vinyl siding)
30-year architectural/dimensional roof shingles
o
Architectural variation between buildings, based on elevation and color palette,
o
percentage of siding materials, and landscaping
Garage door treatments when visible from a street
o
Unit Exterior
Concrete front walks
Initial screening of HVAC/whole house generators from public roads with landscaping or
low maintenance material
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As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the existing proffered
conditions and those included in this request include quality design and architectural elements
that are elevated to that of the surrounding community.
Buffer
The ordinancerequires a fifty (50) foot buffer when Multifamily Residential (R-MF) is adjacent
to Residential (R) zoning districts. The southeastern and northwest property boundaries are
adjacent to two (2) existing single-family developmentszoned R-9 and R-15. The applicant
proposes to reduce the fifty (50) foot buffer along each of these property lines to thirty (30)
feet. To minimize the impact of the buffer reduction, Proffered Condition 12 would require a six
(6) foot vinyl fence adjoining these subdivisions (in addition to required landscaping), within the
thirty (30) foot buffer. Adequate transition between varying housing types would be
maintained with this combination of development separation and screening, as well as
landscaping as required by the Ordinance for a fifty (50) foot buffer.
COMMUNITY ENHANCEMENT
Staff Contact: Carl Schlaudt(804-318-8674) schlaudtc@chesterfield.gov
The project site is located in a revitalization area, consistent with the criteria-based approach of
Road Cash Proffer Policy Section B.5 (as amended by the Board of Supervisors on April 26,
2017).
The Departmentof Community Enhancement supports development in revitalization areas that
represents a substantial improvement above current area conditions. On balance, this proposal
(as reflected in proffers dated 7/19/17), represents a substantial improvement above
conditions of older residential development along the Hicks Road corridor between the Powhite
Parkway and Providence Road.
Specifically, this project would be a substantial improvement in terms of: common recreational
area, paved driveways, front porches, garages, HVAC screening, landscaping, roof materials,
sidewalks, and street trees. The project would be generally equivalent to surrounding
development in terms of: foundation treatment, foundation planting beds, front walks, and
siding material. The project would be generally less equivalent to surrounding development in
terms of: architectural variation, minimum house size, and yard trees (not specified).
The Department of Community Enhancement supports the proposal as proffered.
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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 87 single-family (aged restricted) units. Based on those
numbers of units and applying trip generation rates for a senior housing (detached) unit,
development could generate approximately 349 average daily trips. Traffic generated by
development of the property is anticipated to be initially distributed along Reams Road.
Reams Road is a Major Arterial with a recommended right of way width of 90 feet, as identified
on the County’s Thoroughfare Plan. Sections of the road have been improved, primarily in the
vicinity of the Powhite Parkway overpass. Other sections of the road are substandard, with
approximately 10-foot lane widths and no usable shoulders. VDOT minimum geometric design
standards recommend this road have 12-foot lane widths and 10 foot shoulders. In 2015, the
traffic count for the section of Reams Road east of Courthouse Road was 10,020 vehicles per
day (Level of Service “E”).
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 is requesting to eliminate Proffered Condition 22 of Case 07SN0181 that requires
construction of right and left turn lanes along Reams Road at the Winters Hill Place intersection,
and Proffered Condition 23 that requires reconstruction of a section of Reams Road west of the
Winters Hill Place intersection. Staff supports the deletion of these “off-site” improvements.
The applicant has offered the following (note: Currently, this improvement is generally required
by Case 07SN0181):
Road Improvements. (Proffered Condition 2)
Widening/improving Reams Road to 24-foot-wide pavement, with an additional four (4)
foot wide paved shoulder and overlaying the full width of Reams Road for the entire
property frontage.
The property is within Traffic Shed 4, which encompasses the area of the County south of
Midlothian Turnpike, north of Hull Street Road, and east of Courthouse 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 have little or no shoulders, fixed objects (trees) adjacent to the edge of the
pavement and poor vertical and horizontal alignments. The traffic volume generated from this
proposed residential development will contribute to an identifiable need for transportation
facility improvements to these roads in excess of existing transportation facility capacity. Roads
in this shed or which serve this shed need to be improved or widened to address safety and
accommodate increased traffic, including the increased traffic from the proposed development.
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
which generate
residential development is limited to age restricted single-family units
approximately 46% of the traffic of single-family dwelling units. Because of this, the traffic
impact of the proposed development unit could be addressed with $4,324 (46% of $9,400) per
unit.
According to the Department of Community Enhancement, the property is located within a
revitalization area. Under the Road Cash Proffer Policy, no road cash proffer will be accepted
for development in these areas.
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 Wagstaff Fire Station, Company Number 10
The Courthouse Fire Station, Company Number 20
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.148 calls per dwelling, it is estimated that this development will
generate thirteen (13) annual calls for Fire/EMS services.
Additional Fire and EMS Comments
When the property is developed, the number of hydrants, quantity of water needed for fire
protection, and access requirements will be evaluated during the plans review process.
Number of Dwellings on a Single Access
The applicant’s conceptual plan shows a total of eighty-six (86) dwelling units (Attachment 4).
Fifty-four (54) of these dwellings are located along a public street with one-way in and out
access. The Ordinance requires a second access when more than fifty (50) dwelling units are
located along a street with one access to a road. An exception to this requirement is being
sought by the applicant with the approval of the Conceptual Plan (Proffered Condition 8). The
Conceptual Plan shows two (2) road connections, one to Winters Hill Place and the second to
Rockdale Road. This layout provide two (2) unrestricted accesses, which allows emergency
services to expeditiously access the development in an emergency situation as well as provide
future residents with an alternative means of ingress/egress should the one (1) access become
blocked. As such, theFire Department supports the applicant’s conceptual layout.
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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)
Anticipated Student Yield by - - - -
School Type
Schools Currently Serving AreaProvidence Providence Monacan
Current Enrollment 636 852 1428
(2)
Building Capacity 825 1425 2100
2016-17
Functional Capacity (3)753 978 2005
School Year
Enrollment Percent of Total 84%87%71%
Data
Functional Capacity
Total Number of Trailers 2 00
Number of Classroom Trailers 2 00
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)
Additional Schools Comments
After review of this request for single family age-restricted dwelling units, the proposed rezoning
case may have minimal impact on school facilities. Recent research on the actual student yield
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from age-restricted housing reported in April 2016 revealed that there was a small yield (four
elementary students out of the total school population) from all age-managed dwelling units. It is
possible however, that over time this case combined with other proposed residential
developments and other zoning cases in the area will continue to push schools to their capacity
and therefore impact the capacity of facilities division-wide.
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, indicatesthe following library needs countywide:
Nearby Libraries
LaPrade Library
North Courthouse
PARKS AND RECREATION
Staff Contact: Stuart Connock(804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The proposed request to reduce cash proffer will not impact the public water and wastewater
systems.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
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Proffered Conditions 5 and 6 of Case 07SN0181 were offered to address drainage impacts on
adjacent properties and concerns relative to construction access. These proffered conditions will
not be affected with this amendment.
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CASE HISTORY
Applicant Submittals
4/10/17 Application submitted
7/3/17 Revised proffered conditions submitted
7/11/17 Conceptual plan submitted
7/19, 7/25 Revised proffered conditions submitted
& 8/4/17
Community Meeting
4/24/17Issues Discussed:
Ongoing traffic and safety concerns along Reams Road
Opposition expressed by area residents to eliminate cash proffer
payment
Impact of reduced proffers to facilitate road improvements in vicinity of
property
Drainage and runoff concerns relative to an adjoining creek
Recreational improvements
Phasing and timing of the development’s construction
7/24/17Issues Discussed:
Revised concept plan and updated architectural elevations
Ongoing traffic and safety concerns along Reams Road
On-site road improvements
Drainage and runoff concerns relative to an adjoining creek
Recreational improvements
Phasing and timing of the development’s construction
Planning Commission
7/18/17Action –DEFERRED TO AUGUST 15, 2017 ON THE COMMISSION’S OWN
MOTION WITH THE APPLICANT’S CONSENT.
8/15/17Citizen Comments:
No citizens spoke to this request.
Recommendation –APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Freye Second: Wallin
AYES: Sloan, Jackson,Freye, Jones and Wallin
The Board of Supervisors on Wednesday, September 27, 2017, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
August 4, 2017
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
The property owner and applicant in this rezoning case, pursuant to Section 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, proffer that the property under consideration (the “Property”) will
be developed according to the following proffers if, and only if, the rezoning request submitted
herewith is granted with only those conditions agreed to by the owner and applicant. In the
event this request is denied or approved with conditions not agreed to by the owner and
applicant, the proffers shall immediately be null and void and of no further force or effect.
The Applicant hereby amends Case 07SN0181 to:
Delete Proffered Condition 19 Impact on Capital Facilities.
Delete Proffered Condition 20 Transportation Contribution.
Delete Proffer 23 Offsite Road Improvements.
The Applicant hereby amends Proffered Condition 11 of Case 07SN0181 to read as follows:
1.Building Materials and Elevations. Dwelling units shall have an architectural treatment
generally consistent with those depicted on the two sheets attached hereto as Exhibit A.
Dwelling units shall be constructed with brick or stone veneer; composition, hardiplank,
or vinyl siding (a minimum of .044” nominal thickness as evidenced by manufacturer’s
printed literature), or a combination thereof. Dutch lap siding shall be prohibited. Roof
materials shall be 30 year architectural/dimensional asphalt composition shingle per
manufacturer warranty. Structures with the same street elevation and color palette,
percentages of siding materials, and landscaping shall not be permitted side-by-side,
directly across from, or diagonally across from each other to create diversity and
interest along the streetscapes.
The Applicant hereby amends Proffered Condition 22 of Case 07SN0181 to read as follows:
2.Road Improvements. In conjunction with the initial development, the following road
improvements shall be completed, as determined by the Transportation of Department:
a. Widening/improving Reams Road to provide 24-foot wide pavement, an
additional four (4) foot wide paved shoulder along the south side, and overlaying
the full width of Reams 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.
b. Dedication to Chesterfield County, free and unrestricted, of any additional right-
of-way (or easements) required for the improvements identified above.
Additional Proffered Conditions are provided as follows:
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3.Entrance Feature. An entrance feature shall be provided at the entrance to the Property
at Winters Hill Place and shall include a monument-style sign with landscaping.
4.Garage Doors. Any garage doors visible from a street 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 shall be prohibited.
5.Heating, Ventilation and Air Conditioning (HVAC) Units and any Whole House
Generators. Units shall initially be screened from view of public roads by landscaping or
low maintenance material chosen by the applicant, as approved by the Planning
Department.
6.Sod/Irrigation. All front, side and corner side yard (to the edge of the rear of the home
on side yard corners) shall initially be sodded and irrigated, exclusive of mulched
flowerbeds and landscaping.
7.Units in a Row. There shall be no more than four (4) residential units connected within
one building.
8.Concept Plan. The site shall be designed as generally depicted on the concept plan
dated July 17, 2017, entitled, “THE VILLAS AT PROVIDENCE, CLOVER HILL DISTRICT,
CHESTERFIELD COUNTY, VIRGINIA” prepared by Draper Aden Associates (referred to
herein as the “Concept Plan”) attached hereto as Exhibit B; provided, however the exact
location of the lots, dwellings, streets, open space, common areas, and other
improvements may be modified provided that the general intent of the Concept Plan is
maintained.
9.Foundation Plantings. Foundation planting beds shall be required along the entire
façade of buildings of condominium units which face public streets, excluding stairs and
walkways accessing porches and patios, and shall contain a minimum of fifty (50)
percent evergreen material and have one shrub per three linear feet of foundation
planting bed.
10. Walkways from Front Doors. A minimum of a three (3) foot concrete walkway shall be
provided to the front entrance of each dwelling unit, if necessary to connect to the
driveways.
11. Dwelling Size. Homes shall have a minimum finished floor area of 1,300 square feet.
The Applicant hereby amends Proffered Condition 9 of Case 07SN0181 to read as follows:
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12. Fencing. A decorative fence with brick or stone columns shall be provided along the
Reams Road frontage of the Property, such columns not to be spaced farther apart than
sixty (60) feet. A vinyl screen fence six (6) feet in height shall be provided generally
along the south eastern and northwestern property lines adjacent to the lots in Winters
Hill Place and Gatewood Subdivision, as shown on the conceptual plan attached as
Exhibit B.
The Applicant hereby amends Proffered Condition 1 of Case 07SN0181to read as follows:
13. Master Plan. The Textual Statement dated September 8, 2006, and last revised August
3, 2017, shall be considered The Master Plan.
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ATTACHMENT 2
TEXTUAL STATEMENT
September 8, 2006
Revised November 15, 2006
Revised November 27, 2006
Revised March 16, 2007
Revised April 5, 2007
Revised July 25, 2017
Revised August 3, 2017
I.Multi-family residential dwellings subject to the requirements of the Zoning Ordinance
for the Residential Multi-Family (R-MF) Districts, except as follows:
A. Setbacks
1. A twenty-three (23) foot exception to the twenty-five (25) foot setback
requirement for structures from driveways providing access exclusively to
parking area.
2. A fifteen (15) foot exception to the fifteen (15) foot setback requirement
for structures from parking spaces.
3. A twenty-five (25) foot exception to the fifty (50) foot setback
requirements for structures from property lines, except along Reams
Road.
4. A forty (40) foot exception to the fifty (50) foot setback requirement for
structures adjacent to rights-of-way, except along Reams Road.
5. A ten (10) foot exception to the fifteen (15) foot requirement for parking
and driveways adjacent to rights-of-way.
B. Driveways and Parking Areas
Driveways and parking areas shall not be required to have curb and gutters.
C. Recreational Area
The recreation area of this development shall not have a minimum size.
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D. Roads
1. A seven (7) foot exception to the twenty-four (24) foot pavement width
requirement for private driveways provided, however, the pavement
width of any driveway designated as a fire lane in connection with site
plan review shall not be less than twenty (20) feet, unless otherwise
approved by the Fire Department at the time of site plan approval.
E. Model home(s), subject to the requirements of Section 19-65(a) of the Zoning
Ordinance.
F. One (1) temporary model home permitted in a modular unit provided such unit
shall be subject to the requirements of Section 19-65(a)(2) through (5) of the
Ordinance.
The following is the only change for the revision dated August 3, 2017.
G. A minimum thirty (30) foot buffer shall be provided along the northwestern and
southeastern property lines where shown on the conceptual plan attached as
Exhibit B, which will allow grading in the first ten (10) feet of such buffer closest
to the units. The foregoing buffer shall be planted to meet the landscape
requirements of a fifty (50) foot buffer of the Zoning Ordinance.
H. A maximum of fifty-four (54) dwelling units shall be permitted to be accessed by
a single road.
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ATTACHMENT 3
CONCEPTUAL ELEVATIONS, EXHIBIT A
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ATTACHMENT 4
CONCEPTUAL SITE PLAN, EXHIBIT B
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ATTACHMENT 5
APPROVED CONDITIONS (07SN0181)
Proffered Conditions, Exhibit A & Textual Statement
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