18SN0526
CASE NUMBER: 18SN0526
APPLICANT: HHH Land, LLC
CHESTERFIELD COUNTY, VIRGINIA
CLOVER HILLDISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
NOVEMBER 15, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant’s Agent:
JAMES W. THEOBALD(804-771-9513)
Applicant’s Contact:
HANS KLINGER (804-762-4800 EXT. 212)
70.3Acres –3700 Lonas Parkway
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
REQUEST
Amendment of zoning approval (Case 07SN0336) to amend cash proffers and development
standards in a Regional Business (C-4) District. Specifically, the amendment is proposed to delete
Proffered Condition 3relative tocash proffer payment and amend Proffered Condition 1 relative
to the approved master plan.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions, exhibits, elevations and approved zoning conditions are located in Attachments 1 - 8.
SUMMARY
A townhouse and multifamily residential project is proposed. Existing zoning permits 562 dwelling
units. The applicant proposes to limit the density of the project to 550 dwelling units, all of which
are included in this request.
The current cash proffer amount is $21,504 per dwelling unit or $14,155 per age restricted unit.
There are 550 units included with this request. The current total potential value of the approved
cash proffer ranges from $7,785,250 to $11,827,200. With this request, the applicant is proposing
to eliminate the cash proffer payment as the property is location within an area identified for
revitalization.
Existing zoning conditions and those proffered with this case provide design and architectural
standards (summarized on pages 5 through 7) that are elevated in quality to that of the surrounding
community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
PLANNING – 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 communityelevated in quality
STAFF
to that of the surrounding community.
TRANSPORTATION – APPROVAL
Located within a revitalization area. Under the Road Cash Proffer Policy,
no road cash proffer will be accepted.
SUMMARY OF IDENTIFIED ISSUES
DepartmentIssue
The Public Facilities Plan recommends the Clover Hill library should be
LIBRARIES expanded/replaced or a new facility shall be constructed in the general
vicinity at or near current site. Land for expansion or replacement of this
facility or new facility is being acquired.
218SN0526-2017NOV15-BOS-RPT
318SN0526-2017NOV15-BOS-RPT
Comprehensive Plan
Classification: REGIONAL MIXED USE
The designation suggests the property is appropriate for a mixture of corporate office, commercial,
0B
light industrial/research and development, and higher density residential uses with public spaces, on
large tracts of land generally at the interchange of arterials and limited access roads.
Surrounding Land Uses and Development
1B
Commercial
Uses
Single-family
Residential
Hull Street Road
Uses (Glen Tara
Subdivision)
Multi-family
Residential
Uses (Addison
Route 288
at Swift Creek)
418SN0526-2017NOV15-BOS-RPT
PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
Zoning History
Case Number Request
Rezoning to C-4 (219.4 acres tract) with conditional use to permit outside
storage, multifamily and townhouse residential uses
95SN0197
Proffered conditions limited development to 450 dwelling units
No cash proffer was proffered with this request
Rezoning to C-4 (2.5 acres tract) with conditional use to permit outside
storage, multifamily and townhouse residential uses
97SN0162
Proffered conditions continued to limit development to 450 dwelling units on
the entire C-4 tract (now a total of221.9 acres)
No cash proffer was proffered with this request
Conditional use to permit a maximum of 575 multifamily and townhouse
dwelling unitson 71.9 acres with a conditional use planned development to
permit exceptions to development standards. Cash proffer of $15,600 per
dwelling unit (currently escalated to $21,504) or $10,269 per age restricted unit
07SN0336
(currently escalated to $14,155) was offered for dwelling unitstowards the
Approved
development’s impacts on schools (excluding age restricted units), fire, parks,
(8/2007)
roads and libraries.
The staff report for Case 07SN0336 analyzed the impact of the proposed
development on public facilities and the applicant’s offer to mitigate that impact.
Proposal
A residential development consisting of a maximum of 550 townhouse and multi-family
condominium dwellings on 70.3 acres is planned.Of these 550 dwellings, a maximum of 475
townhouse units would be permitted.
Design Requirements of Case 07SN0336
The following provides an overview ofthe approved design requirements referenced in the
attached case information (Attachment 7):
Community Design
Conceptual plan for mixing of uses, including a mix of townhouse and condominium uses
Permit townhouse and condominium uses
Buffer adjacent to Glen Tara neighborhood
Sidewalks
Focal points
Landscaping
Street trees
o
518SN0526-2017NOV15-BOS-RPT
Buffers located within required open space
o
Dwelling Design
Setbacks for front loaded garages
Specified design standards and exceptions for townhouse uses
Specified design standards and exceptions for condominium uses
Condominiums may be attached or detached, maximum of 4 stories in height
o
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
Density limited to 550 dwelling units, with a maximum of 475 townhouse dwelling units
Conceptual plan detailing location of uses and access (Attachment 3)
Residential development will be the sole use permitted on the property once residential
development commences
Amenities to include pedestrian pathways and gathering areas, including a clubhouse
facility of 2,000 square feet, and 500 square feet of outside living/programmed
recreational space
Protective covenants for maintenance of the development, including common areas,
recreational amenities, landscaping for common areas and townhouse yards and
exterior power washing of dwelling units
Landscaping and Yards
Sodded andirrigated front, side, corner side and rear yards (Townhouses &
o
Condominiums)
rd
Foundation planting beds along the entire front dwelling façade, as well as 1/3of
o
the side façade visible to a street (All Dwellings)
Grass or landscaping strips between driveways (Townhouses)
o
Lot Design
Hardscaped driveways and front walkways (All Dwellings)
House Design
Minimum dwelling size (gross floor area) of 1,300 square feet (Townhomes)
Dwellings to conform to elevations in Attachments 4 – 6 (Townhouses & Condominiums)
618SN0526-2017NOV15-BOS-RPT
All dwellings to have brick, stone, composition, hardiplank, or horizontal siding, to
include quality vinyl siding with minimum thickness of .044 inches (Townhouses &
Condominiums)
Foundations of brick, stone or stone veneer
Eighteen (18) inches for Townhouses
o
Twenty-four (24) inches for Condominiums
o
Varied roof materials, includingdimensional architectural shingles with minimum 30-
year warranty (Townhouses & Condominiums)
Garage door treatments (All Dwellings)
Garages required for 50% of townhouse dwellings (Townhouses)
Limit of six (6) attached dwelling units (Townhouses)
Variation in front elevation treatments for buildings, including variation in building
materials and material colors (Townhouses)
Initial screening of ground level HVAC/whole house generators from public roads with
landscaping or low maintenance material, building mounted HVAC units not permitted on
front façade of dwellings (All Dwellings)
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this request include quality design and architectural elements that are elevatedin
quality to that of the surrounding community.
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 Department of Community Enhancement supports development in revitalization areas that
represents a substantial improvement above current area conditions. This proposal (as
reflected in proffers dated 10/6/17 and current code requirements), represents a substantial
improvement above conditions of older residential development generally west of Bailey Bridge
Road and south of Hull Street Road. Specifically, this project would be a substantial
improvement in terms of: architectural variation, common recreational area, paved driveways,
foundation treatment, foundation planting beds, front porches, front walks, garages, unit size
(for townhouse units), HVAC screening, landscaping, roof form, roof materials, sidewalks, siding
material, and street trees.
The project would be generally less equivalent to surrounding development in terms of yard
trees (not specified).
The Department of Community Enhancement supports the proposal as proffered.
718SN0526-2017NOV15-BOS-RPT
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.
818SN0526-2017NOV15-BOS-RPT
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property could be developed for 550 units (Proffered Condition 8). Based on those
numbers of units and applying trip generation rates for townhouses, development could
generate approximately 2,835 average daily trips. Traffic generated by development of the
property will initially be distributed to Hull Street Road (Route 360).
Hull Street Road is identified on the County’s Thoroughfare Plan as a major arterial with a
recommended right of way width of 120 to 200 feet. East of Lonas Parkway, Hull Street Road is
a five-lane divided road, with two eastbound and three westbound lanes. In 2015, the traffic
count on Hull Street Road between Route 288 and Genito Road was 42,635 vehicles per day
(Level of Service “F”).
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 located within Traffic Shed 7, which encompasses the area of the county
bounded by Hull Street Road, Chippenham Parkway, Route 10, and Route 288. 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 trafficimpacts 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. Based on the
volume of traffic it generates, a townhouse or a condominium, which generates 63% of the
traffic of single-family dwelling unit, traffic impact could be addressed by $5,922 per unit.The
traffic impact of the proposed development could be valued at $3,275,100 (550 x $5,922).
According to the Department of Community Enhancement, the property is located within a
revitalization area. Under the RoadCash Proffer Policy, no road cash proffer will be accepted
for development in these areas. Staff supports the request.
918SN0526-2017NOV15-BOS-RPT
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe(804-674-2560) jonathan.phillippe@vdot.virginia.gov
To date, no comments have been received.
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 Clover Hill Fire Station, Company Number 7
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.259 call per dwelling, it is estimated that this development will
generate 143 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.
1018SN0526-2017NOV15-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
vitalityof the County. The comprehensive plansuggests a greater focus should be placed on
linking schools with communities by providing greater access, flexible designs and locations that
better meet the needs of the communities in which they are located.
Capital Improvements
The School Board FY2018adopted 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 inthe 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 103 49 63 221
School Type
Schools Currently Serving AreaCrenshawBailey Bridge Manchester
Current Enrollment 703 1397 1983
Building Capacity (2) 825 1875 2675
2016-17
Functional Capacity (3)771 1455 2344
School Year
Enrollment Percent of Total 91%96%85%
Data
Functional Capacity
Total Number of Trailers 5 05
Number of Classroom Trailers 4 05
Note:
Based upon average number of students per townhouse dwelling unit countywide at 0.41 students per unit, and the
(1)
average number of students per multifamily dwelling unit countywide at 0.33 students per unit. While this figure
represents the highest impact to the school system, the zoning proposal permits an unspecified mixed development of
townhouse and multi-family dwelling units which would reduce the overall anticipated student yield.
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)
1118SN0526-2017NOV15-BOS-RPT
Additional Schools Comments
While Case 07SN0336 permits an unspecified mix of townhouses and multifamily dwelling
units, the maximum proffered densitywith the current requestis 550 dwelling units, of whicha
maximum of 475 of these units are proposed to be townhouse dwelling units. Student yield
calculations are based on 475 townhouse dwelling units, and 75 multifamily dwelling units, the
maximum possible impact.
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
The public library system’s role in the county has expanded beyond its traditional function as a
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities.
Nearby Libraries
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 or new facility is being acquired.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
1218SN0526-2017NOV15-BOS-RPT
UTILITIES
Staff Contact: Terry Maples (804-751-4435) maplest@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 12”Yes
Wastewater No 8” & 10”Yes
Additional Utility Comments:
The property is within the mandatory water and wastewater connection area as outlined in
Section 18-60 of the County Code.
All water and wastewaterdesign and construction must comply with the current revision of the
Chesterfield County Utilities Department’s specifications.
There are existing twelve (12) inch water lines along Lonas Parkway and Bridgewood Crossing.
There are existing eight (8) inch wastewater line along Lonas Parkway, eight (8) inch wastewater
along Bridgewood Crossing, eight (8) inch wastewater on Bridgewood Road, eight (8) inch & ten
(10) inch wastewater Lonas Parkway and eight (8) inch stub to site. There is also a ten (10) inch
wastewater line that bi-sects the western parcel of the request site. Public water and wastewater
was proffered with previous case 07SN0336, which is still in effect.
The Utilities Department supports this case.
1318SN0526-2017NOV15-BOS-RPT
1418SN0526-2017NOV15-BOS-RPT
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Proffered Condition 17 of Case 95SN0197 and Proffered Condition 14 of Case 97SN0162 were
offered to address drainage impacts to the Glen Tara Subdivision. These proffered conditionswill
not be affected with this amendment.
1518SN0526-2017NOV15-BOS-RPT
CASE HISTORY
Applicant Submittals
7/10/17 Application submitted
8/21, 9/7, Revised proffered conditions submitted
9/12, 9/18,
9/25 &
10/6/17
Community Meeting
7/25/17Issues Discussed:
Location of wetlands on the request property
Types of building materials permitted on exterior facades, including vinyl
siding
Treatment of garages on dwellings
Planning Commission
9/19/17Action – DEFERRED TO OCTOBER 17, 2017 ON THE COMMISSION’S OWN
MOTION WITH THE APPLICANT’S CONSENT.
10/17/17 Citizen 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, November 15, 2017, beginning at 6:00 p.m., will
consider this request.
1618SN0526-2017NOV15-BOS-RPT
ATTACHMENT 1
PROFFERED CONDITIONS
October 6, 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
themselves and their 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 07SN0336 to delete Condition 3 Cash Proffer.
The Applicant hereby amends Proffered Condition 1 of Case 07SN0336 to read as follows:
1.Master Plan. The Textual Statement dated July 6, 2007, as amended October 6, 2017,
shall be the “Master Plan”.
The applicant offers the following additional Proffered Conditions:
APPLICABLE TO ALL RESIDENTIAL UNITS
2.Driveways/Front Walks. Any private driveways serving residential units shall be
concrete. A minimum of a three (3) foot concrete front walk shall be provided to the
entrance of each building of units to connect to drives, sidewalks, street or parking.(P)
3.Heating, Ventilation and Air Conditioning (HVAC) Units and any Whole House
Generators. Ground HVAC units and any whole house generators 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. Any building-mounted
HVAC units shall not be placed on the front façade of a building.(P)
4.Foundation Plantings. Foundation planting beds shall be required along the entire front
façade of buildings excluding garages, stairs and walkways accessing porches and patios.
Foundation planting beds that extend a minimum of one third (1/3) of the length of the
side elevation as measured from the front corner of the unit are also required on
building side elevations that are adjacent to public streets. Foundation planting beds
shall 1) contain a minimum of fifty (50) percent evergreen material with one (1) shrub
per three (3) linear feet of foundation planting bed, and 2) be a minimum of three (3)
feet wide as measured from the unit foundation. Unit corners shall be visually softened
with vertical accent shrubs (4’-5’ at the time of planting) or small evergreen trees (6’-8’
at the time of planting). (P)
1718SN0526-2017NOV15-BOS-RPT
5.Garages. 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.(P)
6.Amenities. Amenities shall include, but not be limited to, pedestrian paths, walkways
and a gathering area to include a clubhouse with a minimum of 2,000 square feet of
enclosed space and outside living/programmed recreational space of 500 square feet.
Construction on the aforementioned clubhouse shall commence prior to the issuance of
the Certificate of Occupancy for the 275th unit and shall be completed and open for use
within 18 months after commencement of construction. (P)
7.Concept Plan. The site shall be designed in general conformance with the bubble
concept plan dated September 18, 2017, entitled, “Concept Plan” prepared by Kimley
Horn (referred toherein as the “Concept Plan”). (P)
8.Density. There shall be no more than five hundred fifty (550) residential units
developed on the Property. (P)
9.Protective Covenants. Prior to or concurrent with the recordation of a subdivision plat
and/or site plan approved by the County, a document shall be recorded in the Clerk's
Office of the Circuit Court of Chesterfield County, Virginia, setting forth controls on the
development and maintenance of the Property. The covenants shall include the
maintenance of common areas including the recreational amenities and landscaping
(common area and townhome yard), and the periodic powerwashing of the exterior of
all dwellings. (P)
10.Development. Should residential development be commenced on the Property, the
entire Property the subject hereof shall be residential with accessory uses related
thereto. (P)
APPLICABLE TO TOWNHOMES
11.Minimum Dwelling Size. Dwellings shall have a minimum of 1,300 square feet of
finished floor area.(P)
12.Sod and Irrigation. Sod and irrigation shall be required for front, side, corner side and
rear yards of all buildings of attached units, except where such yards have been
improved with hardscape, planting beds or mulch. (P)
13.Elevations/Exterior Facades. Development of the attached townhomes shall be in
general conformance with the architectural appearance shown on the elevations
attached hereto as Exhibits A1, A2 and A3. Any substantial modifications shall be
approved by the Planning Commission in conjunction with plans review.
1818SN0526-2017NOV15-BOS-RPT
a.Roof materials shall be architectural/dimensional asphalt composition shingle
with a 30 year warranty, pre-finished or real copper, or standing seam metal
roof.
b.Acceptable siding materials shall include brick, stone, composition, hardiplank,
vinyl siding (a minimum of .044” nominal thickness as evidenced by
manufacturer’s printed literature, engineered wood (e.g. LP Smartside) and
horizontal lap siding. Horizontal lap siding shall be manufactured from natural
wood or cement fiber board. Plywood and metal siding are not permitted.
Painted wood trim is not permitted. Dutch lap siding is not permitted.
c.No two buildings directly adjacent to each other side by side or directly across
from each other shall have identical individual elevation and color sequence
patterns across the fronts of the buildings. No two units adjoining each other
within each building shall have identical colors or elevations. There shall be a
minimum of two (2) siding colors used on each individual unit, exclusive of trim,
shutters and doors. A variety of façade materials, such as masonry, horizontal
lap siding, shingles, board and batten, shall be used in each building to provide
additional architectural interest. (P)
14.Units in a Row. There shall be no more than six (6) residential units connected within
one building.(P)
15.Garages. A minimum of fifty (50%) of the residential townhouse units shall have a
garage. (P)
16.Density. There shall be no more than four hundred seventy-five (475) residential
townhomes developed on the Property.(P)
17.Foundation Treatment. There shall be a minimum vertical height of eighteen (18) inches
of brick, stone, or stone veneer above grade utilized on slab-on-grade foundations on all
front and side residential townhome facades to give the appearance of a crawl space.
(P)
18.Grass Strips Between Unit Driveways. Grass strips, which may be landscaped, shall be
provided to break the space between driveways of each townhome unit. (P)
APPLICABLE TO CONDOMINIUMS
19.Sod and Irrigation. Sod and irrigation shall be required for front, side, corner side and
rear yards of all buildings of attached units, except where such yards have been
improved with hardscape, planting beds or mulch. (P)
20.Elevations/Exterior Facades. Development of the condominiums shall be in general
conformance with the architectural appearance shown on the elevations attached
hereto as Exhibits B1 and B-2. Any substantial modifications shall be approved by the
Planning Commission in conjunction with plans review.
1918SN0526-2017NOV15-BOS-RPT
a.Roof materials shall be architectural/dimensional asphalt composition shingle
with a 30 year warranty, pre-finished or real copper, or standing seam metal
roof.
b.Acceptable siding materials shall include brick, stone, composition, hardiplank,
vinyl siding (a minimum of .044” nominal thickness as evidenced by
manufacturer’s printed literature, engineered wood (e.g. LP Smartside) and
horizontal lap siding. Horizontal lap siding shall be manufactured from natural
wood or cement fiber board. Plywood and metal siding are not permitted.
Painted wood trim is not permitted. Dutch lap siding is not permitted. (P)
21.Foundation Treatment. There shall be a minimum vertical height of twenty-four (24)
inches of brick, stone, or stone veneer above grade utilized on slab-on-grade
foundations on all front and side residential condominiums facades to give the
appearance of a crawl space. (P)
2018SN0526-2017NOV15-BOS-RPT
ATTACHMENT 2
TEXTUAL STATEMENT
October 6, 2017
The Applicant hereby amends Textual Statement Condition 1 of Case 07SN0336 to read as
follows:
1.Mixing of Uses. Within the Property there shall be no “mixing” of uses between
residential and commercial uses (e.g., if the Property is to be developed for residential
uses, all of the Property shall be developed for residential uses, or if the Property is
developed for commercial uses, all of the Property shall be developed for commercial
uses). Provided, however, the mixing of residential and commercial uses may be
permitted should commercial uses be developed first and a conceptual plan is
submitted for review and approval and the conceptual plan addresses land use
transitions and compatibility between residential and commercial uses within the
Property itself as well as with adjacent properties. Consideration of land use
compatibility and transitions between residential and commercial uses may include, but
not necessarily be limited to, the exact location of uses, buffers, and site design. Such
conceptual plan shall be approved by either the Planning Commission or the Planning
Department, at the election of the developer, and such review shall be subject to appeal
in accordance with provisions of the Zoning Ordinance for site plan approval.
2118SN0526-2017NOV15-BOS-RPT
ATTACHMENT 3
CONCEPTUAL PLAN
2218SN0526-2017NOV15-BOS-RPT
ATTACHMENT 4
EXHIBITS A-1 & A-2 – CONCEPTUAL TOWNHOUSE ELEVATIONS
2318SN0526-2017NOV15-BOS-RPT
ATTACHMENT 5
EXHIBITS A-3 – CONCEPTUAL TOWNHOUSE ELEVATIONS
2418SN0526-2017NOV15-BOS-RPT
ATTACHMENT 6
EXHIBITS B-1 & B-2 – CONCEPTUAL CONDO ELEVATIONS
2518SN0526-2017NOV15-BOS-RPT
ATTACHMENT 7
APPROVED CONDITIONS (07SN0336)
2618SN0526-2017NOV15-BOS-RPT
2718SN0526-2017NOV15-BOS-RPT
2818SN0526-2017NOV15-BOS-RPT
2918SN0526-2017NOV15-BOS-RPT
ATTACHMENT 8
APPROVED CONDITIONS – TEXTUAL STATEMENT (07SN0336)
3018SN0526-2017NOV15-BOS-RPT
3118SN0526-2017NOV15-BOS-RPT
3218SN0526-2017NOV15-BOS-RPT
3318SN0526-2017NOV15-BOS-RPT