18SN0551
CASE NUMBER: 18SN0551
APPLICANT: Pulte Homes Company, LLC
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
ADDENDUM
Board of Supervisors (BOS) Hearing:
JANUARY 24, 2018
BOSTime Remaining:
365 DAYS
Applicant Agent:
KERRY HUTCHERSON (804-748-3600)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
5.4 Acres 6224 West Stonepath Garden Dr.
REQUEST
Amendment of zoning approval (Case 11SN0149) to amend cash proffers and development
standards in a Townhouse Residential (R-TH) District. Specifically, the applicant proposes to
amend Proffered Conditions 1, 2.G and 6 to reduce cash proffer payments and modify standards
for roof and driveway treatment.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions, exhibits and approved zoning conditions are located in Attachments 1 - 5.
SUMMARY
A 54-lot townhome development (Stonebridge Gardens West at Ironbridge Plaza) is under
development. The current cash proffer amount is $18,593 per dwelling unit for the first 48
dwelling units. For dwelling units in excess of 48 the current amount is $23,075. The current total
potential value of the approved cash proffer equates to $1,030,914. With this request, the
applicant has requested to reduce the cash proffer to $5,922 per dwelling unit; equating to a total
potential value of $319,788.
Existing zoning conditions and those proffered with this case provide design and architectural
standards (summarized on pages 7 and 8) that are comparable in quality to that of the
surrounding community.
The applicant has offered cash payments traffic impact.
ADDENDUM
The purpose of this Addendum is to
Proffered Condition 4 references two (2) elevation exhibits: One (1) elevation is dated October 4,
2017 and one is dated December 11, 2014. The elevation dated October 4, 2017 was not
attached to the staff report and is provided with this Addendum.
Staff continues to recommend approval as outlined on the following page.
(
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATION
PLANNING APPROVAL
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 comparable in quality to that of the
STAFF
surrounding area.
providing cash
payments.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the Plan recommends a new high school in the vicinity of
Branders Bridge, Bradley Bridge and Ironbridge Roads, however at this
SCHOOLS
time a budget has not been developed for the acquisition of land or
construction of this school facility as recommended in the Plan.
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ATTACHMENT 1
ELEVATION
(October 4, 2017)
318SN0551-2018JAN24-BOS-ADD
CASE NUMBER: 18SN0551
APPLICANT: Pulte Homes Company, LLC
CHESTERFIELD COUNTY, VIRGINIA
BERMUDA DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
JANUARY 24, 2018
BOSTime Remaining:
365 DAYS
Applicant Agent:
KERRY HUTCHERSON (804-748-3600)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
5.4 Acres 6224 West Stonepath Garden Dr.
REQUEST
Amendment of zoning approval (Case 11SN0149) to amend cash proffers and development
standards in a Townhouse Residential (R-TH) District. Specifically, the applicant proposes to
amend Proffered Conditions 1, 2.G and 6 to reduce cash proffer payments and modify standards
for roof and driveway treatment.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions, exhibits and approved zoning conditions are located in Attachments 1 - 5.
SUMMARY
A 54-lot townhome development (Stonebridge Gardens West at Ironbridge Plaza) is under
development. The current cash proffer amount is $18,593 per dwelling unit for the first 48
dwelling units. For dwelling units in excess of 48 the current amount is $23,075. The current total
potential value of the approved cash proffer equates to $1,030,914. With this request, the
applicant has requested to reduce the cash proffer to $5,922 per dwelling unit; equating to a total
potential value of $319,788.
Existing zoning conditions and those proffered with this case provide design and architectural
standards (summarized on pages 7 and 8) that are comparable in quality to that of the
surrounding community.
The applicant has offered cash payments
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
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 comparable in quality to that of the
STAFF
surrounding area.
providing cash
payments.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the Plan recommends a new high school in the vicinity of
Branders Bridge, Bradley Bridge and Ironbridge Roads, however at this
SCHOOLS
time a budget has not been developed for the acquisition of land or
construction of this school facility as recommended in the Plan.
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TABLE A
REQUEST PROPERTIES
Tax Identification Number Address
778-651-3488 6224 WEST STONEPATH GARDEN DR
778-651-3787 6220 WEST STONEPATH GARDEN DR
778-651-3873 6221 WEST STONEPATH GARDEN DR
778-651-3987 6216 WEST STONEPATH GARDEN DR
778-651-4173 6217 WEST STONEPATH GARDEN DR
778-651-4188 6212 WEST STONEPATH GARDEN DR
778-651-4374 6213 WEST STONEPATH GARDEN DR
778-651-4388 6208 WEST STONEPATH GARDEN DR
778-651-4574 6209 WEST STONEPATH GARDEN DR
778-651-4588 6204 WEST STONEPATH GARDEN DR
778-651-4774 6205 WEST STONEPATH GARDEN DR
778-651-4888 6200 WEST STONEPATH GARDEN DR
778-651-5074 6201 WEST STONEPATH GARDEN DR
778-651-5294 12040 AVACLAIRE DR
778-651-5474 6145 WEST STONEPATH GARDEN DR
778-651-5496 12036 AVACLAIRE DR
778-651-5598 12032 AVACLAIRE DR
778-651-5774 6141 WEST STONEPATH GARDEN DR
778-651-5799 12028 AVACLAIRE DR
778-651-5974 6137 WEST STONEPATH GARDEN DR
778-651-6175 6133 WEST STONEPATH GARDEN DR
778-651-6375 6129 WEST STONEPATH GARDEN DR
778-651-6575 6125 WEST STONEPATH GARDEN DR
778-651-7075 6121 WEST STONEPATH GARDEN DR
778-651-7375 6117 WEST STONEPATH GARDEN DR
778-651-7575 6113 WEST STONEPATH GARDEN DR
778-651-7776 6109 WEST STONEPATH GARDEN DR
778-651-7976 6105 WEST STONEPATH GARDEN DR
778-651-8176 6101 WEST STONEPATH GARDEN DR
778-651-8677 6017 WEST STONEPATH GARDEN DR
778-651-8699 12013 RUBYSTONE DR
778-651-8795 12021 RUBYSTONE DR
778-651-8797 12017 RUBYSTONE DR
778-651-8892 12025 RUBYSTONE DR
778-651-8978 6013 WEST STONEPATH GARDEN DR
778-651-9178 6009 WEST STONEPATH GARDEN DR
778-651-9479 6005 WEST STONEPATH GARDEN DR
778-652-5800 12024 AVACLAIRE DR
778-652-6002 12020 AVACLAIRE DR
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778-652-6306 12016 AVACLAIRE DR
778-652-6508 12012 AVACLAIRE DR
778-652-6709 12008 AVACLAIRE DR
778-652-6810 12004 AVACLAIRE DR
778-652-7012 12000 AVACLAIRE DR
778-652-8221 11909 RUBYSTONE DR
778-652-8224 11905 RUBYSTONE DR
778-652-8317 11917 RUBYSTONE DR
778-652-8319 11913 RUBYSTONE DR
778-652-8405 12001 RUBYSTONE DR
778-652-8411 11929 RUBYSTONE DR
778-652-8413 11925 RUBYSTONE DR
778-652-8415 11921 RUBYSTONE DR
778-652-8501 12009 RUBYSTONE DR
778-652-8502 12005 RUBYSTONE DR
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Comprehensive Plan
Classification: COMMUNITY BUSINESS
This designation suggests the property is appropriate Community Business use.
Surrounding Land Uses and Development
S. Chalkley Rd
Multi-family residential
and commercial uses
Branders Creek Dr
Multi-family residential
Carver Heights Dr
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number Request
Rezone to R-TH to permit 54 townhome dwelling units with conditional use
planned development to permit exceptions to front yard setbacks.
Cash proffer payment of $15,281 (currently escalated to $18,593) for units
11SN0149
with more than two bedrooms, $7,960.00 (currently escalated to $9,685) for
Approved
units with two or fewer bedrooms, and $18,966.00 ($23,075) for all units in
(2/2011)
excess of 48, to address impacts on roads, schools, fire, libraries and parks.
The staff report for this case analyzed the impact of the proposed
impact.
Proposal
Existing zoning permits a maximum of 54 townhome dwelling units being developed as
Stonebridge Gardens West at Ironbridge Plaza. All 54 dwelling units would be impacted by this
request.
The applicant is requesting to amend Proffered Conditions 1, 2.G and 6 to reduce cash proffer
payments and modify standards for roof and driveway treatment. The roof treatment will be
increased from a 20-year roof to a 30-year roof. With the amendment, driveway treatment
would no longer include asphalt as a permitted material.
Design Requirements of Case 11SN0149
The following provides an overview of the approved design requirements (Attachment 5):
Minimum dwelling size (gross floor area) of 1,350 square feet; maximum number of
bedrooms
Foundations to include brick or stone veneer
20-year roof
Front facades and those facing S. Chalkley Rd treated with minimum of 40% brick or
stone
Hardscaped driveways (concrete and asphalt)
Open space and focal point provided
Decorative fencing; sidewalks; street trees; supplemental landscaping
ce of dwelling units and
landscaping
Design
High quality residential development addresses the Comprehensive Plan goals for strong and
sustainable neighborhoods that are visually attractive, well-planned and well-maintained.
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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 additional design requirements proffered by the
applicant as part of this request (Attachment 1):
Community & Lot Design
aintenance extended to include dwelling unit exteriors
Hardscaped front walks
Hardscaped driveways (excludes asphalt)
Initial screening of HVAC/generators
Rear yard screening; no chain link fence
Street lighting
Gazebo in common area (Exhibit A, Attachment 3)
Variation in elevations along streetscape
Architecture
Building materials and architecture (Elevations Attachment 2):
Garage door treatment
o
Specified building materials on exterior elevations of dwellings; vinyl siding
o
thickness of 0.42 inches
30-year architectural/dimensional roof shingles
o
Front porch treatments
o
Varied front façade treatments
o
Minimum foundation height (18 inches)
o
Limit number of attached units
o
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this request along with those approved with existing zoning include quality design
and architectural elements that are comparable in quality to that of the surrounding area.
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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 TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property could be developed for 54 units. Based on those number of units and trip
generation rates for townhouses, the proposed development could generate approximately
376 average daily trips Traffic generated by development of the property will initially be
distributed to South Chalkley Road and Branders Creek Drive.
South Chalkley Road a major arterial with a recommended right of way width of 90 feet, as
id-lane divided
roadway between Route 10 and Branders Creek Drive, and a two-lane road between Branders
Creek Drive and Carver Heights Drive. In 2012, the traffic count on South Chalkley Road south of
Branders Creek Drive is not a Thoroughfare Plan road, and has been constructed in conjunction
with area development. It is a four-lane divided roadway south of Route 10 and a two-lane road
at its intersection with South Chalkley Road.
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 18, which encompasses the area of the county south
of Route 10, east of Lewis Road, Bradley Bridge Road, and Sandy Ford Road, west of
Harrowgate Road, and north of Hickory Road, Woodpecker Road, and Lakeview Avenue. 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.
transportation network through dedication of property, construction of road improvements, or
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a cash proffer. If an applica
transportation network, Transportation staff has calculated the average impact of a single-
family dwelling unit on the transportation network to be $12,652; however, the Board of
Supervisors has adopted a policy establishing that it would accept a maximum cash proffer of
$9,400 per dwelling unit as addressing the traffic impacts of residential development, with all of
the funds to be dedicated towards improvements to the road network. The Policy allows the
county to consider mitigating circumstances about a proposed development. In this case, the
residential development is limited to townhouses. Based on the volume of traffic it generates a
townhouse unit, which generates 63% of the traffic of single-family dwelling unit, traffic impact
could be addressed by $5,922 per unit. The traffic impact could be addressed by $5,922 ($9,400
x 65%) per unit. The traffic impact could be valued at $319,788 ($5,922 x 54).
The applicant has proffered to make payments of $5,992 for each dwelling unit (Proffered
Condition 1). Staff supports the request.
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 Chester Fire Station, Company Number 1
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.27524 calls per dwelling, it is estimated that this development will
generate 15 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
Elementary Middle High Total (1)
Anticipated Student Yield by 10 5 7 22
School Type
Schools Currently Serving AreaEcoff Carver Bird
Current Enrollment 767 991 1841
Building Capacity (2) 1000 1675 2500
2016-17
Functional Capacity (3) 841 1191 2291
School Year
Enrollment Percent of Total 91% 83% 80%
Data
Functional Capacity
Total Number of Trailers 2 3 5
Number of Classroom Trailers 1 1 5
Note:
Based upon average number of students per townhouse dwelling unit countywide at 0.41 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 tƌğƓ recommends a new high school in the vicinity of Branders Bridge, Bradley
Bridge and Ironbridge Roads, however at this time a budget has not been developed for the
acquisition of land or construction of this school facility as recommended in the tƌğƓ.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
ction 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 Library
Chester
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
UTILITIES
Staff Contact: Terry Maples (804-751-4435) maplest@chesterfield.gov
Per Case 11SN0149, the applicant has proffered to connect to public water and wastewater
facilities. The project is located within the mandatory public water/wastewater areas.
This project is currently under construction.
The proposed request to amend cash proffers will not adversely impact the public water and
wastewater system.
The Utilities Department supports this case.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
8/7/17 Application submitted
10/18 and Application amended
11/29/17
9/5, 9/6, Revised proffered conditions and exhibits submitted
9/7, 10/4,
11/13 and
11/16/17
Community Meeting
10/9/17 No citizens attended
Planning Commission
10/17/17 Action
MO
11/21/17 Action DEFERRED TO DECEMBER 19, 2017
MOTION WITHOUT THE .
12/19/17 Citizen Comments:
No citizens spoke to this case.
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, January 24, 2018, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
(November 16, 2017)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
The Applicant in this 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
e request
submitted herewith is granted with only those conditions agreed to by the Applicant. In the
event this request is denied or approved with conditions not agreed to by the Applicant, the
proffer shall immediately be null and void and of no further force or effect.
The Applicant hereby amends case 11SN0149 by modifying Proffered Condition #13 to read as
follows:
1.Road Cash Proffer. The applicant, sub-divider, or assignee(s) shall pay $5,922 per
dwelling unit to the County of Chesterfield for road improvements within the service
district for the Property. Each payment shall be made prior to the issuance of a building
permit for a dwelling unit unless state law modifies the timing of the payment. Should
Chesterfield County impose impact fees at any time during the life of the development
that are applicable to the property, the amount paid in cash proffers shall be in lieu of or
credited toward, but not be in addition to, any impact fees, in a manner determined by
(B&M)
The Applicant hereby amends case 11SN0149 by modifying Proffered Condition #2.G. to read as
follows:
2.-year
(P and BI)
The Applicant hereby amends Proffered Condition #6 to read as follows:
3."All private driveways shall be brushed concrete, stamped concrete, exposed aggregate
concrete, or decorative pavers. Gravel and asphalt driveways shall not be permitted."
(P)
Additional Proffered Conditions are as follows:
4.Style and Form. Front facades of dwelling units shall have an architectural treatment
and materials generally consistent with those depicted in the renderings entitled,
ing units
shall have an architectural treatment and materials generally consistent with those
2014. (P and BI)
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5.Variation in Front Elevations. The following restrictions designed to maximize
architectural variety of the dwelling units constructed on the Property shall apply:
i.The same front elevation may not be located on dwelling units that are adjacent
to each other within the same building.
ii.Variation in the front elevation to address the paragraph above shall not be
achieved by mirroring the façade, but it shall be accomplished by providing at
least three (3) of the following architectural changes:
(a) increasing or decreasing the length of the porch or entry
(b) varying the location and/or style of a front facing gable(s)
(c) alternating the color themes with respect to siding, doors, and trim
(d) providing different materials and/or siding types on at least 50% of the
elevation
(e) providing a different roof type/roof line
(f) varying the window and door fenestration. (P and BI)
6.Front Walks. Any front walks leading from dwelling units to driveways shall be a
minimum of four (4) feet in width and constructed of brushed or stamped concrete. (P)
7.Dwelling Units Per Building. There shall be no more than two (2) buildings where seven
(7) dwelling units are attached in a single building. All other buildings shall have no
more than six (6) dwelling units attached in a single building. (P and BI)
8.Garage Doors. Front loaded and corner side loaded garages shall use an upgraded
garage door. An upgraded garage door is any garage door with a minimum of two (2)
enhances features. Enhanced features shall include, but are not limited to, windows,
raised panels, decorative panels, arches, hinge straps or other architectural features on
the exterior façade (at the level of the garage) that enhance the entry (i.e. decorative
lintels, shed roof, overhangs, arches, columns, keystones, eyebrows, lantern-style
lighting, etc.). Flat panel garage doors are prohibited. (P and BI)
9.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.
10.Rear Yard Screening. Rear yard/patio areas of these units shall be screened from view
of the roads by fencing, landscaping, or a combination. Any rear yard fences
constructed shall be fiber cement lumber, composite, vinyl and/or comparable material.
The height of the rear yard fences shall not exceed six (6) feet. (P)
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11.Street Lighting. Street lighting shall be provided as generally shown on that certain plan
and last revised on March 5, 2015. Except for the light located at the corner of S.
Chalkley Road and E. Stonepath Garden Drive, all streets lights shall be of a post lantern
style (e.g., Decorative Colonials or similar products). The style of the light located at the
corner of S. Chalkley Road and E. Stonepath Garden Drive shall be determined by the
Planning Department. (P and EE)
12.Foundation Height. Dwelling unit foundations shall extend a minimum of eighteen (18)
inches above final grade. (P and BI)
13.Maintenance of Building Exteriors and Common Areas.
for the development shall be responsible for properly maintaining and repairing on-site
improvements including, but not limited to, all common areas, driveways, lot
landscaping, lighting, fencing, street trees, sidewalks, and dwelling unit exteriors (as
initially built and delivered by builder). Dwelling unit interiors and any additions or
modifications are expressly excluded from the homeow
individual lots or any improvements thereon. All areas of concrete shall be maintained
s and ruts.
repair obligations. (P)
14.Chain-link Fencing Prohibited. Chain-link fencing shall be prohibited on the Property. (P)
15.Gazebo in Common Area. A gazebo meeting the specifications described in the attached
Exhibit A shall be provided in the portion of the common area that serves as a focal
point for the Property. (P)
16.Vinyl Siding Thickness. Where vinyl siding is used, such vinyl siding shall have a
minimum wall thickness of 0.042 inches. (P and BI)
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ATTACHMENT 2
ELEVATIONS
November 13, 2017
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ATTACHMENT 3
EXHIBIT A - GAZEBO
November 16, 2017
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ATTACHMENT 4
STREETLIGHT PLAN
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ATTACHMENT 5
APPROVED CONDITIONS (11SN0149)
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