18SN0709
CASE NUMBER: 18SN0709
APPLICANT: Rebkee Partners Westchester II LLC
CHESTERFIELD COUNTY, VIRGINIA
MIDLOTHIAN DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
MARCH 14, 2018
BOSTime Remaining:
365 DAYS
Agent:
ANDY SCHERZER (804-794-0571)
Planning Department Case Manager:
DREW NOXON (804-796-7122)
15.4 Acres- 15800 City View Drive
REQUEST
Amendment of zoning approval (Case 06SN0191) to permit multifamily residential use in a General
Industrial (I-2) District. Conditions of existing zoning do not permit multifamily residential use on
the request property.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.Proffered conditions, Textual Statement, exhibits and approved zoning conditions are located in
Attachments 1 7.
SUMMARY
A multifamily residential development is proposed on property located within Tract C of the
Westchester development. Up to 250 dwelling units are planned, yielding a density of
approximately 22.7 dwelling units per acre.
Proffered conditions offered by the applicant with this case provide quality design and architectural
standards (summarized on page 6) that will complement the overall Westchester development.
Existing zoning requires, among other things, construction of Watkins Center Parkway north of
Route 60 and road improvements along Routes 60 and 288. Many of these improvements have
been completed. Staff will consider that the traffic impact of the proposed development will be
addressed by completion of all of the required road improvements.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING AND TRANSPORTATION APPROVAL
Provides unique opportunity for integration of residential uses with
existing commercial development to create an urban lifestyle environment,
consistent with recommendations of the Comprehensive Plan
STAFF
Quality design and architecture offered by the applicant provide for a
convenient, attractive and harmonious community that will complement
the surrounding development.
improvements.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends, post 2020, a new high school in the
vicinity of Genito and Otterdale Roads northwest of Swift Creek Reservoir;
SCHOOLS
however, at this time a budget has not been developed for the acquisition of
land or construction of this school facility as recommended in the tƌğƓ.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Midlothian library should be
expanded/replaced or a new facility constructed in the general vicinity at or
LIBRARIES
near current site. Land for expansion or replacement of this facility has not
been acquired.
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Comprehensive Plan
Classification: REGIONAL MIXED USE
The designation suggests the property is appropriate for an integrated mixture of highly concentrated corporate office,
commercial, light industrial/research and development, and higher density residential uses. The majority of uses within
these developments should be commercial, office, research and development and light industrial uses. Residential uses should
be developed in conjunction with non-residential uses. Urban or Traditional Neighborhood design standards are suggested.
Surrounding Land Uses and Development
Watkins Center Pkwy
Rt. 288
Vacant/zoned for
commercial, office
and residential uses
Vacant/zoned for
light industrial uses
Westchester
Commons
Shopping Center
City View Dr
Midlothian Tnpk
Shoppes at Westchester
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PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
Zoning History
Case Number Request
Rezoning of 786 acres to General Industrial (I-2) with conditional use planned
development to permit ordinance exceptions. A development (known as
Westchester and Watkins Center) containing a mix of office, industrial and
06SN0191
commercial uses was approved based upon a tract plan.
Approved
Subject property is part of Tract C of the development (See Tract Plan on
(2/2006)
Page 54); Uses within Tract C limited uses to those permitted in the C-2 and
O-2 Zoning Districts, plus a hotel
Residential multi-family use not included within Tract C
Proposal
The proposed amendment to Case 06SN0191 would permit multi-family residential use within
Tract C on a minimum of 11 acres of the subject property (Textual Statement Item 2.b.). The multi-
family residential use would be in addition to the commercial and office uses permitted by the
existing zoning. A multi-family residential development with a maximum of 250 units, including
studio, and one-and two-bedroom dwelling units, is proposed.
The applicant has indicated that the conceptual layout submitted is for illustrative purposes only
(Exhibit B Attachment 4). Development may or may not occur in accordance with this plan. The
applicant has proffered standards, in addition to the minimum 11-acre project size, to reflect their
development plans. These standards are identified below and on the following page:
Maximum 36 dwelling units permitted per floor
Maximum building height of 5 stories
Access to the site via City View Drive
Minimum setbacks for buildings and private pavement
Parking Exception
An exception to the minimum parking standard of 2 spaces per dwelling unit is requested to permit
1.5 spaces per dwelling unit. The applicant has indicated that parking will be shared between the
residential and commercial uses on the site. Staff is supportive of allowing flexibility for parking
requirements because the residential and non-residential uses will likely have different time
demands and pedestrian connections will be provided between uses.
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
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harmonious communities, protection against overcrowding of land, and protection of the natural
environment. As such, developments that promote unique, viable and long-lasting places and
enhance the community are encouraged.
The following provides an overview of design requirements offered as part of this request
(Attachments 1 and 2 Proffered Conditions and Textual Statement):
Site Design
Foundation plantings and street trees
o
Pedestrian connections (sidewalks, crosswalks, and green spaces) between on-site
o
uses and buildings, and to adjacent commercial and office uses
If required at site plan, a vehicular and/or pedestrian access easement to the northern
o
property line
Building Design
Buildings compatible with buildings in Shoppes at Westchester and as shown on
o
Exhibit A (Attachment 3)
Exterior finishes (excluding features such as windows, doors, cornices, and trim) shall
o
be brick, stone or cultured stone, architectural masonry, and cementitious siding.
Other materials comparable in quality may be approved by the Planning Department
however vinyl is not permitted.
Architectural treatments, such as windows, doors, cornices, accent bands, trim, etc.
o
may be constructed of metal, fiberglass, E.I.F.S., stucco, or other materials
comparable in quality as approved by the Planning Department.
Mechanical units will be ground or roof mounted and screened
o
Apartment building that includes the clubhouse will have a special focus or entry
o
feature as a visual focal point
Recreational Amenities
The applicant has provided the following recreational amenities for this project:
Minimum two (2) acres (inclusive of clubhouse) of active and passive recreational area
Minimum 5,000 sq. ft. clubhouse/amenity area (to be completed prior to the first
certificate of occupancy for any dwelling unit on the Property). Recreational amenities
will include interior and exterior gathering spaces, café area, fitness center, and similar
uses
Walking trails, dog park, landscaped gathering areas with benches, plantings, and
pedestrian amenities to be developed with each phase of development
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions and Textual Statement provided with this request include quality design and
architectural elements comparable with the overall Westchester Commons development.
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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
COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
In February 2006, the Board of Supervisors approved a pro-active rezoning case (Case 06SN0191)
on 786 acres. With that rezoning, the 786 acres was assembled into separate tracts. The property
is included in one of those tracts; Tract C. As part of that rezoning, the Board of Supervisors
accepted a Textual Statement that establishes maximum development densities on the various
tracts. Some development has occurred in Tract C. The remaining development density in Tract
C could generate approximately 8,566 average daily trips. The applicant is requesting the ability
to develop an additional land use on the property, specifically a maximum of 250 apartments
(Textual Statement Condition 2.c). The request will not alter the current maximum development
density on the property. Traffic generated by development of the property will be distributed to
Watkins Centre Parkway, Midlothian Turnpike (Route 60) and Route 288.
Route 60 west of Route 288 has been improved in conjunction with area development. In 2015,
the traffic count on Route 60 was 34,800 vehiC).
Route 288 is a four-lane limited access highway. In 2015, the traffic count on Route 288 north of
Route 60 was 50,610 vehicles per day. Extreme traffic congestion occurs on Route 288 during
peak hours, particularly in the northbound direction during the morning peak hour.
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of the
traffic generated by a proposed development, including acceptable levels of service. This
proposed residential development would contribute to an identifiable need for transportation
improvements. The applicant has not offered to provide any additional mitigating road
improvements.
The property is within Traffic Shed 2, which encompasses the northwest area of the county, west
of Huguenot Road and north of Route 60. Several roads in this part of the county have little or no
shoulders, fixed objects (trees) adjacent to the edge of the pavement and poor vertical and
horizontal alignments. The traffic volume generated from this proposed development will
contribute to an identifiable need for transportation facility improvements to these roads in
excess of existing transportation facility capacity. Roads in this shed or which serve this shed need
to be improved or widened to address safety and accommodate increased traffic, including the
increased traffic from the proposed development.
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transportation network through dedication of property, construction of road improvements, or
transportation network, Transportation staff has calculated the average impact of a single-family
dwelling unit on the transportation network to be $12,652; however, the Board of Supervisors
has adopted a policy establishing that it would accept a maximum cash proffer of $9,400 per
dwelling unit as addressing the traffic impacts of residential development, with all of the funds
to be dedicated towards improvements to the road network. The Policy allows the county to
consider mitigating circumstances about a proposed development. In this case, the residential
development is limited to apartment unitswhich generate approximately 60% of the traffic of
single-family dwelling units. Because of this, the traffic impact of the apartment unit could be
addressed with $5,640 (60% of $9,400) per unit.The traffic impact of the proposed residential
development could be valued at $1,410,000 (250 x $5,640).
As previously noted, the property was included in the 786-acre rezoning case (Case 06SN0191).
The approved Textual Statement requires, among other things, construction of Watkins Centre
Parkway north of Route 60, and road improvements along Route 60 and along Route 288. Many
of the road improvements have been completed.
Based on a similar rezoning request that was approved by the Board, staff will consider that the
traffic impact of the proposed residential development will be addressed by completion of all the
required road improvements. 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 rural response zone for which Fire & EMS has a goal
of responding to at least 90% of the calls for service in under twelve (12) minutes. Fire and EMS
is currently unable to meet that goal.
Nearby Fire/EMS Facilities
The Midlothian Fire Station, Company Number 5
The Forest View Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.17528 calls per dwelling, it is estimated that this development will
generate 44 annual calls for Fire/EMS services.
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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.
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 43 20 23 86
School Type
Schools Currently Serving Area Watkins Midlothian Midlothian
Current Enrollment 1152 1281 1544
Building Capacity (2) 1175 1975 2075
2016-17
Functional Capacity (3) 999 1376 1957
School Year
Enrollment Percent of Total 115% 93% 79%
Data
Functional Capacity
Total Number of Trailers 15 3 0
Number of Classroom Trailers 14 0 0
Note:
Based upon average number of students per multi-family dwelling unit countywide at 0.33 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)
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Public Facilities Plan
The Public Facilities Plan recommends a new elementary school be located in the vicinity of Old
Hundred and Otterdale Roads, north of Genito Road and south of Midlothian Turnpike. In
October 2016, the Board of Supervisors approved Case 17PD0105 for substantial accord to
permit an elementary school located at 1501 Old Hundred Road, and the school division has
acquired this property. Post 2020, the Plan also recommends a new high school in the vicinity of
Genito and Otterdale Roads northwest of Swift Creek Reservoir, however at this time a budget
has not been developed for the acquisition of land or construction of this school facility as
recommended in the Plan.
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4435) stevensj@chesterfield.gov
Mission
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities.
Nearby Library
Midlothian Library
Additional Library Comments
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Midlothian library should be expanded/replaced or a new
facility shall be constructed in the general vicinity at or near current site. Land for expansion or
replacement of this facility has not been acquired.
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UTILITIES
Staff Contact: Jamie Bland (804-751-4439)
The applicant has proffered to use the public water and wastewater systems (Proffered Condition
2, Attachment 1).
The proposed development density is greater than what was originally proposed in the approved
hydraulic analysis for Tract C as part of County Utility Project 06-0231. The Applicant has prepared
a revised hydraulic analysis to incorporate actual flows and increased flows proposed southeast of
the intersection of Midlothian Turnpike and Watkins Center Parkway (Pending Zoning Case
18SN0527) as well as increased flows within this proposed development. The revised hydraulic
analysis shows that as long as the residential multi-family development does not exceed 250 units,
there is adequate hydraulic wastewater capacity for this development with no offsite pipeline
upgrades. The applicant has proffered not to exceed 250 units as part of their textual statement.
The applicant has proffered to extend the wastewater line to the adjacent parcel to the west (GPIN
714-711-2160) at a reasonably maximized depth and slope to maximize the capacity and service
area.
The Utilities Department supports this case.
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The majority of the subject property drains west and northwest to an unnamed tributary to
Michaux Creek. The eastern fourth of the property drains into an existing storm sewer system
and then an existing stormwater basin, which was installed with the first phase of the Westchester
Commons at Watkins Centre. The existing basin discharges to an unnamed tributary which drains
through culverts under Route 288 to Michaux Creek. Michaux Creek drains into Bernards Creek and
then into the James River. The entire property is located within the James River Watershed.
Environmental Features
A Resource Protection Area Designation (RPAD) must be approved by the Department of
Environmental Engineering - Water Quality Section prior to the submittal of any site plans. In
addition, wetlands shall not be impacted without approval from the U.S. Army Corps of Engineers
and/or the Virginia Department of Environmental Quality.
Erosion and Sediment Control
Steep slopes greater than 20 percent are difficult to stabilize when disturbed. Steep slopes may be
present on the property downstream of the existing pond and near the existing stream channel.
Disturbance of these slopes increases the potential for sediment to impact the downstream
channels if erosion occurs. These steep slopes should remain in their natural, undisturbed state to
the maximum extent practicable.
Stormwater Management
The parcel is currently covered by an active State General Construction permit; therefore, the
development is subject to the Part IIC technical criteria of the Virginia Stormwater Management
Program Regulations for both water quality and water quantity until July 1, 2024, unless otherwise
extended by state regulation.
The subject parcel is currently enclosed within a temporary reduced imperviousness best
management practice (BMP) easement, recorded as part of the Shoppes at Westchester Phase 1
development. Prior to issuance of a land disturbance permit, the easement must be vacated and
the water quality for the Shoppes at Westchester Phase 1 must be addressed with the development
of the subject parcel.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
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CASE HISTORY
Applicant Submittals
12/11/2017 Application submitted
11/30/17 Proffered conditions and Textual Statement submitted
1/23/18, Revised proffered conditions and Textual Statement submitted
01/25/18,
02/05/18,
02/13/18,
2/14/18 &
2/15/18
Community Meeting
01/22/2018 No citizens attended
Planning Commission
2/20/18 Citizen Comments:
No citizens spoke to this request.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Stariha Second: Jackson
AYES: Sloan, Jackson, Jones and Stariha
ABSENT: Freye
The Board of Supervisors on Wednesday, March 14, 2018, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
(Submitted February 15, 2018)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
With the approval of this request, Item I.C of the Textual Statement, dated February 17, 2006, of
Case 06SN0191 shall be amended as outlined in the attached Textual Statement. An additional
item shall be added to Section II of the Textual Statement for the
715-712-3410. All other conditions of Case 06SN0191 shall remain in force and effect.
- Poole &
Poole Architecture, dated February 14, 2018, has been added to the application for illustrative
purposes only and has not been proffered in the subsequent proffered conditions.
The applicant hereby offers the following proffered conditions:
1.Master Plan. The Textural Statement last revised February 15, 2018, shall be considered
the Master Plan. (P)
2.Utilities. Public water and wastewater systems shall be used. At such time that sewer is
Utilities Department to reasonably maximize the depth and slope capacity of the
proposed sanitary sewer extension. An extension serving the adjacent property, located
on Tax ID 714-711-2160, shall be provided. (U)
3.Recreational Uses. A pool and minimum 5,000 square foot clubhouse/amenity area,
which shall include interior and exterior gathering spaces, café area, fitness center, and
other uses to primarily serve the residents, shall be provided and generally located within
a residential building in the center of the development. The clubhouse/amenity area shall
be completed prior to the first certificate of occupancy for any dwelling unit on the
Property. A walking trail, a dog park, landscaped areas, gathering areas, benches, and
plantings shall be provided. Other similar recreational uses and pedestrian elements shall
be permitted. Pedestrian scale amenities shall be developed concurrent with the phase
of development that the amenities are intended to serve. (P)
4.Special Focus Feature. A special focus architectural feature and/or entry feature shall be
provided in the residential building where the clubhouse will be located to provide a visual
focal point for the development. The Planning Department shall approve the entry
feature and/or architectural feature at time of plans review. (P and BI)
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5.Unit Types. The dwelling units shall be limited to studio, one (1) and two (2) bedroom
units. (P and BI)
6.Pedestrian Connectivity. The development shall provide sidewalks, crosswalks, street
trees and green spaces to create pedestrian corridors, including a north/south passage.
Sidewalks shall be provided throughout the development to connect the apartments and
retail/restaurant uses
currently located along City View Drive creating a sense of place and connectivity for the
residents. (P)
7.Access Easement. If required at the time of site plan review, a vehicular and/or pedestrian
access easement shall be recorded to the northern property line. (P)
8.Foundation Planting. Foundation planting shall generally be provided along all building
facades. Foundation planting beds shall be a minimum of 4 feet wide measured from the
building 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. Building corners shall be visually softened with vertical accent
shrubs 4-5 feet in height at the time of planting or small evergreen trees 6-8 feet in height
at the time of planting. (P)
9.Mechanical Unit Screening. Any mechanical units shall be ground mounted or roof
mounted. Any mechanical units that are ground mounted shall be screened with
landscaping, a masonry wall to match the masonry on the buildings, or a low maintenance
material fence designed to complement the architecture. Screening shall be designed so
as to block such mechanical units from view by persons on any public streets. The specific
method of screening shall be approved at the time of plan review. (P and BI)
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ATTACHMENT 2
TEXTUAL STATEMENT
(Submitted February 15, 2018)
The Applicant hereby amends Item I.C of the Textual Statement to read as follows:
1.Uses Within Tract C. Within Tract C, uses shall be limited to those permitted by right or
with restrictions in the Neighborhood Business (C-2) District except that uses on a
minimum of ten (10) acres located generally on the western portion of Tract C shall be
limited to those uses permitted by right or with restrictions in the Corporate Office (O-2)
District plus a hotel, and Multi-Family Residential (R-MF) use shall be permitted on the
parcel identified as Tax ID 715-712-3410.
The Applicant hereby adds the following Item to the Textual Statement for the Residential Multi-
Family Use on Tax ID 715-712-
2.Development Requirements for Apartments.
a.Unless significant deviations are approved by the Planning Commission during site
plan review, the architectural treatment of the development shall be compatible
with the existing buildings in Shoppes at Westchester and generally as shown in
Exhibit A, Elevations 1- 5, prepared by Poole & Poole Architecture and dated
February 12, 2018. All buildings shall have exterior wall surfaces constructed of
brick, stone or cultured stone, architectural masonry, cementitious siding, or
other materials comparable in quality as approved by the Planning Department.
Architectural treatments, such as windows, doors, cornices, accent bands, trim,
etc. may be constructed of metal, fiberglass, E.I.F.S., stucco, or other materials
comparable in quality as approved by the Planning Department. No vinyl siding
shall be permitted.
b.The minimum Project Site size for the apartments shall be eleven (11) acres.
c.The maximum number of dwelling units shall be 250.
d.The maximum number of dwelling units per floor shall be thirty-six (36).
e.A minimum of two (2) acres of recreational area, inclusive of the clubhouse, active
and passive recreation, shall be provided for the apartments.
f.The maximum height of the buildings shall be five (5) stories or seventy (70) feet
in height.
g.On-site parking shall be provided at a minimum of 1.5 spaces per dwelling unit.
Parking for the development shall be shared between residential and commercial
uses.
h.All setbacks, buffers and perimeter landscaped areas shall be measured/provided
from the Shoppes at Westchester and Westchester Commons boundaries and not
from the Project Site boundaries.
i.The distance between buildings shall be a minimum of forty (40) feet.
j.Access shall be provided via City View Drive.
k.The minimum building setback from interior private pavement, excluding parking
spaces, shall be ten (10) feet.
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ATTACHMENT 3
EXHIBIT A, CONCEPTUAL BUILDING ELEVATIONS
(Submitted February 13, 2018)
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ATTACHMENT 4
EXHIBIT B, CONCEPTUAL SITE LAYOUT
(Submitted February 14, 2018)
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ATTACHMENT 5
APPROVED PROFFERED CONDITIONS (CASE 06SN0191)
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ATTACHMENT 6
APPROVED TEXTUAL STATEMENT (CASE 06SN0191)
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ATTACHMENT 7
APPROVED ZONING PLAN (CASE 06SN0191)
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