18SN0672
CASE NUMBER: 18SN0672 (AMENDED)
APPLICANT: Douglas R. Sowers & Susan S. Sowers
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
MAY 23, 2018
BOS Time Remaining:
365 DAYS
Applicant Agent:
JIM THEOBALD (804-771-9513)
Planning Department Case Manager:
DAVID DAMERON (804-768-7592)
19.1 Acres 8931 Baldwin Creek Road
REQUEST
(AMENDED) Amendment of zoning approval (Case 05SN0184) relative to cash proffers, building
setbacks, and transportation improvements in a Residential (R-12) District. Specifically, the
amendment is proposed to delete Proffered Condition 3 to eliminate cash proffer payments and
amend Proffered Condition 7.b. relative to transportation improvements, Proffered Condition 2.c
relative to a utility contribution, and Condition 1 for a modification to Textual Statement Item
B.2.e relative to side yard setbacks.
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 residential development composed of single-family, condominium and cluster homes is
planned. Existing zoning limits development to a maximum of 42 dwelling units, all of which
would be affected by this request.
The current cash proffer amount is $23,075 per dwelling unit or $ 15,188 per unit for senior
housing. The current total potential value of the approved cash proffer equates to $969,150,
based on the cash amount $23,075. With this request, the applicant is proposing to improve the
east side of Baldwin Creek Road, valued at $542,992, in lieu of a cash proffer payment. To provide
a more like comparison of the value of the proposed improvements versus total value of the
outstanding cash proffers, staff has converted the string of projected, future payments into
current dollars. Therefore, the potential calculated total of $969,150 is valued at $800,969 in
current dollars.
Existing zoning conditions and those proffered with this case provide design and architectural
standards (summarized on pages 5-7) that are comparable in quality to that of the surrounding
community.
RECOMMENDATION
Providing a FIRST CHOICE community through excellence in public service
APPROVAL
PLANNING
COMMISSION
PLANNING APPROVAL
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
surrounding community.
TRANSPORTATION APPROVAL
STAFF
D
improvements.
UTILITIES DENIAL
Proposal falls short of the current calculated development impact of $439
per acre for the Dry Creek Wastewater Pump Station.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends Post 2020, a new elementary school in
the vicinity of Hull Street and Otterdale Roads, east of Skinquarter Road and
south of Duval Road, a new middle school in the vicinity of Hull Street and
SCHOOLS
Otterdale Roads, and a new high school in the vicinity of Genito and Otterdale
Roads northwest of Swift Creek Reservoir. At this time a budget has not been
developed for the acquisition of land or construction of these school facilities
as recommended in the tƌğƓ͵
The .źƉĻǞğǤƭ ğƓķ Ʃğźƌƭ /ŷğƦƷĻƩ of the Comprehensive Plan recommends
provision of pedestrian/bicycle facilities along all routes shown on the Plan and
connections from these routes and existing pedestrian/bicycle facilities to
PARKS AND adjacent developments. The Plan recommends a route along Beach Road and
RECREATION Baldwin Creek Road, the s
The applicant has not offered to address the impacts on pedestrian/bicycle
facilities. The applicant is encouraged to consider a pedestrian/bicycle system
within the development and a connection to the Beach Road and Baldwin Creek
bike and pedestrian trails and adjacent subdivisions.
218SN0672-2018MAY23-BOS-RPT
318SN0672-2018MAY23-BOS-RPT
Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL I
The designation suggests the property is appropriate for residential use of 2.0 dwelling units per acre.
Surrounding Land Uses and Development
Large lot single-
family residential
use or vacant
Zoned R-12; future
Baldwin
residential
Creek Rd
development
Zoned A;
Beach Rd
Vacant
418SN0672-2018MAY23-BOS-RPT
PLANNING
Staff Contact: David Dameron (804-768-7592) damerond@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Residential (R-12) with Conditional Use Planned Development to
permit a variety of residential uses.
Proffered conditions limit development to 42 dwelling units
05SN0184
Cash proffer of $15,600 for non-age restricted dwelling units and $10,269 for
Approved
age restricted units (currently escalated to $ 23,075 and $15,188 respectively)
(11/2005)
The staff report for this case analyzed the impact of the proposed
impact.
Proposal
A mixture of single family, condominium and cluster dwelling units is proposed. Existing zoning
permits a maximum of 42 dwelling units, all of which will be affected by this request.
Design Requirements of Case 05SN0184
The following provides an overview of the approved design requirements referenced in attached
case information (Attachments 4-7):
Traditional (R-12)
Minimum house sizes
o
Recreational areas
o
Restrictive covenants (County ensures covenants are recorded, not
o
enforcement)
Cluster
Architectural design standards (Exhibits Attachment 7)
o
Side/rear-loaded garages; front-loaded with Planning Director approval
o
Paved driveways and unit landscaping
o
Sidewalks and street trees
o
Buffers in open space and focal point
o
Condominium
Architectural design standards (Exhibits Attachment 6) and permitted units per
o
building
Side/rear-loaded garages; front-loaded with Planning Director approval
o
Unit landscaping and minimum lot coverage
o
Sidewalks and street trees
o
Building heights and materials
o
Buffers in open space and focal points
o
518SN0672-2018MAY23-BOS-RPT
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 additional design requirements offered as part of this
request (Attachment 1 Proffered Conditions):
Traditional R-12)
Architectural styles compatible to Collington subdivision
o
Variety of elevations along street to avoid monotonous streetscape
o
Variety of siding materials, to include vinyl (minimum thickness of 0.044 inches);
o
front facades with minimum 20% brick or stone on 50% of units (5 of 10)
Minimum 3 colors on each exterior
o
Brick, stone or stucco foundation treatment
o
Varied rooflines; 30-year architectural/dimensional roof shingles
o
Chimney and porch treatment
o
Garages required (attached or detached); upgraded doors; 10% permitted past front
o
line of dwelling with architectural treatment per Exhibit A (Attachment 3)
Sodded and irrigated front and side corner yards and front foundation planting beds
o
Hardscaped driveways (to include asphalt) and concrete front walks
o
Pedestrian-scale lighting and uniform mailbox design
o
Buffers in open space
o
Screening of mechanical units
o
Cluster
Variety of siding materials, to include vinyl (minimum thickness of 0.044 inches);
o
front facades with minimum 20% brick or stone on 50% of units (5 of 10)
Sodded and irrigated front and side corner yards and front foundation planting beds
o
Variety of elevations along street to avoid monotonous streetscape
o
Porch and chimney treatments
o
Garages required (attached or detached); upgraded doors;
o
Brick, stone or stucco foundation treatment, extending minimum of 18 inches above
o
grade
Concrete front walks, pedestrian-scale lighting and screening of mechanical units
o
Condominium
Variety of siding materials, to include vinyl (minimum thickness of 0.044 inches);
o
front facades with minimum 20% brick or stone on 50% of units (5 of 10)
Brick, stone or stucco foundation treatment, extending minimum of 18 inches above
o
grade
Front foundation planting beds, concrete front walks and paved driveways
o
Garages required (attached or detached); upgraded doors
o
Pedestrian-scale lighting and screening of mechanical units
o
Chimney and porch treatments
o
618SN0672-2018MAY23-BOS-RPT
Side Yard Setbacks for Cluster Homes
Existing zoning permits lots for cluster homes to be a minimum of 6,000 square feet in
area. In addition, setbacks for these homes were reduced with a minimum five (5) foot
setback on one side and a minimum of ten (10) feet on the opposite side. In addition,
every group of three (3) adjacent dwellings fronting on the same street are required to
have a minimum setback of twenty (20) feet between two (2) of the dwellings.
With this request, the applicant proposed to modify the side yard setbacks for cluster
homes by providing a uniform seven and one-half (7.5) foot setback from each side
property line. This modification maintains the aggregate side yard setback provided in the
original zoning case (fifteen (15) feet per lot) while providing the desired flexibility to
remove the restriction that two dwellings be at least twenty (20) feet from one another.
Adequate separation between cluster homes will be maintained under the request.
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this request along with those approved with Case 05SN0184 include quality
design and architectural elements that are comparable (elevated) in quality to that of the
surrounding community (existing and planned area development).
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
COUNTY TRANSPORTATION
Staff Contact: Steven Adams (804-751-4461) adamst@chesterfield.gov
The property could be developed for 42 units. Based on those numbers of units and applying
trip generation rates for a single-family dwelling, development could generate approximately
473 average daily trips. Traffic generated by development of the property will be distributed to
Baldwin Creek Road.
Baldwin Creek Road is identified on the /ƚǒƓƷǤ ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ as a major arterial with a
recommended right of way width of 90 feet. Baldwin Creek Road is a two-lane road. 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 on Baldwin Creek Road south of Hull Street Road
was 1,600 vehicles per C).
718SN0672-2018MAY23-BOS-RPT
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 property is located within Traffic Shed 11, which encompasses the area of the county south
of Hull Street Road, west of Winterpock Road, and north of River Road. Several roads in this
traffic shed or which serve this traffic shed are substandard, with little or no shoulders, fixed
objects (trees) adjacent to the edge of the pavement, and poor vertical and horizontal
alignments. The traffic volume generated from this proposed residential development will
contribute to an identifiable need for transportation facility improvements to these roads in
excess of existing transportation facility capacity. Roads in this shed or which serve this shed
need to be improved or widened to address safety and accommodate increased traffic,
including the increased traffic from the proposed development.
transportation network through dedication of property, construction of road improvements, or
a cash pr
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. As such, if the applicant
of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
appropriate. The traffic impact of the proposed development could be valued at $394,800 (42 x
$9,400).
The applicant has proffered to widen/improve the east side of Baldwin Creek Road for the
property frontage (Proffered Condition 3). These road improvements have been estimated to
be valued at approximately $542,992. It should be noted, however, that the actual cost to
provide these improvements could be more or less than this amount. Based on the proffered
condition, staff supports the request.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
To date, no comments have been received.
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.
818SN0672-2018MAY23-BOS-RPT
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 Winterpock Fire Station, Company Number 19
Anticipated Fire & EMS Impacts/Needs
Based on an average of .11396 calls per dwelling, it is estimated that this development will
generate 5 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.
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.
918SN0672-2018MAY23-BOS-RPT
Anticipated School Impacts
Elementary Middle High Total (1)
Anticipated Student Yield by 9 5 7 21
School Type
Schools Currently Serving Area Winterpock Tomahawk Creek Cosby
Current Enrollment 966 1505 2054
(2)
Building Capacity 1050 1675 1950
2016-17
(3)
Functional Capacity 951 1301 1918
School Year
Enrollment Percent of Total 102% 116% 107%
Data
Functional Capacity
Total Number of Trailers 1 5 9
Number of Classroom Trailers 1 4 9
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit. While this
(1)
figure represents the highest impact to the school system, the zoning proposal permits an unspecified mixed
development of single family, townhome, 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)
Public Facilities Plan
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new elementary school in the vicinity of Hull
Street and Otterdale Roads, east of Skinquarter Road and south of Duval Road, a new middle
school in the vicinity of Hull Street and Otterdale Roads, and 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 these school facilities as
recommended in the tƌğƓ.
Additional Schools Comments
While Case 05SN0184 permits an unspecified mix of single family, townhouse, and multifamily
dwelling units, the maximum proffered density is approximately 42 dwelling units. Student
yield calculations are based on 42 single family dwelling units, the maximum possible impact.
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
The publi
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.
1018SN0672-2018MAY23-BOS-RPT
Nearby Libraries
Clover Hill
Public Facilities Plan
The
tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ 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 has been acquired.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
Mission
The County supports a high-quality park system to provide residents and visitors with equitable
access to active and passive recreation opportunities. The 2018 level of service is 7.5 acres of
regional, community and neighborhood parkland per 1,000 persons whereas the target level of
service is 9 acres per 1,000 persons.
Nearby Parks Facilities
Magnolia Green Community Park (undeveloped)
(2) Elementary School Athletic Areas
(1) High School Athletic Area
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Community Park of 21-99 acres near this
location. Land for this park has recently been acquired containing 26.8 acres called Magnolia
Green Park.
The .źƉĻǞğǤƭ ğƓķ Ʃğźƌƭ /ŷğƦƷĻƩ of the Comprehensive Plan recommends provision of
pedestrian/bicycle facilities along all routes shown on the Plan and connections from these routes
and existing pedestrian/bicycle facilities to adjacent developments. The Plan recommends a route
along Beach Road and Baldwin Creek Road, the southern boundary of th
The applicant has not offered to address the impacts on pedestrian/bicycle facilities.
Recommendation
Pedestrian/bicycle facilities be provided as recommended in the .źƉĻǞğǤƭ ğƓķ Ʃğźƌƭ /ŷğƦƷĻƩ of
the Comprehensive Plan.
The applicant is also encouraged to consider a pedestrian/bicycle system within the development
and a connection to the Beach Road and Baldwin Creek bike and pedestrian trails and adjacent
subdivisions.
1118SN0672-2018MAY23-BOS-RPT
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The use of public water and wastewater was proffered under case 05SN0184, Proffered
Condition 2.
Proffered Condition 2.(c) of Case 05SN0184 provided for a cash contribution of $200 per acre
towards the upgrade of the Dry Creek Wastewater Pump Station. In order to address the
impact of proposed development upon county utilities facilities, the County began accepting
proffers in 1999 for developments located within the natural drainage area of the pump station
that are outside of the original service area of the pump station. Impact was calculated based
upon a 1994 cost estimate of $750,000 to upgrade the capacity of the pump station to serve
the entire Dry Creek Basin.
Information obtained from the Chesterfield County Budget Department allowed the Utility
Department to calculate that the cost per acre for the impact of residential development on
this facility has increased from $200 to $439 per acre from FY99 to FY18.
The applicant has proffered (Proffered Condition 2):
ƦĻƩƒźƷ ŅƚƩ Ļğĭŷ ƭǒĬķźǝźƭźƚƓ ƭĻĭƷźƚƓͲ ƷŷĻ 5ĻǝĻƌƚƦĻƩ ƭŷğƌƌ ƒğƉĻ ƦğǤƒĻƓƷƭ Ʒƚ /ŷĻƭƷĻƩŅźĻƌķ /ƚǒƓƷǤ
źƓ ƷŷĻ ğƒƚǒƓƷ ƚŅ υЌЉЉ͵ЉЉ ƦĻƩ ğĭƩĻ źƓ ƌƚƷƭ ğķƆǒƭƷĻķ ğƓƓǒğƌƌǤ ŅƚƩ ƷŷĻ ağƩƭŷğƌƌ {ǞźŅƷ źƓķĻǣͲ ƓƚƷ Ʒƚ
ĻǣĭĻĻķ ğƓ ğŭŭƩĻŭğƷĻ ƦğǤƒĻƓƷ ƚŅ υАͲЉЉЉ͵ЉЉͲ ğƭ ğ ĭƚƓƷƩźĬǒƷźƚƓ ƷƚǞğƩķƭ ƷŷĻ ĻǣƦğƓƭźƚƓ ƚŅ ƷŷĻ 5ƩǤ
This proffer falls short of the current calculated
development impact of $439 per acre.
.
Therefore, the Utilities Department does not support this rezoning request
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Proffered Condition 1(b) of Case 05SN0184 was offered to address drainage impacts to the existing
culverts under Beach Road, and will not be affected with this amendment.
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CASE HISTORY
Applicant Submittals
12/11/17, Application submitted and application amendments submitted
03/02,
03/08 &
04/12/18
03/02, Revisions to proffered conditions and exhibits submitted
03/06 ,
03/07,
04/03,
04/10 &
04/12/18
Community Meeting
03/05/18 Issues Discussed:
Road improvements offered with request
Speed limit change on Baldwin Creek Drive
Planning Commission
03/20/18 Action DEFERRED TO APRIL 17, 2018
4/17/18 Citizen Comments:
No citizens spoke to this request.
COMMISSION DISCUSSION:
Mr. Stariha noted his support for the increased utility contribution as more
closely meeting the developmen
Recommendation APPROVAL SUBJECT TO THE PROFFERED CONDITIONS IN
ATTACHMENT 1
Motion: Stariha Second: Jones
AYES: Sloan, Jones and Stariha ABSTENTION: Jackson ABSENT: Freye
The Board of Supervisors on Wednesday, May 23, 2018, beginning at 6:00 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
(April 12, 2018)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions offered by the applicant.
The property owners 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
request submitted herewith is granted with only those conditions agreed to by the owners and
applicant. In the event this request is denied or approved with conditions not agreed to by the
owners and applicant, the proffers shall immediately be null and void and of no further force or
effect.
The Applicant herby deletes Proffered Condition 3 of Case No. 05SN0184.
The Applicant hereby amends Condition 1 of Case No. 05SN0184 to read as follows:
1. Master Plan. The Textual Statement dated March 1, 2005, as amended April 12, 2018,
(P)
The Applicant hereby amends Proffered Condition 2.(c) of Case No. 05SN0184 as follows:
2. Dry Creek Wastewater Pump Station. Prior to the issuance of the first building permit
for each subdivision section, the Developer shall make payments to Chesterfield County in the
amount of $300.00 per acre in lots adjusted annually for the Marshall Swift index, not to exceed
an aggregate payment of $7,000.00, as a contribution towards the expansion of the Dry Creek
Wastewater Pump Station. (U)
The Applicant hereby amends Proffered Condition 7.(b) of Case No. 05SN0184 as follows:
3. Widening/improving the east side of Baldwin Creek Road to an eleven (11) foot wide
travel lane, measured from the centerline of the existing pavement, with a four (4) foot wide
paved shoulder and overlaying the full width of the road with one and a half (1.5) inch of
compacted bituminous asphalt concrete, with any modifications approved by the
Transportation Department, for the entire Property frontage; (T)
New Proffered Condition 4 is hereby provided:
4. Architectural and Site Design Standards. All dwelling units, other than condominiums or
cluster homes, developed on the Property shall be subject to the following architectural design
standards.
A. Style and Form.
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i. The architectural styles shall use forms and elements compatible with those in
the Collington subdivision in Chesterfield County, Virginia. The same architectural style of
dwelling unit frontal elevations shall not be located on either side of or directly across from
each other, but this requirement shall not prevent a dwelling unit from having the same frontal
elevations as a dwelling unit located diagonally across from said dwelling unit.
ii. The main body of each single family detached dwelling unit shall be a
minimum of thirty (30) feet in width. No single story home shall be located on either side of or
directly across from another single story home, but this requirement shall not prevent a single
story home from being located diagonally across from another single story home.
B. Exterior Facades.
i. Façade Materials. At least 50% (5 in 10) dwelling units constructed shall have brick or stone
fronts that cover a minimum of 20% of the façade (which façade shall exclude gables, windows,
trim, and doors). Other acceptable siding materials shall include stucco, synthetic stucco
(E.I.F.S.), or horizontal lap siding (excluding Dutch lap siding). Horizontal lap siding may be
manufactured from natural wood or cement fiber board or may be premium quality vinyl siding
with a minimum wall thickness of .044 inches. Synthetic stucco (E.I.F.S.) siding shall be finished
in a smooth, sand or level texture, no rough textures are permitted. Exterior facades shall
include, at a minimum, 1 X 6 rake and fascia boards.
ii. Color. Elements of exterior facades (which include cladding, trim, and doors)
shall include a minimum of three (3) colors, except a minimum of two (2) colors shall be
included if the cladding is white.
C. Foundations. All foundations shall be faced entirely of brick or stone. Synthetic or
natural stucco foundations may be permitted for facades constructed entirely of stucco.
D. Roofs.
i. Varied Roof Line. Varied roof designs and materials shall be used on facades
of dwellings that face a street. The main roof pitch shall be 7/12, and there shall be a minimum
roof overhang of twelve (12) inches on main gables. Roof pitch may be decreased to match the
architectural style each individual dwelling (e.g., Pacific, Northwest, Modern, Craftsman, etc.)
Porch roofs and dormers may utilize pitches that are less than 7/12.
ii. Roof Materials. Roofing material shall be dimensional architectural shingles
with a minimum 30 year warranty. All flashing shall be copper or pre-finished aluminum
(bronze or black).
E. Porches, Stoops and Decks.
i. Front Porches. Individual porches and porticos shall be one-story in height. Extended front
shall be finished painted wood or metal railing with vertical pickets or swan balusters. Pickets
shall be supported on top and bottom rails that span between columns. Columns supporting
roofs of porches, porticos and covered stoops on street facing facades, shall be masonry piers,
1518SN0672-2018MAY23-BOS-RPT
tapered round (Tuscan or Doric) column, or square box col
appropriate to the character of the unit. Other high quality columns may be approved. Steps
to the main entrance of all homes, except for homes with country porches, shall be faced with
brick or stone or a cementitious, mortared stone-appearing product. Front stoops and porches,
except for homes with country porches, shall be brick or stone or a cementitious, mortared
stone-appearing product with finished concrete or exposed aggregate landing. Any country
porches shall hav
appropriate to the character of the unit. Country porch flooring shall be salt treated wood or
wood alternative composite (e.g. Trex). Front porches shall include painted pickets, a painted
band and painted lattice underneath any open porches.
ii. Rear Porches. All rear porches visible from public rights of way shall have
lattice or higher quality screening spanning between columns. Handrails and railings, when
required by building code, shall be finished painted wood or metal railing with vertical pickets
or swan balusters.
F. Fireplaces, Chimneys and Flues.
i. Chimneys. Chimney chases shall be constructed of brick or stone. The width
and depth of chimneys shall be appropriately sized in proportion to the size and height of the
unit.
ii. Direct Vent Fireplaces. Direct vent gas fireplace boxes which protrude beyond
the exterior plane of the unit, are not permitted on front facades. All the exterior materials and
finishes used to enclose the fireplace box must match the adjacent facade.
G. Front walks/Driveways.
i. All private driveways serving residential uses shall be constructed of either
concrete or asphalt. Private driveways shall not require curb and gutter.
ii. Front walks shall be provided to each dwelling unit. Front walks shall be
iii. One (1) lamp post shall be provided to each dwelling unit. The design of such
lamp posts shall be consistent throughout the Property.
iv. If individual mailbox units are provided for each lot, the design of such
mailboxes shall be consistent throughout the Property. Any provided mailbox units shall be
painted white at time of initial installation.
H. Landscaping and Yards. All front and corner side yards shall be sodded and irrigated.
Foundation planting beds shall be provided along the front façades of dwelling units.
Foundation planting beds shall be a minimum of four (4) feet wide as measured from the unit
foundation. Planting beds shall be defined with a trenched edge or suitable landscape edging
material. Planting beds shall include medium shrubs spaced a maximum of four (4) feet apart.
Unit corners shall be visually softened with vertical accent shrubs (2-
evergreen trees (5-
1618SN0672-2018MAY23-BOS-RPT
landscaping treatment shall be one small deciduous tree planting in the front yard of the
dwelling.
I. Garages.
i. All units shall have a garage, which may be attached or detached.
ii. Attached garages (both front loaded and corner side loaded) and detached
garages shall use an upgraded garage door. An upgraded garage door is a door with a minimum
of two (2) enhanced features. Enhanced features shall include windows, raised panels,
decorative panels, arches, hinge straps or other architectural features on the exterior that
enhance the entry (i.e. decorative lintels, shed roof overhangs, arches, columns, keystones,
eyebrows, etc.). Flat panel garage doors are prohibited.
iii. A maximum of one (1) dwelling unit for every group of ten (10) dwelling units
shall be permitted to feature a garage that extends past the front line of the main dwelling
provided that: (a) the architectural treatment of the garage generally conforms to the example
photos attached hereto as Exhibits A-1 A-3 and (b) the garage extends for a distance of no
more than twenty-
J. 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.
K. Required Buffers. Any required buffer areas shall be maintained as common
open space and not be part of a lot. (P and BI)
New Proffered Condition 5 is hereby provided:
5. Architectural and Site Design Standards. All cluster homes developed on the Property shall
be subject to the following architectural design standards.
A. Landscaping and Yards. All front and side corner yards shall be sodded and
irrigated. Foundation planting beds shall be provided along the front façades of dwelling units.
Foundation planting beds shall be a minimum of four (4) feet wide as measured from the unit
foundation. Planting beds shall be defined with a trenched edge or suitable landscape edging
material. Planting beds shall include medium shrubs spaced a maximum of four (4) feet apart.
Unit corners shall be visually softened with vertical accent shrubs (2-
evergreen trees (5-
B. Front Walks. Front walks shall be provided to each dwelling unit. Front walks
shall be constructed o
C. 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.
1718SN0672-2018MAY23-BOS-RPT
D. Façade Materials. At least 50% (5 in 10) dwelling units constructed shall have
brick or stone fronts that cover a minimum of 20% of the façade (which façade shall exclude
gables, windows, trim, and doors). Other acceptable siding materials shall include stucco,
synthetic stucco (E.I.F.S.), or horizontal lap siding (excluding Dutch lap siding). Horizontal lap
siding may be manufactured from natural wood or cement fiber board or may be premium
quality vinyl siding with a minimum wall thickness of .044 inches. Synthetic stucco (E.I.F.S.)
siding shall be finished in a smooth, sand or level texture, no rough textures are permitted.
Exterior facades shall include, at a minimum, 1 X 6 rake and fascia boards.
E. Variety in Elevations. The same architectural style of dwelling unit frontal
elevations shall not be located on either side of or directly across from each other, but this
requirement shall not prevent a dwelling unit from having the same frontal elevations as a
dwelling unit located diagonally across from said dwelling unit.
F. Porches, Stoops and Decks.
i. Front Porches. Individual porches and porticos shall be one-story in
, when
required by building code, shall be finished painted wood or metal railing with vertical pickets
or swan balusters. Pickets shall be supported on top and bottom rails that span between
columns. Columns supporting roofs of porches, porticos and covered stoops on street facing
facades, shall be masonry piers, tapered round (Tuscan or Doric) column, or square box
columns may be approved. Steps to the main entrance of all homes, except for homes with
country porches, shall be faced with brick or stone or a cementitious, mortared stone-
appearing product. Front stoops and porches, except for homes with country porches, shall be
brick or stone or a cementitious, mortared stone-appearing product with finished concrete or
exposed aggregate landing. Any country porches shall have brick or stone piers to match the
flooring shall be salt treated wood or wood alternative composite (e.g. Trex). Front porches
shall include painted pickets, a painted band and painted lattice underneath any open porches.
ii. Rear Porches. All rear porches visible from public rights of way shall have
lattice screening spanning between columns. Handrails and railings, when required by building
code, shall be finished painted wood or metal railing with vertical pickets or swan balusters.
G. Pedestrian-Scale Lighting. Decorative pedestrian-scale street lighting shall be
installed along subdivision streets.
H. Foundations. Foundations on all dwelling units shall be treated in one of the
following manners:
i. Foundations shall be constructed entirely of brick or stone. Synthetic or
natural stucco foundations may be permitted for facades constructed entirely of stucco.
OR
1818SN0672-2018MAY23-BOS-RPT
ii. 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 facades to give the appearance of a crawl space.
I. Fireplaces, Chimneys and Flues.
i. Chimneys. Chimney chases shall be constructed of brick or stone. The width
and depth of chimneys shall be appropriately sized in proportion to the size and height of the
unit.
ii. Direct Vent Fireplaces. Direct vent gas fireplace boxes which protrude beyond
the exterior plane of the unit, are not permitted on front facades. All the exterior materials and
finishes used to enclose the fireplace box must match the adjacent facade.
J. Garages.
i. All units shall have a garage, which may be attached or detached.
ii. Attached garages (both front loaded and corner side loaded) and detached
garages shall use an upgraded garage door. An upgraded garage door is a door with a minimum
of two (2) enhanced features. Enhanced features shall include windows, raised panels,
decorative panels, arches, hinge straps or other architectural features on the exterior that
enhance the entry (i.e. decorative lintels, shed roof overhangs, arches, columns, keystones,
eyebrows, etc.). Flat panel garage doors are prohibited. (P and BI)
New Proffered Condition 6 is hereby provided:
6. Architectural and Site Design Standards. All condominiums developed on the Property shall
be subject to the following architectural design standards.
A. Foundation Plantings. Foundation planting beds shall be provided along the
front façades of dwelling units. Foundation planting beds shall be a minimum of four (4) feet
wide as measured from the unit foundation. Planting beds shall be defined with a trenched
edge or suitable landscape edging material. Planting beds shall include medium shrubs spaced
a maximum of four (4) feet apart. Unit corners shall be visually softened with vertical accent
shrubs (2--
B. Façade Materials. At least 50% (5 in 10) dwelling units constructed shall have
brick or stone fronts that cover a minimum of 20% of the façade (which façade shall exclude
gables, windows, trim, and doors).
C. Garages.
i. All units shall have a garage, which may be attached or detached.
ii. Attached garages (both front loaded and corner side loaded) and detached
garages shall use an upgraded garage door. An upgraded garage door is a door with a minimum
1918SN0672-2018MAY23-BOS-RPT
of two (2) enhanced features. Enhanced features shall include windows, raised panels,
decorative panels, arches, hinge straps or other architectural features on the exterior that
enhance the entry (i.e. decorative lintels, shed roof overhangs, arches, columns, keystones,
eyebrows, etc.). Flat panel garage doors are prohibited.
D. 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.
E. Front Walks. Front walks shall be provided to each dwelling unit. Front walks
shall be constructed of concrete. Front wa
F. Pedestrian-Scale Lighting. Decorative pedestrian-scale street lighting shall be
installed along subdivision streets.
G. Foundations. Foundations on all dwelling units shall be treated in one of the
following manners:
i. Foundations shall be constructed entirely of brick or stone. Synthetic or
natural stucco foundations may be permitted for facades constructed entirely of stucco.
OR
ii. 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 facades to give the appearance of a crawl space.
H. Porches, Stoops and Decks.
i. Front Porches. Individual porches and porticos shall be one-story in
required by building code, shall be finished painted wood or metal railing with vertical pickets
or swan balusters. Pickets shall be supported on top and bottom rails that span between
columns. Columns supporting roofs of porches, porticos and covered stoops on street facing
facades, shall be masonry piers, tapered round (Tuscan or Doric) column, or square box
te to the character of the unit. Other high quality
columns may be approved. Steps to the main entrance of all homes, except for homes with
country porches, shall be faced with brick or stone or a cementitious, mortared stone-
appearing product. Front stoops and porches, except for homes with country porches, shall be
brick or stone or a cementitious, mortared stone-appearing product with finished concrete or
exposed aggregate landing. Any country porches shall have brick or stone piers to match the
foun
flooring shall be salt treated wood or wood alternative composite (e.g. Trex). Front porches
shall include painted pickets, a painted band and painted lattice underneath any open porches.
ii. Rear Porches. All rear porches visible from public rights of way shall have
lattice screening spanning between columns. Handrails and railings, when required by building
code, shall be finished painted wood or metal railing with vertical pickets or swan balusters.
2018SN0672-2018MAY23-BOS-RPT
I. Fireplaces, Chimneys and Flues.
i. Chimneys. Chimney chases shall be constructed of brick or stone. The width
and depth of chimneys shall be appropriately sized in proportion to the size and height of the
unit.
ii. Direct Vent Fireplaces. Direct vent gas fireplace boxes which protrude beyond
the exterior plane of the unit, are not permitted on front facades. All the exterior materials and
finishes used to enclose the fireplace box must match the adjacent facade.
J. Private Driveways. All private driveways serving residential uses shall be
constructed of either concrete or asphalt. Private driveways shall not require curb and gutter.
(P and BI)
2118SN0672-2018MAY23-BOS-RPT
ATTACHMENT 2
TEXTUAL STATEMENT
(April 12, 2018)
The Applicant hereby amends Textual Statement Condition B.2.e) of Case 05SN0184 to read as
follows:
Side Yards. Principal structures shall be located no less than seven and one-half (7.5) feet
from each side yard property line.
(STAFF NOTE: All other Textual Statement Items of Case 05SN0184 shall remain in force and
effect.)
2218SN0672-2018MAY23-BOS-RPT
ATTACHMENT 3
EXHIBIT A
(March 6, 2018)
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ATTACHMENT 4
APPROVED CONDITIONS (05SN0184)
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ATTACHMENT 5
TEXTUAL STATEMENT (05SN0184)
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ATTACHMENT 6
APPROVED EXHIBITS CONDOMINIUMS (05SN0184)
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ATTACHMENT 7
APPROVED EXHIBITS CLUSTER (05SN01847)
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