18SN0839
CASE NUMBER: 18SN0839
APPLICANT: Mitchell Bode
CHESTERFIELD COUNTY, VIRGINIA
CLOVER HILL DISTRICT
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
DECEMBER 12, 2018
BOS Time Remaining:
365 DAYS
MITCHELL BODE (804-270-7701)
Planning Department Case Manager:
19.5 Acres 11700 Lucks Lane
DARLA ORR (804-717-6533)
REQUEST
Rezoning from Multifamily Residential (R-MF) with conditional use planned development to
Multifamily Residential (R-MF) with conditional use planned development to permit exceptions to
ordinance requirements.
Notes:
A.Conditions may be imposed or the property owner may proffer conditions.
B.A condition, proffered conditions, Textual Statement and exhibits are located in Attachments 1 - 6.
SUMMARY
A 62-unit age-restricted multi-family development is planned, yielding a density of 3.17 dwelling
units per acre. The development is proposed, as outlined on the Conceptual Plan (Attachment 5),
with generally 4 attached condominium units per building (referenced as a quad-plex style).
Exceptions to ordinance standards, discussed in detail on page 5, are requested to accommodate
the proposed design.
Proffered conditions provide design and architectural standards (summarized on page 6) that are
comparable in quality to that of the surrounding community.
The applicant h
on roads.
RECOMMENDATION
APPROVAL
PLANNING
COMMISSION
PLANNING APPROVAL
While development exceeds density of Plan, the proposed zoning and
land use reduces density approved by existing zoning by nearly one-half
and eliminates the approved group care facility use.
STAFF
Quality, design and architecture offered by the applicant provide for a
convenient, attractive and harmonious community comparable in quality
to that of the surrounding community.
TRANSPORTATION APPROVAL
cash payments.
Providing a FIRST CHOICE community through excellence in public service
218SN0839-2018DEC12-BOS-RPT
Comprehensive Plan (Northern Courthouse Road)
Classification: RESIDENTIAL
The designation suggests the property is appropriate for residential uses of 2.5 units per acre or less.
Surrounding Land Uses and Development
Monacan
High School
Single family
residential;
Mansfield
Church or
Crossing
vacant
Lucks Lane
Single family
residential;
Explorer Drive
St. James
Woods
Church
318SN0839-2018DEC12-BOS-RPT
PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Residential Multi-family (R-MF) with conditional use planned
development to permit 112 senior apartments (yielding a density of 5.74
dwelling units per acre), 84-bed group care facility and a private school.
Exceptions to development standards were approved to permit the quad-plex
15SN0657
style multi-family units and conditions addressed architectural standards, site
Approved
design, pedestrian connectivity, road improvements and access to adjacent
(10/2015)
parcels.
The staff report for this case analyzed the impact of the proposed
impact.
Proposal
The applicant requests to rezone the property from the existing Residential Multi-family (R-MF)
zoning to Residential Multi-family (R-MF) with conditional use planned development to permit a
62-unit senior condominium development with up to 4 attached units (referred to as a quad-plex
design). Development is planned to generally conform to the Conceptual Plan (Condition,
Attachment 1 and Exhibit B, Attachment 5).
Exceptions to ordinance requirements are proposed to accommodate the quad-plex design, as
outlined below and in the Textual Statement (Attachment 3):
Reduction in setbacks for buildings from drives and rights of way and parking spaces
Reduction in setbacks for parking and drives from rights of way
Elimination of requirement for curb and gutter, active recreational facilities and
community buildings, and requirement for units to front streets
Reduction in private streets, drive, and buffer widths
Permit 1 temporary sales office in a modular unit for 1 year
Density
Existing zoning (Case 15SN0657 noted above) permits 112 senior multi-family units yielding a
density of 5.74 dwelling units per acre. In addition, an 84-bed group care facility and a private
school are also permitted. While this density exceeds the density of 2.5 dwelling units per acre as
suggested by the Comprehensive Plan, the Board of Supervisors noted in its approval that the
development would be compatible with surrounding single family residential use.
A maximum of 62 senior multi-family dwelling units would be permitted with the proposed zoning,
yielding a density of 3.17 dwelling units per acre. Staff supports the current proposal. While the
proposed density also exceeds the 2.5 dwelling units suggested as appropriate by the
Comprehensive Plan, the current permitted density would be reduced by nearly one-half and no
longer permits the group care facility and private school use.
418SN0839-2018DEC12-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.
The following provides an overview of additional design requirements offered as part of this
request (Condition and Proffered Conditions, Attachments 1 and 2):
Community and lots
Overall design as shown on Conceptual Plan (Exhibit B, Attachment 5)
o
Sidewalks, street trees and supplemental landscaping throughout
o
Decorative street lights with reduced height and hardscaped drives and front walks
o
Enhanced entrance design
o
Recreational areas with pavilion, garden area, dog park and trail (Exhibit C,
o
Attachment 6)
Buildings
Architectural design per Exhibit A (Attachment 4)
o
Façade treatment 60% brick or stone masonry in aggregate, premium quality vinyl,
o
natural wood, or cement fiber board
Roof and masonry foundation treatment; garage doors minimized
o
Variation of façade treatments on each façade and between units
o
Minimum finished floor area of 1,500 square feet
o
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this request include quality design and architectural elements that are
comparable in quality to that of the surrounding community.
Access to Adjacent Parcels
h the proposed
development, the applicant has proffered an access easement to serve these properties back
through the proposed development. (Proffered Condition 17, Attachment 2)
Access Easement
Adjacent properties
fronting Lucks Lane
518SN0839-2018DEC12-BOS-RPT
BUDGET & MANAGEMENT
Staff Contact: Natalie Spillman (804-318-8767) spillmann@chesterfield.gov
County finance staff is responsible for managing the finances of the County and making
recommendations to the County Administrator regarding the allocation of available resources
for the provision of services and capital facilities to serve the citizens of the County. Finance
staff will advise the County Administrator if changed economic circumstances require
COUNTY TRANSPORTATION
Staff Contact: Steve Adams (804-748-1037) adamsSt@chesterfield.gov
The property could be developed for 62 units. Based on those numbers of units and applying
trip generation rates for a senior housing (attached) unit, the proposed development could
generate approximately 230 average daily trips. Traffic generated by development of the
property will be distributed to Lucks Lane.
Lucks Lane is identified on the /ƚǒƓƷǤ ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ as a major arterial with a
recommended right of way width of 90 feet. Lucks Lane in the vicinity of the site is a four-lane
road. The two-lane section of Lucks Lane west of the site is currently being widened to four-
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 offered the following:
Vehicular Access (Proffered Condition 5):
One entrance/exit to Lucks Lane.
Road Improvements (Proffered Condition 15):
Right turn lane along Lucks Lane at the approved access.
Sidewalk along Lucks Lane for the property frontage, excluding wetland and RPA areas.
The property is within Traffic Shed 3, which encompasses the area of the County south of
Midlothian Turnpike, west of Courthouse Road, north of the Powhite Parkway, and east of
Otterdale Road. 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.
transportation network through dedication of property, construction of road improvements, or
618SN0839-2018DEC12-BOS-RPT
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 senior housing (attached) units which generate
approximately 31% of the traffic of single-family dwelling units. Because of this, the traffic
impact of the senior housing (attached) unit could be addressed with $2,914 (31% of $9,400)
per unit. The traffic impact could be valued at $180,668 ($2,914 x 62).
The applicant has proffered to pay $2,914 per dwelling unit (Proffered Condition 14). 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 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 Courthouse Fire Station, Company Number 20
Anticipated Fire & EMS Impacts/Needs
Based on an average of .1074 calls per dwelling, it is estimated that this development will
generate 7 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.
718SN0839-2018DEC12-BOS-RPT
SCHOOLS
Staff Contact: Atonja Allen (804-318-8740) atonja_allen@ccpsnet.net
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 FY2019 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 Beulah Elementary School,
Crestwood Elementary School, Enon Elementary School, Ettrick Elementary School, Harrowgate
Elementary School, Matoaca Elementary School, Reams Elementary School, Manchester Middle
School, Providence Middle School, and Monacan High School. A replacement Enon Elementary
School is currently in construction on the existing school site, a replacement Manchester
Middle School is planned for construction on the existing school site, and the Beulah
Elementary School, Providence Middle School, and Monacan High School projects are
complete. Additional school construction projects include a Matoaca Middle School addition
on the east campus site, and the new Matoaca Elementary School will be constructed on the
existing west campus site. Upon completion of the east campus addition, the current west
campus building will be demolished and Matoaca Middle School will operate as a single, unified
campus. Information on the CIP and School Board approved construction projects can be found
in the financial section of the CCPS Adopted Budget for FY2019.
Anticipated School Impacts
Elementary Middle High Total (1)
Anticipated Student Yield by 0 0 00
School Type
Schools Currently Serving Area Gordon Midlothian Midlothian
587 1,328 1,629
Current Enrollment
2017-18
Design Capacity (2) 834 1,400 2,155
School Year
70% 95% 76%
Enrollment Percent of Design
Capacity
1 3 0
Total Number of Trailers
Number of Classroom Trailers 0 0 0
Note:
Based upon average number of students per dwelling unit countywide. Student Generation Factor (2017) is the actual
(1)
total number of students by grade level divided by the actual total number of housing units by housing type.
Design capacity is the maximum number of students the building can accommodate based on the Virginia Department
(2)
of Education Standards of Quality and the architectural program design of the existing building including all interior and
exterior renovations to date and an inventory of all available space. Design capacity does not include site-based
initiatives and is thus not subject to frequent change and represents prototypical design capacity using VDOE standards.
818SN0839-2018DEC12-BOS-RPT
Additional School Comments
After review of this request for age-restricted dwelling units, the proposed rezoning case may
have minimal impact on school facilities. Recent research on the actual student yield from age-
restricted housing reported in April 2016 revealed that there was a small yield (four elementary
students out of the total school population) from all age-managed dwelling units. It is possible
however, that over time this case combined with other proposed residential developments and
other zoning cases in the area will continue to push schools to their capacity and therefore
impact the capacity of facilities division-wide.
For safety and security of schools, access should be from the front or main entrance of the
school.
UTILITIES
Staff Contact: Terry Maples (751-4435) maplest@chesterfield.gov
The original zoning case for this project (Case 15SN0657) was intended to permit a multifamily
dwelling units and group care facility units/beds. The proposed rezoning would reduce
the density on the project to 62 residential multifamily units.
An existing 16-inch water line fronts the subject property along Lucks Lane.
ivision,
currently terminates within a public easement between 11606 and 11612 Nevis Drive. There is a
recorded public sewer easement across the rear of 11606 Nevis Drive that is intended to allow the
future extension of public wastewater service to the subject property.
The applicant has committed to utilizing the public water and wastewater systems
for the proposed development. The Utilities Department supports this case.
918SN0839-2018DEC12-BOS-RPT
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Geography
The subject properties generally drain to a substantial drainage corridor that bisects the
properties located at 11700 and 11620 Lucks Lane. This drainage corridor flows from north to
south to a triple 48-inch corrugated metal culvert system under Lucks Lane. A significantly large
drainage area, which includes large portions of Monacan High School, passes through the
properties via this drainage corridor. The properties are all located within the Falling Creek
Watershed.
Environmental Features
A Resource Protection Area (RPA) Designation has been approved by the Department of
Environmental Engineering Water Quality Section for the subject properties. RPA exists in the
southern portion of the property upstream of the triple culverts under Lucks Lane. In addition,
wetlands exist in the center and eastern portion of the properties along the primary drainageways.
Wetlands shall not be impacted without approval from the U.S. Army Corps of Engineers and/or
the Virginia Department of Environmental Quality.
Floodplain
The 100-year floodplain limits, which have been established and recorded with the subdivision
developments on the downstream side of Lucks Lane, will need to be extended up through the
central drainage corridor.
Stormwater Management
The development of the subject properties will be subject to the Part IIB technical criteria of the
Virginia Stormwater Management Program Regulations for water quality and quantity. Onsite
stormwater management facilities will likely be needed on each side of the drainage corridor to
meet state stormwater regulations.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
1018SN0839-2018DEC12-BOS-RPT
CASE HISTORY
Applicant Submittals
6/13/18 Application submitted
9/10/18 Application amended
9/7, 9/10, Revised proffered conditions, Textual Statement and exhibits submitted
11/5, 11/6,
11/8 and
11/9/18
Community Meeting
9/5/18 No citizens attended
Planning Commission
11/20/18 Citizen Comments:
A resident of St. James Woods subdivision expressed support for the case and a
4-way stop/stoplight at Explorer Drive and Lucks Lane.
Recommendation APPROVAL SUBJECT TO THE CONDITION IN ATTACHMENT
1 AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENT 2
Motion: Freye Second: Stariha
AYES: Sloan, Jackson, Freye, Jones and Stariha
The Board of Supervisors on Wednesday, December 12, 2018, beginning at 6:00 p.m., will
consider this request.
1118SN0839-2018DEC12-BOS-RPT
ATTACHMENT 1
CONDITION
(AGREED TO BY APPLICANT)
Note: Both Planning Commission and Staff recommend imposition of the following condition
agreed to by the applicant.
The development shall be in general conformance with the Conceptual Plan attached as Exhibit
B,
October 2, 2018. (P)
1218SN0839-2018DEC12-BOS-RPT
ATTACHMENT 2
PROFFERED CONDITIONS
(November 9, 2018)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as 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
and only if, the rezoning
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 proffer shall immediately be null and void and of no further force or
effect.
These proffered conditions include three exhibits: Exhibit A, Unit Elevations prepared by
Cornerstone Homes and Johannas Design Group; Exhibit B, Illustrative Site Plan, The Grove at
s Lane, prepared by HG Design Studio and dated October 2, 2018; and Exhibit C, Illustrative
October 11, 2018.
1.Master Plan. The Textual Statement dated November 6, 2018, shall be considered the
Master Plan. (P)
2.Elevations and Exterior Facades. Development of the Property shall be in general
conformance with the architectural appearance shown on the elevations attached
hereto as Exhibit A. Any substantial modifications shall be approved by the Planning
Commission at the time of plans review provided the alternative meets the spirit
and intent of the above requirement relative to design and building material quality.
a.Roof materials shall be 30 year architectural/dimensional asphalt composition
shingle.
b.Facades of each building, in the aggregate, shall have a minimum of sixty (60)
percent brick or stone masonry, but in no event shall a façade have less than ten
(10) percent brick or stone masonry. The height of the brick and stone shall be
permitted to vary to allow for a mixture of design features. Measurement of the
requirement for masonry façade treatment shall be exclusive of facades within
courtyards screened with a minimum six (6) foot vinyl fence, as well as windows,
gable vents, dormers, doors, front door alcoves, trim, soffit, fascia, balconies and
porches.
c.Dwelling units shall be sided with brick, stone, engineered wood, horizontal lap,
horizontal board and batten or a combination thereof. Siding may be
manufactured from natural wood, cement fiber board or premium quality vinyl
siding. Plywood and metal siding are not permitted.
1318SN0839-2018DEC12-BOS-RPT
d.Vinyl siding is permitted in traditional wide beaded styles only with a minimum
four (4) inch drop. Premium quality vinyl is defined as vinyl siding with a
e.A variety of facing materials shall be used on any one façade of any building. A
minimum of two (2) facing materials shall be used on any one façade of any
units.
f.Buildings with the same color palette, percentages of siding materials, and
landscaping shall not be permitted side-by-side to create diversity and interest
along the streetscapes. (P and BI)
3.Age Restriction. In accordance with the Virginia Fair Housing Law, the federal Housing
Law, and such other applicable federal, state, or local legal requirements, dwelling
Housing Law and no persons under the age of 19 shall reside therein. (P)
4.Utilities. Public water and wastewater shall be used. (U)
5.Access. Direct vehicular access from the property to Lucks Lane shall be limited to one
(1) entrance/exit. The exact location of the access shall be approved by the
Transportation Department. (T)
6.Sidewalks and Trails. Sidewalks shall be provided generally on one side of the interior
street right of ways. Trails shall be installed in general conformance with Exhibit B
attached hereto. The treatment and location of these sidewalks and trails shall be
approved by the Planning Department at the time of site plan review. (P)
7.Street Trees. Street trees shall be planted along both sides of the interior roads and the
entrance road from Lucks Lane into the development in accordance with the Zoning
Ordinance. If existing trees are maintained, they may be counted toward this
requirement in accordance with Zoning Ordinance. (P)
8.Supplemental Landscaping. Supplemental landscaping shall be provided on the street
side of all buildings, between buildings and driveways, within medians, and within
common areas. Such landscaping shall be designed to: minimize the predominance
of building mass and paved areas; define private spaces; and enhance the residential
character of the development. The Planning Department, at the time of site plan
review, shall approve the landscaping plan with respect to the exact numbers,
spacing, arrangement and species of plantings. (P)
9.Lighting. Street lights shall be decorative with a residential character and a non-glare
design Light poles shall have a maximum height of fifteen (15) feet and shall be
located in general conformance with Exhibit B attached hereto. (P)
1418SN0839-2018DEC12-BOS-RPT
10.Recreation Areas. Recreation areas shall include a pavilion, garden area, dog park and
trail and shall be in general conformance with the conceptual plan attached hereto
stamped concrete, asphalt or pavers). The exact design and location shall be
approved by the Planning Department at the time of site plan review. (P)
11.Driveways. All private driveways and front
concrete, stamped concrete, asphalt or pavers). Front walks shall be a minimum of
3 feet in width. (P)
12.Foundation Treatment. All exposed portions of the foundation, with the exception of
exposed piers supporting front porches of each new dwelling unit shall be faced with
brick or stone veneer measured to a minimum of twenty-
The brick or stone used for the foundation shall be counted towards brick or stone
masonry percentages referenced in Proffer #2(b). (P and BI)
13.Virginia Condominium Act. All dwelling units on the Property shall be condominiums as
defined and regulated by the Virginia Condominium Act, and all common areas and
improvements therein shall be maintained by a condominium association. (P)
14.Cash Proffer. For each dwelling unit, the applicant, sub-divider, or assignee(s) shall pay
$2,914 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 certificate of occupancy 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 the County. (BM)
15.Road Improvements. Prior to the issuance of an occupancy permit, the following road
improvements shall be completed, as determined by the Transportation
Department:
A.Construction of additional pavement along Lucks Lane at the approved
access to provide a right turn lane;
B.Construction of a sidewalk along the north side of Lucks Lane for the entire
Property frontage exclusive of the wetland areas and Resource Protection
Area (RPA), unless construction within the RPA is approved by the
Environmental Engineering Department, with modifications approved by the
Transportation Department; and
C.Dedication to and for the benefit of Chesterfield County, free and
unrestricted, of any additional right-of-way (or easements) required for the
improvements identified above. (T)
16.Dwelling Size. The dwelling units shall have a minimum finished floor area of 1,500
square feet. (P and BI)
1518SN0839-2018DEC12-BOS-RPT
17.Access Easement. An access easement to the internal public roadways shall be
provided to GPIN 7416976714 prior to the issuance of an occupancy permit. (P and
T)
18.Garage Doors. Visual impacts of garage doors shall be minimized through the use of
architectural fenestration and/or orientation. (P)
19.Entrance Design. The entrance shall be in general conformance with Exhibit C
attached hereto. (P)
20.Density. Density shall be limited to a maximum of sixty-two (62) dwelling units.
(P)
1618SN0839-2018DEC12-BOS-RPT
ATTACHMENT 3
TEXTUAL STATEMENT
(November 6, 2018)
This is a request to rezone 19.5 acres of property to RMF with a Conditional Use Planned
Development (CUPD) to permit ordinance requirement exceptions and a use exception for a
sales office in a modular unit as described in this Textual Statement.
Multi-family residential dwelling units shall be subject to the requirements of the Zoning
Ordinance for the Residential Multi-Family (R-MF) District, except as follows:
1.Setbacks:
a.A minimum setback requirement for structures from interior private driveways
shall be two (2) feet.
b.There shall be no setback requirement for structures from parking spaces.
c.The minimum setback for structures from internal rights-of-way shall be ten (10)
feet.
d.The minimum setback for parking and driveways from rights-of-way shall be five
(5) feet.
2.Public Road Frontage: Multifamily buildings construction along a public road shall not be
required to front that road.
3.Driveways and Parking Areas: Internal driveways and parking areas shall not be required
to have curb and gutter.
4.Roads: The minimum pavement width requirement for private streets and driveways
shall be sixteen (16) feet; provided however that the pavement width of any street or
driveway designed as a fire lane at the time of site plan review shall not be less than 20
feet.
5.Model home(s) shall be permitted subject to the restrictions of the Zoning Ordinance for
such use and provided:
a.One (1) temporary sales office shall be permitted in a modular office unit,
subject to all other Zoning Ordinance restrictions, and provided:
i.Such unit shall be utilized for a maximum of one (1) year from the date of
site plan approval.
6.Buffers: Buffers shall be provided in accordance with Zoning Ordinance
requirements and as set forth below.
a.A mimimum twenty-five (25) foot buffer shall be provided along the entire
Property boundary, except to the extent necessary or allowed for berms, and
other purposes requested and specifically permitted, or if required, at the time
of site plan review.
7.Recreational Amenities: Active recreation facilities and a community building shall
not be required.
1718SN0839-2018DEC12-BOS-RPT
ATTACHMENT 4
EXHIBIT A - Elevations
1818SN0839-2018DEC12-BOS-RPT
1918SN0839-2018DEC12-BOS-RPT
ATTACHMENT 5
EXHIBIT B Conceptual Plan
2018SN0839-2018DEC12-BOS-RPT
ATTACHMENT 6
EXHIBIT C Illustrative Elevations and Concepts
(Entrance and Recreational Area)
2118SN0839-2018DEC12-BOS-RPT