20SN0506
CASE NUMBER: 20SN0506
APPLICANTS: Raj Prasad and Barney McLaughlin
CHESTERFIELD COUNTY, VIRGINIA
MIDLOTHIANDISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
DECEMBER 11, 2019
BOSTime Remaining:
365 DAYS
Applicants’ Agent:
KERRY B. HUTCHERSON (804-748-3600)
Planning Department Case Manager:
6.6 Acres – 7611 Sandler Dr.
TYLER WALTER (804-318-8893) (Pocoshock Villas)
REQUEST
Amendment of zoning approval (Case 03SN0162) relative to cash proffers, age restriction,
dwelling height, architecture, and landscaping in a Residential Multifamily (R-MF) District.
Specifically, deletion of Proffered Conditions 2, 9, and 24 (subsection 15) are proposed to delete
cash proffer payments and remove age restriction. Amendment of Proffered Conditions 12, 18,
and 22 are proposed relative to architectural elevations, landscaping, and building height.
Notes:
A.Conditions may be imposed or the property owners may proffer conditions.
B.Condition, proffers, textual statement, and exhibitsare located in Attachments 1-5.
SUMMARY
The subject property is in a designated revitalization area. A 44-unit condominium development
(Pocoshock Villas) is under development. To date, 6 of the 44 dwelling units have been
constructed and occupied. The applicants intend to construct the remaining 38 dwelling units.
The current cash proffer amount is $8,994 per dwelling unit, allocated to roads, fire, parks, and
library facilities. The current total potential value of the approved cash proffer for the remaining
38 dwelling units equates to $341,772. With this request, the applicants are proposing to
eliminate the cash proffer payment.
Proffered conditions of Case 03SN0162 require all dwelling units be age restricted (Proffered
Condition 9),andfor the age restriction to be recorded as a restrict covenant (Proffered Condition
24). The applicants are requesting to delete these proffers to permit flexibility in occupancy for all
44 dwelling units. Additionally, the applicants propose revised building elevations, to include
increased building height from one to one-and-a-half stories, and landscaping with the
amendments to Proffered Conditions 12, 18, and 22. These amendments allow flexibility for the
remainder of the development and offer quality that should enhance the surrounding area.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATION
PLANNING APPROVAL
COMMISSION
PLANNING – APPROVAL
Proposed amendments offer quality design and architecture that should
enhance the surrounding area
Revisions offer flexibility to accommodate the applicants’ plans for the
STAFF
remainder of the development
TRANSPORTATION–APPROVAL
Located within a revitalization area. Under the Road Cash Proffer Policy,
no road cash proffer will be accepted.
SUMMARY OF IDENTIFIED ISSUES
DepartmentIssue
The Public Facilities Plan suggests the LaPrade library should be expanded
to 35,000-40,000 square-feet or what the property will allow to address
LIBRARIES
service gap and demand issues related to increases in population
anticipated in this area of the county. Land for expansion has not been
acquired.
Post 2020, the Public Facilities Plan recommends the
revitalization/replacement of A.M. Davis Elementary School. However, at
SCHOOLS
this time a budget has not been developed for the acquisition of land or
construction of this school facilityas recommended in the Plan.
The Public Facilities Plan identifies the need for a community park in the
Powhite Parkway area north of Hull Street and south of Midlothian Turnpike.
The land for this park has not been acquired.
PARKS &
The Bikeways and Trails Chapter of the Comprehensive Plan recommends
RECREATION
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 shows a route on or along Hull Street
Road.
220SN0506-2019DEC11-BOS-RPT
320SN0506-2019DEC11-BOS-RPT
TABLE A
REQUEST PROPERTIES
TaxIdentification Number Address
763-696-0247 2391 SANDLER CT
763-696-0722 7611 SANDLER DR
763-696-0722-00001 7629 SANDLER DR
763-696-0722-00002 7627 SANDLER DR
763-696-0722-00003 7633 SANDLER DR
763-696-0722-00004 7631 SANDLER DR
763-696-0722-00005 7626 SANDLER DR
763-696-0722-00006 7624 SANDLER DR
763-696-0722-00007 7622 SANDLER DR
763-696-0722-00008 7620 SANDLER DR
763-696-0722-00009 7618 SANDLER DR
763-696-0722-00010 7616 SANDLER DR
763-696-0722-00011 7614 SANDLER DR
763-696-0722-00012 7612 SANDLER DR
763-696-0722-00013 7610 SANDLER DR
763-696-0722-00014 7608 SANDLER DR
763-696-0722-00015 7606 SANDLER DR
763-696-0722-00016 7604 SANDLER DR
763-696-0722-00017 2402 SANDLER CT
763-696-0722-00018 2400 SANDLER CT
763-696-0722-00019 2401 SANDLER CT
763-696-0722-00020 2403 SANDLER CT
763-696-0722-00021 2407 SANDLER CT
763-696-0722-00022 2405 SANDLER CT
763-696-0722-00023 2411 SANDLER CT
763-696-0722-00024 2409 SANDLER CT
763-696-0722-00025 2503 SANDLER WAY
763-696-0722-00026 2501 SANDLER WAY
763-696-0722-00027 2507 SANDLER WAY
763-696-0722-00028 2505 SANDLER WAY
763-696-0722-00029 2511 SANDLER WAY
763-696-0722-00030 2509 SANDLER WAY
763-696-0722-00031 2515 SANDLER WAY
763-696-0722-00032 2513 SANDLER WAY
763-696-0722-00033 2519 SANDLER WAY
763-696-0722-00034 2517 SANDLER WAY
763-696-0722-00035 2523 SANDLER WAY
763-696-0722-00036 2521 SANDLER WAY
763-696-0722-00037 2527 SANDLER WAY
763-696-0722-00038 2525 SANDLER WAY
763-696-0722-00039 2531 SANDLER WAY
763-696-0722-00040 2529 SANDLER WAY
763-696-0722-00041 2535 SANDLER WAY
420SN0506-2019DEC11-BOS-RPT
763-696-0722-00042 2533 SANDLER WAY
763-696-0722-00043 2539 SANDLER WAY
763-696-0722-00044 2537 SANDLER WAY
520SN0506-2019DEC11-BOS-RPT
Comprehensive Plan: Route 360 Corridor Plan
Classification: RESIDENTIAL (2.5-4.0 DUA)/MIXED-USED CORRIDOR
The designation suggests the property is appropriate for a mix of uses to include office, church and
public facility uses, office, warehouse uses and residential development with a maximum density of
four (4) units per acre.
Surrounding Land Uses and Development
Pocoshock
Blvd.
Sandler
Drive
Hull Street
Road
Office
Single-family
uses
uses
620SN0506-2019DEC11-BOS-RPT
PLANNING
Staff Contact: Tyler Walter (804-318-8893) waltert@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Multifamily Residential (R-MF) with Conditional Use Planned
Development to permit Ordinance exceptions
03SN0162 Rezoning to permit forty-four (44) condominium units for elderly residents
Approved
Cash proffers of $4,815 per dwelling unit (currently escalatedto $8,994)
(11/2003)
The staff report for this case analyzed the impact of the proposed
development on public facilities and the applicant’sofferto mitigatethat
impact
Proposal
Pocoshock Villas is a 44-unit condominium development under construction. The 2003 zoning
case (Case 03SN0162) proposed an age-restricted condominium development. Six (6) of the
units have been constructed and occupied.
The applicants propose to construct the remaining thirty-eight (38) units. To accommodatethe
applicants’ plan to complete the development, amendments to Case 03SN0162 are proposed.
The amendments are proposed toremove age restriction, delete cash proffers, increase the
height of buildings, modify the landscaping requirements, and modify the buildingelevations.
Design Standards of Case 03SN0162
The 2003 zoning case offered the following design standards for the development:
Community:
Sidewalks provided on all interior side streets
o
Street trees on interior roads and side drives
o
Light poles not to exceed fifteen (15) feet in height
o
Six (6) foot solid fence installed adjacent to 2325 Pocoshock Boulevardto be made
o
of vinyl/PVC resin
Open space/recreational area as well as a clubhouse
o
Lots:
Landscaping provided along the perimeter of all buildings,between buildings and
o
driveways and within medians
Landscape berm provided fromPocoshock Blvd to minimize the view of garages
o
No timbering other than for dead of diseased trees
o
Buildings:
Façadetreatment –Brick or stone veneer, hardiplank or vinyl siding
o
20-year asphalt shingles
o
Screening of HVAC equipment
o
Dwelling units not to exceed one (1) story in height
o
720SN0506-2019DEC11-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 againstovercrowding 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):
Lots:
Landscaping with yards and along front foundations
o
Hardscaped front walks and driveways
o
Street trees except where utility and driveway conflicts occur
o
Screening of HVAC equipment
o
Buildings:
30-year asphalt roof shingles
o
Architectural variety to avoid monotonous streetscape
o
Variety of siding materials to include vinyl (0.044 inch thickness)
o
Foundation, porch and roof treatment
o
Upgraded garage doors
o
Buildings permitted at maximum height of 1.5 stories
o
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, existing zoning
conditions and the proffered conditions offered withthis request include quality design and
architectural elements that should enhance the in quality of the surrounding community.
COMMUNITY ENHANCEMENT
Staff Contact: Carl Schlaudt (804-318-8674) schlaudtc@chesterfield.gov
The project site is located in a revitalization area, consistent with the criteria-based approach of
Road Cash Proffer Policy Section B.5 (as amended by the Board of Supervisors on April 26,
2017).
The Department of Community Enhancement supports development in revitalization areas that
represents a substantial improvement above current area conditions. This proposal (as
reflected in proffers dated 10/4/19) represents a substantial improvement above conditions of
older residential development in the vicinity.
Specifically, this project would be a substantial improvement in terms of: common recreational
area, paved driveways, front porches, garages, HVAC screening, sidewalks, and street trees.
The project would be generally equivalent to surrounding development in terms of:
architectural variation, foundation treatment, foundation planting beds, front walks,
homeowners association, landscaping, and siding material.
820SN0506-2019DEC11-BOS-RPT
The project would be generally less equivalent to surrounding development in terms of house
size, roof materials, and yard trees (not specified).
The Department of Community Enhancement supports the proposal as proffered.
BUDGET & MANAGEMENT
Staff Contact: Karen Bailey (804-751-4327) baileykl@chesterfield.gov
County finance staff is responsible for managing the finances of the County and making
recommendations to the County Administrator regarding the allocation of available resources for
the provision of services and capital facilities to serve the citizens of the County. Finance staff will
advise the County Administrator if changed economic circumstances require adjustments to the
County’s budget or capital improvement program.
The current cash proffer amount is $8,994 per dwelling unit. There are 38 units included with
this request. The current total potential value of the approved cash proffer equates to
$341,772.
With this request, the applicants are proposing to eliminate the cash proffer payment as the
property is located within an area identified for revitalization.
COUNTY TRANSPORTATION
Staff Contact: Steve Adams (804-748-1037) adamst@chesterfield.gov
Among other amendments, the applicantsare requesting to amend Case 03SN0162 to delete
cash proffers and to remove the “housingfor older persons” restrictionfor the remaining 38
multi-family units (Proffered Conditions 2 and 9). Based on those numbers of units and applying
trip generation rates for a multi-family (low-rise), development could generate approximately
280 average daily trips. Traffic generated by development of the property will be distributed to
Pocoshock Boulevard(2018 VDOT traffic count of 3,516).
Section 19.1-231 of the County Code outlines the general requirements to meet the needsof
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. As part of Case 03SN0162, the applicant proffered and completed the following
road improvements along Pocoshock Boulevard:
Limited to one (1) access (Proffered Condition 4)
Dedicated 35 feet of right-of-way (Proffered Condition 5)
Construction of a separate right turn lane at the approved access and relocation of the
ditch to provide an adequate shoulder for the property frontage (Proffered Condition 6)
The property is within Traffic Shed 4, which encompasses the area of the County south of
Midlothian Turnpike, north of Hull Street Road, and east of Courthouse Road. Several roads in
this area of the County have been widened to four or six lanes. However, some 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
920SN0506-2019DEC11-BOS-RPT
proposed residential development will contribute to an identifiable need for transportation
facility improvements to these roads in excess of existing transportation facility capacity. Roads
in this shed or which serve this shed need to be improved or widened to address safety and
accommodate increased traffic, including the increased traffic from the proposed development.
An applicant may choose to address the development’s impact on the county’s road
transportation network through dedication of property, construction of road improvements, or
a cash proffer. If an applicant elects to offer cash to address the impact on the county’s road
transportation network, Transportation staff has calculated the average impact of a single-
family dwelling unit on the transportation network to be $12,652; however, the Board of
Supervisors has adopted a policy establishing that it would accept a maximum cash proffer of
$9,400 per dwelling unit as addressing the 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 will be limited to multi-family uses, which generate approximately 60% of
the traffic of single-family dwelling units. Because of this, the traffic impact could be addressed
with $5,640 (60% of $9,400) per dwelling unit. The traffic impact of the proposed development
could be valued at $214,320 ($5,640 x 38).
According to the Department of Community Enhancement, the property is located within a
revitalization area. Under the Road Cash Proffer Policy, no road cash proffer will be accepted
for development in these areas; therefore, staff supports this request.
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
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.
Nearby Fire and Emergency Medical Service (EMS) Facilities
Fire Station The Manchester Fire Station, Company Number 2
EMS Facility The Manchester Fire Station, Company Number 2
1020SN0506-2019DEC11-BOS-RPT
SCHOOLS
Staff Contact: Atonja Allen(804-318-8740) atonja_allen@ccpsnet.net
Mission
High performing, high quality public schools contribute to the quality of life and economic
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 FY2020 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 Manchester
Middle School is planned for construction on the existing school site, and the Beulah
Elementary School, Enon 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
FY2020.
1120SN0506-2019DEC11-BOS-RPT
Anticipated School Impacts
ElementaryMiddle HighTotal (1)
(PK to 5)(6 to 8)(9 to 12)
4 2 2 8
Anticipated Student Yield by
School Type
Schools Currently Serving Area A.M. Davis Providence Monacan
Current Enrollment 739 1,1001,557
2019-20
Design Capacity (2) 780 1,1012,048
School Year
95% 100%76%
Enrollment Percent of Design
Capacity
Program Capacity (3) 727 1,1521,885
102% 95%83%
Enrollment Percent of Program
Capacity
10 00
Total Number of Trailers
Number of Classroom Trailers 8 00
Note:
Based upon the average number of students per multi-family dwelling unit for each of the school attendance zones
(1)
where the proposal is located. Student Generation Factor (2017) is the actual 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.
Program capacity is the maximum number of students the building can accommodate based on the Virginia
(3)
Department of Education Standards of Quality and the current school programming that may adjust the number of rooms
used for core or grade-level classrooms in the overall building design capacity.
Public Facilities Plan
Post 2020, the Public Facilities Plan recommends the revitalization/replacement of A.M. Davis
Elementary School. 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.
Over time, this case combined with other tentative residential developments, infill
developments, and approved residential zoning cases in the area may cause these schools to
reach or exceed their capacity.
1220SN0506-2019DEC11-BOS-RPT
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Countywide Library Needs
The public library system’s role in the county has expanded beyond its traditional function as a
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities.
Nearby Library
LaPrade
Additional Library Comments:
The Public Facilities Plan suggests the LaPrade library should be expanded to 35,000-40,000
square-feet or what the property will allow to address service gap and demand issues related to
increases in population anticipated in this area of the county. Land for expansion has not been
acquired.
PARKS AND RECREATION
Staff Contact: Janit Llewellyn(804-751-4482) llewellynja@chesterfield.gov
Mission
The County supports a high-quality park system to provide residents and visitors with balanced
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
Davis Athletic Complex
•
Providence Athletic Complex
•
Manchester Middle SchoolAthletic Complex
•
Rockwood Park
•
Stratton Park – Trampling Run Park
•
Cogbill Park
•
Fernbrook Park
•
Manchester Middle School
•
Davis Elementary School Providence Middle School
•
Reams Elementary School
•
Jacobs Road Elementary School
•
1320SN0506-2019DEC11-BOS-RPT
Public Facilities Plan
The Public Facilities Plan identifies the need for a community park in the Powhite Parkway area
north of Hull Street and south of Midlothian Turnpike. The land for this park has not been
acquired.
The Bikeways and Trails Chapter 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 shows a route on or along Hull Street Road.
Recommendation
None
Summary of Identified Issues
None
Additional Parks Comments
There is an opportunity to connect pedestrians from this development to the Bikeways and Trails
route planned along Hull Street Road and to the Manchester Middle School and Manchester
Athletic Complex.
UTILITIES
Staff Contact: Matthew Rembold (804-706-7616) remboldm@chesterfield.gov
Existing Water and Wastewater Systems
Connection
Size of Closest
Currently ServicedRequired by County
Utility Type
Existing Lines
Code
Water Yes 8” Yes
Wastewater Yes 8” Yes
Additional Utility Comments:
The subject request is anticipated to generate minimal impact for the Utilities Department.
Previous case 03SN0162 included Proffer Condition 1 requiring the use of county water and county
wastewater. Water and wastewater line extensions were constructed previously under utilities
project number 04-0129 and are available for connection.
The Utilities Department supports this case.
1420SN0506-2019DEC11-BOS-RPT
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Rochet (804-748-1028)rochetr@chesterfield.gov
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Adam Wilkerson (804-674-2384) adam.wilkerson@vdot.virginia.gov
This request will not impact these facilities.
1520SN0506-2019DEC11-BOS-RPT
CASE HISTORY
Applicant Submittals
06/24/2019 Application submitted
08/05, Proffered conditions, Textual Statement, and exhibit submitted
09/03,
09/10,
10/03, and
10/04/2019
Community Meeting
09/09/2019 Issues Discussed:
Estimated student generation
Anticipated traffic impact and parking capacity
Pedestrian connectivity
Recreation amenities on site
Selling price range for units
Estimates for monthly HOA/Condominium association fees
Timeline of construction
Planning Commission
10/15/2019 Action –DEFERRED TO NOVEMBER 19, 2019 ON THE COMMISSION’S MOTION
WITH THE APPLICANTS’ CONSENT.
11/19/2019 Citizen Comments:
No citizens commented on this request.
Recommendation – APPROVAL SUBJECT TO A CONDITION AND ACCEPTANCE
OF THE PROFFERED CONDITIONS IN ATTACHMENT 2.
Motion: Jones Second: Freye
AYES: Jackson, Freye, Jones, Sloan and Stariha
The Board of Supervisors on Wednesday, December 11, 2019, beginning at 6:00 p.m., will
consider this request.
1620SN0506-2019DEC11-BOS-RPT
ATTACHMENT 1
CONDITION
Note: The following condition is recommended by both the Planning Commission and Staff.
Master Plan. The Textual Statement dated October 3, 2019 shall be considered the Master Plan.
(P)
1720SN0506-2019DEC11-BOS-RPT
ATTACHMENT 2
PROFFERED CONDITIONS
October 4, 2019
The Applicantin thiscase, pursuant to Section 15.2-2298 ofthe Code ofVirginia(1950
as amended) and theZoning OrdinanceofChesterfieldCounty,foritselfand its
successors or assigns, proffer that the property under consideration in this case number
20SN0506 (“the Property”) will be used according to the following proffers if, and only
if, the request submitted herewith is granted withonly those conditions agreed to by
the Applicant. In the event thisrequest 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.
With the approval of Case 20SN0506, Proffered Conditions #2, #9 and #24, subsection
15 of case number 03SN0162 are hereby deleted.
1. Amendments to case number 03SN0162
Proffered Condition #12 of case number
A. Architectural/DesignElements.
03SN0162 ishereby modified to readas follows:
“Developmentofthe Property(bothwith respect to modifications to existing units and
construction of new units) shallbe in substantial conformance with the architectural
appearance shown on the elevation attached hereto as EXHIBIT A, and materials shall be
avariety ofstone or brick veneer, composition, hardiplank, or vinyl siding, and 30-year
asphalt roof shingles. Dutch lap siding is prohibited, and where vinyl siding is used it
shall have a minimum thickness of0.044inches. Development of the Property shall
generally conform to the Master Plan (as included in case number 03SN0162) with
respectto the general location ofthe clubhouse building, open spaces, the orientation
of buildings such that the number of garage doors opening to any individual street are
minimized, and the clustering of buildings. The location of roads, access, driveways and
parking areas need not be exactly as shown on the Master Plan; however, theconcepts
oftheMaster Plan shall be generally adhered to such as the orientation of dwelling
units to one another, to open spaces, and to rights-of-way.” (P and BI)
B. Street Trees. Proffered Condition #17 ofcase number03SN0162 ishereby
modified to read as follows:
“Streettrees in accordance with the requirements of the Zoning Ordinance shall be
installed along each side of the interior roads and common driveways to include
entrance roads from public roads into the development, exceptwhere conflicts with
utilities and driveways exist.If existing treesaremaintained, they may be counted
toward this requirement. (P)
C. Dwelling unit height. ProfferedCondition #22of case number 03SN0162 is
hereby modified to read as follows:
“No dwelling unit shall exceed aheight of one andone-half stories.” (P and BI)
1820SN0506-2019DEC11-BOS-RPT
The followingadditional conditions are herebyproffered:
2. Driveways andFront Walks.Driveways shall be constructed of asphalt. Front walks
leadingto dwelling unitsshall bea minimum of four (4) feetin width and constructedof
brushedorstampedconcrete.(P)
3.Screening of Heating, VentilationandAir Conditioning(HVAC) Units and Whole House
Generators. HVAC Units and Whole House Generators shall either be screened by landscaping
or located so that they are not visible frompublicstreets.(P)
4.Minimum DwellingUnit Size. The minimum dwelling unit sizefor any unit constructed
after August23, 2019 shall be 1,100 gross floor area. (Pand BI)
5.Foundation Materials. Unit foundations visible from the public street shall be brick or
stone veneer and shall extend a minimum of twenty-four (24) inches above final grade, but in
no event shall brick or stone be required to extend above the bottom trim of the first floor
windows.
(P and BI)
6.Unit Entryways. Each dwelling unit shall include a covered entryway, such as a front
porch or stoop. Porch or stoop floors shall be constructed of concrete. (P and BI)
1920SN0506-2019DEC11-BOS-RPT
ATTACHMENT 3
TEXTUAL STATEMENT
October 3, 2019
In addition to theexceptionsdescribed intheTextual Statement,last revised September
18, 2003, development of the Property under consideration shall be subject to the following
exception:
1. Landscaping Plan. Asan amendmenttoProffered Condition 18of zoning case
03SN0162 and as an exception tothe zoning ordinance with respect to landscaping, the
Property shall be developed in substantial conformance with following standards:
Perimeter Landscape Requirements:
A. Western perimeter along Pocoshock Boulevard: Landscape 1.5 x ‘C’ shall be provided.
B. Western perimeter with 2500 & 2505 Pocoshock Place: A 4’ tall decorative fence shall
be providedalong this perimeter. This area shall be subject to street tree requirements
along Sandler Way. The Applicant/Developer shall also be permitted to utilize some, or all,
of the landscape strip between the Property line and Sandler Way as community garden
area.
C. Northern perimeter adjacent to 2325 Pocoshock Boulevard: One (1) small deciduous
tree and one (1) evergreen tree per 30 linear feet shall be planted within setback in clusters
and/or as individual trees. No shrubs shall be required in lieu of the requirement that a 6’
tall vinyl privacy fence shall be provided.
D. Eastern perimeter adjacent to 7530 & 7540 Hull Street Road: A 6’ tall vinyl coated chain
link fence, one (1) evergreen tree and one (1) small deciduous tree per 50 linear feet, and
one (1) shrub per 20 linear feet shall be provided. Existing large trees within setback of
adjacent property shall be deemed to provide sufficient overstory canopy along this
perimeter.
E. Eastern perimeter adjacent to 2500 Pocoshock Place: A 4’ tall decorative fence, two (2)
large deciduous trees, two (2) flowering trees, four (4) evergreen trees, and 12 medium
shrubs shall be provided for 205 linear feet of this perimeter.
F. Southern perimeter adjacent to 2517 Pocoshock Boulevard: Landscape 1.5 x ‘C’ and a 4’
tall decorative fence shall be provided along this perimeter.
G. Southern perimeter adjacent to 2500 Pocoshock Place: A 4’ tall decorative fence, two (2)
large trees, two (2) small deciduous trees, two (2) evergreen trees, and 16 medium shrubs
shall be provided for 286’ of perimeter. The developer shall also be permitted to utilize the
area between the club house and perimeter fence as a community garden.
H. Southern perimeter adjacent to 7600, 7604, 7608, and 7616 Hull Street Road: A
combination of thirty (30) large, small, and evergreen trees shall be required for the entire
340’ of perimeter.
2020SN0506-2019DEC11-BOS-RPT
Interior Landscape Requirements:
I. Foundation landscaping shall be required on building elevations visible from
public roads and elevations that include front doors of dwelling units.
J. Street trees in accordance with the requirements of the Zoning Ordinance shall
be installed along each side of the interior roads and common driveways to include entrance
roads from public roads into the development, except where conflicts with utilities and
driveways exist. If existing trees are maintained, they may be counted toward this
requirement.
Additional Requirements:
K. Irrigation required in the setback along Pocoshock Boulevard and in all other
irrigation shall only be required for trees and shrub beds. Also, in lieu of irrigation beyond
Pocoshock Boulevard, the owner is permitted to providea continuous maintenance,watering,
and replacement program for plant materials with a reputable landscape maintenance
company for a minimum of three (3) years starting after landscape acceptance by the Planning
Department.
L. Exact locations of trees and shrubs shall be approved by the Planning
Department at time of landscape plan review.
M. No trees or shrubs shall be permitted or required within those areas where
existing stormwater and utility easements are located, as more particularly shown on the
sketch map attached hereto as EXHIBIT B.
2120SN0506-2019DEC11-BOS-RPT
ATTACHMENT 4
EXHIBIT A – ARCHITECTURAL ELEVATION
2220SN0506-2019DEC11-BOS-RPT
ATTACHMENT 5
EXHIBIT B – LANDSCAPE PLAN
2320SN0506-2019DEC11-BOS-RPT
ATTACHMENT 6
APPROVED CONDITIONS – CASE 03SN0162
2420SN0506-2019DEC11-BOS-RPT
2520SN0506-2019DEC11-BOS-RPT
2620SN0506-2019DEC11-BOS-RPT
2720SN0506-2019DEC11-BOS-RPT
2820SN0506-2019DEC11-BOS-RPT
2920SN0506-2019DEC11-BOS-RPT
3020SN0506-2019DEC11-BOS-RPT
3120SN0506-2019DEC11-BOS-RPT
3220SN0506-2019DEC11-BOS-RPT
3320SN0506-2019DEC11-BOS-RPT