Commission approves Sunbury Meadows screening plan after neighbors press for denser plantings

The Sunbury Planning and Zoning Commission on Oct. 27 approved an amendment to the development text for the Sunbury Meadows apartments that allows dense vegetation on the southwest mound in place of a pre-approved 8-foot privacy fence, provided the developer meets conditions agreed with staff and the neighbors.

Commissioners said the change matters because it affects privacy, nighttime light intrusion and long-term maintenance for nearby homeowners. City Administrator Daryl Hennessy told the commission staff supports a vegetation-based solution if the applicant commits to clear conditions and documentation for enforcement.

Jim Olin, speaking for the applicant, described a pilot installation: “Really, what we've done is we focused on the first two houses to see, hey, what type of effect can we put?” He said the developer installed a row of evergreen trees, added low shrubs and plans additional deciduous trees if neighbors are satisfied. Olin said the developer will meet individually with every affected homeowner and will produce an as-built planting plan so the city and homeowners have a record of trees and shrubs installed.

Residents urged more coverage and faster follow-up. Bill Tollbridge, a neighbor, said crews added plantings after residents flagged headlights shining into living rooms: “They immediately addressed a couple of the bad spots where the lights are coming right into our living room and our kitchen.” Larry Meade, another adjacent homeowner, told the commission several gaps remain farther west and asked the developer to add taller trees and shrub layers in those areas.

Staff and the applicant described technical controls the commission adopted as conditions. Those include: neighbor outreach and written confirmation that the proposed planting is acceptable to immediate neighbors; submission of a stamped as-built landscape plan to the city before the condition is considered satisfied; a requirement that the apartment owner replace failed plantings or cover costs per the as-built for a defined maintenance period; and a city role in adjudicating disputes if neighbors and the developer disagree about sufficiency.

The motion to approve the amendment was made by Mayor Mary St. John and seconded by Commissioner Miller. The roll call vote was 4–0 in favor.

The commission recorded that the planted species are fast-growing evergreens intended to reach 30–40 feet at maturity; staff noted the importance of irrigation and winter survivability on the four-foot mound. Commissioners asked staff to include the final planting list, spacing, and maintenance period in the as-built and to return the record to council as part of the amended development text. The approval does not authorize removal of the as-built requirement or the city’s dispute-resolution step.

The developer said the fence already purchased will remain available should the planting approach fail, but emphasized preference for a vegetative screen that will better integrate with the neighborhood. The commission closed the item after directing staff to ensure the planting plan, neighbor confirmations and enforcement language are attached before council sees the amendment.