17SN0760
CASE NUMBER: 17SN0760
APPLICANT: MIDLOTHIAN TOWN CENTER APARTMENTS, LLC
CHESTERFIELD COUNTY,
VIRGINIA
MIDLOTHIAN DISTRICT
ADDENDUM
Board of Supervisors Hearing: MARCH 15, 2017
Board of SupervisorsTime Remaining:365 DAYS
Applicant’s Agent:
ANDREW M.CONDLIN (804-748-1050)
Applicant’s Contact:
GUY BLUNDEN (804-248-2205)
Planning Department Case Manager:
DARLA ORR (804-717-6533)
8.1 Acres – 1300 Winterfield Road
REQUEST
Amendment of zoning (Case 03SN0316) to amend cash proffers in a Community Business (C-3)
District. Specifically, the amendment is proposed to modify Proffered Condition 14 relative to a
cash proffer payment.
Notes:A. The only condition that may be imposed is a buffer condition. The property owner may proffer conditions.
B. Revised proffered conditions are located in Attachment1.
SUMMARY
A multi-family residential development is planned. Existing zoning would permit a maximum of 251
dwelling unitssubject to specific design and architectural standards summarized in staff’s report,
and included a cash proffer to address the development’s impacts on roads, parks, libraries, fire
stations and schools (current escalated to $8,683per unit).
Applicant has proffered to construct a right turn lane along Route 60 at Winterfield Road and an
additional lane of pavement along Route 60 (Transportation Improvements Map, Page 8) in lieu of a
cash payment for 238 residential unitsto address impacts on County roads. Applicant has proffered
a cash payment of $5,640 per unit for any units in excess of 238 units.
ADDENDUM
The purpose of this Addendum is to provide a copy of revisions to the proffered conditions
submitted by the Applicant. It is important to note that since this proffered condition was
submitted after the public advertisement of this case, the board would need to unanimously
agree to suspend your rules to consider the additional proffered condition.
On March 15, 2017, the applicant submitted an amendment to the proffered conditions to clarify
language in the Proffered Condition and to offer an additional proffer (Proffered Condition 2) to
exclude vinyl as a permitted exterior façade siding material.The modifications to the proffered
conditions are noted with underlines and strikes in Attachment 1. Staff continues to recommend
approval of this request as outlined on the following page.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
APPROVAL
COMMISSION
AYES: Sloan, Freye, Jones and Wallin ABSTENTION: Jackson
PLANNING AND TRANSPORTATION –APPROVAL
Quality design and architecture required by existing zoning conditions
STAFFprovide for a convenient, attractive, and harmonious community.
Development’s traffic impact will be addressed by providing road
improvements and cash payments.
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CASE HISTORY
Applicant Submittals
12/13/2016Application submitted
1/20, 1/25 Revised proffered conditions weresubmitted
and
1/27/2017
3/15/2017 A revised proffered condition was submitted.
Planning Commission Meeting
2/21/2017 Citizen Comments:
No citizens spoke to this request.
Commission Discussion:
Mr. Jackson advised the Commission that he would abstain from voting on this
case, noting that the Board continued their discussion of the Road Cash Proffer
policy until April.
Recommendation –APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITION IN ATTACHMENT 1
Motion: Wallin Second: Freye
AYES: Sloan, Freye, Jones and Wallin
ABSTENTION: Jackson
The Board of Supervisors on Wednesday, March 15, 2017, beginning at 6:30 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITION
March 15, 2017
Note:
Staff recommend acceptance of the following proffered condition, as offered by the applicant.
The Owner-Applicant in this zoning case, pursuant to Section 15.2-2298 of the Code of Virginia
(1950 as amended) and the Zoning Ordinance of Chesterfield County, for itselfand its successor
or assigns, proffers that the development of the property (the “Property”) will be developed as
set forth below; however, in the event the request is denied or approved with conditions not
agreed to by the Owner-Applicant, these proffers shall be immediately null and void and of no
further force or effect.
Proffered Condition 14 of Case 03SN0316 shall be deleted and the following condition inserted
in its placeamended as follows. All other conditions of Case 03SN0316 shall remain in force
and effect.
1.Cash Proffer & Transportation Improvements.
A. Cash Proffer. For each dwelling unit in excess of a cumulative total of 238, the
Owner-Applicant shall pay $5,640 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 building permit 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.
B. Transportation Improvements. Prior to the issuance of an occupancy permit, the
following improvements shall be completed, as determined by the Transportation
Department:
1.Construction of additional pavement along the westbound lanes of Midlothian
Turnpike at the Winterfield Road intersection to provide a separate right turn
lane.
2.Construction of a third westbound lane along Midlothian Turnpike for the entire
Midlothian Turnpike frontage of the 6 adjacent parcels (GPINs 7257092064,
7257091125, 7247099121, 7247096911, 7247094210 and 7247092311),
generally located to the south west of the property.
3.Dedication to Chesterfield County, free and unrestricted, of any additional right-
of-way (or easements) required for the improvements identified above.(B&M
and T)
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The applicant offers the following additional condition:
2.Exterior Material. Exclusive of doors, windows, trim, roof, and architectural features, no
building shall contain vinyl as a siding material.
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CASE NUMBER: 17SN0760
APPLICANT: MIDLOTHIAN TOWN CENTER APARTMENTS, LLC
CHESTERFIELD COUNTY,
VIRGINIA
MIDLOTHIAN DISTRICT
AND RECOMMENDATION
Board of Supervisors Hearing: MARCH 15,
2017
Board of SupervisorsTime Remaining:365
DAYS
ANDREW M. CONDLIN (804-748-1050)
GUY BLUNDEN (804-248-2205)
Planning Department Case Manager:
8.1 Acres 1300 Winterfield Road
DARLA ORR (804-717-6533)
REQUEST
Amendment of zoning (Case 03SN0316) to amend cash proffers in a Community Business (C-3)
District. Specifically, the amendment is proposed to modify Proffered Condition 14 relative to a
cash proffer payment.
Notes: A. The only condition that may be imposed is a buffer condition. The property owner may proffer conditions.
B. Proffered conditions, conditions of Case 03SN0316 and the applicantare located in
Attachments 1 3.
SUMMARY
A multi-family residential development is planned. Existing zoning would permit a maximum of 251
dwelling units subject to specific design and architectural standards (Summarized on page 5), and
on roads, parks, libraries, fire stations
and schools (current escalated amount is $8,683 per unit).
Applicant has proffered to construct a right turn lane along Route 60 at Winterfield Road and an
additional lane of pavement along Route 60 (Transportation Improvements Map, Page 8) in lieu of a
cash payment for 238 residential units to address impacts on County roads. Applicant has proffered
a cash payment of $5,640 per unit for any units in excess of 238 units.
RECOMMENDATIONS
APPROVAL
COMMISSION
AYES: Sloan, Freye, Jones and Wallin ABSTENTION: Jackson
PLANNING AND TRANSPORTATION APPROVAL
Quality design and architecture required by existing zoning conditions
STAFF provide for a convenient, attractive, and harmonious community.
improvements and cash payments.
Providing a FIRST CHOICE community through excellence in public service
SUMMARY OF IDENTIFIED ISSUES
Department Issue
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new middle school in the vicinity
of Hull Street and Otterdale Roads and a new high school in the vicinity of
SCHOOLS
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 Plan.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Midlothian Library should be
LIBRARIES expanded/replaced or a new facility shall be constructed in the general
vicinity of the existing library. Land for expansion or replacement of this
facility has not been acquired.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Neighborhood Park, 10
acres each, associated with a new Elementary School and four Community
PARKS AND
Parks, of 90 acres each, consisting of approximately 370 acres in total, all in
RECREATION
Midlothian; nearest this location. Land for these parks has not been
acquired.
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Comprehensive Plan MIDLOTHIAN AREA PLAN
Classification: Planned Transition Area
The designation suggests the property is appropriate for mixed use development offering transition
to Midlothian Village. Primary uses would include office, medium density residential (7-14
units/acre), commercial and public/semi-public uses.
Surrounding Land Uses and Development
Single-family uses
Commercial/retail
uses and vacant
Westfield
zoned C and I
Road
Winterfield
Road
Midlothian
Turnpike
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Community Business (C-3) with conditional use planned
development on a 34.5 acre tract including the subject property to permit a
mixed use development including commercial, office and multi-family
residential use
03SN0316
Proffered Conditions addressed limited the multi-family residential units to a
Approved
maximum of 251 units and included a cash proffer to address the
(5/2004)
s impacts: (Condition 14) $5,025 per dwelling unit; escalated by
the Marshall and Swift Building Cost Index, the current amount is $8,683.
The staff report for Case 03SN0316 analyzed the impact of the proposed
development on public facilities and the appli
impact.
Design Requirements of Case 03SN0316
The following represents an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Active and passive recreational areas to be provided, including sidewalks, a clubhouse and
pool
Vertical integration of commercial, office and residential uses
Urban design with buildings closer to roads and with no parking or drives between buildings and
Winterfield Road
Pedestrian scale decorative street lighting, landscaping and architectural elements
Relationship between building heights and public roads
Preservation of existing pond and public spaces to serve as focal points; public gathering
spaces including amenities such as benches and pavers
Comprehensive sign package
Architectural design elements includes vertical tower elements, porticos, balconies and
cupolas; architectural diversity and building details
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 existing conditions of zoning include high quality residential design and architectural
elements that will create an attractive, unique, well-planned, well-maintained and long lasting
development that is in compliance with the Comprehensive Plan goals and the zoning
ordinance.
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COUNTY TRANPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
Case 03SN0316 limits residential density to a maximum of 251 dwelling units (Proffered
Condition 13). Based on that density and applying trip generation rates for an apartment, the
proposed development could generate approximately 1,645 average daily trips. Traffic
generated by development of the property would be initially distributed along Winterfield Road
and Midlothian Turnpike.
Winterfield Road is a collector road with a recommended right of way width of 70 feet, as
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Winterfield Road is a two-lane road. Sections of
the road have been improved and realigned in conjunction with residential development.
maintained in its existing condition.
ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ as a major arterial with a
recommended right of way width of 120 to 200 feet. Midlothian Turnpike is a four-lane divided
roadway. In 2015, the traffic count on Midlothian Turnpike between Route 288 and Winterfield
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. The
proposed mixed-use development would contribute to an identifiable need for transportation
and access improvements. The applicant has offered:
Road Improvements (Proffered Condition 1.B)
Additional pavement along Route 60 at the Winterfield Road intersection to provide
separate right turn lane.
An additional lane of pavement along Route 60 for the frontage of the 6 adjacent
parcels, generally located to the south west of the property.
The property is within Traffic Shed 2, which encompasses the northwest area of the County, west
of Huguenot Road and north of Midlothian Turnpike. 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 mixed-use
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 proffer. If an applicant elects to offer cash to address the proposed residential impact on the
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
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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 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.
As previous noted, the applicant has proffered to construct a right turn lane along Route 60 at
the Winterfield Road intersection and construct an additional lane of pavement along Route 60
for the property frontage of 6 adjacent parcels (Proffered Condition 1.B). The proffer requires
the applicant to complete these improvements prior to issuance of an occupancy permit. The
applicant has provided information (see attached) regarding the traffic impacts from 238
apartments and a proposed mixed-use development on a contiguous parcel. The total impact of
the 238 residential units under the Road Cash Proffer methodology is $1,342,320 the projected
cost of the two road improvements along Route 60 is $2,095,313. Staff agrees with the
improvements could be more or less than this amount.
Earlier, it was stated that an existing proffer condition limits the residential density to a
maximum of 251 dwelling units (Proffered Condition 13 of Case 03SN0316). As indicated above,
applicant has proffered to pay $5,640 per unit for any unit(s) in excess of 238 units (Proffered
Condition 1.A). Staff supports the request.
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O
)
NORTH
CASE 17SN0760
GPIN 7257091125
1109
14242
1105
6
1101
1106
14234
5
1200
14024
4
GPIN 7257092064
3
14236
2
1
14290
14286
14030
14100
14028
GPIN 7257099121
GPIN 7257094210GPIN 7257096911
GPIN 7257092311
14008
14161
14201
14291
14301
14101
14111
101
14151
200
Map Reference to Proffered Condition 1.B. Transportation Improvements
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FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
Mission
The mission of Fire and Emergency Medical Services (EMS) is to protect life, property and the
environment through a comprehensive fire and life safety program that ensures an adequate
and timely response to emergencies.
Response Times
The proposed development is located in the 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 Midlothian Fire Station, Company Number 5
The Forest View Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of .17 calls per dwelling, it is estimated that this development will
generate 44 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.
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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 FY2017 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 FY2017.
Anticipated School Impacts
Enrollment
Anticipated Schools Percent of
Functional Number of Current
Student Yield by Currently Serving Total
Capacity Trailers Enrollment
School Type Area Functional
Capacity
Elementary 43 Watkins 940 3 1071 114
Middle 20 Midlothian 1503 3 1245 83
High 23 Midlothian 1597 0 1499 94
Total \[1\] 86
Note:
Based upon average number of students per multifamily dwelling unit countywide at 0.33 students per unit.
\[1\]
Public Facilities Plan
The Public Facilities Plan recommends a new elementary school be located in the vicinity of Old
Hundred and Otterdale Roads, north of Genito Road and south of Midlothian Turnpike. In
October 2016 the Board of Supervisors approved Case 17PD0105 for substantial accord to
permit an elementary school located at 1501 Old Hundred Road. The school division is now in
negotiations for acquisition of this property. Post 2020, the Plan also recommends 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 Plan.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
The public library
resource for information and materials, and now serves as a community gathering place for
educational, cultural and informational services; community support during emergencies;
economic development; and revitalization activities.
Nearby Library
Midlothian
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Midlothian library should be expanded/replaced or a new
facility shall be constructed in the general vicinity at or near current site. Land for expansion or
replacement of this facility has not been acquired.
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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 2012 level of service is 5.9 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 \[within 3 mile radius\]
Midlothian Mines Park
Watkins Annex Park
2 Elementary School Athletic Areas
2 Middle School Athletic Areas
1 High School Athletic Area
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for one Neighborhood Park, 10 acres each, associated
with a new Elementary School and four Community Parks, of 90 acres each, consisting of
approximately 370 acres in total, all in Midlothian; nearest this location. Land for these parks has
not been acquired.
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VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384) brian.lokker@vdot.virginia.gov
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
12/13/2016 Application submitted
1/20, 1/25 Revised proffered conditions were submitted
and
1/27/2017
Planning Commission Meeting
2/21/2017 Citizen Comments:
No citizens spoke to this request.
Commission Discussion:
Mr. Jackson advised the Commission that he would abstain from voting on this
case, noting that the Board continued their discussion of the Road Cash Proffer
policy until April.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITION IN ATTACHMENT 1
Motion: Wallin Second: Freye
AYES: Sloan, Freye, Jones and Wallin
ABSTENTION: Jackson
The Board of Supervisors on Wednesday, March 15, 2017, beginning at 6:30 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITION
Note:
Both the Planning Commission and Staff recommend acceptance of the following proffered
condition, as offered by the applicant.
The Owner-Applicant in this zoning case, pursuant to Section 15.2-2298 of the Code of Virginia
(1950 as amended) and the Zoning Ordinance of Chesterfield County, for itself and its successor
set forth below; however, in the event the request is denied or approved with conditions not
agreed to by the Owner-Applicant, these proffers shall be immediately null and void and of no
further force or effect.
Proffered Condition 14 of Case 03SN0316 shall be deleted and the following condition inserted
in its place. All other conditions of Case 03SN0316 shall remain in force and effect.
Cash Proffer & Transportation Improvements.
A. Cash Proffer. For each dwelling unit in excess of a cumulative total of 238, the
Owner-Applicant shall pay $5,640 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 building permit 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.
B. Transportation Improvements. Prior to the issuance of an occupancy permit, the
following improvements shall be completed, as determined by the Transportation
Department:
1.Construction of additional pavement along the westbound lanes of Midlothian
Turnpike at the Winterfield Road intersection to provide a separate right turn
lane.
2.Construction of a third westbound lane along Midlothian Turnpike for the entire
Midlothian Turnpike frontage of the 6 adjacent parcels (GPINs 7257092064,
7257091125, 7247099121, 7247096911, 7247094210 and 7247092311),
generally located to the south west of the property.
3. Dedication to Chesterfield County, free and unrestricted, of any additional right-
of-way (or easements) required for the improvements identified above. (B&M
and T)
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ATTACHMENT 2
APPROVED CONDITIONS (03SN0316)
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