17SN0749
CASE NUMBER: 17SN749 (AMENDED)
APPLICANT: Salvatore J. Cangiano
CHESTERFIELD COUNTY, VIRGINIA
MATOACADISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
MAY 24, 2017
Board of Supervisors Time Remaining:
365 DAYS
Applicant’s Agent:
ANDREW M. SCHERZER (804-794-0571)
Applicant’s Contact:
SALVATORE J. CANGIANO (703-314-2973)
189.4 Acres – 17500 Duval Road
Planning Department Case Manager:
RYAN RAMSEY (804-768-7592)
REQUEST
(AMENDED) Amendment of zoning approval (Case 07SN0136) to amend cash proffers and
transportation improvements in a Residential (R-12) District. Specifically, the applicant proposes
to amend Proffered Conditions 4, 5, 8 and 9 of Case 07SN0136 relative to density, cash proffer
payment, transportation improvements and phasing along Otterdale Road.
Notes: A. Conditions may be imposed or the property owner may proffer conditions.
B. Proffered conditions and approved proffered conditions of Case 07SN0136 are located in Attachments 1
- 3.
SUMMARY
A mix of traditional and cluster-style single-family residential dwellings (known as “Cold Creek”) is
planned. The original case was approved for a maximum of 378 units, on which a cash proffer
could be collected, in the amount of $9,079 per dwelling unit on the first 175 units and $21,186
per unit on the remaining units. Currently, the total potential value of the approved cash proffer
equates to $5,889,583. With this request, the applicant is proposing to reduce the maximum
density to 311 units and to reduce the cash proffer amount to $9,400 per dwelling unit, with a
total potential value of $2,923,400. However, the applicant has also proffered an option to
provide offsite road improvements, as determined by the Transportation department. The value
for those improvements may be in lieu of the cash proffer payments.
Existing zoning conditions, and those proffered with this request provide design and architectural
standards (Summarized on Pages 5 & 6) that are comparable in quality to the surrounding
community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
PLANNING APPROVAL
COMMISSION
PLANNING AND TRANSPORTATION– APPROVAL
The quality, design and architecture required by existing zoning
conditions and offered by the applicant in this case provide for a
STAFF
convenient, attractive and harmonious community.
The development’s traffic impact will be addressed by providing cash
paymentsand/or road improvements.
SUMMARY OF IDENTIFIED ISSUES
DepartmentIssue
The Public Facilities Plan suggests 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 Public Facilities Plan suggests the Clover Hill Library should be
expanded, replaced or a new facility shall be constructed in the general
LIBRARIES
vicinity of Otterdale and Hull Street Road. Land for expansion or
replacement of this facility has not been acquired.
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Comprehensive Plan
Classification: SUBURBAN RESIDENTIAL I
The designation suggests the property is appropriate for residential use of up to 2.0
dwelling units per acre.
Surrounding Land Uses and Development
Single-family Residential
(Westerleigh Subdivision)
Vacant
(Future Magnolia
Green Subdivision)
Otterdale Road
Duval Road
Single-family Residential or Vacant
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PLANNING
Staff Contact: Ryan Ramsey (804-768-7592) ramseyrp@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Residential (R-12) with conditional use planned development to
permit a mix of traditional and cluster-style single-family residential subdivision.
Waiver to street connectivity requirements(internal connection from
southern to northern sections of property)
Proffered conditions limited development to two (2) dwelling units per acre,
07SN0136
yielding a maximum of 378 dwelling units
Approved
Cash proffer of $6,685.00 per dwelling unit, up to 175 units (currently
(5/2007)
escalated by the Marshall and Swift Building Cost Index to $9,079)
Cash proffer of $15,600.00 per dwelling unit, in excess of 175 units (currently
escalated by the Marshall and Swift Building Cost Index to $21,186)
The staff report for Case 07SN0136 analyzed the impact of the proposed
development on public facilities and the applicant’s offer to mitigate that impact.
Design Requirements of Case 07SN0136
The following provides an overview of the approved design requirements referenced in attached
case information (Attachment 2):
Residential (R-12) dwellings
no standards offered
o
Cluster dwellings
community sidewalks
o
buffers in open space
o
paved driveways
o
front loaded garage setbacks
o
street trees and
o
focal point, hardscaped to facilitate gatherings
o
Design
High quality residential development addressesthe 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 5 & 6):
Applicable to R-12 & Cluster Lots
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Concrete front walks
o
Front foundation planting beds
o
Varied architectural style for dwellings located side-by-side or directly across a
o
street
Step-down siding permitted under unique topographical situations with
o
restrictions on the minimum exposed foundation, location, and size of the step-
downs clarified
Variety of siding materials to include vinyl with minimum thickness of 0.042
o
inches
30-year architectural/dimensional roof shingles
o
Front and rear porch treatments, if provided
o
Upgraded garage door treatments for front and corner-side loaded garages
o
Initial screening of HVAC/whole house generators from public roads with
o
landscaping or low maintenance material
Applicable to R-12 Lots Only
Concrete orasphalt driveways
o
Installation or retention of a front yard tree
o
Maximum projection for front-loaded garages from front facade
o
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions of this request along with those approved with Case 07SN0136include quality
design and architectural elements that will be comparable with the surrounding community.
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COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The applicant has proffered a maximum development of 311 units (Proffered Condition 1).
Based on the maximum amount of development and applying trip generation rates for a single-
family dwelling, the proposed development could generate approximately 2,983 average daily
trips. Traffic generated by development of the property will initially be distributed to Duval
Road.
Duval Road is a major arterial with a recommended right of way width of 90 feet, as identified
on the County’s Thoroughfare Plan. Duval Road is a two-lane. 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 Duval Road was 600 vehicles per day (Level of Service
“A”).
Section 19.1-231 of the CountyCode 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. The applicant has offered the following (note: these conditions are currently
required by Case 07SN0136):
Road Improvements (Proffered Condition 3)
Construction of right and left turn lanes along Duval Road at each public road intersection.
Widening/improving the north side of Duval Roadproperty frontage.
Note: A right of way dedication proffer has been offered for the improvements identified
above. The proffer states that in the event the developer is unable to acquire any “off-site”
right of way, the developer may request that the County acquire such right of way as a
public road improvement. All costs associated with the acquisition of the right of way will be
borne by the developer. In the event the County chooses not to assist the developer in
acquisition of the off-site right of way, the developer shall be relieved of the obligation to
acquire the off-site right of way and shall provide the road improvements within available
(Proffered Condition 3.c)
right of way.
The property is within Traffic Shed 6, which encompasses a large area in the western part of the
County. Many of the 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 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
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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
chooses to address the development’s impacts on the County’s road network through payment
of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
appropriateThetraffic impact of the proposed development is valued at $2,923,400 (311 lots X
.
$9,400).
The applicant has proffered to pay $9,400 per dwelling unit (Proffered Condition 2). The Proffer
allows, upon request by the applicant and approval by the Transportation Department, a
reduction in the payments based on the cost of road improvements provided by the applicant.
Currently, specific road improvements have not been finalized, but the proffer states that the
road improvements could be on Otterdale Road north of the Duval Road intersection, including
culverts under Otterdale Road. The proffer notes that the applicant may need assistance by the
County with acquiring “off-site” right of way to construct these improvements. Staff supports
the request.
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 adjustments to the
County’s budget or capital improvement program.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Brian Lokker (804-674-2384)
VDOT Land Use Regulations
Summary Construction of the transportation proffers as amended is subject to
compliance with Department standards. VDOT will verify compliance,
including turn lane capacity analysis, correction of all pavement failures
prior to the overlay of Duval Road and the location of the access points
through the County site plan review process.
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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 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 Clover Hill Fire Station, Company Number 7
The Manchester Volunteer Rescue Squad
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.189 calls per dwelling, it is estimated that this development will
generate 59 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 plansuggests 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 65 Grange Hall 762 3 775 102
Middle 34 Tomahawk Creek13015 1505 116
High50 Cosby 19189 2054 107
Total\[1\] 149
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 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
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a budget has not been developed for the acquisition of land or construction of these school
facilities as recommended in the Plan.
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
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 Libraries
Clover Hill Library
Public Facilities Plan
The Public Facilities Plan 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. The plan additionally
recommends a new library in the vicinity of Otterdale Road and Hull Street Road to address
service gap and demand issues related to increases in population anticipated in this area of the
county. Land for expansion or replacement of this facility or new facility has not been
acquired.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
To date, no comments have been received.
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov
The proposed request to reduce cash proffer will not impact the public water and wastewater
systems.
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ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Proffered Condition 10 of Case 07SN0136 was offered to address drainage impacts to the existing
inadequate culvert downstream of the properties under Otterdale Road, and will not be affected
with this amendment.
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CASE HISTORY
Applicant Submittals
12/8/2016 Application submitted
3/15 & Revised application submitted
4/4/17
2/16, Revised proffered conditions submitted
2/17, 3/15,
3/22, 4/3,
& 4/4/17
Community Meeting
2/15/17Issues Discussed:
Planned road improvements for area roadways, such as the widening Duval
Road
Owner/developer of property; development commencement
Preliminary layout of subdivision, showing connection to Magnolia Green
Availability of utilities and natural gas to development and adjoining
properties
Planning Commission
4/26/17Citizen Comments:
No citizens spoke to this request.
Recommendation –APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Freye Second: Wallin
AYES: Sloan, Jackson, Freye, Jones and Wallin
The Board of Supervisors on Wednesday, May 24, 2017, beginning at 6:00 p.m., will consider
this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
Note: Both the Planning Commission and Staff recommend acceptance of the following proffered
conditions, as offered by the applicant.
With the approval of this request, Proffered Conditions 4, 5, 8 and 9 of Case 07SN0136 shall be
amended as outlined below. All other conditions of Case 07SN0136 shall remain in force and
effect.
The Applicant hereby amends Proffered Conditions 4, 5, 8 and 9 of Case 07SN0136 to read as
follows:
1.Density.The total number of residential dwelling units on the Property shall not exceed
311 units. (P)
(Staff Note: Proffered Condition 1 would amend and supersede Proffered Condition 4 of
Case 07SN0136)
2.Road Cash Proffers.
a.The applicant, sub-divider, or assignee(s) (the “Applicant”)shall pay $9,400 for
each dwelling unit to the County of Chesterfield for road improvements within
the service district for the property.
b.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 in addition to, any impact
fees, in a manner determined by the County.
c.Upon request by the Applicant and approval by the Transportation Department,
cash proffer payments may be reduced for the cost of road improvements to
Otterdale Road north of the Duval Road intersection, including the culverts
under Otterdale Road as referenced in Proffered Condition 10 of Case 07SN0136,
that are provided by the Applicant, as determined by the Transportation
Department, exclusive of those road improvements identified in Proffered
Condition 3. (T)
Note: The applicant may need assistance with acquiring “off-site” right of way as
identified in Proffered Condition 3.c.
(Staff Note: Proffered Condition 2 would amend and supersede Proffered Condition 5 of
Case 07SN0136)
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3.Road Improvements. The Applicant shall provide the following road improvements in
accordance with a phasing plan approved by the Transportation Department:
a.Construction of additional pavement along Duval Road at each public road
intersection to provide right and left turn lanes into the Property, based on the
Transportation Department standards.
b.Widening/improving the north side of Duval Road, with utility extension, to
twelve (12) foot wide travel lane, measured from the centerline of the existing
pavement, with an additional four (4) foot wide paved shoulder plus a four (4)
foot wide unpaved shoulder and overlaying the full width of Duval Road with one
and one-half (1.5) inches of compacted bituminous asphalt concrete, with
modifications approved by the Transportation Department, for the entire
Property frontage.
a.Dedication to Chesterfield County, free and unrestricted, of any additional right-
of-way (or easements) required for the improvements identified above. In the
event the Applicant is unable to acquire the “off-site” right-of-way or easements
that is necessary for road improvements and utility relocations required by road
improvements, the Applicant may request, in writing, that the County acquire
such right-of-way as a public road improvement. All costs associated with the
acquisition of the right of way shall be borne by the Applicant. In the event the
County chooses not to assist the Applicant in acquisition of the “off-site” right-
of-way, the Applicant shall be relieved of the obligation to acquire the “off-site”
right-of-way, and only provide road improvements that can be accommodated
within available right-of-way, as determined by the Transportation Department.
(T)
(Staff Note: Proffered Condition 3 would amend and supersede Proffered Condition 8 of
Case 07SN0136)
4.Phasing Plan for Road Improvements. Prior to any construction plan approval, a phasing
plan for the improvements identified in Proffered Condition 3 shall be submitted to and
approved by the Transportation Department. (T)
(Staff Note: Proffered Condition 4 would amend and supersede Proffered Condition 9 of
Case 07SN0136)
The Applicant hereby offers the following proffered conditions:
5.Standards Applicable to Entire Development. The following standards shall be required
for R-12 and Cluster Lots.
a.Front Walks: A minimum of a three (3) foot wide concrete, or decorative pavers,
front walk shall be provided to the entrance of each dwelling unit, to connect to
drives, sidewalks, or streets.
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b.Landscaping
i.Front Foundation Planting Beds: Front foundation planting beds shall be
required along the entire front façade of all units, and shall extend along
all sides facing a street. Foundation Planting Beds shall be a minimum of
four (4) feet wide 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 (4’-5’) or small evergreen trees (6’-8’) at the time of planting.
c.Architecture and Materials
i.Style and Form:The architectural styles shall be interpretations of
traditional Richmond architecture, using forms and elements compatible
with Georgian, Adam, Classical Revival Colonial, Greek Revival, Queen
Anne, and Craftsman Styles.
ii.Repetition:Dwellings with the same elevations may not be located
adjacent to, directly across, or diagonally across from each other on the
same street. This requirement does not apply to units on different streets
backing up to each other.
iii.Foundations: The exposed portion of any foundation shall be brick or
stone. Synthetic or natural stucco foundations may be permitted for
facades constructed entirely of stucco. Stepping the siding down below
the first floor shall only be permitted in circumstances of unique
topographical conditions. Step downs shall be permitted on the side and
rear elevations only, with a maximum of two (2) steps permitted on any
elevation, and with a minimum separation of eight (8) feet between
steps. A minimum of 24 inches of exposed brick or stone shall be
required, unless a lesser amount is approved by the Planning Department
at time of plans review due to unique design circumstances.
iv.Exterior Facades: Acceptable siding materials include brick, stone,
masonry, stucco, synthetic stucco (E.I.F.S), vinyl siding, and approved
horizontal lap siding. Horizontal lap siding may be manufactured from
natural wood or cement fiber board or may be premium quality vinyl
siding. Plywood and metal siding are not permitted. Additional siding
requirements:
1.Where a dwelling borders more than one street, all street-facing
facades shall be finished in the same materials.
2.All vinyl siding shall have a minimum wall thickness of 0.042”.
3.Synthetic Stucco siding shall be finished in smooth, sand or level
texture. Rough textures are not permitted.
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d.Roof Materials: Roofing material shall be dimensional architectural shingles or
better with a minimum 30-year warranty.
e.Porches and Stoops.
i.Front Porches: All front entry stoops and front porches shall be
constructed with continuous masonry foundation wall or on 12” x 12”
masonry piers. Extended front porches shall be a minimum of five (5) feet
deep. Space between piers under porches shall be enclosed with framed
lattice panels. Handrails and railings shall be finished painted wood, vinyl
rails or metal rail systems with vertical pickets or swan balusters. Pickets
shall be supported on top and bottom rails that span between columns.
f.Garage Details. Front loaded and corner side loaded garages shall use an
upgraded garage door. An upgraded garage door is any 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.
g.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.
6.Standards Applicable to R-12 Lots.
a.Driveways: All portions of driveways and parking areas shall be brushed
concrete, stamped concrete, exposed aggregateconcrete, asphalt or decorative
pavers.
b.Front Yard Tree: One (1) tree per lot shall be planted or retained. A tree shall be
planted or retained on both street frontages on corner lots. The tree shall be
planted or retained along the front property line within the street side half of the
required front yard setback. The front yard tree shall be a large deciduous tree
and have a minimum caliper of 2.5 inches. Native trees shall be permitted to
have a minimum caliper of 2 inches.
c.Garages: Front loaded attached garages shall be permitted to extend as far
forward from the front line of the main dwelling as the front line of the front
porch provided that the rooflines of the porch and garage are contiguous. Where
the rooflines are not contiguous, garages shall be permitted to project a
maximum of two (2) feet forward of the front line of the main dwelling. (P)
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ATTACHMENT 2
APPROVED PROFFERED CONDITIONS (07SN0136)
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ATTACHMENT 3
APPROVED TEXTUAL STATEMENT (07SN0136)
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