17SN0822
CASE NUMBER: 17SN0822 (AMENDED)
APPLICANT: Jack R. Wilson, III, PLC
CHESTERFIELD COUNTY, VIRGINIA
MATOACA DISTRICT
ANALYSIS
AND RECOMMENDATION
Board of Supervisors Hearing:
NOVEMBER 15, 2017
Board of SupervisorsTime Remaining:
365 DAYS
Applicant Agent:
JACK R. WILSON, III, PLC (804-425-9474)
Planning Department Case Manager:
964.2 Acres 13561 Chesdin Landing Drive
DREW NOXON (804-796-7122)
REQUEST
(Amended) Amendment of zoning approval (Cases 95SN0161 and 02SN0111) to amend cash
proffers in a Residential (R-88) District. Specifically, the applicant proposes to amend Proffered
Condition 7 of Case 95SN0161 and Proffered Condition 3 of Case 02SN0111 relative to 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 and approved zoning conditions are located in Attachments 1 - 3.
SUMMARY
A single-family residential subdivision (Chesdin Landing) is currently under development. Existing
zoning permits a maximum of 635 single-family dwelling units, of which 352 units are included in
this request.
The current cash proffer amount is $10,314 per dwelling unit for units subject to Case 95SN0161;
and $12,487 per dwelling unit for units subject to Case 02SN0111. The current total potential
value of the approved cash proffer equates to $3,847,828. With this request, the applicant is
requesting to reduce the cash proffer payment amount to $9,400 per dwelling unit; equating to a
total potential value of $3,308,800.
Existing zoning conditions and those proffered with this case provide design and architectural
standards (summarized on pages 8 & 9) that are comparable in quality to that of the surrounding
community.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
PLANNING APPROVAL
The quality, design and architecture offered by the applicant in this case
provide for a convenient, attractive and harmonious community
STAFF comparable in quality to that of the surrounding community.
TRANSPORTATION APPROVAL
The devessed by providing cash
payments.
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SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ recommends a new high school in the
SCHOOLS vicinity of Branders Bridge, Bradley Bridge and Ironbridge Roads, 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 tƌğƓ.
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Ettrick-Matoaca library should be
LIBRARIES expanded/replaced or a new facility should be constructed in the general
vicinity at or near the current site. Land for expansion or replacement of
this facility, or for the construction of a new facility has not been acquired.
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TABLE A
REQUEST PROPERTIES
Tax Identification Number Address
728-627-4598 13536 RIVER OTTER CT
728-627-9068 13525 RIVER OTTER CT
728-628-7504 13524 RIVER OTTER CT
729-628-4733 13500 RIVER OTTER CT
729-628-6993 14901 CHESDIN GREEN WAY
729-628-7850 13468 RIVER OTTER RD
729-628-9017 13467 RIVER OTTER RD
729-629-6208 14831 CHESDIN GREEN WAY
729-629-9181 14807 CHESDIN GREEN WAY
730-621-7498 13543 CHESDIN LANDING DR
730-621-9487 13537 CHESDIN LANDING DR
730-622-2569 13561 CHESDIN LANDING DR
730-622-4133 13555 CHESDIN LANDING DR
730-622-5814 13549 CHESDIN LANDING DR
730-622-6599 13567 CHESDIN LANDING DR
730-626-6690 13454 BLUE HERON LOOP
730-627-4329 13300 BLUE HERON LOOP
730-628-0760 13462 RIVER OTTER RD
730-628-0807 15007 CHESDIN GREEN WAY
730-629-3107 13436 RIVER OTTER RD
730-629-3427 13430 RIVER OTTER RD
730-629-5876 13412 RIVER OTTER RD
730-629-7688 13400 RIVER OTTER RD
730-631-6820 13500 CHESDIN SHORES DR
731-621-1572 13531 CHESDIN LANDING DR
731-621-4778 13525 CHESDIN LANDING DR
731-621-7494 13519 CHESDIN LANDING DR
731-622-1353 13550 CHESDIN LANDING DR
731-622-3744 13530 CHESDIN LANDING DR
731-622-5948 13518 CHESDIN LANDING DR
731-622-9613 13513 CHESDIN LANDING DR
731-623-0881 13518 PUNGO CT
731-623-7418 13509 PUNGO CT
731-624-5192 13500 CORAPEAKE PL
731-624-9770 13473 CORAPEAKE TER
731-625-8007 13472 CORAPEAKE TER
731-627-1373 13318 BLUE HERON LOOP
731-627-4897 13330 BLUE HERON LOOP
732-623-0229 15510 CHESDIN GREEN WAY
732-623-1536 15509 CHESDIN GREEN WAY
732-623-3456 13423 PUNGO TER
732-624-1967 13461 CORAPEAKE TER
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732-629-7586 14630 CHESDIN SHORES TER
732-630-8839 14618 CHESDIN SHORES TER
732-630-8995 14606 CHESDIN SHORES TER
732-631-9520 14600 CHESDIN SHORES TER
733-624-1157 13437 CORAPEAKE TER
733-625-3045 13412 CORAPEAKE TER
733-626-0252 21601 LAKE CHESDIN PKWY
733-631-1920 14601 CHESDIN SHORES TER
734-624-2178 15512 AQUIA CT
734-625-2553 13343 CORAPEAKE TER
736-624-1977 15549 CHESDIN LANDING CT
736-624-7504 15607 CHESDIN LANDING TER
736-624-8542 13011 CHESDIN LANDING DR
737-624-5558 12936 CHESDIN LANDING DR
737-626-0331 12920 CHESDIN LANDING DR
738-627-8466 12401 CHESDIN LANDING DR
739-627-0517 12437 CHESDIN LANDING DR
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The Comprehensive Plan
Classification: Residential Agricultural
The designation suggests the property is appropriate for agricultural and residential uses.
Subdivision densities should not exceed a maximum of 0.5 dwelling units per acre.
Surrounding Land Uses and Development
Lake Chesdin
Ivey Mill Rd
Pkwy
Agricultural uses
Single-family
Chesdin
residential uses
Landing Dr
-Rivers Trace
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PLANNING
Staff Contact: Drew Noxon (804-796-7122) noxona@chesterfield.gov
Zoning History
Case Number Request
Rezoning to R-88 to permit a residential development with 535 units plus
conditional use to permit private recreational facilities.
95SN0161*
Approved
Proffered Conditions included a cash proffer of $5,083 per unit to address
(12/14/1994)
development impacts (currently escalated to $10,314). (Proffered Condition
7)
Amendment of Case 95SN0161 to increase the number of lots from 535 to 635
02SN0111* plus conditional use to permit a private recreational facility.
Approved
(09/26/2001) Proffered Conditions included a cash proffer of $7,000 per unit to address
development impacts (currently escalated to $12,487). (Proffered Condition 3)
*The staff reports for these cases analyzed the impact of the proposed development on public facilities
and the app impacts.
Proposal
Single-family residential uses are proposed. An overall maximum of 635 single-family dwelling
units are permitted by the approved zoning. 283 recorded lots are excluded from this request
leaving a maximum of 352 lots impacted by this proposed amendment.
Design Requirements of Cases 95SN0161 & 02SN0111
The following provides an overview of the approved design requirements referenced in attached
case information (Attachments 2 & 3):
Community Design:
Maximum of 535 lots
Bike and pedestrian amenities
Recreational amenities including golf course and open space. Conditions address
buffers between recreational uses and dwellings, timing and use of outdoor public
address system
Dwelling Design:
Minimum dwelling size of 2,800 gross square feet for homes located adjacent to Lake
Chesdin and 1,900 gross square feet for all other dwellings in the development
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
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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 2 & 3):
Lot Design:
Hardscaped driveways and front walks
One street tree per lot
Front foundation planting beds
Screening of mechanical equipment
Dwelling Design:
Varied elevations for dwellings located side-by-side, directly or diagonally across street
Variety of siding materials
Architectural styles similar to existing Chesdin Landing subdivision including
interpretations of traditional Richmond architecture such as Georgian, Adam, Classical
Revival Colonial, Greek Revival, Queen Anne, Craftsman and Farmhouse Styles
Step down siding permitted based on unique topography with limited step down and
maintaining 24 inches of exposed foundation
30-year architectural/dimensional roof shingles
Foundation treatment
Front porch/stoop treatment
Attached garages for all units with maximum projection from front facade; upgraded
garage door treatments for front and corner-side loaded garages
Chimney/fireplace treatment
As suggested by the Comprehensive Plan goals and Zoning Ordinance, the proffered conditions
offered by the applicant in this request along with those approved with the existing zoning
include quality design and architectural elements that are comparable in quality to that of the
surrounding community.
BUDGET AND 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
adjustment
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COUNTY TRANSPORTATION
Staff Contact: Jim Banks (804-748-1037) banksj@chesterfield.gov
The property could be developed for 352 lots. Based on those numbers of lots and applying trip
generation rates for a single-family dwelling, development could generate approximately 3,343
average daily trips. Traffic generated by development of the property will be initially distributed
via Ivey Mill Road to River Road.
Ivey Mill Road is a collector road with a recommended right of way width of 70 feet, as
-lane road. Sections of the
road have been improved, with sidewalks on both sides. Other 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 Ivey Mill Road was 770 vehicles per day (Level of Service
recommended right of way width of 90 feet. In 2015, the traffic count on River Road at Ivey Mill
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 not offered to provide any mitigating road improvements.
The property is within Traffic Shed 16, which encompasses a large area in the southern part of
the county, south of River Road, Hickory Road, Matoaca Road, and Woodpecker Road. Many
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.
transportation network through dedication of property, construction of road improvements, or
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
of a cash proffer, $9,400 per dwelling unit for improvements to the road network would be
appropriate. The traffic impact of the proposed development could be valued at $3,308,800
(352 x $9,400).
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The applicant has proffered to pay $9,400 per dwelling unit (Proffered Condition 1). 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 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 Phillips Fire Station, Company Number 13
The Winterpock Fire Station, Company Number 19
Anticipated Fire & EMS Impacts/Needs
Based on an average of 0.23296 calls per dwelling, it is estimated that this development will
generate 82 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 FY2018 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 FY2018.
Anticipated School Impacts
Elementary Middle High Total (1)
Anticipated Student Yield by 74 39 56 169
School Type
Schools Currently Serving AreaGates Matoaca Matoaca
Current Enrollment 714 930 1756
Building Capacity (2) 1100 1875 1975
2016-17
Functional Capacity (3) 770 1267 1913
School Year
Enrollment Percent of Total 93 73% 92%
Data
Functional Capacity
Total Number of Trailers 3 3 5
Number of Classroom Trailers 0 3 5
Note:
Based upon average number of students per single family dwelling unit countywide at 0.48 students per unit.
(1)
Building capacity is the number of standard classrooms times the average class size of 25 students.
(2)
Functional capacity considers special programs occurring in the standard classrooms at less than average class size
(3)
Public Facilities Plan
Post 2020, the tƌğƓ recommends a new high school in the vicinity of Branders Bridge, Bradley
Bridge and Ironbridge Roads, 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 tƌğƓ.
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LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
Mission
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
Ettrick-Matoaca
Public Facilities Plan
The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Ettrick-Matoaca library should be expanded/replaced or a
new facility should be constructed in the general vicinity at or near current site. Land for
expansion or replacement of this facility has not been acquired.
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
No comments have been received to date.
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
Proffered Conditions 15 through 17 of Case 95SN0161 were offered to address concerns relative
to the impact of the development on Lake Chesdin. These proffered conditions will not be affected
with this amendment.
VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov
UTILITIES
Staff Contact: Jamie Bland (804-751-4439) BlandJ@chesterfield.gov
This request will not impact these facilities.
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CASE HISTORY
Applicant Submittals
07/24/2017 Application submitted
08/17/2017, Proffered conditions submitted
08/22/17 &
10/06/17
Community Meeting
08/17/17 Issues Discussed:
Number and location of lots impacted by request
Proffer policy changes
Traffic and roadway conditions nearby
Stormwater impacts
No specific concerns about the request
Planning Commission
10/17/17 Citizen Comments:
No citizens spoke to this request.
Recommendation APPROVAL SUBJECT TO THE PROFFERED CONDITIONS IN
ATTACHMENT 1
Motion: Freye Second: Wallin
AYES: Sloan, Jackson, Freye, Jones and Wallin
The Board of Supervisors on Wednesday, November 15, 2017, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
(October 6, 2017)
Note: Both the Planning Commission and Staff recommend acceptance of the following
proffered conditions, as offered by the applicant.
The property owner and applicant in this 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 and assigns, proffer that the property under consideration (the "Property")
will be developed according to the following proffers if, and only if, the request submitted
herewith is granted with only those conditions agreed to by the owner and applicant. In the
event this request is denied or approved with conditions not agreed to by the owner and
applicant, the proffers shall immediately be null and void and of no further force or effect.
With the approval of this request, Proffered Condition 7 of Case 95SN0161 and Proffered
Condition 3 of Case 02SN0111 shall be amended as outlined below.
1.Cash Proffers. For each dwelling unit, the applicant, sub-divider, or assignee(s) shall pay
$9,400 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&M)
The Applicant hereby offers the following proffered condition:
2.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. (P)
3.Architectural/Design Elements:
A.Driveways/Front Walks
1.Driveways: All portions of driveways and parking areas shall be
brushed concrete, stamped concrete, exposed aggregate
concrete, asphalt or decorative pavers.
2.Front Walks: A minimum of a 42-inch-wide concrete front walk
shall be provided to the front entrance of each dwelling unit, to
connect to drives, sidewalks or street.
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B.Landscaping
1.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 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.
2.Front Foundation Planting Beds: Foundation planting is 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 and
may include spreading groundcovers. Unit corners shall be visually
-
-
C.Architecture and Materials
1.Style and Form: The architectural styles shall be similar to those
existing in the Chesdin Landing subdivision and be interpretations
of traditional Richmond architecture such as Georgian, Adam,
Classical Revival Colonial, Greek Revival, Queen Anne, Craftsman
and Farmhouse Styles.
2.Repetition: Dwellings with the same elevations may not be
located adjacent to, directly across from, 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.
3.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 with a minimum wall thickness of
0.042 inches. Plywood and metal siding are not permitted.
4.Step-down Siding: 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.
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5.Roof Materials: Roofing material shall be dimensional
architectural shingles or better with a minimum 30-year warranty.
D.Porches and Stoops. All front entry stoops and front porches shall be
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.
E.Garages.
1.All units shall have an attached garage. 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 three (3) feet forward of the front line of the main
dwelling.
2.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.
F.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.
G.Fireplaces and Chimneys.
1.Chimney chases shall be constructed of brick or stone. The width and
depth of chimneys shall be appropriately sized in portion to the size
and height of the unit.
2.Direct vent gas fireplace boxes which protrude beyond the exterior
plane of the unit, are not permitted on front facades. All the exterior
materials and finishes used to enclose the fireplace box must match
the adjacent façade. (P)
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ATTACHMENT 2
APPROVED CONDITIONS (02SN0111)
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ATTACHMENT 3
APPROVED CONDITIONS (95SN0161)
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