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17SN0807 CASE NUMBER: 17SN0807 APPLICANT: BWS Enterprises, LLC, Sean Sawyer CHESTERFIELD COUNTY, VIRGINIA MIDLOTHIAN DISTRICT ADDENDUM Board of Supervisors (BOS) Hearing: AUGUST 22, 2018 BOSTime Remaining: 365 DAYS s: DAVID S. ANDERSON (804-432-6699) 44.1 Acres 14291 Midlothian Turnpike SEAN SAWYER (757-650-5759) Planning Department Case Manager: JANE PETERSON (804-748-1045) REQUEST Rezoning from Corporate Office (O-2) and Community Business (C-3) to Townhouse Residential (R-TH) of 15.9 acres and Multifamily Residential (R-MF) of 28.2 acres plus conditional use planned development to permit exceptions to ordinance requirements on a total of 44.1 acres. Notes: A.Conditions may be imposed or the property owner may proffer conditions. III.I.2.a.x.ff B.Amended Proffered Condition 1 and Textual Statement Item are attached, noting changes with strikethroughs and underlines. C.AMENDMENTS TO THIS CASE WERE MADE AFTER PUBLIC ADVERTISEMENT. THE BOARD OF SUPERVISORS WOULD NEED TO UNANIMOUSLY SUSPEND THEIR RULES TO CONSIDER THESE AMENDMENTS. SUMMARY A townhouse and multifamily residential development is planned. A maximum of 435 dwelling units are proposed to include 160 townhouses and 275 apartments, yielding an overall density of 9.9 dwelling units per acre. Exceptions to ordinance standards are requested to accommodate these uses. The traffic impact of this development could be valued at $2,498,520 (based on road cash proffer of $5,922 for each townhouse unit and $5,640 for each apartment unit). The applicant has proffered to provide road improvements to include: a three-lane typical section for the Main Access at its intersection with Route 60 extension of Midlothian Wood Boulevard to property boundary; and a sidewalk along Midlothian Wood Boulevard from Midlothian Wood Way to property In addition, the applicant has proffered off-site Midlothian Turnpike improvements along the eastbound lanes from Old Otterdale Road to the Ivymont Shopping Center entrance to include pavement reduction; street trees; shared use path; street lighting; Midlothian gateway signage; and crosswalk improvements with raised median extension at the shopping center entrance. These improvements have an estimated value of $1,041,850, being $1,456,670 less than the anticipated traffic impact of the proposed development. Providing a FIRST CHOICE community through excellence in public service SUMMARY (CONTINUED) The applicant has proffered design and architectural standards (summarized on pages 7 through 9) to ensure a well-designed, quality development that would complement the surrounding community. ADDENDUM The purpose of this Addendum is to provide an amendment to the Textual Statement and a proffered condition, and to update the amendment dates and correct a typographical error in the Case History section. The Textual Statement amendment includes an additional exterior building material (Celect Cellular Composite Siding) for use in the multifamily portion of the development. Proffered Condition 1 has been amended to reflect the revision date of the Textual Statement to accommodate this change. The Case History has been updated to reflect the receipt of these amendments, and to accurately reflect the estimated value of the off-site Midlothian Turnpike improvements (strikethrough and underline) as noted at the 7/17/2018 Planning Commission hearing. Planning staff supports acceptance of these amendments as provided in Attachments 1 and 2 of RECOMMENDATIONS PLANNING APPROVAL COMMISSION AYES: Sloan, Freye and Jones NAY: Stariha ABSENT: Jackson PLANNING APPROVAL Complies with the recommendations of the Comprehensive Plan relative to land uses and density Ensures compatibility with, and appropriate transition to, surrounding residential developments and existing and anticipated commercial uses along Midlothian Turnpike STAFF Quality design and architecture offered by the applicant provide for a convenient, attractive and harmonious community that would complement the surrounding development. TRANSPORTATION DENIAL There are impacts on the road network specifically attributable to the proposed development that have not been addressed, including increased traffic volume and safety of the roads. 217SN0807-2018AUG22-BOS-RPT-ADD SUMMARY OF IDENTIFIED ISSUES Department Issue Proposal fails to address its impact on the increased volume of traffic on the road network. CDOT Proposal fails to address its impact on the safety of the roads on which the increased volume of traffic will be traveling. Post 2020, the tƌğƓ also recommends a new high school in the vicinity of Genito and Otterdale Roads northwest of Swift Creek Reservoir, however SCHOOLS 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 Midlothian library should be expanded/replaced or a new facility shall be constructed in the general LIBRARIES vicinity at or near current site. Land for expansion or replacement of this facility has not been acquired. The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for a community park nearest PARKS AND this location generally east of Route 288, north of Hull Street and south of RECREATION Midlothian Turnpike. Land for this park has not been acquired. 317SN0807-2018AUG22-BOS-RPT-ADD 417SN0807-2018AUG22-BOS-RPT-ADD CASE HISTORY Applicant Submittals 4/10/17 Application submitted 7/13/17 Proffered conditions and textual statement submitted 8/11/17 Proffered conditions submitted 10/17 & Proffered conditions, textual statement, concept plan and elevations submitted 10/24/17, 1/5, 1/12, 2/6, 2/7, 2/15, 6/13, 7/6 & 8/21/18 Community Meetings 6/15/17 Issues Discussed: Buffer adjacent to Midlothian Wood community Number of residents in project as well as the potential impact of new residents on school system and transportation network Direction and storage of stormwater drainage on the property Location of stormwater management facilities Density of project, height of multi-family building, location of three-story townhomes Phasing of development, location of recreational amenities, and access to recreational amenities (trails possible on the property) 11/16/17 Issues Discussed: Direction and storage of stormwater drainage on the property Location of stormwater management facilities Impacts on school system and transportation network Protection of area wells Need for one-story housing and affordable housing for younger and older populations Cost of townhouses/rental rates for apartments Proposal changes needed to create sense of place and walkability; less suburban and more in context of a village Importance of good architecture Concerns that Midlothian Village is too heavy on residential development not achieving a mix of uses 517SN0807-2018AUG22-BOS-RPT-ADD Community Meetings (Continued) 6/28/18 Meeting to Update Community Leadership Issues Discussed Distribution of proposed site traffic using the Midlothian Turnpike and Midlothian Wood Boulevard accesses Building materials for apartments and associated maintenance Road cash proffer and proposed transportation improvements Diversion of stormwater Maintenance responsibility for proffered landscaping along Midlothian Turnpike Benefits of proposed residential to the Ivymont Shopping Center and other area businesses Planning Commission 8/15/17 Action DEFERRED TO SEPTEMBER 19 MOTION WITH THE APPLICAN 9/19/17 Action DEFERRED TO NOVEMBER 21 11/21/17 Action DEFERRED TO FEBRUARY 20, 2018 2/20/18 Action DEFERRED TO MAY 15, 2018 5/15/18 Action DEFERRED TO JULY 17, 2018 7/17/18 Citizen Comments: Several residents of the adjoining Midlothian Wood development indicated support for the proposal, commending the applicants for addressing neighborhood concerns relative to drainage and neighborhood buffers; providing enhancements to the Village as a destination community; and offering a project that is preferable to the non-residential uses permitted by the existing zoning. A neighboring business owner noted the dependence of successful Village commercial uses on area residential projects. The applicant noted this proposal offers better and more connected uses than as currently zoned; is sensitive to neighboring properties; addresses architectural quality and pedestrian circulation; provides improvements to the Village gateway; and reduces drainage problems experienced by Midlothian Wood. The applicant indicated the cost for these drainage and associated foundation improvements would total approximately $2,753,772, in addition to the proffered Midlothian Turnpike improvements, valued at $1,456,670 $1,041,850. 617SN0807-2018AUG22-BOS-RPT-ADD Commission Discussion: Mr. Stariha noted support for the proposed development, but concern for deviation from the Road Cash Proffer Policy relative to funding for public improvements other than roads; the precedent this may set; and the absence of final validation of the estimated drainage costs by staff. Mrs. Freye confirmed with staff that the proposed residential development would generate less vehicle trips than the existing commercial/office zoning. She indicated a comfort that, with no proffered cash payment, the drainage improvements did not present a conflict with the Policy and provided a benefit to adjacent homeowners. Mr. Sloan noted the Policy had been evolutionary since its adoption; that while he agreed with Mr. Stariha as to a caution for precedent in proffer relief, he viewed this case as unique given the proposed drainage improvements would benefit neighbors, represented a significant investment to rectify an ongoing problem, and had support from area citizens. Mr. Jones indicated the proposal represented a tremendous benefit to the Midlothian Wood community, which had relied on Fire Department assistance several times to open their emergency access due to heavy rains flooding community streets. He supported the project as very walkable and well-built. Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENT 1. Motion: Jones Second: Freye AYES: Sloan, Freye and Jones NAY: Stariha ABSENT: Jackson The Board of Supervisors on Wednesday, August 22, 2018, beginning at 6:00 p.m., will consider this request. 717SN0807-2018AUG22-BOS-RPT-ADD ATTACHMENT 1 PROFFERED CONDITION (August 21, 2018) This hereby amends Proffered Condition 1 to read as follows. 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 for rezoning ing 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. 1.Master Plan. The Textual Statement dated July 6, 2018, last revised August 21, 2018, and all referenced exhibits shall be considered the Master Plan. (P) 817SN0807-2018AUG22-BOS-RPT-ADD ATTACHMENT 2 TEXTUAL STATEMENT (Revised August 21, 2018) Item III.I.2.a.x.ff of the Textual Statement dated July 6, 2018, is hereby amended as follows: III. GENERAL CONDITIONS Architecture. Residential Buildings a. All Residential Buildings x. Consistent with the elevations identified in the textual statement, building exteriors shall be clad in any combination of the following materials: ff. In the R-MF property only, Everlast® Advanced Composite Siding, manufactured by Chelsea Building Products, Inc., or Celect® Cellular Composite Siding, manufactured by Royal 917SN0807-2018AUG22-BOS-RPT-ADD CASE NUMBER: 17SN0807 APPLICANT: BWS Enterprises, LLC, Sean Sawyer CHESTERFIELD COUNTY, VIRGINIA MIDLOTHIAN DISTRICT STAFF AND RECOMMENDATION Board of Supervisors (BOS) Hearing: AUGUST 22, 2018 BOSTime Remaining: 365 DAYS s: DAVID S. ANDERSON (804-432-6699) tact: 44.1 Acres 14291 Midlothian Turnpike SEAN SAWYER (757-650-5759) Planning Department Case Manager: JANE PETERSON (804-748-1045) REQUEST Rezoning from Corporate Office (O-2) and Community Business (C-3) to Townhouse Residential (R-TH) of 15.9 acres and Multifamily Residential (R-MF) of 28.2 acres plus conditional use planned development to permit exceptions to ordinance requirements on a total of 44.1 acres. Notes: A.Conditions may be imposed or the property owner may proffer conditions B.Proffered conditions, Textual Statement and Exhibits are located in Attachments 1- 12. SUMMARY A townhouse and multifamily residential development is planned. A maximum of 435 dwelling units are proposed to include 160 townhouses and 275 apartments, yielding an overall density of 9.9 dwelling units per acre. Exceptions to ordinance standards are requested to accommodate these uses. The traffic impact of this development could be valued at $2,498,520 (based on road cash proffer of $5,922 for each townhouse unit and $5,640 for each apartment unit). The applicant has proffered to provide road improvements to include: a three-lane typical section for the Main Access at its intersection with Route 60 extension of Midlothian Wood Boulevard to property boundary; and a sidewalk along Midlothian Wood Boulevard from Midlothian Wood Way to property In addition, the applicant has proffered off-site Midlothian Turnpike improvements along the eastbound lanes from Old Otterdale Road to the Ivymont Shopping Center entrance to include pavement reduction; street trees; shared use path; street lighting; Midlothian gateway signage; and crosswalk improvements with raised median extension at the shopping center entrance. These improvements have an estimated value of $1,041,850, being $1,456,670 less than the anticipated traffic impact of the proposed development. Providing a FIRST CHOICE community through excellence in public service SUMMARY (CONTINUED) The applicant has proffered design and architectural standards (summarized on pages 7 through 9) to ensure a well-designed, quality development that would complement the surrounding community. RECOMMENDATIONS PLANNING APPROVAL COMMISSION AYES: Sloan, Freye and Jones NAY: Stariha ABSENT: Jackson PLANNING APPROVAL Complies with the recommendations of the Comprehensive Plan relative to land uses and density Ensures compatibility with, and appropriate transition to, surrounding residential developments and existing and anticipated commercial uses along Midlothian Turnpike STAFF Quality design and architecture offered by the applicant provide for a convenient, attractive and harmonious community that would complement the surrounding development. TRANSPORTATION DENIAL There are impacts on the road network specifically attributable to the proposed development that have not been addressed, including increased traffic volume and safety of the roads. SUMMARY OF IDENTIFIED ISSUES Department Issue Proposal fails to address its impact on the increased volume of traffic on the road network. CDOT Proposal fails to address its impact on the safety of the roads on which the increased volume of traffic will be traveling. Post 2020, the tƌğƓ also recommends 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 this school facility as recommended in the tƌğƓ. The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ suggests the Midlothian library should be LIBRARIES 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. PARKS AND The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for a community park nearest RECREATION this location generally east of Route 288, north of Hull Street and south of Midlothian Turnpike. Land for this park has not been acquired. 217SN0807-2018AUG22-BOS-RPT 317SN0807-2018AUG22-BOS-RPT Comprehensive Plan (Midlothian Area Community Plan) Classification: PLANNED TRANSITION AND SUBURBAN COMMERCIAL The designation suggests a portion of the property is appropriate for auto-oriented uses to include retail shopping centers and office service establishments, transitioning to a smaller-scale, pedestrian-oriented environment consisting of a mix of offices, medium density housing (7-14 units/acre), personal services and community facilities. Surrounding Land Uses and Development Midlothian Turnpike Ivymont Old Otterdale Rd shopping center Midlothian Wood Blvd Midlothian Wood Aldengate & Little Tomahawk Station subdivisions 417SN0807-2018AUG22-BOS-RPT PLANNING Staff Contact: Jane Peterson (804-748-1045) petersonj@chesterfield.gov Zoning History Case Number Request Rezoning to Residential (R-15), Office Business (O) and Community Business (C-3) of 71.8 acres with conditional use planned development. A mixed-use development consisting of single family residential, office, commercial and industrial uses was planned. Approved master plan identifies development tracts 87SN0151 Request property included as part of this case and is located within the B- Approved O (office) and portion of B-2 (business) tracts. B-O tracts permit Corporate (4/1988) Office (O-2) uses. B-2 tracts permit limited Community Business (C-3) and Light Industrial (I-1) uses R-15 tract recorded as part of Aldengate subdivision. B-2 tracts (now C-3) fronting Midlothian Turnpike, east and west of Old Otterdale Road remain undeveloped. Proposal A residential development consisting of townhouse and multi-family (apartment) dwelling units is planned with tree-lined streets, pedestrian connectivity, focal points and recreational amenities throughout. A maximum of 160 townhouses containing two and three stories are proposed on the eastern portion of the property containing 15.9 acres (Area A). Central to the property, a maximum of 275 apartments within a four- story building are proposed, along with undeveloped environmentally-protected areas to the west, totaling 28.2 acres (Area B). (Exhibit A Attachment 3) The development concept consists of a main boulevard entrance from Midlothian Turnpike to the north, as well as access from Midlothian Wood Boulevard to the east. Townhouses would be arranged in a traditional neighborhood design, with the majority of these units served by alleys and on-street parking. The apartment building would be oriented east towards the boulevard entrance, opening to a centrally-located main courtyard. 517SN0807-2018AUG22-BOS-RPT Development Standards and Exceptions Development would comply with the requirements identified in the proffered conditions and Textual Statement (Attachments 1 and 2). While some requirements are reflective of Ordinance standards for development in R-TH and R-MF Districts, exceptions are requested to accommodate community and building design, as depicted in the Conceptual Plan. Modifications to Ordinance requirements to provide this flexibility include: Townhouse Reduced lot area and building setbacks o Increased lot coverage and building heights o Some lots fronting common areas (BMP) rather than roads o On-street parking, in addition to garage parking o No common area to rear of units (accommodating alleys) o Multi-family Reduced pavement width for drives o Reduced building and parking setbacks from interior drives and parking spaces o Increased building height o Increased number of dwelling units per floor o For R-TH, Ordinance standards are more typical of a suburban townhouse design. The variations included in this request would facilitate a more traditional neighborhood design with a pedestrian focus. For R-MF, the architectural treatment and use of materials in achieving a visually interesting façade is paramount in evaluation of the planned 4-story linear building design. Equally important is the establishment of an architectural relationship between the R-MF and R-TH to visually unify these two portions of the development in character and scale. Guidance offered in the Comprehensive Plan speaks to the architectural style for the Midlothian Village as reflective of thth late 19 or early 20 century buildings, to include Late Victorian, Colonial Revival and Dutch Colonial Revival. Design requirements offered in this request, as outlined below, favorably address these considerations. 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. 617SN0807-2018AUG22-BOS-RPT The following provides an overview of design requirements offered as part of this request (Attachments 1 and 2 Proffered Conditions and Textual Statement): Overall Development Design Concept Plan depicting general development layout, internal development connectivity, amenities and relationship among uses (Exhibit A - Attachment 3) Shared Use Path along Old Otterdale Road, connecting to Midlothian Wood Boulevard Sidewalks along public roads, connecting to internal uses and Shared Use Path Pedestrian-scale street and parking lot lighting; decorative lighting along Old Otterdale Road Landscaping provisions to include: Internal public rights of way, as noted in Exhibits C (boulevard entrance) and D o (townhouse streets) (Attachments 5 and 6) Old Otterdale Road roundabout and Midlothian Wood Boulevard connection o Stormwater management pond(s) and clubhouse grounds o Street trees, to include south line of Old Otterdale Road o Foundation plantings o Sodded front and corner side yards (townhouse lots) o Buffers and setbacks 25-foot buffer adjacent to Midlothian Wood, combined with additional 10 -foot o planting strip 85-foot minimum setback for any townhouse from Midlothian Wood (Exhibit B o Attachment 4) 6-foot tall durable board fence with evergreens adjacent to Ivymont Shopping o Center Focal points to facilitate outdoor recreation and community interaction at key locations identified on Exhibit A (Attachment 3). Areas would include enhancements such as hardscape (no asphalt), landscape and pathways, and located as follows: Multi-family Courtyard, generally constructed as depicted in Exhibit H o (Attachment 11) Best Management Practices (BMP) located within townhouse section entering o from Midlothian Wood Boulevard Entrance along Old Otterdale Road, connecting to Shared Use Path o Other locations at terminal vistas on roadway o Alleys in R-TH constructed consistent with Exhibit E (Attachment 7) Front walks serving R-TH units constructed of brick pavers, concrete or stone. No exposed aggregate. Recreational vehicle storage prohibited in R-TH unless within common storage area, screened from view of public roads and adjacent residential properties Recreational facilities to include: Clubhouse (2,500 sf) located on R-TH property, constructed prior to issuance of o 20 th certificate of occupancy for R-TH units 717SN0807-2018AUG22-BOS-RPT Community center (2,500 sf), fitness center, pool and outdoor grilling area o located on R-MF property, all constructed prior to the issuance of a certificate of occupancy for 70 completed apartments Residents of R-TH property provided access to the fitness center, pool and o outdoor grilling area located on R-MF property Screening of utility units (HVAC, generators, etc.) Architecture All Buildings (Residential, Recreational and Accessory) Brick or stone foundations (to include veneer), or stucco block-form poured o concrete (painted or color-coordinated); first floor extensions of same material (ie: chimneys, bay windows) 30-year roofing materials, to include dimensional shingles, slate (natural or o synthetic), shake, standing seam, and membrane roofing (for flat roofs behind parapet); roof pitch and vent treatments Architectural detailing consistent on front and side street elevations; treatment o of building corners and embellishments Porches and stoop materials, to exclude exposed aggregate concrete; railing o materials, to include balconies Front yard fencing materials and maximum height o All Residential Buildings Building types to include early settlement era architecture, such as Classical o Colonial, Georgian, Greek Revival, Victorian or Queen Anne Building materials, excluding vinyl o Open front porches o Clear glass on windows and doors on facades visible to street frontage; width of o muntins Shutter treatment; operable or appearance of operable with hinges o Townhouse Buildings Maximum 6 attached units o Two (2) or three (3) stories; units south of Midlothian Wood Boulevard closest to o Midlothian Wood property line no more than two stories with front entrances facing Midlothian Wood Consistent with Exhibit F, depicting Colonial Revival design (Attachment 8) o Four-sided architecture to include details and finishes o Minimum 25% of exterior facades (aggregate) of masonry, to include 40% on o front facades Finished floors elevated above sidewalks; minimum porch depths o Rear loaded garages; garage doors to incorporate windows; two-car garages o permitted single doors Accessory buildings of same architectural style as dwellings; decks not visible o from streets Exterior light fixtures in character to dwelling style o Restrictive covenants (county ensures recordation, but not enforcement) o 817SN0807-2018AUG22-BOS-RPT Multi-family Buildings Architectural design and materials consistent with Exhibit G (Attachment 9); o designed to minimize overall building scale; promote cohesive residential character; and compliment neighboring townhouses Maximum four (4) stories o No composite or cementitious siding on first floors o Consistent architectural detail visible from all public roads o Minimum of two (2) arcade passage ways; configured as depicted on Exhibit A o (Attachment 3) Square deck, porch and entrance columns o Brick accent bands extending from building face o Non-Residential Buildings Reference to historic era architecture matching that of residential buildings As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered conditions include quality design and architectural elements that would serve to compliment the surrounding community. 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 917SN0807-2018AUG22-BOS-RPT COUNTY TRANSPORTATION Staff Contact: Steve Adams (804-748-1037) adamsSt@chesterfield.gov The applicant has committed to developing a maximum of 160 townhouse units and 275 apartment units (Textual Statement Condition III.A). Based on that number of units and applying trip generation rates for a townhouse unit and for an apartment unit, the proposed development could generate approximately 2,400 average daily trips. Traffic generated by development of the property will initially be distributed via Old Otterdale Road to Midlothian Turnpike (Route 60), and via an extension of Midlothian Wood Boulevard to Le Gordon Drive. Old Otterdale Road is a collector with a recommended right of way width of 70 feet, as identified on the /ƚǒƓƷǤ ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Old Otterdale Road is a two-lane road. No recent traffic volume data is available for Old Otterdale Road. Route 60 is identified on the /ƚǒƓƷǤ ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ as a major arterial with a recommended right of way width of 120 to 200 feet. Midlothian Turnpike is a six-lane divided road. In 2015, the traffic count on Midlothian Turnpike between Route 288 and Winterfield Road was 35,855 Le Gordon Drive is a collector with a recommended right of way width of 60 feet, as identified on the /ƚǒƓƷǤ ŷƚƩƚǒŭŷŅğƩĻ tƌğƓ. Le Gordon Drive is a two-lane road. In 2015, the traffic count on Le Gordon Drive south of Midlothian Turnpike was 5,300 vehicles per day (Level of Service 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 offered the following: Right of Way Dedication. (Proffered Condition 3) 35 feet along Old Otterdale Road for the property frontage. Vehicular Access. (Proffered Condition 4) As generally shown on the Master Plan. Road Improvements. (Proffered Condition 5) Traffic signalization or traffic signal modifications of the Main Access/Route 60 intersection, if warranted. Three lane typical section for the Main Access at its intersection with Route 60. Extension of Midlothian Wood Boulevard to Old Otterdale Road. This improvement includes construction of a short section of the road from the eastern property to the current terminus of Midlothian Wood Boulevard. A roundabout at the Old Otterdale Road/Main Access intersection. Sidewalk along Midlothian Wood Boulevard from eastern property line to the Midlothian Wood Way intersection. 1017SN0807-2018AUG22-BOS-RPT Note: A right of way dedication proffer has been offered for the improvements identified - hat 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 right of way.(Proffered Condition 5.F) Improvements - Eastbound Route 60 from Old Otterdale Road to Ivymont Shopping Center entrance. (Proffered Condition 6) Reduction in pavement along Route 60. Work to include elimination of the roadside ditch, closed drainage system, curb and gutter, and regrading. Street trees Street lighting, gooseneck style similar to other Village areas Crosswalks improvements (handicap ramps, signage, markings, etc.) and extension of raised median at Ivymont Shopping Center entrance. Midlothian Village gateway signage Note: Th Improvements prior to the issuance of the 251 st certificate of occupancy. Midlothian Wood Boulevard and Construction Traffic. (Proffered Condition 9) To address resident concerns with construction traffic, the applicant has proffered to install signage to deter construction traffic from using Midlothian Wood Boulevard to access the Property. Since Midlothian Wood Boulevard is a public road, this condition will be difficult to enforce by staff. The property is within Traffic Shed 3, which encompasses the area of the county south of Midlothian Turnpike, west of Courthouse Road, north of the Powhite Parkway, and east of Otterdale Road. 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 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 transportation network, Transportation staff has calculated the average impact of a single- family dwelling unit on the road 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 transportation network. The Policy allows the 1117SN0807-2018AUG22-BOS-RPT county to consider mitigating circumstances about a proposed development. In this case, the residential development is limited to townhouse unitswhich generate approximately 63% of the traffic of single-family dwelling units, and to apartment unitswhich generate approximately 60% of the traffic of single-family dwelling units. Because of this, the traffic impact of the proposed develop could be addressed with $5,922 (63% of $9,400) per townhouse unit and with $5,640 (60% of $9,400) per apartment unit. Mitigating the traffic impact of the proposed development could be valued at $2,498,520 ($5,922 x 160 townhouse units plus $5,640 x 275 apartment units). rovements that could be applied to address traffic impacts in accordance with the Board of Supervisors policy have a total estimated cost of $1,041,850, which is $1,456,670 less than the anticipated traffic impact of the proposed development ($2,498,520). In addition, the applicant has proffered to provide st th certificate of occupancy, Staff cannot support the request because the applicant has chosen not to fully address the and fails to provide road improvements in a timely manner. VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Jonathan Phillippe (804-674-2560) jonathan.phillippe@vdot.virginia.gov To date, no comments have been received. 1217SN0807-2018AUG22-BOS-RPT 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 .175 calls per dwelling, it is estimated that this development will generate 76 annual calls for Fire/EMS services. Additional Fire and EMS Comments A second access will be required for the development. 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. 1317SN0807-2018AUG22-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 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 77 36 46 159 School Type Schools Currently Serving Area Watkins Midlothian Midlothian Current Enrollment 1152 1281 1544 Building Capacity (2) 1175 1975 2075 2016-17 Functional Capacity (3) 999 1376 1957 School Year Enrollment Percent of Total 115% 93% 79% Data Functional Capacity Total Number of Trailers 15 3 0 Number of Classroom Trailers 14 0 0 Note: Based upon average number of students per multifamily dwelling unit countywide at 0.33 students per unit, as well as \[1\] average number of students per townhouse dwelling unit countywide at 0.41 students per unit. 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 The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ 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 1417SN0807-2018AUG22-BOS-RPT October 2016 the Board of Supervisors approved Case 17PD0105 for substantial accord to permit a elementary school located at 1501 Old Hundred Road, and the school division has acquired this property. Post 2020, the tƌğƓ also recommends 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 this school facility as recommended in the tƌğƓ. LIBRARIES Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov Mission The public libr 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 Midlothian Library 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. 1517SN0807-2018AUG22-BOS-RPT 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 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 Midlothian Mines Park Watkins Elementary School Annex Midlothian Middle and High Schools Gordon Elementary School Monacan High School Public Facilities Plan The tǒĬƌźĭ CğĭźƌźƷźĻƭ tƌğƓ identifies the need for a community park nearest this location generally east of Route 288, north of Hull Street and south of Midlothian Turnpike. 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 north of the property. Recommendation Pedestrian/bicycle facilities should be provided as recommended in the Bikeways and Trails Chapter of the Comprehensive Plan. The applicant has offered to address provision of pedestrian facilities within the community. A bike and pedestrian trail located off Midlothian Turnpike to meet the needs identified in the Bikeways and Trails Chapter of the Comprehensive Plan has also provided. 1617SN0807-2018AUG22-BOS-RPT UTILITIES Staff Contact: Jamie Bland (804-751-4439) blandj@chesterfield.gov Water and Wastewater Systems Currently Size of Existing Connection Required by County Serviced? Line Code? Water No 8 Yes Wastewater No Yes Additional Utility Comments: This property is located in the mandatory water and wastewater connection area for residential development. Connection to the public water and wastewater systems will be required by county code. The applicant has offered Proffered Condition 2 to connect to public water and sewer. Public water is immediately available to this property. There are two waterlines that stub to the property: a 12- applicant is reminded that per the Chesterfield County Water and Sewer Specifications and Procedures, residential developments with 25 lots or more shall have two connections to the public water system where possible. A site plan has recently been approved for 14331 ng Old Otterdale Rd to the property line. It is intended that this water line be looped through the subject site to Public wastewater is immediately available to this property. The applicant should design sewer to make public sewer available to existing residents along Aldengate Rd and Wallingham Dr that are currently served by individual septic systems. 1717SN0807-2018AUG22-BOS-RPT 1817SN0807-2018AUG22-BOS-RPT ENVIRONMENTAL ENGINEERING Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov Geography The subject property is generally very flat and consists of approximately 18 acres of forested wetlands. The majority of the property drains south and southeast into Midlothian Wood. A large portion of the Midlothian Wood property is wetlands, and regularly floods during moderate to heavy rain events. Any increased runoff in the area upstream of Midlothian Wood will result in increased flooding within the community and may impact the residential units and public safety. The northeastern corner of the property drains east into existing storm sewer within the Ivymont Square shopping center. Three drainage easements within the Ivymont Square shopping center property have been stubbed to the subject property to provide connection of any future storm sewer. The entire property is located within the James River Watershed. Environmental Features A Resource Protection Area Designation (RPAD) must be approved by the Department of Environmental Engineering - Water Quality Section prior to the submittal of any construction and/or site plans. Wetlands shall not be impacted without approval from the U.S. Army Corps of Engineers and/or the Virginia Department of Environmental Quality. Drainage Due to existing drainage and flooding problems within the Midlothian Wood property, any increased runoff upstream of the Midlothian Wood property will result in increased flooding, which will impact residential units and public safety. Drainage from the development of the subject property shall be designed such that runoff from buildings, sidewalks, driveways, and other impervious surfaces is directed away from Midlothian Wood. The applicant has offered Proffered Condition 7 to address this impact. Stormwater Management The property is currently covered by an active State General Construction permit; therefore, the development is subject to the Part IIC technical criteria of the Virginia Stormwater Management Program Regulations for both water quality and water quantity until July 1, 2024, unless otherwise extended by state regulation. 1917SN0807-2018AUG22-BOS-RPT CASE HISTORY Applicant Submittals 4/10/17 Application submitted 7/13/17 Proffered conditions and textual statement submitted 8/11/17 Proffered conditions submitted 10/17 & Proffered conditions, textual statement, concept plan and elevations submitted 10/24/17, 1/5, 1/12, 2/6, 2/7, 2/15, 6/13, & 7/6/18 Community Meetings 6/15/17 Issues Discussed: Buffer adjacent to Midlothian Wood community Number of residents in project as well as the potential impact of new residents on school system and transportation network Direction and storage of stormwater drainage on the property Location of stormwater management facilities Density of project, height of multi-family building, location of three-story townhomes Phasing of development, location of recreational amenities, and access to recreational amenities (trails possible on the property) 11/16/17 Issues Discussed: Direction and storage of stormwater drainage on the property Location of stormwater management facilities Impacts on school system and transportation network Protection of area wells Need for one-story housing and affordable housing for younger and older populations Cost of townhouses/rental rates for apartments Proposal changes needed to create sense of place and walkability; less suburban and more in context of a village Importance of good architecture Concerns that Midlothian Village is too heavy on residential development not achieving a mix of uses 2017SN0807-2018AUG22-BOS-RPT Community Meetings (Continued) 6/28/18 Meeting to Update Community Leadership Issues Discussed Distribution of proposed site traffic using the Midlothian Turnpike and Midlothian Wood Boulevard accesses Building materials for apartments and associated maintenance Road cash proffer and proposed transportation improvements Diversion of stormwater Maintenance responsibility for proffered landscaping along Midlothian Turnpike Benefits of proposed residential to the Ivymont Shopping Center and other area businesses Planning Commission 8/15/17 Action DEFERRED TO SEPTEMBER 19 9/19/17 Action DEFERRED TO NOVEMBER 21 MOTION WITH THE 11/21/17 Action DEFERRED TO FEBRUARY 20, 2018 2/20/18 Action DEFERRED TO MAY 15, 2018 5/15/18 Action DEFERRED TO JULY 17, 2018 7/17/18 Citizen Comments: Several residents of the adjoining Midlothian Wood development indicated support for the proposal, commending the applicants for addressing neighborhood concerns relative to drainage and neighborhood buffers; providing enhancements to the Village as a destination community; and offering a project that is preferable to the non-residential uses permitted by the existing zoning. A neighboring business owner noted the dependence of successful Village commercial uses on area residential projects. The applicant noted this proposal offers better and more connected uses than as currently zoned; is sensitive to neighboring properties; addresses architectural quality and pedestrian circulation; provides improvements to the Village gateway; and reduces drainage problems experienced by Midlothian Wood. The applicant indicated the cost for these drainage and associated foundation improvements would total approximately $2,753,772, in addition to the proffered Midlothian Turnpike improvements, valued at $1,456,670. 2117SN0807-2018AUG22-BOS-RPT Commission Discussion: Mr. Stariha noted support for the proposed development, but concern for deviation from the Road Cash Proffer Policy relative to funding for public improvements other than roads; the precedent this may set; and the absence of final validation of the estimated drainage costs by staff. Mrs. Freye confirmed with staff that the proposed residential development would generate less vehicle trips than the existing commercial/office zoning. She indicated a comfort that, with no proffered cash payment, the drainage improvements did not present a conflict with the Policy and provided a benefit to adjacent homeowners. Mr. Sloan noted the Policy had been evolutionary since its adoption; that while he agreed with Mr. Stariha as to a caution for precedent in proffer relief, he viewed this case as unique given the proposed drainage improvements would benefit neighbors, represented a significant investment to rectify an ongoing problem, and had support from area citizens. Mr. Jones indicated the proposal represented a tremendous benefit to the Midlothian Wood community, which had relied on Fire Department assistance several times to open their emergency access due to heavy rains flooding community streets. He supported the project as very walkable and well-built. Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED CONDITIONS IN ATTACHMENT 1. Motion: Jones Second: Freye AYES: Sloan, Freye and Jones NAY: Stariha ABSENT: Jackson The Board of Supervisors on Wednesday, August 22, 2018, beginning at 6:00 p.m., will consider this request. 2217SN0807-2018AUG22-BOS-RPT ATTACHMENT 1 PROFFERED CONDITIONS (July 6, 2018) Note: Both the Planning Commission and Staff recommend acceptance of the following proffered conditions 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 for rezoning 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. 1.Master Plan. The Textual Statement dated July 6, 2018, and all referenced exhibits shall be considered the Master Plan. (P) 2.Utilities. Public water and wastewater service will be used for domestic purposes throughout the development. (U) 3.Dedication. Prior to any site plan approval or within sixty (60) days from a written request by the Chesterfield Department of Transportation, whichever occurs first, thirty- five (35) feet of right-of-way along the south side of Old Otterdale Road, measured from the centerline of that part of Old Otterdale Road immediately adjacent to the property, shall be dedicated, free and unrestricted, to and for the benefit of Chesterfield County. (T) 4.Access. The Property shall have vehicular access as generally shown on the Master Plan. The exact location shall be approved by the Chesterfield Department of Transportation (CDOT) and the Virginia Department of Transportation (VDOT) (collectively the (T) 5.Road Improvements. To the extent approved by the Transportation Department, the owner/developer shall provide the following road improvements in conjunction with initial development. The exact design and length of these road improvements shall be approved by the Transportation Department. A.Construction of traffic signalization or traffic signal modifications as required by this development at the Main Access/Midlothian Turnpike (Route 60) intersection, as determined by the Transportation Department. B.Construction of additional pavement along the Main Access at its intersection with Midlothian Turnpike to provide a three-lane typical section (i.e., one southbound lane and two northbound lanes). 2317SN0807-2018AUG22-BOS-RPT C.Connection of Midlothian Wood Boulevard to Old Otterdale Road, as generally depicted on the Master Plan. D.A roundabout on Old Otterdale Road/Main Access intersection, as generally depicted on the Master Plan. E.Construction of a sidewalk along the northside of Midlothian Wood Boulevard from the eastern property line to the access (Midlothian Wood Way) that serves Midlothian Wood. F.Dedication to Chesterfield County, free and unrestricted, of any additional right-of-way (or easements) required for the improvements - ght-of-way that is necessary for the road improvements described above, the developer 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 developer. In the event the county chooses not to assist the developer in acquisition --of-way, the developer shall be relieved of the --of-way and shall provide the road improvements within available right-of-way, as determined by the Transportation Department. (T) 6. To the extent approved by the Transportation Department and Planning Department, Applicant shall provide the following improvements along the east bound lanes of Midlothian Turnpike (Route 60) from Old Otterdale Road/Main Access intersection to the westernmost Ivymont Shopping Center Route 60 access, as shown on EXHIBIT I by Timmons Group titled - Midlothian Tu The exact design of these road improvements shall be approved by the Transportation Department, and shall generally include the following: A.Reduction in pavement along the eastbound lanes of Route 60 from Old Otterdale Road/Main Access intersection to the westernmost Ivymont Shopping Center Route 60 access. This work includes, but is not limited to, elimination of the roadside ditch, associated closed drainage system, curb and gutter and regrading. At completion of this improvement, Route 60 shall remain with two (2) eastbound thru lanes and a separate right turn lane into the Ivymont Shopping Center entrance. (EXHIBIT I, Items A and H) B.Street trees (EXHIBIT I, Items B and E) C.Street Lighting, gooseneck style similar to other Village areas (EXHIBIT I, Item C). D. E.Crosswalk improvements (handicap ramps, signage, markings, etc.) and extension of raised median at the westernmost Ivymont Shopping Center Route 60 access. (EXHIBIT I, Items F and G) 2417SN0807-2018AUG22-BOS-RPT F.Midlothian Village gateway signage along Midlothian Turnpike (Route 60), location to be determined by Planning Department. Signage easement to provide maintenance access shall be provided by Applicant if located on property owned by Applicant, and shall be coordinated with Planning Department. st prior to the issuance of the 251 certificate of occupancy on the Property. (T) 7.Drainage. No drainage resulting from the construction of impervious areas or buildings on the Property, shall enter Midlothian Wood. (EE) 8.Elevator. Any multifamily residential building located in Area B on the Master Plan shall contain elevator(s). (BI) 9.Construction Traffic. During the development of the Property, including grading, road construction, and the construction and completion of the townhouses and multifamily building, the developer shall take reasonably necessary steps to prohibit construction vehicles from entering or exiting the Property from Midlothian Wood Boulevard, to include posting this restriction on the Property. Prior to land disturbance on the Property, sign(s) shall be installed by the owner/developer at the entrance into and exit from the development to and from Midlothian Wood Boulevard. Sign(s) shall be posted at the entrance into and exit from the development to and from Midlothian Wood Boulevard. If permitted by the Virginia Department of Transportation, a sign will also be posted in the right of way near the intersection of LeGordon Drive and Midlothian Wood Boulevard. Such sign(s) shall be maintained by the owner/developer and shall remain until all construction activity is complete as determined by the Planning Department. (T) 2517SN0807-2018AUG22-BOS-RPT ATTACHMENT 2 TEXTUAL STATEMENT (July 6, 2018) 2617SN0807-2018AUG22-BOS-RPT 2717SN0807-2018AUG22-BOS-RPT 2817SN0807-2018AUG22-BOS-RPT 2917SN0807-2018AUG22-BOS-RPT 3017SN0807-2018AUG22-BOS-RPT 3117SN0807-2018AUG22-BOS-RPT 3217SN0807-2018AUG22-BOS-RPT 3317SN0807-2018AUG22-BOS-RPT 3417SN0807-2018AUG22-BOS-RPT 3517SN0807-2018AUG22-BOS-RPT 3617SN0807-2018AUG22-BOS-RPT 3717SN0807-2018AUG22-BOS-RPT 3817SN0807-2018AUG22-BOS-RPT 3917SN0807-2018AUG22-BOS-RPT 4017SN0807-2018AUG22-BOS-RPT 4117SN0807-2018AUG22-BOS-RPT 4217SN0807-2018AUG22-BOS-RPT ATTACHMENT 3 EXHIBIT A CONCEPT PLAN 4317SN0807-2018AUG22-BOS-RPT ATTACHMENT 4 EXHIBIT B SECTION PLAN (MIDLOTHIAN WOOD) 4417SN0807-2018AUG22-BOS-RPT ATTACHMENT 5 EXHIBIT C BOULEVARD STREET SECTION 4517SN0807-2018AUG22-BOS-RPT ATTACHMENT 6 EXHIBIT D TOWNHOUSE STREET SECTION 4617SN0807-2018AUG22-BOS-RPT ATTACHMENT 7 EXHIBIT E TOWNHOUSE ALLEY SECTION 4717SN0807-2018AUG22-BOS-RPT ATTACHMENT 8 EXHIBIT F (1) TOWNHOUSE ELEVATIONS 4817SN0807-2018AUG22-BOS-RPT ATTACHMENT 9 EXHIBIT F (2) TOWNHOUSE ELEVATIONS 4917SN0807-2018AUG22-BOS-RPT ATTACHMENT 10 EXHIBIT G MULTIFAMILY ELEVATIONS 5017SN0807-2018AUG22-BOS-RPT ATTACHMENT 11 EXHIBIT H MULTIFAMILY COURTYARD 5117SN0807-2018AUG22-BOS-RPT ATTACHMENT 12 EXHIBIT I MIDLOTHIAN TURNPIKE OFFSITE IMPROVEMENTS 5217SN0807-2018AUG22-BOS-RPT