20SN0508
CASE NUMBER: 20SN0508
APPLICANT: Thalhimer Realty Partners
CHESTERFIELD COUNTY, VIRGINIA
MIDLOTHIAN DISTRICT
ADDENDUM
Board of Supervisors (BOS) Hearing:
SEPTEMBER 25, 2019
BOS Time Remaining:
365 DAYS
:
ANDREW CONDLIN (804-977-3373)
Planning Department Case Manager:
6.7 Acres 14008 Midlothian Turnpike
DARLA ORR (804-717-6533)
WINTERFIELD COMMONS
REQUEST
Amendment of zoning approval (Case 18SN0836) relative to concept plan and multi-family density
plus conditional use planned development to permit exceptions to ordinance requirements.
Specifically, amendments are proposed to offer a revised conceptual plan, add 4 additional multi-
family residential units, and reduce setbacks and parking space length adjacent to the center
green.
Note: Conditions may be imposed or the property owner may proffer conditions.
SUMMARY
A development (commonly known as Winterfield Commons) including 50 townhomes and
neighborhood commercial uses with up to 19 above shop multi-family residential units (includes 2
first floor units for handicapped accessibility and an increase in 4 units over the 15 units approved
with the 2018 case) is planned. Amendment of zoning approval (Case 18SN0836) is proposed to
accommodate based on more detailed engineering during plans
review. Specifically, the applicant found that additional right of way dedication along Winterfield
Road and increased commercial building size were necessary for the development. While a
revised concept plan is proposed (Exhibit A, Attachment 3), development will still occur with
townhomes served by alleys, a common green and commercial uses at the corner of Midlothian
Turnpike and Winterfield Road. The applicant is also seeking setback and parking space length
exceptions.
The applicant has proffered to realign the existing Winterfield Road roundabout and approaches
and install/maintain landscaping and features within the Winterfield roundabout to off-set the
development
ADDENDUM
The purpose of this Addendum is to provide the Board with the Planning Commissions
recommendation on this case.
At their September 17, 2019 public hearing, the Planning Commission recommended approval of
this case as provided in the Recommendation section on the following page and the updated Case
History on page 3. Staff continues to recommend approval as outlined on the following page.
RECOMMENDATIONS
APPROVAL
PLANNING
COMMISSION
PLANNING - APPROVAL
Permits development flexibility while maintaining the quality design and
architecture offered by the applicant that provide for a convenient, attractive and
STAFF harmonious community that should enhance the surrounding area.
TRANSPORTATION - APPROVAL
Developproviding road improvements.
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CASE HISTORY
Applicant Submittals
7/15/19 Application submitted
8/19/19 Application amended
8/15, 8/16, Revisions to Proffered Conditions, Textual Statement and exhibits submitted
8/19, 8/20,
8/28, 8/29
and 9/9/19
Planning Commission
9/17/19 Citizen Comments
Increased traffic on Winterfield Road
Pedestrian connections throughout village important; concern setback
reductions and urban streetscape will prevent creation of pedestrian areas
Development lacks internal paths and bikeways
Area inundated with residential units; concern if retail fails more multi-
family will be proposed
Applicants Comments
Amendment proposes minor changes to 2018 zoning that permitted the
proposed development; only adding 4 multi-family units to approved
density which would increase traffic by 20 trips per day
Adjustment in setbacks and proposed urban streetscape appropriate at hard
corner of Midlothian Turnpike and Winterfield Road
Development will make improvements to Winterfield Road roundabout and
construct East West local road through property
Plan includes internal connections and sidewalks
In response to questions from Commissioners, necessary to double advertise
as purchase contracts will expire soon and original plans missed need for
first floor living space for handicapped accessible units
Commission Discussion
Mr. Jones noted that the applicant has combined six (6) properties in this area
and has been working on this development since last year so timing is critical.
He added that the case is good with minimal changes as proposed and that the
applicant will improve the roundabout at Winterfield Road.
Recommendation APPROVAL AND ACCEPTANCE OF THE PROFFERED
CONDITIONS IN ATTACHMENT 1
Motion: Jones Second: Freye
AYES: Jackson, Freye, Jones, Sloan and Stariha
The Board of Supervisors on Wednesday, September 25, 2019, beginning at 6:00 p.m., will
consider this request.
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CASE NUMBER: 20SN0508
APPLICANT: Thalhimer Realty Partners
CHESTERFIELD COUNTY, VIRGINIA
MIDLOTHIAN DISTRICT
STAFF’S ANALYSIS
AND RECOMMENDATION
Board of Supervisors (BOS) Hearing:
SEPTEMBER 25, 2019
BOS Time Remaining:
365 DAYS
Applicant’s Agent:
ANDREW CONDLIN(804-977-3373)
Planning Department Case Manager:
6.7 Acres – 14008 Midlothian Turnpike
DARLA ORR (804-717-6533)
WINTERFIELD COMMONS
REQUEST
Amendment of zoningapproval (Case 18SN0836) relative to concept plan and multi-family density
plus conditional use planned development to permit exceptions to ordinance requirements.
Specifically, amendments are proposed to offer a revised conceptual plan, add 4 additional multi-
family residential units, and reduce setbacks and parking space length adjacent to the center
green.
Notes:A. Conditions may be imposed or the property owner may proffer conditions.
B. Proffered conditions, Textual Statement, and exhibits are located in Attachments 1-5.
C. THIS CASE IS DOUBLE ADVERTISED. SHOULD THE COMMISSION ACT ON THIS CASE AT THEIR
SEPTEMBER 17, 2019 MEETING, THE CASE WILL BE HEARD BY THE BOARD OF SUPERVISORS ON
SEPTEMBER 25, 2019.
SUMMARY
A development (commonly known as Winterfield Commons) including 50 townhomes and
neighborhood commercial uses with up to 19 above shop multi-family residential units (includes 2
first floor units for handicapped accessibility and an increase in 4 units over the 15 units approved
with the 2018 case) is planned. Amendment of zoning approval (Case 18SN0836) is proposed to
accommodate revisions in the project’s design based on more detailed engineering during plans
review. Specifically, the applicant found that additional right of way dedication along Winterfield
Road and increased commercial building size were necessary for the development. While a
revised concept plan is proposed (Exhibit A, Attachment 3), development will still occur with
townhomes served by alleys, a common green and commercial uses at the corner of Midlothian
Turnpike and Winterfield Road. The applicant is also seeking setback and parking space length
exceptions.
The applicant has proffered to realign the existing Winterfield Road roundabout and approaches
and install/maintain landscaping and features within the Winterfield roundabout to off-set the
development’s impact on roads.
Providing a FIRST CHOICE community through excellence in public service
RECOMMENDATION
The Planning Commission will consider this case at their September 17, 2019
PLANNING public hearing. Staff will advise the Board of the Commission’s action after their
COMMISSION meeting.
PLANNING - APPROVAL
Permits development flexibility while maintaining the quality design and
architecture offered by the applicant that provide for a convenient, attractive and
STAFF harmonious community that should enhance the surrounding area.
TRANSPORTATION -APPROVAL
Development’s traffic impact addressed by providing road improvements.
SUMMARY OF IDENTIFIED ISSUES
Department Issue
Post 2020, the Public Facilities Plan recommends a new high school in the
vicinity of Genito and Otterdale Roads northwest of Swift Creek Reservoir,
SCHOOLS
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 Plan.
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TABLE A
REQUEST PROPERTIES
Tax Identification NumberAddress
725-709-9433 1105 WINTERFIELD RD
725-709-9911 14030 WINTERFIELD LN
726-708-0495 14028 WINTERFIELD LN
726-708-1397 14022 WINTERFIELD LN
726-708-3588 14008 MIDLOTHIAN TPKE
726-709-0149 1109 WINTERFIELD RD
726-709-0434 1101 WINTERFIELD RD
726-709-0813 14024 WINTERFIELD LN
726-709-1718 14018 WINTERFIELD LN
726-709-2430 14012 WINTERFIELD LN
726-709-3003 14010 WINTERFIELD LN
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Comprehensive Plan – Midlothian Area Community Plan
Classification: VILLAGE RESIDENTIAL AND VILLAGE FRINGE
This designation suggests the property is appropriate for mixed use development compatible with surrounding
neighborhoods, including office, residential, multi-family, community facilities and personal service uses using
special design standards to preserve pedestrian scale.
Surrounding Land Uses and Development
Winterfield
Road
Westfield Road
Commercial and multi-
family residential zoning
and land use
Single family residential use
or vacant
Midlothian Tpk
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PLANNING
Staff Contact: Darla Orr (804-717-6533) orrd@chesterfield.gov
Zoning History
Case Number Request
Rezoning to Neighborhood Business (C-2) and Residential Townhouse
(RTH) with conditional use planned development to permit exceptions to
ordinance requirements to accommodate 50 townhomes neighborhood
commercial uses with 15 over-shop multi-family residential units
18SN0836
A conceptual plan served as the master plan; Conditions addressed
Approved
quality design and architecture to include building elevations and
12/12/2018
materials, 4-sided equal architecture for commercial buildings, overall
community quality (a central green, shared parking, townhomes served
by alleys), standards for individual townhouse lots, and streetscape
improvements along Midlothian Turnpike and Winterfield Road
Proposal
During plans review, the applicant discovered additional right of way was necessary along
Winterfield Road for a turn lane into the development. In addition, deeper commercial tenant
space than that shown on the approved conceptual plan was necessary for the proposed
tenants. Further, two (2) first-floor multi-family units are also proposed for handicapped
accessibility and four (4) additional multi-family residential units are planned within the
commercial building.
To seek the needed flexibility in the overall site design, amendment of Case 18SN0836 is
proposed to offer a revised conceptual plan (Exhibit A, Attachment 3) for these changes. The
existing conceptual plan is located in Attachment 5 on page 26 for comparison. The applicant is
also requesting conditional use planned development approval to reduce setbacks along
Winterfield Road, Midlothian Turnpike and the eastern property boundary (adjacent to the
townhome development). An urban streetscape design is proposed within the reduced setback
along Winterfield and Midlothian Turnpikes. Further, an exception is requested to shorten the
length of parking spaces adjacent to the central green to have space to provide a width
necessary to maintain the green’s viability as a community gathering area.
All other conditions of Case 18SN0836 would remain in effect, including site design and
architectural quality. The applicant has submitted commercial building elevations found to be
consistent with the elevations approved with Case 18SN0836. (Elevations, Attachment 4)
As suggested by the Comprehensive Plan goals and the Zoning Ordinance, the proffered
conditions offered with this request and the existing zoning include quality design and
architectural elements comparable to that of the surrounding community.
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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.
COUNTY TRANSPORTATION
Staff Contact: Steve Adams(804-748-1037) adamsSt@chesterfield.gov
In December 2018, the Board of Supervisors approved a rezoning (Case 18SN0836) on 5.8 acres.
Proffered Conditions 15, 17, and Textual Statement III.A.ii established a maximum development
density. The applicant is requesting to amend, among other things, the textual statement to
increase the number of multi-family dwelling units from 15 to 19. Based on the trip generation
rates for the maximum development density (50 townhome units, 19 multi-family units, and
45,000 square feet of retail/shopping center), the proposed development could generate
approximately 3,870 average daily trips. Traffic generated by development of the property will
be initially distributed along Winterfield Road to Midlothian Turnpike (Route 60).
Section 19.1-231 of the County Code outlines the general requirements to meet the needs of
the traffic generated by a proposed development, including acceptable levels of service. The
proposed mixed-use development would contribute to an identifiable need for transportation
and access improvements. As part of the previously approved Case 18SN0836, the applicant
offered:
Right-of-Way Dedications (Proffered Condition 9):
Sixty (60) foot right-of-way for an East West Local Road through the property.
Thirty-five (35) foot right-of-way from the centerline of Winterfield Road.
Vehicular Access Control (Proffered Condition 10):
Limited to two (2) entrances/exits to Winterfield Road.
No direct access to Route 60.
Road Improvements (Proffered Condition 11):
Construction of two lanes for the East West Local Road through the property. (a)
Separate right turn lane along Winterfield Road to serve the south access. (b)
Raised median within Winterfield Road to preclude left turns at the south access. (c)
Sidewalks along Route 60, Winterfield Road, and the East West Local Road. (d)
Abandon and removal of existing Winterfield Lane on the property. (e)
Construction of cul-de-sac or turnaround at new terminus of Winterfield Lane. (f)
Realignment of the existing Winterfield Road roundabout and approaches. (g)
Installation/maintenance of landscaping & features within the Winterfield roundabout. (h)
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To address the traffic impact of the additional multi-family units, the applicant has offered to
install two (2) off-site street lights within the Winterfield Road roundabout (Proffered
Condition 3 of this case).
The property is within Traffic Shed 2, which encompasses the northwest area of the County, west
of Huguenot Road and north of Midlothian Turnpike. Several roads in this part of the county have
little or no shoulders, fixed objects (trees) adjacent to the edge of the pavement and poor vertical
and horizontal alignments. The traffic volume generated from this proposed mixed-use
development will contribute to an identifiable need for transportation facility improvements to
these roads in excess of existing transportation facility capacity. Roads in this shed or which serve
this shed need to be improved or widened to address safety and accommodate increased traffic,
including the increased traffic from the proposed development.
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 proposed residential impact on the county’s road
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. The Policy allows the county to consider
mitigating circumstances about a proposed development. In this case, the residential development
is limited to townhome and multi-family (apartment/condominium) uses, which generate
approximately 63% and 60% of the traffic of single-family dwelling units, respectively. Because of
this, the traffic impact could be addressed with $5,922 (63% of $9,400) per townhome dwelling
unit and $5,640 (60% of $9,400) per multi-family dwelling unit. The traffic impact of the proposed
development could be valued at $403,260 (50 x $5,922 + 19 x $5,640).
As previous noted, the applicant has proffered to construct specific off-site road improvements
along Winterfield Road (Proffered Conditions 10.g and 10.h of Case 18SN0836 and Proffered
Condition 3 of this case). The condition requires the applicant to complete all road
improvements prior to issuance of an occupancy permit. The applicant has provided
information that the estimated cost of the off-site road improvements is $408,623. Staff agrees
with the developer’s evaluation. It should be noted, however, that the actual cost to provide
these improvements could be more or less than this amount. Staff supports this request.
FIRE AND EMERGENCY MEDICAL SERVICES
Staff Contact: Anthony Batten (804-717-6167) battena@chesterfield.gov
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.
Nearby Fire and Emergency Medical Service (EMS) Facilities
Fire Station The Midlothian Fire Station, Company Number 5
EMS Facility The Forest View Volunteer Rescue Squad
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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 FY2020 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 Beulah Elementary School,
Crestwood Elementary School, Enon Elementary School, Ettrick Elementary School, Harrowgate
Elementary School, Matoaca Elementary School, Reams Elementary School, Manchester Middle
School, Providence Middle School, and Monacan High School. A replacement Manchester
Middle School is planned for construction on the existing school site, and the Beulah
Elementary School, Enon Elementary School, Providence Middle School, and Monacan High
School projects are complete. Additional school construction projects include a Matoaca
Middle School addition on the east campus site, and the new Matoaca Elementary School will
be constructed on the existing west campus site. Upon completion of the east campus addition,
the current west campus building will be demolished and Matoaca Middle School will operate
as a single, unified campus. Information on the CIP and School Board approved construction
projects can be found in the financial section of the CCPS Adopted Budget for FY2020.
Anticipated School Impacts
ElementaryMiddle High Total (1)
Anticipated Student Yield by 7 4 7 18
School Type
Watkins Midlothian Midlothian
Schools Currently Serving Area
Current Enrollment 1,228 1,3281,745
2018-19
(2) 1,022 1,4001,970
Design Capacity
School Year
Enrollment Percent of Design 120% 95%89%
Capacity
Program Capacity (3) 904 1,3671,920
135% 97%91%
Enrollment Percent of Program
Capacity
Total Number of Trailers 28 10
27 00
Number of Classroom Trailers
Note:
Based upon the average number of students per dwelling unit for each of the school attendance zones where the
(1)
proposal is located. Student Generation Factor (2017) is the actual total number of students by grade level divided by the
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actual total number of housing units by housing type.
Design capacity is the maximum number of students the building can accommodate based on the Virginia Department
(2)
of Education Standards of Quality and the architectural program design of the existing building including all interior and
exterior renovations to date and an inventory of all available space. Design capacity does not include site-based
initiatives and is thus not subject to frequent change and represents prototypical design capacity using VDOE standards.
Program capacity is the maximum number of students the building can accommodate based on the Virginia
(3)
Department of Education Standards of Quality and the current school programming that may adjust the number of rooms
used for core or grade-level classrooms in the overall building design capacity.
Public Facilities Plan
Post 2020, the Plan 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 Plan.
Additional School Comments
The opening of Old Hundred ES allows the adjustment of the attendance zone for Watkins ES
and reduction of student enrollment. School capacities will be re-evaluated for the 2019-20
School Year.
UTILITIES
Staff Contact: Matthew Rembold (706-7616) remboldm@chesterfield.gov
Existing Water and Wastewater Systems
Currently Size of Closest Existing Connection Required by County
Utility Type
Serviced Lines Code
Water No 24”Yes
Wastewater No 8” Yes
Additional Utility Comments:
The subject properties are located within the mandatory water and wastewater connection areas
for new residential and non-residential structures. The applicant has previously proffered the use
of county water and county wastewater for this project (18SN0836, Proffer Condition #8). County
water is available for connection in the Midlothian Turnpike right-of-way. County wastewater is
available for extension near the intersection of Winterfield Road andMidlothian Turnpike in the
southwest corner of this property.
The conceptual plan submitted includes landscaping, hardscaping, and monument sign
improvements along the Midlothian Turnpike right-of-way that may interfere with the wastewater
extension alignment necessary to serve this development as well as other properties located
upstream, potentially including the proposed Fire Station #5 currently under consideration
(20SN0518). A detailed review of these features will be performed with the site plan and may
require modification prior to site plan approval.
The Utilities Department supports this case.
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VIRGINIA DEPARTMENT OF TRANSPORTATION
Staff Contact: Willie Gordon(804-674-2907) willie.gordon@vdot.virginia.gov
LIBRARIES
Staff Contact: Jennifer Stevens (804-751-4998) stevensj@chesterfield.gov
PARKS AND RECREATION
Staff Contact: Stuart Connock (804-751-4484) ConnockS@chesterfield.gov
ENVIRONMENTAL ENGINEERING
Staff Contact: Rebeccah Ward (804-748-1028) WardR@chesterfield.gov
This request will have a minimal impact on these facilities.
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CASE HISTORY
Applicant Submittals
7/15/19 Application submitted
8/19/19 Application amended
8/15, 8/16, Revisions to Proffered Conditions, Textual Statement and exhibits submitted
8/19, 8/20,
8/28, 8/29
and 9/9/19
Planning Commission
9/17/19 Staff will advise the Board of the Commission’s action following their public
hearing.
The Board of Supervisors on Wednesday, September 25, 2019, beginning at 6:00 p.m., will
consider this request.
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ATTACHMENT 1
PROFFERED CONDITIONS
September 9, 2019
The Owner-Applicant in this rezoning Case 20SN0508, pursuant to Section 15.2-2298 of the
Code of Virginia (1950 as amended) and the Zoning Ordinance of Chesterfield County, Virginia,
for itself and its successor or assigns, proffers that the development of the Property will be
developed as set forth below; however, in the event the request is denied or approved with
conditions not agreed to by the Owner-Applicant, these proffers shall be immediately null and
void and of no further force or effect.
The following proffers from Case 18SN0836 shall be amended as follows:
Master Plan. Standards for parking, multi-family residential dwelling density and
1.
setbacks shall be modified as provided in the Textual Statementlast revised September
9, 2019 attached hereto. (P)
Concept Plan Requirements. The site shall be designed as generally depicted on the plan
2.
entitled “WINTERFIELD COMMONS, CONCEPTUAL PLAN, MIDLOTHIAN DISTRICT,
CHESTERFIELD COUNTY, VIRGINIA”, dated June 10, 2019, last revised August 13, 2019,
and attached hereto as Exhibit A (2 pages) (the “Concept Plan”). However, the exact
location of buildings, drive areas and parking areas may be modified provided that the
general intent of the Concept Plan is maintained with respect to location of uses,
internal road network and pedestrian environment. (P)
The applicant proffers the following additional road improvement:
Road Improvements. In addition to such other road improvements as may otherwise be
3.
required, prior to issuance of an occupancy permit on the Property, the developer shall
be responsible for installation of two (2) street lights within the Winterfield Road
roundabout, as determined by the Transportation Department and as approved by the
Virginia Department of Transportation. (T)
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ATTACHMENT 2
TEXTUAL STATEMENT
Last Revised September 9, 2019
In addition to the Conditional use Planned Development granted in Case 18SN0836, as
amended herein, the following shall apply to the Property.
1.Parking. Textual Statement item I(A) from Case 18SN0836 shall be amended to add an
additional item as follows:
The parking spaces located adjoining the central green space shall be permitted to
be 16.5 feet in length.
2.Multiple-family dwellings. Textual Statement item III(A)(iii) from Case 18SN0836 shall be
replaced with the following:
Multiple-family dwellings shall be permitted in the C-2 portion of the Property
provided that all but two such dwelling units are located above the first floor and no
more than 19 dwelling units in total shall be permitted.
. Textual Statement item III(B) from Case 18SN0836 shall be replaced with the
3.Setbacks
following:
Structures, parking areas, drive aisles and access roads shall not have any setback
requirements from interior property lines, the eastern (rear) property line or the western
(front) property line along Winterfield Road. The building setback from Midlothian Turnpike
shall be a minimum of 10 feet.
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ATTACHMENT 3
EXHIBIT A
Revised Conceptual Plan-August 13, 2019
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ATTACHMENT 4
Commercial Elevations
August 29, 2019
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ATTACHMENT 5
APPROVED CONDITIONS – CASE 18SN0836
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