CASE NUMBER: 13SN0132 (AMENDED) APPLICANTS: Chesterfield Business Partners LLC, Eastwood Homes of Richmond, LLC and Kingsland Towncenter LLC

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1 CASE NUMBER: 13SN0132 (AMENDED) APPLICANTS: Chesterfield Business Partners LLC, Eastwood Homes of Richmond, LLC and Kingsland Towncenter LLC CHESTERFIELD COUNTY, VIRGINIA DALE DISTRICT STAFF S ANALYSIS AND RECOMMENDATION Board of Supervisors Hearing: MARCH 15, 2017 Board of Supervisors Time Remaining: 365 DAYS Applicants Agent: JACK R. WILLSON III ( ) Planning Department Case Manager: RYAN RAMSEY ( ) 95.9 Acres 6900 Iron Bridge Road REQUEST (AMENDED) Amendment of conditional uses (Cases 06SN0237 and 07SN0226) relative to amendment of cash proffers in a Community Business (C-3) District. Specifically, deletion of Proffered Condition 11 of Cases 06SN0237 and 07SN0226 is requested. Notes: A. The only condition that may be imposed is a buffer condition. The property owner may proffer conditions. B. Proffered conditions, approved conditions of Cases 06SN0237 and 07SN0226, and an approved architectural theme narrative for the development are located in Attachments 1-5. SUMMARY A mix of residential housing types, commonly known as the Watermark development, is being developed. A maximum of 740 dwelling units are permitted, with 436 units impacted by this request. The current zoning cases and proffered conditions provide specific design and architectural standards (Summarized on Pages 7 & 8) for residential development that will be compatible with existing area development. A cash proffer to address the development s impacts on roads, parks, libraries, fire stations and schools (Summarized on Page 6) is offered under the existing zoning case. To address impacts on roads, applicants have proffered to complete construction of an additional lane of pavement along Route 10 for the entire property frontage and 2 lanes of a major arterial (Kingsland Glen Extended) through the property, estimated to be valued at $1,594,185. The applicants have also proffered to make payments for any unit above the total number of the various unit types that would result in an impact to roads greater than $1,594,185. COMMISSION STAFF APPROVAL RECOMMENDATIONS AYES: Sloan, Freye, Jones and Wallin ABSTENTION: Jackson PLANNING AND TRANSPORTATION APPROVAL Quality design and architecture provide for a convenient, attractive, and harmonious community. Providing a FIRST CHOICE community through excellence in public service

2 STAFF RECOMMENDATIONS (CONTINUED) Development s traffic impact will be addressed by providing road improvements and cash payments. SUMMARY OF IDENTIFIED ISSUES Department PARKS AND RECREATION Issue The applicant has not offered to address pedestrian/bikeway connections to adjacent developments, as recommended in the Bikeways and Trails Chapter of the Comprehensive Plan. 2 13SN MAR15-BOS-RPT

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4 REQUEST PROPERTIES Tax Identification Number Address Swanhaven Dr Swanhaven Dr Kingsland Glen Dr Kingsland Glen Dr Iron Bridge Rd Hawser Ln Hawser Ln Hawser Ln Hawser Ln Hawser Ln Hawser Ln Hawser Ln Hawser Ln Hawser Ln Hawser Ln Hawser Ln Gibe Ln Hawser Ln Hawser Ln Gibe Ln Gibe Ln Gibe Ln Gibe Ln Hawser Ln Hawser Ln Gibe Ln Hawser Ln Gibe Ln Hawser Ln Gibe Ln Gibe Ln Gibe Ln Gibe Ln Gibe Ln Gibe Ln Gibe Ln Gibe Ln Hawser Ln Hawser Ln Iron Bridge Rd Iron Bridge Rd TABLE A 4 13SN MAR15-BOS-RPT

5 Comprehensive Plan Classification: COMMUNITY BUSINESS & INDUSTRIAL The designation suggests the property is appropriate for C-3 uses that serve community-wide trade areas, and I-2 and limited I-3 uses such as moderate to intense manufacturing and uses which normally have outside storage areas are appropriate. The Plan does not encourage residential development under these two (2) land use designations. It should be noted, however, that the allowable land uses were approved prior to the adoption of the Plan. Surrounding Land Uses and Development Single-family Residential (Kings Forest Subdivision) Kingsland Glen Drive Single-family Residential or Vacant Single family Residential (Watermark Subdivision) Iron Bridge Road 5 13SN MAR15-BOS-RPT

6 Zoning History Case Number 06SN0237 Approved (3/2004) 07SN0226 Approved (4/2007) PLANNING Staff Contact: Ryan Ramsey ( ) Request C-3 with conditional use and conditional use planned development to permit a mix of multifamily, townhouse, and single-family residential, office, and commercial uses. Proffered Condition 4 limited development to 650 units. Proffered Condition 11 offered a contribution toward the impact on capital facilities for each dwelling unit in excess of 150: Non-age restricted-$22,773 ($15,600 escalated by the Marshall and Swift Building Cost Index) Age restricted-$14,963 ($10,269 escalated by the Marshall and Swift Building Cost Index) The staff report for Case 06SN0237 analyzed the impact of the proposed development on public facilities and the applicant s offers to mitigate that impact. C-3 with conditional use and conditional use planned development to permit multifamily and townhouse, and single-family residential, office, & commercial uses. Proffered Condition 4 limited density to 90 units. Proffered Condition 11 offered a contribution toward the impact on capital facilities for each dwelling unit: o Non-age restricted-$21,186 ($15,600 escalated by the Marshall and Swift Building Cost Index) o Age restricted-$13,946 ($10,269 escalated by the Marshall and Swift Building Cost Index) The staff report for Case 07SN0226 analyzed the impact of the proposed development on public facilities and the applicant s offers to mitigate that impact. 6 13SN MAR15-BOS-RPT

7 Chesterfield County Airport Operation Area The request properties are partially located within the Airport Operation Area, as shown on the Plan s Land Use Plan Map. A previous condition of zoning addressed the notification of future residential development within the Airport Operation Area by requiring the location of the airport be placed on each subdivision plat or included in a location plan for required condominium documentation. Proposal Watermark, a mixed-use community, consists of commercial and a variety of residential uses, including multifamily, townhouses, cluster, and single family dwellings. 740 total dwelling units were permitted under the original zoning cases. As noted in the Zoning History Section, cash proffers were required on a total of 590 dwelling units. Of those, proffers have been paid on 154 units, leaving up to 436 units subject to the cash proffer. Deletion of Proffered Condition 11 of both zoning cases is requested to relieve payment of cash proffers on these remaining 436 units. Of these 436 units, preliminary plat approval has been given for forty-nine (49) single-family or small lot units and 269 townhouses (not including three (3) lots that have transferred to private property owners). The remaining 118 dwellings could be developed as a mix of multi-family, townhouse, small lot units or single-family based on the density restrictions set for in Case 06SN0237. Design Requirements of Cases 06SN0237 and 07SN0226 The following provides an overview of design requirements approved with Cases 06SN0127 and 07SN0226 (Attachments 3-5): Development Design Requirements traditional neighborhood development design requires a mix of residential and non-residential uses within a block and/or building sidewalks street trees on-street parking open space alleys recreational amenities, to include a community clubhouse and pool approved architectural theme narrative for residential and commercial development, which requires: o architectural style (traditional or transitional) and variation for townhouse and single-family detached units, including variation in front building facades and color of exterior building materials o prohibits highly stylized, overstated eclectic design elements, and overly mixed housing styles o variety of architectural features, materials, and color palettes o formal arrangement of windows and varied application of porches, stoops, columns, cornices, and trim materials o mitigate impact of garage doors visible to public streets using decorative lintels or shed roof overhangs, raised panels or carriage house styles, and prohibiting flat front garage doors 7 13SN MAR15-BOS-RPT

8 Design Quality residential development addresses the Comprehensive Plan goals for a strong and sustainable neighborhood that is of high quality, visually attractive and well-maintained. Further, quality development addresses the purpose and intent of the zoning ordinance to promote the health, safety, convenience, and general welfare of the public to include the creation of convenient, attractive, and harmonious communities, protection against overcrowding of land, and protection of the natural environment. As such, developments that promote unique, viable and long lasting places, and enhance the community are encouraged. The applicant has proffered the following design and architectural requirements for the development (Attachment 2 - Proffered Conditions 1-4): Community recreational facilities o clubhouse (minimum 4,400 square foot) and pool o building permit obtained for recreational facilities prior to the release of 150 certificate of occupancies for townhouse dwellings o recreational facilities completed prior to the release of 200 certificate of occupancies for townhouse dwellings o facilities to be open to all residents who are active Watermark Homeowners Association members Variety of siding materials to include vinyl with minimum thickness of 0.44 inches Hardscaped driveways and front walks Decorative lamp posts for each townhouse and single-family detached unit As suggested by Comprehensive Plan goals and zoning ordinance, the proffered conditions of this current request along with those approved with Cases 06SN0237 and 07SN0226 include design and architectural elements compatible in quality to the surrounding community. 8 13SN MAR15-BOS-RPT

9 COUNTY TRANSPORTATION Staff Contact: Jim Banks ( ) Case 06SN0237 limits development on part of the property to 650 dwelling units, and Case 07SN0226 limits development on another part of the property to 90 dwelling units; a total of 740 dwelling units of various residential types (single-family, townhouse and apartment) (Proffered Condition 4 of Case 06SN0237 and Proffered Condition 4 of Case 07SN0226). Approximately 304 units have been developed. The development of the remaining property is not limited to a specific land use; therefore, it is difficult to anticipate traffic generation. Based on an assumed density of 43 single-family units, 267 townhouse units and 126 apartment units and applying trip generation rates for the various land uses, the proposed development could generate approximately 2,833 average daily trips. Traffic generated by development of the property would be initially distributed along Iron Bridge Road (Route 10). With completion of Kingsland Glen Drive, traffic will also be distributed to Cogbill Road. Route 10 is a Major Arterial with a recommended right of way width of 120 to 200 feet, as identified on the County s Thoroughfare Plan. This section of Route 10 is currently four-lanes wide. In 2015, the traffic count on Route 10 between Kingsland Road and Cogbill Road was 31,995 (Level of Service C ). Cogbill Road is a Major Arterial with a recommended right of way width of 90 feet, as identified on the County s Thoroughfare Plan. Cogbill Road is currently two-lanes wide. Sections of the road have been improved. 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 for the section of Cogbill Road west of Route 10 was 5,150 vehicles per day (Level of Service D ). Section 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 property is located within Traffic Shed 7, which encompasses the area of the County bounded by Hull Street Road, Chippenham Parkway, Route 10, and Route 288. Several roads in this traffic shed or which serve this traffic shed are substandard, with little or no shoulders, fixed objects (trees) adjacent to the edge of the pavement, and poor vertical and horizontal alignments. The traffic volume generated from this proposed residential development will contribute to an identifiable need for transportation facility improvements to these roads in excess of existing transportation facility capacity. Roads in this shed or which serve this shed need to be improved or widened to address safety and accommodate increased traffic, including the increased traffic from the proposed development. An applicant may choose to address the development s impact on the county s road transportation network through dedication of property, construction of road improvements, or a cash proffer. If an applicant elects to offer cash to address the impact on the county s road transportation network, Transportation staff has calculated the average impact of a single- 9 13SN MAR15-BOS-RPT

10 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 not limited to a specific type. Based on the volume of traffic it generates: A single-family unit traffic impact could be addressed by $9,400 per unit. A townhouse unit, which generates 63% of the traffic of single-family dwelling unit, traffic impact could be addressed by $5,922per unit. An apartment unit, which generates 60% of the traffic of single-family dwelling unit, traffic impact could be addressed by $5,640 per unit. Proffered Conditions 14.A and E of Case 06SN0237 requires the applicant to provide an additional lane of pavement along Route 10 for the entire property frontage and construct 2 lanes of a major arterial (Kingsland Glen Extended) through the property. Parts of both road improvements have been completed. The unconstructed portions of these road improvements have been estimated to be valued at approximately $1,594,185. It should be noted, however, that the actual cost to provide these improvements could be more or less than this amount. An approved phasing plan for the property requires the construction Kingsland Glen Extended prior to recording more than 64 units. The estimated cost of this road improvement has been valued at approximately $819,555. The traffic impact of 138 townhouse units could be addressed with a payment of $817,236 ($5,922 x 138). The applicant has proffered to construct the additional lane of pavement along Route 10 prior to development of more than a total of 138 townhouse units or equivalent traffic impact. (Proffered Condition 6) The applicant has also proffered to make payments for any residential unit beyond the total number of units that would result in an impact of $1,594,185 (Proffered Condition 5). Staff supports the request SN MAR15-BOS-RPT

11 FIRE AND EMERGENCY MEDICAL SERVICES Staff Contact: Anthony Batten ( ) 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 Facility The Dale Fire Station, Company Number 11 Anticipated Fire & EMS Impacts/Needs Based on an average of calls per dwelling, it is estimated that this development will generate 87 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 SN MAR15-BOS-RPT

12 SCHOOLS Staff Contact: Atonja Allen ( ) Mission High performing, high quality public schools contribute to the quality of life and economic vitality of the County. The Comprehensive Plan suggests a greater focus should be placed on linking schools with communities by providing greater access, flexible designs and locations that better meet the needs of the communities in which they are located. Capital Improvements The School Board FY2017 adopted Capital Improvement Plan (CIP) continues to support the 2013 voter approved school revitalization program that will replace or renovate 10 schools and construct 1 new elementary school to add capacity in the Midlothian area. The 10 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 under construction, and the project at Monacan High School is complete. Additional information on the CIP can be found in the financial section of the CCPS Adopted Budget for FY2017. Anticipated School Impacts Anticipated Student Yield by School Type Schools Currently Serving Area Functional Capacity Number of Trailers Current Enrollment Enrollment Percent of Total Functional Capacity Elementary 81 Hopkins Middle 38 Falling Creek High 54 Bird Total [1] 173 Note: [1] Based upon average number of students per single family dwelling unit countywide (0.48 students per unit), townhouse dwelling unit countywide (0.41 students per unit), and multifamily dwelling unit countywide (0.33 students per unit) Additional Schools Comments While this zoning request will not increase the number of dwelling units permitted by the existing zoning, based on current total school system capacity and student enrollment projections, it is anticipated that this development will have an impact on school capacities division-wide SN MAR15-BOS-RPT

13 LIBRARIES Staff Contact: Jennifer Stevens ( ) Mission The public library system s role has expanded beyond its traditional function as a resource for information and materials, and now serves as a community gathering place for educational, cultural, and informational services; community support during emergencies; economic development; and revitalization activities. Nearby Libraries Meadowdale Library Central Library PARKS AND RECREATION Staff Contact: Stuart Connock ( ) ConnockS@chesterfield.gov Mission The County supports a high quality park system to provide residents and visitors with equitable access to active and passive recreation opportunities. The 2012 level of service is 5.9 acres of regional, community and neighborhood parkland per 1,000 persons whereas the target level of service is 9 acres per 1,000 persons. Nearby Parks Facilities Daniel Regional Park Stratton Community Park Bird Athletic Complex Fairgrounds Park Public Facilities Plan The Public Facilities Plan identifies the need for a community park, consisting of approximately 90 acres, near this location. Land for this community park has not been acquired. The Bikeways and Trails Chapter of the Comprehensive Plan recommends that both pedestrian and bicycle facilities be developed along Route 10 and that connections from routes shown on the plan be made to adjacent developments. Bicycle only facilities are located along Ironbridge Road. Existing conditions of zoning require construction of a sidewalk along Route 10, consistent with the recommendations of the plan. The applicant has not, however, offered to provide pedestrian and bicycle connections to adjacent developments, consistent with the recommendations of the plan SN MAR15-BOS-RPT

14 UTILITIES Staff Contact: Jamie Bland ( ) ENVIRONMENTAL Staff Contact: Rebeccah Ward ( ) VIRGINIA DEPARTMENT OF TRANSPORTATION Staff Contact: Brian Lokker ( ) This proposal will not impact these facilities SN MAR15-BOS-RPT

15 CASE HISTORY Applicant Submittals 8/31/12 Application submitted 1/23/13 Application amended 7/8/13 Revised proffered condition and pattern book of development standards were submitted 9/26/13 Revised proffered condition were submitted 10/2, 10/15, 10/23, 11/8/13 Revised proffered conditions and a revised design guidelines manual were submitted 1/28, 2/10, Revised proffered conditions were submitted 2/11/16 2/18/16 Application amended 3/23/16 Revised proffered condition submitted 9/19, 10/11 Revised application submitted & 10/17/16 2/10/17 Revised proffered condition submitted Community Meetings 11/29/16 Issues Discussed Phasing of recreational amenities Concerns expressed relative to a reduction in cash proffer payments Questions concerning how new public facilities will be funded in County without a cash proffer payment for residential development 1/18/17 Issues Discussed Phasing of recreational amenities for Watermark residents Concerns expressed relative to a reduction in cash proffer payments Questions concerning how new public facilities will be funded in County without a cash proffer payment for residential development Possible commercial tenants for outparcels fronting Route 10 Planning Commission Meetings 11/15/12 On their own motion and without the applicant s consent, the Commission deferred this case to February 19, /19/13 On their own motion and with the applicant s consent, the Commission deferred this case to May 21, /21/13 On their own motion and with the applicant s consent, the Commission deferred this case to July 16, /16/13 On their own motion and with the applicant s consent, the Commission deferred this case to September 17, SN MAR15-BOS-RPT

16 Planning Commission Meetings (Continued) 9/17/13 On their own motion and with the applicant s consent, the Commission deferred this case to November 19, /19/13 At the request of the applicant, the Commission deferred this case to January 21, /23/14 Due to inclement weather, the Planning Commission public hearing scheduled for January 21, 2014 was postponed to January 23, At the request of the applicant, the Commission deferred this case to March 18, /18/14 At the request of the applicant, the Commission deferred this case to July 15, /22/14 Due to planned renovations to the public meeting room, the Commission rescheduled their July 15, 2014 public hearing for July 22, On their own motion and with the applicant s consent, the Commission deferred this case to October 21, /21/14 At the request of the applicant, the Commission deferred this case to January 20, /20/15 At the request of the applicant, the Commission deferred this case to March 17, /17/15 At the request of the applicant, the Commission deferred this case to June 16, /16/15 The applicant did not accept staff s recommendation, but did accept the Planning Commission s recommendation. The applicant noted that the original cases allowed for a reduced cash proffer for age-restricted dwellings, and that this proposal represents a recalibration of those figures. There were no citizens to speak for or against this case. The Commission discussed the Board s history of accepting a reduced cash proffer for age-restricted dwellings. It was noted the Board would be reviewing the Policy and any Policy changes should be at the Board level. On motion of Dr. Brown, seconded by Mr. Gulley, the Commission recommended approval and acceptance of a proffered condition. AYES: Messrs. Brown, Gulley, Patton, Waller, and Wallin. 12/20/16 On their own motion and with the applicant s consent, the Commission deferred this case to February 21, SN MAR15-BOS-RPT

17 Planning Commission (Continued) 2/21/17 Citizen Comments: No citizens spoke to the request. Commission Discussion: Mr. Jackson advised the Commission that he would abstain from voting on this case, noting that the Board continued their discussion of the Road Cash Proffer policy until April. Recommendation - APPROVAL AND ACCEPTANCE OF THE CONDITION AND PROFFERED CONDITIONS IN ATTACHMENTS 1 & 2 Motion: Wallin Second: Freye AYES: Sloan, Freye, Jones and Wallin ABSTENTION: Jackson The Board of Supervisors on Wednesday, March 15, 2017, beginning at 6:30 p.m., will consider this request SN MAR15-BOS-RPT

18 Board of Supervisors 7/22/15 At the request of the applicant, the Board deferred this case to their September 16, 2015 public hearing. 9/16/15 At the request of the applicant, the Board deferred this case to their February 24, 2016 public hearing. 2/24/16 At the request of the applicant, the Board deferred this case to their April 27, 2016 public hearing. 4/27/16 As a result of significant changes to the application subsequent to the Commission s action, the Board remanded the case to the Commission for reconsideration SN MAR15-BOS-RPT

19 CONDITION ATTACHMENT 1 Note: Both the Planning Commission and staff recommend acceptance of the following condition. With approval of this request, Proffered Conditions 11 of Cases 06SN0237 and 07SN0226 are deleted for the subject properties only. (P) 19 13SN MAR15-BOS-RPT

20 PROFFERED CONDITIONS ATTACHMENT 2 Note: Both the Planning Commission and staff recommend acceptance of the following proffered condition, as offered by the applicant. The property owner and applicant in this case, pursuant to Section 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. 1. Community Recreational Facility. In addition to the requirements of Proffered Condition 8 of Case 06SN0237, a community clubhouse with a minimum size of 4,400 gross square feet, architecturally compatible with the adjoining buildings or dwellings, a pool, and playground area shall be provided. Prior to the issuance of a certificate of occupancy for 150 townhouse dwelling units (including those units with certificates of occupancy in Watermark Townhomes, Section 1), building permits shall have been obtained for the clubhouse and pool. Prior to the issuance of a certificate of occupancy for 200 townhouse dwelling units (including those units with certificates of occupancy in Watermark Townhomes, Section 1), the clubhouse shall have been issued a certificate of occupancy, and the pool and playground area shall be completed for use. This community recreation facility shall serve and be open to any resident who is an active member of the Watermark Homeowners Association. (P) 2. Decorative Lamp Posts. A decorative, pedestrian-scaled, lamp post shall be provided in the front yard for each single-family or townhouse dwelling. (P) 3. Acceptable Building Materials. Acceptable siding materials shall include brick, masonry, stucco, synthetic stucco (E.I.F.S.), or lap siding. 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.044 inches. Synthetic Stucco (E.I.F.S.) siding shall be finished in a smooth, sand or level texture, no rough textures are permitted. (P) 4. Driveways. All private driveways serving residential uses shall be constructed of either concrete or asphalt. (P) 5. Road Cash Proffer. For each dwelling unit the applicant shall pay a cash proffer 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. The amount of the cash proffer payments for each unit shall be as follows: single-family, $9,400; townhouse, $5,922; and apartment, $5,640 (the Road Cash Proffer Payment ). Once units have been approved for payments that would exceed a cumulative total of 20 13SN MAR15-BOS-RPT

21 $1,594,185, the applicant shall begin making the Road Cash Proffer Payment for any additional unit(s). (T) 6. Phasing. Prior to issuance of a building permit for any unit in excess of a cumulative total of 138 townhouse units or equivalent as determined by the Transportation Department, the additional lane of pavement along Route 10, as identified in Proffer Condition 14. A of Case 06SN0237, shall be completed. If the lane of pavement along Route 10 is not completed, as determined by the Transportation Department, the Road Cash Proffer Payment shall be made until the additional lane is completed. (T) 21 13SN MAR15-BOS-RPT

22 ATTACHMENT 3 APPROVED PROFFERED CONDITIONS & TEXTUAL STATEMENT (06SN0237) 22 13SN MAR15-BOS-RPT

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44 ATTACHMENT 4 APPROVED PROFFERED CONDITIONS & TEXTUAL STATEMENT (07SN0226) 44 13SN MAR15-BOS-RPT

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57 APPROVED ARCHITECTURAL THEME NARATIVE ATTACHMENT SN MAR15-BOS-RPT