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012-05 Impact Analysis Statement and Master Development Plan for The Villages at Artrip - Backfile (2)
Rezoning Application, Impact Analysis Statement and Master Development Plan for The pillages at Artrip Tax Map 75-A, Parcel 99A Frederick County, Virginia June 17, 2005 Prepared by: Winchester Artrip Limited Liability Company c/o The Tower Companies 11501 Huff Court North Bethesda, MD 20895 301.984.7000 301.984.7601 fax Attn: Charles Segerman, P.E. csegerman(c�towercompanies.com Dewberry 611 West Juba[ Early Drive Building B, Suite C Winchester, VA 22601 540.678.2700 540.678.2703 fax Attn: David L. Frank, CLA dfranlc(cDdewberry.com Walsh, Colucci, Lubeley, Emrich, & Terpak, PC 4310 Prince William Parkway Suite 300 Prince William, VA 22192 703.680.4664 703.680.2161 Attn: John H. Foote, Esq. jfoote(a�pw.thelandlawyers. com 116 _v Dewberry • Rezoning Application, Impact Analysis Statement and Master Development Plan for The Villages at Artrip Tax Map 75-A, Parcel 99A Frederick County, Virginia June 17, 2005 Prepared by: Winchester Artrip Limited Liability Company c/o The Tower Companies 11501 Huff Court North Bethesda, MD 20895 301.984.7000 301.984.7601 fax • Attn: Charles Segerman, P.E. csegerman @towercompanies.com Dewberry 611 West Jubal Early Drive Building B, Suite C Winchester, VA 22601 540.678.2700 540.678.2703 fax Attn: David L. Frank, CLA dfrank@dewberry.com Walsh, Colucci, Lubeley, Emrich, & Terpak, PC 4310 Prince William Parkway Suite 300 Prince William, VA 22192 703.680.4664 703.680.2161 fax Attn: John H. Foote, Esq. jfoote @ pw.thelandlawyers.com r tkc The Villages atArtrip Rezoning Application, Impact Analysis Statement and Master Development Plan 46 REZONING APPLICATION, IMPACT ANALYSIS STATEMENT AND MASTER DEVELOPMENT PLAN FOR THE VILLAGES AT ARTRIP • r] The Villages ntArtrip Rezoning Application, Impact Analysis Statement and Master Development Plan • Table of Contents 1. Rezoning and Master Development Plan Applications 2. Executive Summary 3. Impact Analysis Statement 4. Frederick County Fiscal Impact Model 5. Proffer Statement 6. Agency Comments 7. Property Tax Receipt 8. Appendices: A. Property Deed B. Wetland Delineation Report • C. Phase I Environmental Site Assessment D. Historic Sites and Structures Report E. Comprehensive Sign Package Pockets: Master Development Plan, Sheet 1 of 4 Master Development Plan, Sheet 2 of 4 Master Development Plan, Sheet 3 of 4 Master Development Plan, Sheet 4 of 4 Core Area Concept Plan Conceptual Building • The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan 0 List of Exhibits Exhibit Number/Name 1. Vicinity Map 2. Aerial Photograph 3. Boundary Verification 4. Topographic Survey 5. Current Zoning Map 6. 2003 Comprehensive Policy Plan, South Frederick Land Use Plan Excerpt 7. Urban Development Area/Sewer & Water service Area 8. Illustrative Plan -Housing types- Conceptual Building Elevations 9. Surrounding Projects 0 10. Major Road Systems 11. Major Road Systems (Enlarged) 12. FEMA Flood Insurance Rate Map 13. Floodplain Delineation for An Unnamed Tributary to Opequon Creek 14. Wetlands and Waters of the U.S. 15. Steep Slopes 16. Mature Woodlands 0 The Villages atAHfip Rezoning Application, Impact Analysis Statement and Master Development Plan . List of Exhibits - continued Exhibit Number/Name 17. County Soils Survey Excerpt 18. Geology Map 19. Surrounding Properties 20. Existing Sewer Systems 21. Proposed Sewer Systems 22. Existing Water Systems 23. Proposed Water Systems 24. Existing Major Drainage Divides 25. Proposed Stormwater ManagementBMP Facilities • 26. Historical Resources Sites 27. Field -surveyed Historical Resources Sites 28. School Districts 29. Police Service Facilities Locations 30. Fire & Rescue Service Facilities Locations 31. Parks & Recreation Facilities Locations 32. Solid Waste Disposal Locations • The Villages atAi1i-ip Rezoning Application, Impact Analysis Statement and Master Development Plan • List of Tables Table Number/Naive 1. Environmental Features 2. Adjacent Property Owners (with current uses and zoning classification) 3. Proposed Water Demand/Sewage Flow Generation 4. Parkins Mill Wastewater Treatment Plant Operational Data 5. Proposed Solid Waste Generation 6. Proposed Residential Students Generation • is Io The Villages atArtrip Rezoning Application, Impact Analysis Statement and Master Development Plan • SECTION 1 REZONING & MASTER DEVELOPMENT PLAN APPLICATIONS • • • REZONING APPLICATION FORM FREDERICK COUNTY, VIRGINIA To.'be completed'by Planni Staff - Fee Amount -Paid:. $. Zor ing Amendment Number Date Received PC Hearing Date' . BOS Hearing Date`'. The following information shall be provided by the applicant: All parcel identification numbers, deed book and page numbers may be obtained from the Office of the Commissioner of Revenue, Real Estate Division, 107 North Kent Street, Winchester. 1. Applicant: Name: Winchester Artrip, LLC Telephone: 301-984-7000 Address: c/o The Tower Companies 11501 Huff Court, North Bethesda, MD 20895 2. Property Owner (if different than above) Name: Winchester Artrip LLC Telephone: _301-984-7000 Address: 11501 Huff Court, North Bethesda, MD 20895 3. Contact person if other than above Name David L. Frank, CLA Dewberry Telephone: 540-678-2700 611 West Jubal Early Drive, B1dg.B, Suite C Winchester VA 22601 4. Checklist: Check the following items that have been included with this application. Location map X Agency Comments X Plat X Fees X Deed to property X Impact Analysis Statement X Verification of taxes paid X Proffer Statement X 0 11 5. The Code of Virginia allows us to request full disclosure of ownership in relation to rezoning applications. Please list below all owners or parties in interest of the land to be rezoned: Winchester Artrip, LLC, a wholly owned subsidiary of Tower Real Estate Group, LLC, the managing members of which are: Albert, Jeffrey, Gary and Ronald Abramson. Other non —managing members consists of additional family individuals., 6. A) Current Use of the Property: Vacant Residential,: Retail, B) Proposed Use of the Property: Restaurants and Office. 7. Adjoining Property: See Table 3 following PARCEL ID NUMBER USE ZONING S. Location: The property is located at (give exact location based on nearest road and distance from nearest intersection, using road names and route numbers): South Frederick Land Use area, Tax Map 75—((A))_ Parcel 99A. One mile west of I-81, 3/4 mile north of Tasker Road (VA Route 649), and 150' north of Fair Lawn Court (VA Route 1176). 0 10 • • • Information to be Submitted for Capital Facilities Impact Model In order for the Planning Staff to use its capital facilities impact model, it is necessary for the applicant to provide information concerning the specifics of the proposed use. Otherwise, the planning staff will use the maximum possible density or intensity scenario for the proposed Zoning District as described on Page 9 of the application package. 9. Parcel Identification/Location: Parcel Identification Number 75 - (A) - 99A Districts Magisterial: Shawnee High School: Sherando Fire Service: Stephens City Middle School: James Wood & R. E. Aylor Rescue Service: Stephens City Elementary School: Armel 10. Zoning Change: List the acreage included in each new zoning category being requested. Acres Current Zoning Zoning Requested 169.924 RA R4 169.924 Total acreage to be rezoned 11. The following information should be provided according to the type of rezoning proposed : Number of Units Proposed 905 Residental units - SFD/ Townhome/ MULTI - Family Single Family homes: Townhome: Multi -Family: Non -Residential Lots: Mobile Home: Hotel Rooms: Square Footage off Proposed Uses Office: Service Station: Retail: Manufacturing: Restaurant: Warehouse: 118,550 SF Commercial/retail/office/.Other: Residental 13 Resend 5-19-05; 2:31PM;DEWBERRY ;540 678 2703 # 8/ 8 I* ) i 12. Signature: I (we), the undersigned, do hereby respectfully make application and petition the Frederick County Board of Supervisors to amend the zoning ordinance and to change the zoning map of Frederick County, Virginia. I (we) authorize Frederick County officials to enter the property for site inspection purposes. I (we) understandthat the sign issued when this application is submitted must be placed at the front property line at least seven days prior to the Planning Commission public hearing and the Board of Supervisors' public hearing and maintained so as to be visible from the road right-of-way until the hearing. I (we) hereby certify that this application and its accompanying materials are true and accurate to the best of my (our) knowledge. AppIicant(s): UO- Owner(s): 12 Date: Date: Date: S�►q AS Date: 5-19-05; 2:28PM;DEWBERRY ;540 678 2703 #k 2 / a • • 0 Frederick County, Virginia Master Development Plan Application Package APPLICATION MASTER DEVELOPMENT PLAN 1. Project Title: The Villages at Artrip 2. Owner's Name: Winchester Artrip, LLC (Please list the names of all owners or parties in interest) 3. Applicant: Winchester Artrip, LLC Address: c/o The Tower. Companies, Inc. 11501 Huff Court, North Bethesda, MD 20895 Phone Number: 310-984-7000 4. Design Company: Dewberry Address: 611 West Jubal Early Drive, Bldg B Suite C Winchester VA 22601 Phone Number: 540-678-2700 Contact Name: David L . Frank, CLA Page 11 5-19-05; 2:28PM;DEWBERRY 540 678 2703 0 ) Frederick County, Virginia Master Development Plan Application Package APPLICATI0N cont'd MASTER DEVELOPMENT PLAN I 5. Location of Property South Frederick Land Use area, Tax Map 75 ((A), Parcel 99A. One mile west of I-81, 3 4 mile north of Tasker Road, (VA Route 649), and 150 north of Fair Lawn Court (VA Route 1176).-- 6. Total Acreage: 169.924 7. Property Lnformation: a) Property Identification Number (PIN): 75—((A))-99A b) Current Zoning: Vacant c) Present Use: Residentail, Retail, d) Proposed Uses: Restaurants and Office e) Adjoining Property Information: see Attached Table 3 North South East West Property Identification Numbers Property Uses f) Magisterial District: Shawnee 8. Is this an original or amended Master Development Plan? Original X Amended I have read the material included in this package and understand what is required by the Frederick County Department of Planning and Development. I also understand that the•master development plan shall include all contiguous land under single or common ownership. All required material will be complete prior to the submission -of my master development plan application. Signature: Date: Page 14 i 5-19-05; 2:28PM;DEWBERRY ;540 678 2703 ## 4/ 8 Frederick County, Virginia Master Development Plan Application Package Adjoining Property Owners MASTER DEVELOPMENT PLAN Owners of property adjoining the land will be notified of the Planning Commission and the Board of Supervisors meetings. For the purpose of this application, adjoining property is any property abutting the requested property on the side or rear or any property directly across a public right of way, a private right-of-way, or a watercourse from the requested property. The applicant is required to obtain the following information on each adjoining property including the parcel identification number which may be obtained from the office of the Commissioner of Revenue. The Commissioner of the Revenue is. located on the 1st floor of the Frederick County Administration Building, 107 North Kent Street. NAME ATIDTZ R C C / T)T2 FlU1P'[? rxr ATr T% ,ror. \\ TiAIT1C See Attached Table 3 Addr= Property# ' Page 15 a W 0 THE VILLAGES AT ARTR/P TABLE 3 Adjacent Property Owners PIN Name Address City St: Zip Use Zoning 75-A-101 Wakeland Manor Land Trust 300 Craig St. Stephen City VA 22655 6 RP 75-A-95 Glaize Development, Inc. P.O. Box 888 Winchester VA 22604 2 (Residential) RA 75-A-96 Glaize Development, Inc. P.O. Box 888 Winchester VA 22604 6 (Over 100 Ac.) RA 75-A-97 Steve Dubrueler . 346 Saddleback Lane Winchester VA 22602 2 (Residential) RA 75-A-99 Frederick County 107 N. Kent St. Winchester VA 22601 73 (Exempt) RP 75G-11-8-116 Ronald Santoro & Pamela Chagnon 106 Canaan Ct. Stephens City VA 22655 2 (Residential) RP 75G-11-8-117 James Swiger & Michelle Vitela 105 Canaan Ct. Stephens City VA 22655 2 (Residential) RP 75G-11-8-118 David T.& Tammy M. Foster 103 Canaan Ct. Stephens City VA 22655 2 (Residential) RP 75G-11-8-120 Robert & Mary E. McDonald 109 Fair Lawn Ct. Stephens City VA 22655 2 (Residential) RP 75G-11-8-121 Winchester/Artrip LP 11501 Huff Ct. N. Bethesda MD. 20895 2 (Residential) RP 75G-11-8-122 Timothy J. Elliot Sr. & Kathleen A. Elliott 105 Fair Lawn Ct. Stephens City VA 22655 2 (Residential) RP 75G-11-8-123 Timothy Wingfield 103 Fair Lawn Ct. Stephens City VA 22655 2 (Residential) RP 75G-4-4B-60 Rodney & Suzanne R. Torp 102 Jade Ct. Stephens City VA 22655 -2 (Residential) RP 75G-4-4B-62 John & Melissa Corder P.O. Box 90010 c/o Valerie Whit Richmond VA 23225 2 (Residential) RP 75G-4-4B-63 Patricia Gail Beardslee 125 Bell Haven Cr. Stephens City VA 22655 2 (Residential) RP 75G-4-4B-64 Cynthia D. Rodriguez 127 Bell Haven Cr. Stephens City VA 22655 2 (Residential) RP 75G-8-5-85 Timothey J. & Karen E. Adams 129 Bell Haven Cr. Stephens City VA 22655 2 (Residential) RP 76-A-13 W.F. Artrip, Jr. 1726 Front Royal Pike Winchester VA 22602 6— (Over 100 Ac.) RA 76-A-23 Jasbo, Inc. P.O. Box 480 Stephens City VA 22655 5 (20-100 AC.) RP Note: 1. Information from SpecPrint Edition 13, 2004 2. Use Codes: 2- Single Family Residential (Suburban) 4- Commercial & Industrial 5- Agricultural / Undeveloped (100+ ac.) 6- Agricultural / Undeveloped (100+ ac.) 73- Regional / Local Government 11 /8/2004 10:30 AM P:lProject1760300071AdmnlRezoning Application Text Documents\REZONING TABLES.xls3 SURR OWNERS The Villages atArtrip Rezoning Application, Impact Analysis Statement and Master Development Plan • SECTION 2 IMPACT ASSESSMENT EXECUTIVE SUMMARY • IMPACT ASSESSMENT EXECUTIVE SUMMARY VILLAGES AT ARTRIP Introduction) The Winchester Artrip Limited Liability Company, a Virginia corporation, has submitted its application for consideration of the Frederick County Planning Commission and Board of Supervisors to rezone the Winchester Artrip Limited Partnership Property ("the Property" hereinafter) located in Frederick County, Virginia from Rural Areas (RA) to Residential Planned Community District (R4). The Property is identified in detail in prior submissions. The Property is currently vacant and was formerly used for farming activities for at least the past 40 years. It is within the County's 2003 Comprehensive Policy Plan (CPP) South Frederick Planning Area. In addition, the entire Property lies within the County's designated Urban Development Area (UDA) and the Sewer & Water Service Area (SWSA) and is adjacent to several prominent developments either under construction or approved, including Crosspointe Center to the west, Canter Estates V to the east, and Lakewood Manor and Wakeland Manor to the south. The applicant believes this request is timely and will assure the County significant tax revenue, and more importantly, will provide an orderly development of this Property that provides a diverse mix of uses and products in accordance with the spirit, intent and goals of the CPP. Development Proposal The proposed project is aptly named for the various small villages contemplated for this mixed -use residential and commercial development. These villages include five (5) land bays that include single-family and multi -family residential uses, a neighborhood commercial center, a central "Core Area" integrating the commercial center, interior and perimeter "greens" or "commons" as depicted on the MDP, and a comprehensive road network to connect the villages and reflect master -planned roads designated on the CPP. A significant portion of the project is laid out on a grid pattern and is oriented with "true" north, similar to traditional development planning, both of which are characteristics of neo-traditional design. The proposed gross residential density is 5.40 dwelling units per acre (DU/AC), with densities within the various land bays ranging from 2.59 to 21.08 DU/AC. The residential land uses will include a mix of single-family and multifamily products. ' This Executive Summary expands upon and describes certain details of the proposed project that have developed in detail during the Applicant's discussions with the various (� review agencies. We note that two proposed residential products will be new to the Frederick County market, as well as product types not specifically listed within the Zoning Ordinance. These are the "stacked -flats" units and the apartments over retail. These multifamily product types have been successful in other areas within the region, and meet the need for variety and various price points of housing, which we believe is a key element to a successful mixed -use development. With the inclusion of the variety of housing types, the applicant has requested modifications to the bulk and dimensional standards to achieve the mixed -use and neotraditional design concepts that are important to achieving the correct land use balance. The Applicant also requests a modification of the requirements of § 165-71 of the R4 District which provides that no more than 40% of the area of those portions of the planned community designated for residential uses shall be used, among other housing types, for townhouses or garden apartments or any combination of those types. The current layout of the Core Area and those elements of the associated Land Bays that provide higher density for single family attached units, and multifamily units, are critical to the creation of the Core Area and the development of an integrated and "walkable" community, and permits the integration of the several linked communities in a far more attractive and functional manner than larger lot development would permit. Limitation of the area that may be devoted to such homes would actually produce more suburban sprawl than the County likely either anticipates or desires for this portion of the County. Given the residential densities approved in Wakeland Manor, and the densities to be developed in Crosspomte, most particularly the large amount of commercial space, a higher density of development serves not only this project, but the Warrior Drive/Crosspointe Boulevard corridor. The approval of this rezoning, as it has developed during consultation with the staff, will produce a community that is unlike any other in Frederick County, both in the mix of uses, the innovative and attractive design of the Core Area and its supporting Land Bays, and the provision of much -needed public lands and roads as further detailed herein, justifying the additional density that is proposed. This project will include commercial/retail uses, though on a materially smaller scale than Crosspointe. Initially, the Applicant can only commit to construction of 10,000 square feet of commercial development, before Warrior Drive is completed from Interstate 81 through to Route 340/522, to make a through road to alleviate traffic on Tasker and provide a well -designed and completed connection from one major roadway to the other. Once that connection is made, however, the Applicant anticipates that the project will readily sustain the total commitment of 118,550 square feet of retail, office and restaurant space. Because of the integration of walking paths from adjoining residential areas to the retail, restaurant and office uses, as well as different time periods of the uses within these elements, and because the applicant is very sensitive to the appearance of providing a "sea of parking" for this area of the project, and strives to 2 reduce total impervious areas for environmentally friendly design principles, shared parking for the retail, office and restaurant uses may be justified. The Applicant has committed to the development of the "Core Area" in such a manner that the County can be assured that the central planning concept driving the Villages at Artrip will be attained in the near, as well as in the long, run. In addition to the MDP, the Applicant is proffering a Concept Development Plan as a separate attachment to the MDP, which gives specific guidance on the layout of the residential and other elements of the Core Area. Development of other Land -Bays outside of the Core Area will occur within a defined road layout and limits of development, and the housing styles that are permitted within each Land Bay have been identified on the MDP. There are also specific project proposals that materially advance the County's planning needs, beyond the development of, and commitment to, an innovative and detailed land development plan. Warrior Drive The 2003 CPP's Eastern Road Plan area designates this road as a "New Major Collector". Additional research in the CPP implies this road to be closed section/urban in character. The adjacent development plans of record for Crosspointe Center and Wakeland Manor show this road in various functional classifications. The Applicant has committed to the phased construction of all of Warrior Drive on its Property, from its future connection with Crosspointe Boulevard through to Wakeland Manor. This will include the costly construction of a bridge crossing of a tributary of the Opequon, in the South and construction of full four lane sections of Warrior throughout. The Applicant has conservatively estimated the cost to construct Warrior Drive to a four -lane section through the project (approximately 3,700 feet), including the bridge crossing at approximately $4,500,000. Parkins Mill Road Extended The 2003 CPP's Eastern Road Plan area designates this road as a "New Minor Collector". Additional research in the CPP implies this road to be open section/rural in character. The adjacent development plans of record for Canter Estates § V show this road as an 80' wide reservation, with no listed functional classification. The Applicant has committed to the construction of Parkins Mill Extended to the edge of its property boundary, permitting an ultimate connection to Canter Estates. Lakeside Drive The 2003 CPP's Eastern Road Plan area designates this road as a "New Minor Collector". Additional research in the CPP implies this road to be open section/rural in character. Because the adjacent development is the FCSA facility with a dead-end private road with no listed functional classification, and previous discussions with County 3 staff and VDOT determine this road unlikely to be extended within any near -future timeframe the applicant proposes to provide a 50' wide right-of-way reservation only. There appears to be no need from a traffic flow standpoint to construct this road even at build -out conditions on the project, but the Applicant has reserved this right-of-way in any event. The Applicant is also dedicating additional land in the form of landscape buffering than is required by Ordinance, to add to the attractive physical layout of the project. Dedication of Land for an Elementary School Site As an integral part of its revised application, the Applicant has further agreed to dedicate 11 acres of property to be used in conjunction with adjacent properties for the location of an elementary school site, if sought for the purpose within 15 years from the date of Final Rezoning. Summary Because of the unique nature of this proposal, and its inclusion of design elements that have not heretofore been accomplished in Frederick County, but which are desired elements of the County's CPP and which employ the County's amended R4 zoning classification to maximum benefit, the applicant also herewith requests an increase in the permitted density cap of 4 DU/AC per County Code, Article IV, §165-72.C, an increase in the maximum permitted land use area of 40% of the total residential area for multifamily products, and modification of the previously -mentioned dimensional standards to accomplish the Frederick County's outlined objectives. The justification for the modifications sought is essentially that a neotraditional development cannot be accomplished using the traditional Euclidian patterns of development, and standard public and private road and lot designs. Jurisdictions in which such developments have been approved have recognized the need for such modifications, and the County is aware that the recent revisions to the VDOT Secondary Road Standards now contains provisions for neotraditional street designs that accommodate the evolving development of such street patterns. The justification for the increased density beyond the 4 units to the acre contemplated for the R4 district can be found in the need for such increased density to finance the private construction of one of the County's principal arterial routes and the advancement of its transportation plans for this area of the County, and the dedication of a school site to service the already approved population in the area. Moreover, the use of neotraditional designs advances • The intent of the 2003 Comprehensive Policy Plan; and • Unification of architectural styles; and • A truly walkable community; and M c • Integration of residential villages and neighborhood commercial uses within one "community"; and • A balanced design of preserving environmental features, while meeting the intent of a mixed -use community for a variety of land uses, efficient layout of the transportation system and Land Bays, and providing a community that will not create a burden on the tax payers; and • Provision for multiple housing types to attract the largest variety of residential housing consumers; and • Completion of major CPP road links The Applicant respectfully requests approval of this Rezoning Application. Exhibits: Exhibit 1 Vicinity Map Exhibit 2 Aerial Photograph Exhibit 3 Boundary Verification Exhibit 4 Topographic Survey Exhibit 5 Zoning Map Exhibit 6 2003 Comprehensive Plan Exhibit 7 Urban Development Areas and Sewer and Water Service Area Exhibit 8 Illustrative Plan Housing Types l� JAM00419 Tower\004\Application Su6mittalsTinal 1AS Narrative 052005.doe 5 r_ r ■ m: 11. Dewberry =� Dewberry & Davis LLC 611 WEST JUBAL EARLY DRIVE BLDG B, SUITE C WINCHESTER, VA 22601 PHONE: 540.678.2700 FAX: 540.678.2703 www.dewberry.com n VICINITY MAP DRAFTED CHECKED RJS MTW THE VILLAGES AT ARTRIP DATE SCALE WINCHESTER ARTRIP, LLC 1 "-4,000' D.B. 713, PG. 417 JUNE 2004 PARKINS MILL PRECINCT IN pROJ. NO. EXHIBIT SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 76030007 1 X0 V, vl rk,V,� vat, THE VILLAGE 4 'V- .410 FUTURE SECTION -4C 164MA ;K" X 'A Ee "�7 IL 'j4 r4SJ READ A�z A*, TIP-mrharrl AERIAL PHOTOGRAPH DRAFTED CHE KLT • I I TM-75 ((A))-95 I N/F GLAIZE DEVEL. INC. DB 896/1819 y S-66 30 59r 408.69 -0 !` CIO to � 2 TM 75—((A))-96 N/F GLAIZE DEVEL. INC. ` DB 896/1819 ` i TM 75—((A))-97 N/F LICHLITER INSTR. # 01-00-1165 i LEGEND TM 76—((A))-13 N/F ARTRIP DB 281 /221 S60'221'07'1 E� _ 1011.53' O IRON PIPE/REBAR FND. ® TREE FND. (SIZE & SPECIES NOTED) o WOODEN FENCE POST FND. ' 'i::f Dewberr Dewberry & Davis LLC 611 West Jubal Early Drive Winchester, Virginia 22601 PHONE: 540.678.2700 FAX: 540.678.2703 www.dewberry.com 62 63 Drawn By Designed By TRACT 2 915 ACRES N10'28'13"W S58'22'54"E -106.83' 1005.22' l63'14'08'W 937.09' 121 120 118117 64 85 123�122 O JM Plan Number 1276007 Date J U N E 2004 Checked By Scale KN 1 "=300' FND. DBL. 22" CHESTNUT OAK S62'55'38"E� 829 34, 43-7 FND. 000 5711, 16 ELM ND. WHITE )AK S36'19'46"W 174.84' TM 76—((A))-23 N/F DANFORD RIDGE PROPERTIES, DB 935/1533 S19'48'14"W 77.43' L. C. ADJOINING PROPERTY OWNER INFO TM 75G-((11))-116 TM 75G-8-5-85 N/F N/F SANTORO & CHAGNON ADAMS INSTR. # 00-02/789 D.B.752, PG. 322 TM 75GN�F1))-117 TM 75GN� B))-60 O SWIGER do VITELA DAVIS 00 O INSTR. # 00-02/6178 DB 673/402 TM 75 ((A))-99A O d TM 75G-((11))-118 r- TM 75G-((48))-62 A R TR i P /F N FOSTER CN/ F DB 713; 417 DB 950/671 DB 879/1310 TRACT 1 — 169.009 ACRES TM 75GN/F1))-120 TM 75G-((4B))-63 169.924 ACS. TOTAL MILLER N/F DB 707/861 BEARDSLEE TM 75G-((11))-121 INSTR. # 00-02/1481 N/F TM 75G-((48))-64 WINC./ARTRIP L.P. N/F z/ RODRIGUEZ DB 718/868 �C-A � TM 75G-((11))-122 DB 960/812 ifs � ELLIOTT TM 75-((A))-101 r DB 981/266 WAKELAND MANOR TM 75GN/F1))-123 BND TRUST 776/685 WINGFIELD TM 75-((A))-99 INSTR. # 00-00/1187 N/F FREDERICK CO. SANITATION AUTHORITY DB 583/320 cD � C d N �. i9 N78'07'33"W U1 18.27' N89'33'00"W y� 145.6 0' N54'05'43"W TM 75— A —101 FND. WAKELAND MANOR 101 '760.52' — — � 12" WHITE LAND TRUST 99 75���6h�� OAK DB 776/685 BOUNDARY VERIFICATION File Number PROPERTY OF THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713 PG. 417 EXHIBIT PARKINS MILL PRECINCT IN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA 0 AN I,(/� �\ �I/I11\\\M /�/ 1?=- .� '=-.- _ ~ .._ _ _ - -- - • J _ _ _. i/ a y �� —�1 \ t r ! a I.. r i� \ n \-. // \-.�_,��//1/ - %_- __ — - - - -- - _ _ -- - r y I)i!1 7�//j j \\ \ \ d } 1 1 =' _ // = - - - - _ - / - __-,.r 1 y!/!�/� G :z ' � /r ! \ FT qj� ER /�/j!'�••_�l1 \ ._..i/ \`, �"r,. / _ _-`� /i• ._�. -_ :-.� /i ....--- --^-` \•- -r'- 6� •-•` jf 4ii• 11( J \ 1 •e � � \� � � -x�,� • f ,_ --'". `-"t) -¢;� � _ r'-<' - TM-75 i` --- �`" - ' 1��// (1\� ,1t .h� - --- k� /I 1 - - �..�'� .._ ��/r (i r{�' i i \� ; \ \ \ 174.8 t / r �- - \ �� \ \\� �'i"-*�i/�,• ''--••'.:- - � \ r �' ..' - = - _ - � r\ I c _ ��_ `���" -- - ipr..�" .=u1,(. ;fit !�_ - ' \ �.. � �.r��/ i !/��!/f 1� t � �J r! 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C 63'1 08,W 17 / 1 I I'L c7.3 YLf11 1._'1L'0. f _ \\\ .1Jf r r LAND TRUST '-•r `- ^.` 1 t_ ✓i\ ,> " ! ��� ) i I\\\`\ r .�i/ 7 6 5 6a 5 " / __ \\ \ ;_': x _ \ —,/ //// ,,��i \ \ T_ rj/ OAK D B 7 Jam}\�1 \\ J / i -,. r ! / / /%�.XY r� _ / 6 8 / 1 � �, 1 I �, t \ i 1 •`Y / .� � / i / —_ -•""i /, �IJ ,� }' r'- // J `•i•, DewberrvDrawn By Plan Number JLM 76030007 TOPOGRAPHIC SURVEY File Number Dewberry & Davis LLC 611 West Jubal Early Drive Winchester, Virginia 22601 PHONE: 540.678.2700 FAX: 540.678.2703 www.dewberry.com Designed By Date JUNE 2004 Checked By Scale KWN 1 "=300' THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713 PG. 417 PARKINS MILL PRECINCT IN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA EXHIBIT 0 • Q .0 J RO S , I °d �, • � Rt' �2 J O CI J p 0 CROSS OINTE CE R U' N pCn CA 41 i° Aa°fie 6p9 ryT (ij� ,`• - -� . '� West Parkins A qR R pis Rt. 644 Mill Rood s fO f CANTER q} O ESTATES V R' f 6g % , ZONING MAP LEGEND WAKELANO a s MANOR RA RURAL AREA DISTRICT STEP N S CITY ' r RO d °°� j RP RESIDENTIAL PERFORMANCE DISTRICT Toske Road ® R-4 RESIDENTIAL, PLANNED COMMUNITY yo Q R-5 RESIDENTIAL, RECREATIONAL COMMUNITY MH-1 MOBILE HOME COMMUNITY DISTRICT B-1 BUSINESS, NEIGHBORHOOD DISTRICT � o 8-2 BUSINESS, GENERAL DISTRICT B-3 INDUSTRIAL TRANSITION DISTRICT M-1 INDUSTRIAL, LIGHT DISTRICT M-2 INDUSTRIAL, GENERAL DISTRICT i s� EM EXTRACTIVE MANUFACTURING DISTRICT HE HIGHER EDUCATION DISTRICT \� 3 A E i CITY LIMITS c�• • a S /OS hA • • • - - URBAN DEVELOPMENT AREA Reardon ti O 3 PRIMARY STATE HIGHWAYS T ° Rt d SECONDARY STATE HIGHWAYS 3cS0U'ffi 646 PRIVATE ROADS jC0 �° HILLS aso' y. Dewberr Drawn By RJS Project Number 76030007 CURRENT ZONING MAP File Number THE VILLAGES AT ARTRIP Designed By RJS Date JUNE 2004 Dewberry & Davis LLC WINCHESTER ARTRIP, LLC n 611 West Jubal Early Drive Checked By Scale EXHIBIT Winchester, Virginia 22601 D.B. 713, PG. 417 PHONE: 540.678.2700 MTW 1 "=3000 PARKINS MILL PRECINCT IN 5 FAX: 540.678.2703 , SHAWNEE MAGISTERIAL DISTRICT www.dewberry.com IFREDERICK COUNTY, VIRGINIA � 0 10 10 ' 111A l _�.i,� _ _ �� .mot #. ,� •.� f. � �. .I! ar % Mt 77, j I •►�� •• r.•_ {, 'r Imo` Y�^ 3L' LAGES TRIP . , �� _ ti. �u.: � • 'ivy 1� 1` �.'•' , ��! ;�, « , , � ^ f - ^ .._ 1 f\ °, ' •s� • +.' A� •_ _I_-•\9,�' iS�� "ice � ` � � � �- �. ��^.�r�'\ �, `� �-(•��'• =ti— 1\! 1�r _••_- �ti;ri•'•1�..��,-t�.. b rt;�]� � e?. r, •��r I Jf: •� '_' � I - \ .` -3�r � � f` . \ �f A 1jr • •. i? 1 ,li.:l .k ) � �* _ ' 1 i r Dewberry Drawn By KLT Dewberry & Davis LLC Designed By KLT 611 West Jubal Early Drive Winchester, Virginia 22601 Checked By PHONE: 540.678.2700 MTW FAX: 540.678.2703 www.dewberry.com Plan Number 76030007 Date JUNE 2004 Scale As Shown LEGEND Study Area C37,050 arns i SWSA Boundary Arterial and Collector Raod Projects WATS Road Improvements /Additional Collector Roads AWL I Proposed Traffic Signal Zoning RA (Rural Area District) RP (Residential Performance District) R5 (Residential, Recreation Community) MH1 (Mobile Home Community) BI (Business, Neighborhood District) B2 (Business, General District) B3 (Industrial, Transition District) M1 (Industrial, Light District) M2 (Industrial, General District) EM (Extractive Manufacturing District) = HE (Higher Education District) CPPS & Staff Recotntnendations MS Proposed Land Use i* Mr Agricultural i_j Residential f� Business: Industrial Institutional y Utility Recreation Historic Mixed -Use PUD Public Trail System Enviromental Constraints f� �+ 0►.•4�M lrrtwhr. tut 2003 COMPREHENSIVE POLICY PLAN SOUTH FREDERICK COUNTY LAND USE PLAN EXCERPT THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713, PG. 417 PARKINS MILL PRECINCT SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA File Number EXHIBri' I• Urban Development Area & Sewer and Water Service Area Frederick County, Virginia N I I I _ v• r. '=Z THE VILLAGES 4 AT ARTRIP G`� .y: Mnpr Rorxfs zonmg -". y ••.( �� � _ '>r1Af;+ D7 /lfuunexr. NnyhfwMonrl nrnlnrD 112 (7Arvorran. 6--1 nrrlr v'1/ ' � /� : t G , ` ` of /Ihrunrxr fn h 7 Trrmvmon Div tnrt/ EM (Ertm'— M / t 'ny nirtrir t) HE phgher E,rfun no n. trot) MI mrm,.rl„w. Iiynt Put ,) Mz (Md., rnw. unerw 0.1-4/ M741 (Whit, Nome f armnun ty 1),—) MS (S7Mimf tiuppon Dcctnrt) W, (R-0-1-1 Reci --d r'ummunrty DninrY/ x KA (R-I Areas D--) _ I RP(Nenulrrrtiw YerJurnrnrur !).v tnrt) � Q (Irbarr neurWpment Amn wrurr nrnf Wrrtrr .tivruu r A—, Pies „�;�; eem Dewberry& Dewberry &Davis LLC Urban Development Area Sewer and Water Service Area THE VILLAGES AT ARTRIP DRAFTED KLT CHEI MTV\ DATE SCAT • 611 WEST JUBAL EARLY DRIVE BLDG B, SUITE WINCHESTER ARTRIP, LLC JUNE 2004 AS C D.B. 713, PG. 417 WINCHESTER, VA 22601 PHONE: 540.678.2700 PARKINS MILL PRECINCT IN PROD. NO. EXH FAX: 540.678.2703 SHAVVNEE MAGISTERIAL DISTRICT www dewherry mm FREDERICK COUNTY, VIRGINIA 1276014 XED _E Shown IBIT 7 VILLAGE OPEN SPACE El GARDEN APARTMENTS (RIGHT) TREE LINED BOULEVARD ( OMMERCIAL SPACE ON GROUND FLOOR, APARTMENTS/ *FFICE SPACE ABOVE THIS PLAN IS INTENDED TO SHOW POSSIBLE UNIT TYPES. ACTUAL ELEVATIONS AND MATERIALS WILL VARY. THIS EXHIBIT IS TO BE USED FOR ILLUSTRATIVE PURPOSES ONLY AND IS NOT TO BE RELIED UPON FOR ANY LEGAL OR CONSTRUCTION PURPOSES. ACTUAL LOCATIONS OF STRUCTURES, ROADWAYS, LANDSCAPING, UNIT TYPES, ELEVATIONS AND MATERIALS MAY VARY AT TIME OF CONSTRUCTION. ALLEY -SERVED VILLAGE HOME STACKED FLATS STACKED FLATS BACK TO BACK UNIT CLUSTER HOMES STACKED FLATS END UNIT ENTRY STACKED FLATS INTERIOR UNIT ENTRY STREET FRONT TOWNHOME ALLEY -SERVED UNITS (ABOVE) VILLAGE HOME, ALLEY -SERVED FRONT LOADED DETACHED CLUSTER REE LINED IOULEVARD H, PEDESTRIAN CIRCULATION ROUTES tOU Drawn By Plan Number ILLUSTRATIVE PLAN - HOUSING TYPES File Number Dewberry 76030007 RJS Date CONCEPTUAL BUILDING ELEVATIONS rY RJS JUNE 2004 Dewberry & Davis LLC Designed By THE VILLAGES AT ARTRIP 611 West Juba[ Early Drive WINCHESTER ARTRIP, LLC EXHIBIT Winchester, Virginia 22601 Checked By Scale D.B.713, PG. 417 PHONE: 540.678.2700 1 "-400' PARKINS MILL PRECINTINCT FAX: 540.678.2703 MTW SHAWNEE MAGISTERIAL DISTRICT www.dewberry.com FREDERICK COUNTY, VIRGINIA • Dewberry le 3 The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan 11 SECTION 3 IMPACT ANALYSIS STATEMENT • The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Introduction/Project Background The Villages at Artrip is a single tract of land acquired by the Applicant from W.F. Artrip Jr. and Enid Artip by deed dated May 15, 1989 and recorded in the Frederick County Clerk's office in Deed Book 713 at Page 417 (see Appendix A). The Applicant also owns an adjacent parcel of land designated as Lot 121, Lakewood Manor Section VIII. Historically, the Property was used for agricultural uses, but the Property has no current uses and has remained vacant since the Applicant's acquisition. The Property has no known resources of historic merit. A family cemetery has been located; however, it is unknown whether burials remain on that site. Accordingly, the cemetery will be protected by a buffer area surrounding the perimeter. The Applicant believes that this Property is suitable for rezoning to the requested R4 category given its location within the UDA, the SWSA, the CPP and proximity to the adjacent developments of Crosspointe Center, Lakewood Manor, Wakeland Manor and Canter Estates (see Exhibit 9). In addition, the Applicant recognizes the transportation elements proposed with this project (i.e. — Warrior Drive, Parkins Mill Road extended and Lakeside Drive) constitute key "links" shown on the South Frederick Land Use Plan (see Exhibits 10 & 11). • • el� - i -1 .1 1 r-=. 0" r-_ �� ..Ir.�..�T ` ...� 4/ y HAYMARKET• f� X * ....t ROUND !/ 7 HILL Jr , %%�'r <h,� ; °b ,�f ,�✓ V North `'~7f%'f� fl \ t..._� ° ✓/j/ Sesterrr Pike/ Rt:' p- ._f. er illy' ; Pike WINCHESTE*Rt. 7 • j If 0 j01CA 0 ?Z.e.n_f,y.� 7• r , ffff Lo ; iL f Qrfo THE VI LLAG ES E �`�� 7`' ?'STEP CITY j, AT ARTR I P o, Q' j r 0 ,MDDLETN ���c� FREDERIC_CO COUNTY 19 5-1 ARREN COUNTY �•*��MAJOR ROAD S STEMS DRAFTED CHECKED r Dewberry(ENLARGED RJS MTW Awberry & Davis LLC THE VILLAGES AT ARTRIP DATE SCALE j 611 WEST JUBAL EARLY DRIVE WINCHESTER ARTRIP, LLC JUNE 2004 ���=2 MILES WINCHECHESTER, VA 22601 PHONE:540.678.2700 D.B. 713, PG. 417 FAX:5ao.67a.2703 PARKINS MILL PRECINCT PRONO. EXHIBIT a J.SHAWNEE MAGISTERIAL DISTRICT i www.dewberry.com FREDERICK COUNTY, VIRGINIA 1276007 1 1 a THE VILLAGES AT ARTRIP TABLE 1 ENVIRONMENTAL FEATURES FEATURE EXISTING AREA % OF SITE AREA ACRES 100 YEAR FLOOD PLAIN 1.3 1 % WETLANDS 0.89 1 % WATERS OF THE US 2.35 1 % STEEP SLOPES 17.6 10% MATURE WOODLANDS 64.4 38% PRIME AGRICULTURAL SOILS 0.93 1 % TOTALS 87,47 51 % ANTICIPATED IMPACT AREA % OF SITE AREA ACRES 0.00 0.00% 0.50 0.29% 0.50 0.29% 8.80 5.18% 48.30 28.42% 0.00 0.00% 58.10 34.19% The Villages of Artrip . Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 � ]l Suitability of the Site The land planning for the Villages at Artrip has carefully considered several environmental features of note, including: • 100-year Flood Plains; and • Wetlands and/or Waters of the U.S.; and • Steep Slopes; and • Mature Woodlands; and • Prime Agricultural Soils; and • Soil or Bedrock Conditions that could create construction difficulties or hazards. Each element is discussed on the following pages. Table 1 shows the approximate areas of these features and area of potential impacts: 01 • is The Villages al Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 100 year Flood Plain Two significant streams, the Opequon Creek and an unnamed tributary to the Opequon Creek, are adjacent to or traverse the Property. FI MA has mapped a flood plain for Opequon Creek and Frederick County's GIS data indicates a mapped flood plain for the same, as well as for the unnamed tributary (see Exhibits 12 & 13). Because the extension of Warrior Drive will cross the unnamed tributary, the Applicant prepared a flood plain study demonstrating the "existing" and "proposed" conditions within the project boundaries to ascertain any impacts to the floodplain. Given the significant topographical variation between Wakeland Manor and the Villages at Artrip along the Warrior Drive route, there will be minimal, if any, flood plain impacts. In addition, the street and lot layout will not impact the flood plain for Opequon Creek. Stormwater management systems and path/trail systems will be designed to minimize impacts. 3 ZONE A C� LIMIT OF STUDY \ O 1� ° c� o a 1 \ o ZONE C z \ \ z o � Mill T VILLAG S T ARTRIP i. O ° o NATIONAL FLOOD INSURANCE PROGRAM FLOOD INSURANCE RATE MAP wRghr: o C) FREDERICK COUNTY, VIRGINIA d P (UNICORPORATED AREAS) Run W COMMUNITY PANEL NUMBER f 00510063 0200 B ZONE A EFFECTIVE JULY 17, 1978 FEMA DRAFTED CHECKED Dewberry Flood Insurance Rate Map KLT MTw D b THE VILLAGES AT ARTRIP ew erry & DaVIS LLC WINCHESTER ARTRIPLLC DATE SCALE 611 WEST JUBAL EARLY DRIVE , NSA BLDG B, SUITE C D.B. 713, PG. 417 JUNE 2004 WINCHESTER, VA 22601 PHONE: 540.678.2700 PARKINS MILL PRECINCT IN PROD. NO. EXHIBIT FAX: 540.678.2703 SHAWNEE MAGISTERIAL DISTRICT www.dewberry.com FREDERICK COUNTY, VIRGINIA 76030007 12 • The Villages atArtrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Wetlands and Waters of the U.S. The Applicant commissioned ECS, Ltd. to conduct a wetlands delineation report for the project (see Appendix B). ECS identified and located seven wetlands and four streams (see Exhibit 14). Those wetlands are classified as palustrine emergent (PEM), palustrine scrub/shrub (PEMIS 5), and palustrine forested (PFO). Wetland vegetation is dominated by green ash (Fraxinus pennsylvanica), seedbox (Ludwigia x lacustris), Frank's sedge (Carexfrankii) and soft rush (Juncus effuses). The main source of hydrology for these wetlands includes ground water fluctuation and surface runoff. The wetlands are underlain by Berks channery silt loam and Weikert- Berks channery silt loam. The Applicant's land plan integrates some of these features, including re -use and possible retrofit of the farm pond as a focal point for the central village green. Additionally, several of the swales are contained within planned open spaces. The Applicant will work with Frederick County staff, the Army Corps of Engineers and Department of Environmental Quality ("DEQ") representatives to determine actual impacts to these features. During the design and detailed engineering process, the Applicant will incorporate such design features as necessary to minimize the impact to wetlands within the open space network. 4 • l \ THF�VILLAGES AT ARTRIP LEGEND WATERS OF THE UNITED STATES (2.35 ACRES) WETLANDS (0.89 ACRES) Dewberry Drawn By RJS Plan Number 76030007 WETLANDS AND WATERS OF THE U.S. File Number Date THE VILLAGES AT ARTRIP Dewberry & Davis LLC Designed By JLM JUNE 2004 WINCHESTER ARTRIP, LLC 611 West Jubal Early Drive Winchester, Virginia 22601 Checked By Scale D.B. 713, PG. 417 EXHIBIT PHONE: 540.678.2700 1 "=300' PARKINS MILL PRECINCT IN 14 I FAX: 540.678.2703 KWN SHAWNEE MAGISTERIAL DISTRICT www.dewbeny.com FREDERICK COUNTY, VIRGINIA The Villages atArtrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Based on uncontrolled topography dated late 1980's, areas on the Property exceeding 50% steep slopes were identified. (see Exhibit 15). Most of these steep slope areas will remain in planned open space (50% of the open space along Opequon Creek includes steep slopes). As permitted by the Zoning Ordinance, there will be some construction impacts to the steep slope areas, but none that will exceed 25% of the total steep slope area. Proper erosion and sediment control measures, grading and stabilization will be utilized to protect the impacted areas. 0 • Dewberry Dewberry & Davis LLC 611 West Jubal Early Drive Winchester, Virginia 22601 PHONE: 540-678.2700 FAX: 540.678.2703 www.dewberry.com d J`• , 7771�-.J, ,� ✓i: THE VILLAGES AT AFITRIP _i - t 1 71 - \ Drawn By RJS Plan Number 76030007 Designed By Date JLM JUNE 2004 Checked By Scale KWN 1 "=300' STEEP SLOPES THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713, PG. 417 PARKINS MILL PRECINCT IN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA STEEP SLOPES 50% OR GREATER EXHIBIT 15 • • The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Mature Woodlands Aerial photography and field visits indicate areas on the Property that contain woodlands (see Exhibit 16). Two areas contain tree stands and/or individual trees of significant size/caliper, including the areas adjacent to Opequon Creek and the unnamed tributary to Opequon Creek. While most of the woodlands adjacent to the Opequon Creek will remain in open space, some areas will be impacted by lot/street layouts, while others will be incorporated within planned open space. The construction of Warrior Drive and a portion of the multi -family area will impact the area adjacent to the unnamed tributary to the Opequon Creek (Landbay "A"), but the majority of the remaining woodlands area will be within planned open space. In addition, the Applicant will strive to retain individual trees within the impacted areas via selective clearing on the home sites. Minimal encroachment will occur in areas of mature tree stands. Con i ltt f'' , / 1 � � J /j • 0 �7 T The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Soil or Bedrock Conditions Based on the County Soils Survey, the project contains three underlying soils types: Berks, Clearbrook and Weikert, all of which are within the Weikert-Berks-Blairton soil complex (see Exhibit 17). This soil complex is generally described as gently sloping to moderately steep, shallow and moderately deep, well drained to somewhat poorly drained soils that have a medium textured or fine textured subsoil. The parent soils were formed in a material weathered from shale or sandstone. These soils are poorly to moderately well suited for pasture and crop cultivation. In addition erosion hazard is moderate and needs to be considered a major concern. Limitations within this complex include depth to bedrock (ranging from 10" to 40" below the ground surface) and seasonal high water table (ranging from 6" to 6' below the ground surface). Based on the aforementioned County Soils Survey, this project, as well as the eastern part of the County, is underlain by shale and fined -grained sandstone. The County Geology Map (see Exhibit 18) identifies this area in the Martinsburg Shale Formation. Unlike other areas in the County that have limestone, the bedrock is not obvious from visual surface inspection of topographical ridges or knobs. However, as discussed earlier, shallow bedrock conditions are a concern in this area. Given the limitations on these soils, the Applicant will consider these elements during the design of site grading to minimize depths of cut. However, it is anticipated that excavations and fills of 4 to 10 feet will be required, to provide balanced earthwork for the project. The Applicant will engage a geotechnical engineer to provide site development recommendations during the detailed site design stage in order to minimize impacts and identify site development constraints within these soil and bedrock conditions. 8 The Villages atArtrip Rezoning Application, Impact Analysis Statement and Master Development Plan • May 20, 2005 1� Other Environmental Conditions The Applicant commissioned a Phase I Environmental Site Assessment from ECS, Ltd. dated 03/23/04 (see Appendix Q. This study concluded that there is "Ito evidence of current or previous uses or conditions onsite that would be regarded as environmentally -suspect" and that "no further environmental investigation of the property is deemed necessary prior to development. " See Appendix C, § 1.0, Executive Summary. A. Surrounding Properties The Villages at Artrip is bounded by farmland and existing or proposed residential and commercial development (See Exhibit 19 and Table 3). To the north is an active farm operated by W.F. Artrip, Jr. (zoned RA); to the east is the proposed Canter Estates V single-family subdivision (zoned RP); to the southeast is the proposed Wakeland Manor single-family and multifamily subdivision (zoned RP); to the southwest is the existing and fully built out Lakewood Manor single-family and multifamily subdivision (zoned RP); and to the west is the proposed Crosspointe Center commercial and residential subdivision (portions of which were recently rezoned from RA to B2 and RP). The closest development to the proposed project is the Lakewood Manor subdivision, with about 12 houses within 50'+/- of the southern Property line. All other boundaries will be proximate to the proposed development's commercial buildings or residential units, but specific building locations have not been determined as of the date of this dociunent. The Applicant is unaware of any nuisance impacts (e.g. - noise, glare, fumes, pollution, and odors), pursuant to thresholds established by County, State and Federal regulations that will be created as the result of this development. Furthermore, the Applicant does not believe any other nuisance factors will be created as the result of this development. 9 • 0 QD rl- 2 a` TM 75-((A))-96 N/F GLAIZE DEVEL. INC. DB 896/1819 USE: 6, ZONING: RA CROSSPOINTE S�((4 oNiN o'>>6S lvlKLT DewberryDrawn Dewberry & Davis LLC By Designed By 611 West Jubal Early Drive KILT Checked By Winchester, Virginia 22601 PHONE: 540.678.2700 FAX: 540.678.2703 MTW www.dewberry.com ez TM-75 ((A))-95 N/F GLAIZE DEVEL. INC. DB 896/1819 USE: 2, ZONING: Rk l� TM 76-((A))-13 N/F ARTRIP DB 281/221 O/dLOryU USE: 6, ZONING: RA ors Cr�� THE VILLAGES AT ARTRIP / jt'o)Iy0 cif 1a al p.40 jib. �. v ti ��`'� 6 ll►�Y99 ck G'1' pp�r p 1�1 ' V? TM 75-((A))-101 WAKELAND MANOR - LAND TRUST DB 776/685 t�l USE: 6, ZONING: RP _r— WAKELAND r MANOR Plan Number 76030007 Date JUNE 2004 Scale 1 "=500' LAKEWOOD, MANOR ADJOINING PROPERTY OWNER INFO TM 75GN�1))-116 TM 75GN((11))-123 SANTORO k CHAGNON WNGFIELD INSTR. / 00-02/789 INSTR. / ', DO USE: 2 200/1187 USE: ( ZONING: RP ZONING: RP TM 75G-((11))-117 N/F TM 75G-8-5-85 NSF SWIGER do ATELA ADAMS �. �. INSTR. i 00 02/6178 DB. 752, PG. 322 USE: 2 USE 2 ZONING: RP ZONING: RP TM 75GN�1))-118 TM 75GN((48))-60 -' FOSTER DB 956 DAMS -- ` - - /6 71 USE 2 --... ZONING: RP ' DB 673/ �— - Z RP yTM J TM 75G-((11))-120 7 - 414B)}-62 MILLER CL DB 707/861 �` DB 879/1310 USE: 2 ZONING: RP USE: �- ZONING 2 RP `� TM 75GN�1))-121 7 ((4B)r TM 76-((A))-23 W1NC./ARTRIP LP. N/F DB 718/868 / 1NS�T�tr N/F DANFORD h 0 000ry--i r31 RIDGE PROPERTIES), L.C. ZONIIN:2RP A Z u D8 935/1533 TM 75G-((11))-122 47 Q) USE: 5, ZONING: RP N/F EW OTT N/F RODRIGUEZ DB 981/266 D8960 PG 12 USE 2 USE.2 ZONING: RP ZON . RP CANTER ESTATES V / NOTE: FOR FURTHER INFORMATION SEE ADJACENT PROPERTY OWNERS LIST FOR NAMES CORRESPONDING TO PIN. (TABLE 2) SURROUNDING PROPERTIES THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713, PG. 417 PARKINS MILL PRECINCT IN SHAWNEE DISTRICT FREDERICK COUNTY, VIRGINIA C File Number 76030007 EXHIBIT 19 THE VILLAGES AT ARTR/P TABLE 2 Adjacent Property Owners PIN Name Address City St. Zip Use Zoning 75-A-101 Wakeland Manor Land Trust 300 Craig St. Stephen City VA 22655 6 RP 75-A-95 Glaize Development, Inc. P.O. Box 888 Winchester VA 22604 2 (Residential) RA 75-A-96 Glaize Development, Inc. P.O. Box 888 Winchester VA 22604 6 (Over 100 Ac.) RA 75-A-97 Steve Dubrueler 346 Saddleback Lane Winchester VA 22602 2 (Residential) RA 75-A-99 Frederick County 107 N. Kent St. Winchester VA 22601 73 (Exempt) RP 75G-11-8-116 Ronald Santoro & Pamela Chagnon 106 Canaan Ct. Stephens City VA 22655 2 (Residential) RP 75G-11-8-117 James Swiger & Michelle Vitela 105 Canaan Ct. Stephens City VA 22655 2 (Residential) RP 75G-11-8-118 David T.& Tammy M. Foster 103 Canaan Ct. Stephens City VA 22655 2 (Residential) RP 75G-11-8-120 Robert & Mary E. McDonald 109 Fair Lawn Ct. Stephens City VA 22655 2 (Residential) RP 75G-11-8-121 Winchester/Artrip LP 11501 Huff Ct. N. Bethesda MD. 20895 2 (Residential) RP 75G-11-8-122 Timothy J. Elliot Sr. & Kathleen A. Elliott 105 Fair Lawn Ct. Stephens City VA 22655 2 (Residential) RP 75G-11-8-123 Timothy Wingfield 103 Fair Lawn Ct. Stephens City VA 22655 2 (Residential) RP 75G-4-4B-60 Rodney & Suzanne R. Torp 102 Jade Ct. Stephens City VA 22655 2 (Residential) RP 75G-4-4B-62 John & Melissa Corder P.O. Box 90010 c/o Valerie Whit Richmond VA 23225 2 (Residential) RP 75G-4-4B-63 Patricia Gail Beardslee 125 Bell Haven Cr. Stephens City VA 22655 2 (Residential) RP 75G-4-4B-64 Cynthia D. Rodriguez 127 Bell Haven Cr. Stephens City VA 22655 2 (Residential) RP 75G-8-5-85 Timothey J. & Karen E. Adams 129 Bell Haven Cr. Stephens City VA 22655 2 (Residential) RP 76-A-13 W.F. Artrip, Jr. 1726 Front Royal Pike Winchester VA 22602 6-- (Over 100 Ac.) RA 76-A-23 Jasbo, Inc. P.O. Box 480 Stephens City VA 22655 5 (20-100 AC.) RP Note: 1. Information from SpecPrint Edition 13, 2004 2. Use Codes: 2- Single Family Residential (Suburban) 4- Commercial & Industrial 5- Agricultural / Undeveloped (100+ ac.) 6- Agricultural / Undeveloped (100+ ac.) 73- Regional / Local Government C, The Villages atArtrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 B. Traffic As previously stated, the Applicant commissioned from Patton, Harris & Rust, P.C. the accompanying Traffic Impact Analysis. The project scope was established through two meetings with Frederick County and VDOT staff. The results of the TIA study concluded that "the traffic impacts associated with the Villages at Artrip are acceptable and manageable." (See Traffic Impact Analysis, page 36). Although all intersections in closest proximity to the site maintain a level of service ("LOS") of C conditions at peak hour, the I-81 ramps to westbound Route 37/Route 11 (Kernstown) interchange operates at LOS F. However, others are in the process of identifying corrective measures to implement and thus improve the conditions at the interchange so as to improve the LOS. Additionally, the Applicant's intent to construct Warrior Drive and Parkins Mill Road will significantly improve traffic conditions. The specifics of each studied intersection are included within the TIA. 10 • The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 C. Sewage Conveyance and Treatment Sewer services will be extended from existing and/or planned mains on or adjacent to the Property to serve the development (see Exhibit 20). The preliminary sewer layout depicted on the MDP indicates that onsite gravity sewers will be able to serve the development and provide conveyance for the project to one major interceptors; an existing 15" gravity interceptor line along Buffalo Lick Run in the southeast corner of the project. This sewer line expands to 18", crosses VA Route 522 then follows Opequon Creek to the Parkins Mill Wastewater Treatment Plant (WWTP) located at the southeast corner of Route 522 and Parkins Mill Road. Exhibit 21 provides a schematic plan and improvements for sewers. 11 0 0 0 INDUSTRIAL PARK PUMPING STATION VILLAGE AT �.� LAKESIDE. 61, i'♦', PUMPING �t,.. STATION `4 THE VILLAGES AT ARTRIP 41 AE J 11 yj P, 51 rjL . �-.♦,�., �-. jk Zip ^�S�♦.�" • Y: ♦y� S� Co PUMPING r 4� �!♦:r��♦Y TN�Y•r nc� r 6'' ��' :r�.. ♦♦� • s �.. - t r STATION ; �.• . �J Jo 4. �, s }�yn R�t � •`` +!� 46 •' �'bs+r. • r f +, Drawn By Plan Number Dewberry RJS 76030007 Dewberry & Davis LLC 611 West Jubal Early Drive Winchester, Virginia 22601 PHONE: 540.678.2700 FAX: W.678.2703 www.dewberry.com Designed By Date RJS JUNE 2004 Checked By Scale MTW 1 "=1000, EXISTING SEWER SYSTEMS THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713, PG. 417 PARKINS MILL PRECINCT IN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA File Number EXHIBIT 20 The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 The anticipated sewage flow generation is provided in Table 3. Sewage generation from this site will be treated at the Parkins Mill Wastewater Treatment Plant (the "Parkins Mill plant"). Monthly operational data for this facility is shown on Table 4. In addition, the FCSA on 08/20/04, provided the following data on the WWTP:t Current Capacity = 2,000,000 gallons per day (gpd); or 2.0 MGD Current Usage = 1.5 MGD Current Available Capacity = 0.5 MGD The FCSA also noted that only Crosspointe Center will contribute additional sewage flows. Based on the rezoning application for that development, the flow generation at build -out conditions from that project is estimated to be 0.634550 MGD. A proposed WWTP upgrade project scheduled for completion by 2008 will increase the WWTP's capacity by 1 MGD. The FCSA, through reserve funding of the Frederick -Winchester Service Authority ("FWSA"), has begun to study future expansion of hydraulic capacity at Parkins Mill, which will require expansion to meet the increasing flow requirements within the Opequon and Wrights Run Watersheds. Discussions with FCSA have not identified any deficiencies in the sewer systems that will serve this project. 1 This information is based on an August 20 2004 conversation with the Applicant's representative and Mr. Wellington Jones. 12 905 Residential Units, 118,550 sf Retail, Office, etc. RESIDENTIAL UNIT TYPE RESIDENTIAL TOTAL CUMULATIVE TOTAL FLOWS COMM ERCIAL/RETAI UOFFIC E/RESTAU RANT THE VILLAGES AT ARTRIP TABLE 3 WATER DEMAND/SEWAGE FLOWS PHASE PHASE II PHASE III UNITS FLOW UNITS FLOW UNITS FLOW 300 60000 380 76000 225 45000 300 60,000 380 76,000 225 45,000 60,000 136,000 181,000 PHASE PHASE II PHASE III SQUARE FEET FLOW SQUARE FEET FLOW SQUARE FEET FLOW COMM ERCIAURETAIUOFFICE/RESTAURANT 0 0 10000 2000 108550 21710 CUMULATIVE TOTAL FLOWS - 2,000 23,710 GRAND TOTAL FLOWS 60,000 138,000 204,710 NOTES: 1. ALL RESIDENTIAL FLOWS ASSUMED @ 200 GPD/UNIT 2. COMM ERCIAURETAIUOFFICE/RESTAURANT FLOWS @ 200 GPD/1,000 SF THE VILLAGES AT ARTRIP TABLE 4 Parkins Mill Wastewater Plant Operational Data Permit limit JUL AUG SEP OCT NOV DEC JAN FEB MAR APR MAY JUN AVE Plant Flow (MGD) 2 1.8 1.6 2.1 1.7 1.9 2 1.7 1.9 2.5 2.1 2.1 2.2 2.0 Concentration (MG/L) BOD Summer 7.5 3.2 1.8 2 2.2 4.5 5.3 4.4 3.3 Winter 23 3.4 5 5 10 4.1 6.5 Suspended 30 4 3 6 5 6 3 3 3 6 3 5.1 6 4.4 Ammonia Summer 1.6 0.4 0.3 0.2 1.1 0.3 1.2 0.2 0.5 0.6 Winter 2.4 0.2 1.8 1.8 0.6 0.9 002 PH FROM 6.5 7.5 7.6 7.4 7.4 7.5 7.3 7.4 7.5 7.5 7.3 7.5 7.4 TO 7.9 8 7.9 8.2 8 7.9 7.7 7.7 7.7 7.8 8.8 7.8 AVG 7.7 7.8 7.65 7.8 7.75 7.6 7.55 7.6 7.6 7.55 8.15 7.6 7.7 007 DO 7.1 7.2 7.3 7.2 7.5 7.5 8 9.3 9.4 8.5 8.3 7.5 7.4 7.9 2 Phosp NIL 6.1 6.25 8.2 NSA NSA 6.9 Nitrogen NIL 12 12.5 8.8 NSA NW 11.1 Quantity (KG/D) BOD Summer 57 21 12 15 14 31 41 33 23.9 Winter 174 22 26 32 36 89 33 47.6 Suspended 227 26 22 43 31 38 30 17 20 54 25 41 53 33.3 Ammonia Summer 12.1 0.4 0.3 0.2 1.1 0.3 NSA NSA 0.5 Winter 18.2 1.2 1.2 17.9 6.8 Fecal Coliform 200 150 57 40 119 68 78 125 62 148 50 63 126 90.5 Rainfall (in -PM) 5.92 4.51 8.49 2.46 3.891 3.74 1.96 6.22 3.3 3.73 5.79 6.89 4.7 Rainfall (in-JHD) 4.68 3 4.2 4.42 3.32 3.39 2 down down down down 7.14 4.0 • • The Villages atArlrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 D. Water Supply Water services will be extended from existing and/or planned water mains on or adjacent to the Property. (see Exhibit 22). The following connections will be provided for water service: Extension of the proposed water main from Wakeland Manor at the southeast and Crosspointe Center at the west; and 2. Extension of the proposed water main in Parkins Mill Road Extended from Canter Estates to the east. A schematic plan and improvements for water mains is shown on Exhibit 23. Water demand for The Villages at Artrip is shown on the aforementioned Table 3. The primary water source is 3,000,000 gallons per day (MGD) of ground water pumped from quarries on the west side of Stephens City. This water is then treated at the James H. Diehl Water Filtration Plant (WFP) that normally treats up to 3.2 MGD. However, additional pumps can increase this capacity to 4 MGD. The WFP is also configured for an additional filter unit that will increase capacity to 6 MGD. Another water source in the northern portion of the County available to the proposed development is a quarry in Clearbrook and nearby wells. The Authority also purchases finished water from the City of Winchester, which gets its water from the Shenandoah River. This water is then treated at the Northern Treatment Plant, which has a current capacity of 4 MGD, and is expandable to 6 MGD. After treatment from one of these two WTP's, water is stored in one of three elevated and two ground storage tanks with a total capacity of 3,00,000 gallons of system water storage. In addition, the FCSA provided the following WTP data: Current Capacity = Current Usage = Current Available Capacity = 9.25 MGD 4.7 MGD 4.5555 MGD According to the WTP, the only pending development anticipated to contribute additional flows is Crosspointe Center, and the estimated flow demand from that project at build -out conditions in 2012 is 0.634550 MGD. However, a proposed WTP upgrade project scheduled for completion by 2012 will increase the WTP's capacity by 4 MGD. 13 • • The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 The 20" primary water distribution main from the Diehl WFP is west of this site on the Crosspointe Center project, and distributes water in both the Abrams Creek and Fort Collier/Stonewall Industrial Park areas of Frederick County. Additionally, the 500,000 gallon Route 642 elevated water storage tank is located west of the project, on the property rezoned for Crosspointe Center. Water mains within the development will be looped and extended to existing and/or proposed mains on the adjoining projects to meet Frederick County Sanitation Authority ("FCSA") design requirements. This combination of water supply service will provide adequate fire protection and domestic service for all phases of the proposed commercial and residential uses. To -date, discussions with FCSA has not identified any deficiencies in the water systems that will serve this project. 14 M rROUTE 64 LLAlaw MTRIP 6020 . • 4-�t �:��,' � ��\�r � ' �O� �p� dui©0� 0' V / 1 �+-'. ;m-- -.+� �wv -p© �1., 0 pE9l�o - --•.� fir„ • amma o©Ec 0 r'AR .• Q aD00 :7 2-till, I �rq 0-- gt7tr�� � ,C-11 ���oQO�; ,off►, ,o'�'f �,-.o :� �o o� a 4 ��• •, Drawn 1f I RJS 76030007 THE VILLAGES AT ARTRIP �- •-Designed By RJS Date JUNE 2004 .•Checked MTW • • . ••1"=1000' PARKINS MILL PRECINCT IN •. •SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, • The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 E. Drainage Drainage will be provided on an equal basis by two major streams: the Opequon Creek and an unnamed tributary to the Opequon Creek (see Exhibit 24). Drainage generally flows from the center of the site then north to the Opequon Creek or south to the unnamed tributary to the Opequon Creek, and each stream then flows east where they meet offsite, just southeast of the Parkins Mill WWTP. The project will provide ofsite stormwater management (SWM) in accordance with Virginia's Stormwater Management Handbook through design of several wet and dry SWM basins, grassed swales, and other best management practices (BMP) (see Exhibit 25). These facilities will provide a combination of two and ten-year frequency water quantity management by detaining and releasing post -developed runoff to pre -development rates, as well as providing water quality management of the "first flush" (i.e. - %2" to I" runoff depth from impervious areas) of the post development runoff. I00-year quantity management will only be provided where deemed necessary by the County to protect downstream properties from flooding conditions. One SWM facility of note is the proposed conversion of an existing farm pond to a central amenity lake feature. This lake will be designed to provide SWM, but will also function as an attractive focal point for the project. 15 The Villages atArtrip 0 Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 • • F. Solid Waste Disposal Facilities The anticipated waste generation is provided in Table S. Given the size of this project, a central trash collection facility is not warranted. Therefore, the Applicant proposes that private refuse carriers provide curbside pickup for haul to the County's regional, state-of-the-art Subtitle D Solid Waste Landfill, located off of Sulphur Springs Road. Additionally, the Applicant will encourage residents and commercial tenants within the Villages at Artrip to reduce their trash generation, recycle, reuse, compost yard waste, by- products made of recycled -content material, and to take tires, household chemicals and used motor oil to recycling centers whenever possible. These actions are consistent with the County's voluntary recycling program with nine drop off stations that are located at the citizens' convenience centers. 16 0 • 905 Residential Units, 118,550 sf Commercial/RetaiUOfflcalRestaurant RESIDENTIAL PHASEI UNIT TYPE UNITS RESIDENTIAL 300 TOTAL 300 CUMULATIVE TOTAL GENERATION COMMERCIAL THE VILLAGES AT ARTR/P TABLE 5 SOLID WASTE GENERATION PHASE 1I PHASE Ill GENERATION UNITS GENERATION UNITS GENERATION TOTAL 3600 380 4560 225 2700 10860 3600 380 4560 225 2700 10860 3600 8160 10860 PHASE PHASE II PHASE III UNITS GENERATION UNITS GENERATION UNITS GENERATION TOTAL COMMERCIAL/RETAIL/OFFICE/RESTAURANT 0 0 10000 1000 165700 16570 17570 TOTAL 0 0 10000 1000 108550 16570 17570 CUMULATIVE TOTAL GENERATION 0 1000 17570 GRAND TOTAL GENERATION 3600 8160 28430 28430 NOTES: 1. ALL RESIDENTIAL GENERATION @ 12 LBS/UNIT 2. COMMERCIAURETAIUOFFICE/RESTAURANT GENERATION @ 100 LBS/DAY/1,000 SF 5/20/2005 8:44 AM P:%Projectk76030007\Admn\May2Osubmission\REZONING TABLES.xls6 SOL WSTE GEN The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan 0 May 20, 2005 • G. Historic Sites and Structures Dewberry conducted initial referrals with the Frederick County Planning Department, including a review of the following sources: • RLS — Rural Landmarks Survey • HRAB — Historic Resources Advisory Board • VLR — Virginia Landmarks Register • VDHR — Virginia Department of Historic Resources • NRHP — National Register of Historic Places • FCWBTF — Frederick County -Winchester Battlefield Task Force • FEIS — Route 37 Final Environmental Impact Statement and Section 4 (f) Evaluation. Initial research determined the following potential sites of significance related to the development of the Villages at Artrip (see Exhibits 26 & 27): 1. The foundation remains of a 19'' century homestead site (44FK112); and 2. A domestic dump with items circa 1950-1970 (44FK115); and 3. A springhead box (44FK116); and 4. An earthen dam circa late 190' early 20`h century (44FK117) (note: this location may be misrepresented on the DHR records and may be the on -site farm pond); and 5. The Artrip family cemetery with 3-5 gravesites (44FK118); interment status unknown. 17 � 0 I * • VIRGINIA DEPARTMENT OF HISTORICAL RESOURES ARCHAEOLOGICAL SITE INVENTORY : SITE NUMBER FK112 OPQ 64 — LIMESTONE FOUNDATION WILLIAM ALBIN FARMSTEAD SITE NUMBER 44FK115 OPQ 68 — DOMESTIC DUMP SITE : SITE NUMBER 44FK116 OPQ 69 — DOMESTIC SECONDARY STRUCTURE SITE NUMBER 44FK117 OPQ 70 — AGRICULTURAL 1 1 % SITE NUMBER 44FK118 OPQ 71 FUNERARY, CEMETERY 116 THE VILLAGES`' ' AT ARTRIP ;. J ' 1 .Y f DewberryDrawn Dewberry & Davis LLC By RJS/KLT Plan Number 7603007 DesM Designed By DateTw JUNE 2004 611 West Jubal Early Drive Winchester, Virginia22601 Checked By Scale PHONE. 540.678.2700 FAX 540.278.2703 MTV/ V- 1000' www.dewberry.com HISTORIC RESOURCES SITES THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713, PG. 417 PARKINS MILL PRECINCT IN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA File Number EXHIBIT 26 9 !J n o o a i 0 2 �V 4 SQ�1 S��G Dewberry Dewberry & Davis LLC 611 West Jubal Early Drive Winchester, Virginia 22601 PHONE: 540.678.2700 FAX: 540.678.2703 www.dewberry.com C3 v� � OCIO E3 P� FIELD LOCATED HISTORICAL RESOURCES SITES THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC D.B. 713 PG. 417 PARKINS MILL PRECINCT IN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA SURVEY POINTS: 2200-2203 = VDHRS 112: LIMESTONE FOUNDATION WILLIAM ALBIN FARMSTEAD 2204 = VDHRS 116: SECONDARY STRUCTURES SPRING BOX & WELL 2205-2207 = VDHRS 117 AGRICULTURAL, IRRIGATION EXISTING DAM 2208-2211 = VDHRS 118 FUNERARY, CEMETERY The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 The Applicant commissioned R. Christopher Goodwin & Associates to perform a "Historical Sites & Structures Report", dated May 26, 2004 (see Appendix E). The results of this report noted and concluded: The earliest records examined as a part of this survey dealt with a parcel that Phillip Williams sold to Alfred Parkins; Mr. Williams foreclosed on a deed of trust of the Sowers family. John Sowers may have obtained the property in two transactions conducted in the late eighteenth century... . Thirty-five years later, in 1877, property belonging to Alfred Parkins was sold, upon his death, to Robinson Keyser. . . . Five years later, in 1882, Robinson and Elizabeth Keyser sold 575 acres to Jesse R. Bailey.2 Preliminary examination of materials at the archives at Handley Library in Winchester provided little information concerning past occupants of the project area. No significant information was found about the Artrip family; the Slonaker family, owners of the property from 1912 to 1962, was the subject of an extensive genealogy. No substantial information was found that revealed potential significance of the Slonaker family. Little information was found for other owners of the project area, including Jesse K Bailey and Robinson Keyser. D.J. Lake's 1885 Atlas of Frederick County, Virginia depicts Bailey's residence just west of the Winchester -Front Royal Turnpike, on land that probably was part of his purchase described in the 1882 deed, which included the project area.3 Although extensive evidence exists for intensive prehistoric and historic period activity along Opequon Creek, to date, no evidence has been found of prehistoric activity within the Artrip parcel. The previously identified sites date from the historic period, and reflect eighteenth, nineteenth or twentieth century activity. Five previously identified archeological sites are present within the proposed development area; at least four of the five sites are interrelated and represent a possible district associated with the eighteenth through twentieth century occupation of the William Albin Farm. All of these sites are located in the central and north -central portion of the property, along the well -established drainages that drain 2 Appendix E, p. 11. 3 Appendix E, p. 17. 18 �J The Villages atArtrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 northward into Opequon Creek. The central site is the William Albin Farm (44FK1 12); which was recorded in 1991 as an eighteenth and nineteenth century rural farmstead. An ancillary site to the central farmstead is the well, or sink (44FK116) located slightly to the west of the core farm complex. A third component of the farm complex comprises an earthen dam (44FK1 17), built across the major drainage on the northwestern side of the complex_ The final component of the complex is a small graveyard (44FK11 8) in the northeastern portion of the area. A fifth, unrelated, site within the proposed development area comprised a late historic period dump (44FK11 S) in the extreme northeastern portion of the property. The present concept plan calls for the creation of a combined residential and commercial development that encompasses most of the 170-acre site area. The two major drainages that feed Opequon Creek on the north, and the steeply sloped areas that flank them are exempted from the design plan, as are the smaller drainages that cross the property on the south and southeast. Two of the previously identified resources, the Graveyard and the Dump Site, are located within the northern area, outside of the planned development. Avoidance has been recommended for the dump, and evaluation of its extent and integrity has been recommended for the graveyard, along with fencing for controlled access. Three of the previously identified cultural resources, the William Albin Farmstead (44FK1 12), the Earthen Dam (44FK1 18), and the Well Cistern (44FK1 16), are located within the portion of the property identified as Landbay A. ' In addition to the above, after review of the Historic Site and Structures Report, the HRAB coordinator determined this project will not require a formal review (see Section 6). 4 Appendix E, pp. 17-18. 19 The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan • May 20, 2005 • H. Impact on Community Facilities The revenue projections from structures and facilities and the projection of cost of services are set forth on the Fiscal Impact Model. Additionally, the Applicant has provided the following additional information. o Education Primary and secondary educational instruction is anticipated to be provided to school -age students generated by the project primarily in the following public schools (see Exhibit 28): • Armel Elementary with enrollment as of 02/29/04 at 680 and a program capacity of 662 (which may be reduced to 644 in January 2005); and • New Middle #4 with enrollment as of 02/29/04 at 0 and a program capacity of 850; and • Sherando High with enrollment as of 02/29/04 at 1,255 and a program capacity of 1,400. In addition, the Dowell J. Howard Vocational Center and Northwestern Regional Education Program is within relatively close proximity to the project for vocational/technical training, as is Shenandoah University and Lord Fairfax Community College, both for higher learning institutions. A new elementary school is proposed in this part of the County for potential opening in 2006 to alleviate overcrowding at Armel Elementary. However, temporary structure(s) are proposed at Armel during summer 2004 to alleviate overcrowding for the 2004-2005 school year until such time as the new school is constructed. The Applicant has proffered to dedicate approximately 11 acres of property to the County for use as an elementary school site in conjunction with other adjacent properties, in order to mitigate impact on schools occasioned by the development of not only this property, but other properties in the area. 20 ID SCHOOL NAME TYPE 1. APPLE PIE RIDGE ELEMENTARY ES a?IeEt ELE�,!ENTAE'r 3. BASS -HOOVER ELEMENTARY ES 4. GAINESBORO ELEMENTARY ES 5. INDIAN HOLLOW ELEMENTARY ES 6. MIDDLETOWN ELEMENTARY ES 7. ORCHARD VIEW ELEMENTARY ES 8. ROSEBUD RUN ELEMENTARY ES 9. SENSENY ROAD ELEMENTARY ES 10. STONEWALL ELEMENTARY ES 11. FREDERICK COUNTY MIDDLE MS 12. JAMES WOOD MIDDLE MS 13. R.E. AYLOR MIDDLE MS 14. JAMES WOOD HIGH HS SHERANCO HIGH 16. DOWELL J. HOWARD VOC VOC 17. NORTHWESTERN REG. VOC ED. PROGRAM 18. � iEN F.!IvDLt �CHGv� • ��P c7ti 00 REYNOLDS WEST VIRGINIA STORE WEST VIRGINIA ROSS� Ga, UNCTION GAINESBORO GOR CLEARBROOK H AYFI ELD ED ROUND `SO HILL 1 VIRGINIA NCH TER CC) IZI STAR R TANNERY �� STEPHEN CITY ®. CP � �v � 3 THE VILLAGES AT ARTRIP �Fo� C fN,q 1 CO �MIDDLETO Dq�y CD ELEMENTARY SCHOOL _ FREDERICK CO=------ MIDDLE SCHOOL WARREN CO. Q HIGH SCHOOL O VO—TECH SCHOOL SCHOOLS NEAREST SITE DRAFTED CHECKED DewberrySCHOOL DISTRICTS RJS,KLT MTW • Dewberry & Davis LLC THE VILLAGES AT ARTRIP DATE SCALE WINCHESTER ARTRIP, LLC 611 West Jubal Early Drive JUNE 2004 1"-4 MI Winchester, Virginia 22601 PARKINS MILL PRECINCT IN PHONE:.278.28.2700 SHAWNEE MAGISTERIAL DISTRICT PROJ NO. EXHIBIT FAX: 540.278.2703 www.dewberry.com FREDERICK COUNTY, VIRGINIA 76030007 28 • THE VILLAGES AT ARTRIP TABLE 6 RESIDENTIAL UNITS STUDENT GENERATIONS PHASE # UNITS ELEMENTARY MIDDLE HIGH TOTAL RATE # STUDENTS RATE # STUDENTS RATE # STUDENTS #STUDENTS PHASE] 300 0.39 117 0.14 42 0.17 51 210 PHASE II 380 0.39 148 0.14 53 0.17 65 266 PHASE III 225 0.39 88 0.14 32 0.17 38 158 TOTAL 905 352.95 126.7 153.85 633.5 The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 Police Protection Police protection for this project will be provided by the Frederick County Sheriff's Department in downtown Winchester, and the Virginia State Police, Kernstown Barracks. o Fire and Rescue Protection Primary fire protection and rescue services for this project will be provided by the Stephens City Volunteer Fire & Rescue Company. o Parks and Recreation The proposed project will contain a community center and swimming pool for the residents' use and the Applicant will dedicate land for an elementary school site, which will contain additional recreational fields that can be enjoyed by residents of the community, as well as by the school itself. Additionally, residents will likely utilize the facilities at Sherando Park as well as the indoor racquetball courts and weight room facilities in the community building on the Sherando High School campus. o Solid Waste Disposal Residents from this project will generate refuse for disposal at the County's landfill located off of Sulphur Springs Road (VA Route 655). o Other Government Activities None applicable. See exhibits 29-32 for facility locations. • 21 REGIONAL JAIL SHERIFF'S OFFIi 0 STATE POLICE I WEST VIR( Dewberry Dewberry & Davis LLC 611 West Juba] Early Drive Winchester, Virginia 22601 PHONE: 540.678.2700 FAX: 540.278.2703 www.dewberry.com POLICE SERVICE FACILITIES LOCATIONS THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC PARKINS MILL PRECINCT IN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA ;fNIA DRAFTED (CHECKED RJS/KLT MTW DATE I SCALE JUNE 2004 1"=4 MI. PROJ. NO. EXHIBIT 76030007 29 1. STEPHENS CITY VOL. FIRE AND RESCUE C,' 2. MIDDLETOWN VOL FIRE AND RESCUE CO. 3. CLEARBROOK VOL FIRE AND RESCUE CO. 4. GORE VOL. FIRE AND RESCUE CO. 5. ROUND HILL COMM. VOL FIRE AND RESCUE CO. 6. GAINESBORO VOL FIRE AND RESCUE CO. 7. STAR TANNERY VOL FIRE AND RESCUE CO. 8. GREENWOOD VOL FIRE AND RESCUE CO. 9. NORTH MOUNTAIN VOL FIRE AND RESCUE CO. 10. REYNOLDS VOL FIRE AND RESCUE CO. 11. MILLWOOD STATION VOL FIRE AND RESCUE CO. WEST VIRGINIA WEST VIRGINIA r y� NESB6RO %! OR U CLEARBROK ti } j R ROUND J r j' .. f r.. STAR - , R`1 ` NNERY 1 STEPHEN Cal i ,�� �o .•, \ MIDDLE �r Co. FMERICK CO. WARREN CO. i `•=:�i Dewberry Dewberry & Davis LLC S 611 WEST JUBAL EARLY DRIVE WINCHECHESTER, VA 22601 PHONE: 540.678,2700 FAX:540.678.2703 www.dewberrv.com THE VILLAGES AT ARTRIP LEGEN ® ® FIRE do RESCUE O ADVANCED LIFE SUPPORT Xr AIRPORT FIRE & RESCUE SERVICE DRAFTED FACILITY LOCATIONS RJS/KLT THE VILLAGES AT ARTRIP DATE WINCHESTER ARTRIP, LLC JUNE2004 PARKINS MILL PRECINCT IN SHAWNEE MAGISTERIAL DISTRICT PROJ. NO. FREDERICK COUNTY, VIRGINIA 76030007 CHECKED MTW SCALE 1"=4 MI. EXHIBIT 30 LEGEND SHERANDO PAR CLEARBROOK RI ® COMMUNITY PAF WEST VIR( 3INIA PARKS AND RECREATION DRAFTED CHECKED DewberryFACILITIES LOCATION RJSIKLT MTW Dewberry & Davis LLC THE VILLAGES AT ARTRIP DATE SCALE 611 WEST JUBAL EARLY DRIVE WINCHESTER ARTRIP, LLC JUNE 2004 1"=4 MI WINCHECHESTER, VA 22601 PARKINS MILL PRECINCT IN PHONE: 540.678.2700 FAX:540.678.2703 SHAWNEE MAGISTERIAL DISTRICT PROJ NO EXHIBIT www.dewberry.com FREDERICK COUNTY. VIRGINIA 76030007 31 GEN ^�LE `J LANDFILL ® COMPACTOR ® CONTAINER WEST VIRC Dewberry Dewberry & Davis LLC 611 WEST JUBAL EARLY DRIVE WINCHECHESTER, VA 22601 PHONE: 540.678.2700 FAX:540 678 2703 www dewberry corn SOLID WASTE DISPOSAL LOCATIONSS THE VILLAGES AT ARTRIP WINCHESTER ARTRIP, LLC PARKINS MILL PRECINCT IN SHAWNEE MAGISTERIAL DISTRICT FREDERICK COUNTY, VIRGINIA ;INI A DRAFTED (CHECKED RJS,KLT MTW DATE I SCALE JUNE 2004 1"=4 MI. PROJ NO. I EXHIBIT 76030007 32 • Dewberry 0 4 The Villages atArtrip Rezoning Application, Impact Analysis Statement and Master Development Plan • SECTION 4 FREDERICK COUNTY FISCAL IMPACT MODEL • n �J • • 0 , OUTOOT MODULE I APPLIQANT; Towar Ary,p Nal Fl--f lmpgc) IANO Uc^E TYPE hll.vd Ulm R4 Colitl of IfI1Q,lol Cr-dli: Clpol ror E& r pal NPV PEAL CST VAL su;+,79'2,ODd Re ulrnd �;tj q Ienkrcd Tolel PohnpRl Adju .Ln°nI For CT`hen Cur, Dud al CW, J FIEF n,RESCUU= it a I 8 OU`9d C°P• 1=ulum ClPl C. n (aI Fafl(h:P� col eUm only) Vfrlr Ca❑ EaulO TRa CIeWl6 •-nue• NO r' l y) E.C9ndlUahlc 7�Ya4 Other I G,ro Fa;cua Un'd'I r —ji ..ypi61 N ql CnNI odf Ga'L3 —LLIIWI;Id Fodll'7no �i Lj DnSEEL,, rill and Di1padmenl 3455,7 A9 E16—nUry Schools 52.302,137 30 80 I 3455. Y05 S:,D9 nllddly Schoulc 11 wscf,EA3 $352,902 $1.711,024 Hlgn BcnoMe slsoq 2a1 a2,nes,gull .... n1,782,z41 1 Parhi and RUClonlipn mm.1 gg •... Sa,0fia,49s s3,' aA Pubic LIbR ry $200,957 Sts 1, Ip0 S20d,50T 5190,1;r, Y _ I $749,8?2 it ; 1 f Sh:lifl:0(fu•3i' $90,3Uo �4eA01 311 d,457 3o 545,0�1 53B,de1 v I bt22..99 7' 1F, AOnlffuairalicn DUlldlnp 5122,420 y18,4e.: S195,851 � 117.205 I SO CIhCr Mi9eellaneou3 FadIlU90 5150,193 5224.42e E247,778 3U � 0 SO f9 y172,429 51:15 � Ea73,;,04 S�1nT.359 69 LE53: NET F1.vQAI MP/+GT y7,DISa,9:7 50 j87;1,%74 $1,860,003 f273,E23 12,927.099 S.',SGLord I s4,53g,p%0 NET CAP. FACILITIEu 111P,4OT $9 SO 55,1 .I, T I 0 3a,99d,87Q 33,C!1n INDEX; •, 1,1Y' If Cap, Equip I11C1UJ9r1 I INDEN: '11.0" If R6i C-:I Dal, "0.0' If R9lio (o Co Avg: P.0 1 PLANNING DEPT PR,EFEPENtEE RvvCwl Bat 0 U.eO --'-•..— ............. 1.0R.U. .................. ........................................-------.... :............................ Co tv Av n a,eoa l METHODOLOGY: 1. Ca 1191 rdrlu l . ""'""`--"" P 8: re•nu r-monla aro Inprll to the Anl v�lwoe nn calculated In lhq IeOilel. ""`•••-•-••••--— .................. ................... -•• I hint Placal Imps,:( NPV fmm cP4MI10n9 W(Illalions I: Inp9(In IOYI 10181 of sawnd coltym, I (2dro it na7a0vu): IndWed are Iha oncome 18Y9 N43 for -n0 yEyr 0nlysf full value. 3. NPV df fu4„n -per rsp aquip lui,'ua ON In Inlyd column as calcpla.l.9d In Ilecel impsds. I 4. NPV of rU(Ulb capital ospandl(Um No, paid In Iourlh col d9 wlculdlad In n96B1 impacts. I 5. NPV of tulure 113"is paid to bring rUr ant cmunty up tv slondird for new Iao11111c., 03 GaICUIQW fur Uebh n°w, ♦,duty. l 8 Columne Ihroo Ihn;oOh F,oa am added co P01.,PUml crK11N, aparol Ihq ylaslaleo apl(al I Ipc11111aS rnquimnlanls. Thdan vn edlud^_d f-f pgn;ddl of coat :.ovargd by U1d rnvenuos from Ina I Plojy;l (sclual, or a; r9Un to 9YO. IOr all NMOVu4131 davelopmcnl). NQTE: Pml1rr wimilgllont W) nUl indudo InclUdq lnhiraal bcwusa O+cy aro Caah paYmanls UP ROM. Credlh d- Ir,rlUda inlrmsl II Ino pr0)¢d3 — ..................... .................. ..................... ..... —_.......... tlra debt OnonatPl, ............ -..........—........ NOTES: Ifirddl kuc Da[e n3/10/09 MTft ..... ............... ....... ....__....... .................... Frv)rt Caacr;p8on: CpLon 1 • Ulnoa nr 10;,924 erfdc ro R4 vilh 1dD dlnOk family dr4gchgd homnc. 18o singlp Aymily alhohatl numas, $3o "�A:6UAl-.: l l ary no rj9nlnNn:la1 dN0lcpmdnlr" nUmIal mulll(amlly nnmda, I I U❑n !4 changlnO candlll-n3 AaaociaM(I WO douctoprnonl in tnc country, Ihu rdaulla of Ihlg Tuluul Ati,dnlo may ro;l ba valid beyond a porlod of o0 days (rum Ino modal ru,1 dnh. Dewberry I• The Villages atArtrip Rezoning Application, Impact Analysis Statement and Master Development Plan SECTION 5 PROFFER STATEMENT • • PROFFER STATEMENT REZONING: RZ. # 1 o� :Q6 : RA to R4 PROPERTY: 169.924 acres +/-; Tax Map & Parcel 75-A- 99A (the "Property") RECORD OWNER: Winchester-Artrip Limited Liability Company, a Virginia Corporation APPLICANT: Winchester-Artrip Limited Liability Company PROJECT NAME: . Villages at Artrip ORIGINAL DATE OF PROFFERS: June 2004 REVISION DATA: May 20, 2005 The undersigned hereby proffers that the use and development of the subject property ("Property"), as described above, shall be in strict conformance with the following conditions, which shall supersede all other proffers that may have been made prior hereto. In the event that the above referenced rezoning is not granted as applied for by the Applicant ("Applicant"), these proffers shall be deemed withdrawn and shall be null and void. Further, these proffers are contingent upon final rezoning of the Property with "Final Rezoning" defined as that rezoning which is in effect on the day upon which the Frederick County Board of County Supervisors (the "Board") grants the rezoning. The headings of the proffers set forth below have been prepared for convenience or reference only and shall not control or affect the meaning or be taken as an interpretation of any provision of the proffers. The improvements proffered herein shall be provided at the time of development of that portion of the Property adjacent to or including the improvement or other proffered requirement, unless otherwise specified herein. The term "Applicant" as referenced herein shall include within its meaning all future owners, assigns, and successors in interest. When used in these proffers, the "Master Development Plan" shall refer to the plan entitled "Master Development Plan, The Villages at Artrip" prepared by Dewberry (the "MDP") dated May 20, 2005, sheets 1-4; provided further that sheet 5 thereof, entitled General Development Plan ("GDP"), shall not be deemed a part of the MDP submittal but is otherwise proffered as set forth herein. 1. LAND USE 1.1 The project shall be designed so as to establish interconnected mixed - use villages in conformance with the MDP and the GDP, and as is specifically set forth in these proffers. 1.2 Except as modified herein, areas of commercial development on the Property shall be developed in conformance with the regulations of the Residential Planned Community ("R4") zoning district, as set forth in • the Frederick County Code Article VII, § 165-67 through § 165-72, as cross-referenced to Article X, § 165-82, Sections A through D inclusive, and § 165-83. All commercial development on the Property shall comply with the aforesaid regulations, or as may be otherwise approved by Frederick County. 0 1.2.1 Commercial, retail, restaurant and office development on the Property shall not exceed a maximum of 118,550 square feet, and shall be provided within the Core Area. 1.3 Except as modified herein, areas of residential development on the Property shall be developed in conformance with the regulations of the Planned Community ("R4") zoning district, including permissible housing types, including those set forth in the Frederick County Code Article VII, § 165-67 through § 165-72, as cross-referenced to Article VI, § 165-58, through § 165-66, including as set forth in Appendix A. In the event that the Applicant elects to construct any of the unit types that are set forth on Appendix A attached hereto and incorporated herein by reference, such units shall conform to the development standards established therein. Unit types and lot layouts within these Landbays may comprise any of the permitted unit types identified for those Landbays as set forth on the MDP or as are otherwise authorized for the RP district as it is incorporated by reference into the R4 district. 1.3.1 Residential development on the Property shall not exceed a maximum of 905 dwelling units, with a mix of housing types permitted in the R4 district, subject to the modifications as set forth in Appendix A, and dwelling types shall be constructed in the locations generally depicted on the MDP and as further set forth herein: 1.4 Development of commercial, residential and community uses within the area identified on the MDP as the "Core Area" shall generally conform to a grid lot layout, and the street layout and unit types depicted therein on the MDP. Not fewer than two housing types shall be provided in the Core Area. The layout of the Core Area shall be constructed in general conformance with the GDP, provided that reasonable adjustments may be made to the locations thereof upon final engineering. 1.5 Development within the Landbays on the Property outside the Core Area shall generally conform to the street layouts, points of connection to Warrior Drive and Parkins Mill Road, and the limits of development as are depicted on the MDP; provided that minor adjustments may be made to the locations thereof upon final engineering. Unit types and lot layouts within these Landbays may comprise any of the permitted unit types identified for those Landbays on the MDP and authorized herein or subsequently approved by the Frederick County Planning Office. NJ 1.6 Notwithstanding any provision of law to the contrary, rental apartments, condominium units and rental apartments over retail and office uses shall be permitted. 1.7 The gross density of residential units shall not exceed 5.40 units per acre. 1.8 Shared parking shall be provided for retail, restaurant and office uses within Landbay "A" such that a 20% reduction or increase of the required parking spaces shall be permitted. 1.9 The Applicant shall make reasonable attempts to preserve the specimen Delaware Pine on the general vicinity of the cemetery on the property. 2. CONSTRUCTION OF A UNIFIED DEVELOPMENT 2.1 The Property shall be developed as one single and unified development in accordance with applicable ordinances and regulations for the R-4 zoning district, the MDP, and this Proffer Statement as it may be accepted by the Board. 3. PHASING OF THE DEVELOPMENT 3.1 The residential portions of the Property are proposed to be developed in three phases, with the commercial portions of the Property to be developed in Phases II and III. The three phases shall be authorized as follows: 3.1.1 Phase I. Residential development shall not exceed 300 dwelling units. 3.1.2 Phase II. Residential development shall not exceed an additional 380 dwelling units, for a total of 680 dwelling units. Commercial development shall include a minimum of 10,000 square feet of commercial/retail/restaurant gross leaseable floor space. 3.1.3 Phase III. Residential development in Phase III shall not exceed the remaining permitted dwelling units. Because the Applicant cannot anticipate either market conditions, or the timing of the completion of a through connection of Warrior Drive from Interstate 81, through Crosspointe Boulevard (as presently named) and Wakeland Manor to Tasker Road and Route 340/522, the Applicant cannot commit to the construction of additional commercial at any fixed point in time. Notwithstanding the foregoing, and except to the extent set forth in the proceeding proffer, the Applicant may construct all or any portion of the . commercial development authorized in these proffers at any time. 91 • 3.1.4 Community improvements. Community -serving improvements such as playing fields, community center, tennis courts and similar improvements as shown on the MDP shall be constructed in conjunction with the Landbay with which such improvements are associated. 4. ARCHITECTURE, SIGNAGE, AND LANDSCAPING: 4.1 The following building materials may be used for construction within the Property, and no others: 4.1.1 Pavements / Curbing shall consist of cast in place concrete, natural and colored; aggregate concrete; precast concrete, natural and colored; concrete pavers; brick pavers; stone pavers; asphalt pavers; granite; ceramic tile; asphalt. 4.1.2 House sidings shall consist of EFIS; stucco; brick; cementious siding; cedar siding; stone veneer; painted wood; vinyl siding; stained wood; aluminum; hardy plank; PVC trim. 4.1.3 Decking and fencing shall consist of pressure treated wood; stained wood; painted wood; PVC fencing; IPE decking; cedar decking; TREX decking or similar recycled product. 4.1.4 Miscellaneous materials that may be used shall consist of standing seam metal roofing, colored; slate roofing; asphalt roofing; powder coated steel, colored; galvanized steel; aluminum brushed; anodized aluminum, colored; 304 stainless steel; chrome; canvass; neon. 4.2 Vinyl siding shall not be used on the front elevation of residential structures facing Warrior Drive or on the fronts of residences located on corner lots that intersect with Warrior Drive. The side of the residential structure that faces Warrior Drive, located on a corner lot that intersects Warrior Drive is not permitted to have vinyl siding on that elevation. 4.3 . Notwithstanding the foregoing, materials used for exterior facades of the commercial buildings shall include but not be limited to concrete masonry units (CMU) split -faced block, architectural block, dryvit, or other simulated stucco (EFIS), real or simulated wood and/or glass. Standard concrete masonry block shall not be used for the front facades of any buildings. 4.4 All buildings within the development on the property shall be constructed using compatible architectural styles. The Applicant shall establish one or more Architectural Review Boards to enforce and administer a unified development plan. 11 . 4.5 All signage within the project shall be in substantial conformity with the comprehensive sign plan incorporated herein as part of the Rezoning and MDP; provided that the Director of Planning may authorize alternative signage that is substantially consistent with the aforesaid sign plan. 4.6 The major collector roadways (Warrior Drive and Parkins Mill Road Extended) in the Villages at Artrip shall be constructed with a minimum 20' width buffers adjacent to dedicated rights -of -way and, except at entrance locations, shall be improved with landscape features and lighting to create a "boulevard" appearance. Illustrative details of such buffers are as set forth on the MDP. 5. PEDESTRIAN TRAIL SYSTEM AND RECREATION AREAS 5.1 The Applicant shall design and build a public pedestrian -bicycle trail system to Department of Parks and Recreation standards that links residential and commercial areas within the development. Said trails shall be in general conformance with the South Frederick Land Use Map and shall be in the locations generally depicted on the MDP. Five foot sidewalks shall be constructed on all public streets and a minimum of four foot sidewalks shall be constructed on private streets. The pedestrian/bicycling trail constructed along Warrior Drive shall be 10 feet wide, and shall have an asphalt surface. 6. FIRE & RESCUE: 6.1 The Applicant shall contribute to the Board the sum of $537 per dwelling unit for fire and rescue purposes, payable upon the issuance of a building permit for each such unit. 7. SCHOOLS: 7.1 Upon written request therefor, the Applicant shall dedicate to the Board of Supervisors approximately eleven (11) acres of land as depicted on the MDP for use as a future elementary school site in conjunction with the adjacent property of others; provided further that the Applicant shall be permitted to retain an easement thereon for the construction of stormwater management facilities. The Applicant shall coordinate any such facilities with the County to assure that such facilities do not materially impede the use of the property for an elementary school, and that, to the extent possible, such facilities may serve both the Applicant and any school constructed thereon. In the event that such property is not used for an elementary school within 15 years from the date of the Final Rezoning, title to the property shall revert to the Applicant. 5 7.2 The Applicant shall contribute to the Board the sum of $337 per dwelling unit for educational purposes, payable upon the issuance of a building permit for each such unit. 8. PARKS & OPEN SPACE: 8.1 The Applicant shall contribute to the Board the sum of $847 per dwelling unit for recreational purposes, payable upon the issuance of a building permit for each such unit. 9. LIBRARIES: 9.1 The Applicant shall contribute to the Board the sum of $137 per dwelling unit for library purposes, payable upon the issuance of a building permit for each such unit. 10. ADMINISTRATION BUILDING: 10.1 The Applicant shall contribute to the Board the sum of $144 to be used for construction of a general governmental administration building upon issuance of a building permit for each such unit. 11. CREATION OF HOMEOWNERS' AND PROPERTY OWNERS' ASSOCIATION: 11.1 The residential portion of the development shall be made subject to one or more homeowners' association(s) (hereinafter "HOA") that shall be responsible for the ownership, maintenance and repair of all common areas, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities not dedicated to public use, for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such HOA herein. If there is more than one such association, the Applicant shall create an umbrella HOA with respect to the entire development that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, and similar matters. 11.2 In addition to such other duties and responsibilities as may be assigned, an HOA shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use specifically including the "Village Green" area as depicted on the MDP, (ii) common buffer areas located outside of residential lots; (iii) private streets serving the residents who are members of such association; (iv) common solid waste disposal and recycling programs, including curbside pick-up of refuse by a private refuse 0 collection company, and (v) responsibility for the perpetual on maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the HOA if platted within residential or other lots, or otherwise granted to the HOA by appropriate instrument. 11.3 The commercial elements of the development shall be made subject to one or more property owners' association(s) (hereinafter "POA") that shall be responsible for the ownership, maintenance and repair of all common areas, including any conservation areas that may be established in accordance herewith not dedicated to the County or others, and stormwater management facilities not dedicated to public use, for each area subject to their jurisdiction, and shall be provided such other responsibilities, duties, and powers as are customary for such associations or as may be required for such POA herein. If there is more than one such association, the Applicant shall create an umbrella POA with respect to the entire development that shall, among other things, have responsibility for assuring compliance with design guidelines and standards, signage requirements, and similar matters. 11.4 In addition to such other duties and responsibilities as may be assigned, a POA shall have title to and responsibility for (i) all common open space areas not otherwise dedicated to public use, (ii) common buffer areas located outside of commercial lots; (iii) private streets serving the businesses and/or residents who are members of such association; (iv) common solid waste disposal and recycling programs to include dumpster and contract carrier services provided by a private refuse collection company, and (v) responsibility for the perpetual maintenance of any street, perimeter, or road buffer areas, all of which buffer areas shall be located within easements to be granted to the POA if platted within commercial or other lots, or parcels, or otherwise granted to the POA by appropriate instrument. 12. WATER & SEWER: 12.1 The Applicant shall be responsible for connecting the Property to public water and sewer, and for constructing all facilities required for such connection at the property boundary. All water and sewer infrastructure shall be constructed in accordance with the requirements of the Frederick County Sanitation Authority. 13. ENVIRONMENT: 13.1 Stormwater management and Best Management Practices (BMP) for the Property shall be provided in accordance with the Virginia Stormwater Management Regulations, First Ed. 1999, Chapter 2, isTable 2-3 for the purpose of providing the highest order of stormwater 7 control in existing Virginia law at the time of construction of any such facility. 13.2 Stream preservation buffers shall be constructed in general conformance with the MDP, so as to create buffer requirements established by the Frederick County Zoning Ordinance to protect Opequon Creek and the unnamed tributary to Opequon Creek from disturbance. No clearing or grading shall occur within those buffers, except for the construction of road crossings, trails, water lines, sanitary sewer, or other utilities. 14. TRANSPORTATION: 14.1 Transportation improvements shall be constructed in conjunction with each phase of the development as set forth below. Design of the roadway system shall be phased as set forth in these Proffers and shall be substantially consistent with the study entitled "A Phased Traffic Impact Analysis of The Villages at Artrip," prepared by Patton, Harris, Rust & Associates, dated May 6, 2004 (the "TIA"). The exact location and design of proffered improvements shall be subject to reasonable adjustment upon final engineering thereof. 14.2 Prior to the issuance of certificates of occupancy for residential uses on streets to be placed into the State System of Secondary Highways, the Applicant shall comply with the requirements of Section 144-17 (A) of the Frederick County Subdivision Ordinance. For the purposes of these Proffers, construction of any road or street referenced herein shall mean construction consistent with the requirements of that section. 14.3 Phase I road phasing for Warrior Drive if construction is initiated from Wakeland Manor: The following traffic improvements shall be designed and constructed during Phase I if construction thereof shall begin at the southernmost portion of the Property. 14.3.1. Prior to the issuance of the first residential occupancy permit for the project, the Applicant shall construct an extension of Warrior Drive in a northwesterly direction from Point A to Point C as depicted on the MDP, as a full section of a four lane divided roadway, including construction of a full section of a roundabout or traffic signalized intersection, as may be approved by the Virginia Department of Transportation, at the intersection of Warrior and Parkins Mill Road. 14.3.1.1. In conjunction with such construction, the Applicant shall connect Warrior Drive into the • adjacent property known as Wakeland Manor, so as �J to match the pavement widths of that portion of Warrior as constructed by others. The bridge crossing of the unnamed tributary of the Opequon on the southernmost edge of the Property at Point A shall be constructed to accommodate the ultimate design of Warrior Drive. The right-of-way for the ultimate design of Warrior Drive shall be 100' in width. 14.4 Alternate road phasing for Phase I of Warrior Drive if constructed from Wakeland Manor: As an alternative to the foregoing phasing schedule for Phase I of Warrior Drive, and at the sole discretion of the Applicant, the Applicant shall construct a full section of Warrior Drive as a full four lane section roadway, including the bridge crossing of the unnamed tributary of the Opequon from Point A to a full section of the roundabout or signalized intersection at Point B, and shall further construct a full two lane section of Parkins Mill Road from Point B to Point B 1, (or from Point B 1 to B if construction access is obtained through Canter Estates), as depicted on the MDP. 14.5 Phase II road phasing for Warrior Drive if construction is initiated from Wakeland Manor: The following traffic improvements shall be constructed as part of Phase II if construction thereof shall begin at the southernmost portion of the Property. 14.5.1. Prior to the issuance of the 3015t occupancy building permit, the Applicant shall construct Warrior Drive as a full four lane divided roadway from Point C to Point D, as generally depicted on the MDP or from Point B to Point C if not already constructed. 14.5.2. At the Applicant's discretion, if the Applicant has not already done so in accordance with the foregoing proffers, then prior to the issuance of the 301" occupancy building permit, the Applicant may construct a full two lane section of Parkins Mill Road Extended, from its intersection with Warrior Drive at Point B to Point B 1, as generally depicted on the MDP. The right-of-way for Parkins Mill Road shall be 80' in width. 14.6 Phase III road phasing for Warrior Drive if construction is initiated from Wakeland Manor: The Applicant shall construct the following traffic improvements prior to the issuance of the 681" residential occupancy permit as Phase III of the said improvements if construction thereof shall begin at the southernmost portion of the Property. 0 14.6.1. The Applicant shall construct the remainder of Warrior Drive to Point E as a full section of a four lane divided roadway. 14.6.2. If not already completed, the Applicant shall construct a full two lane section of Parkins Mill Road Extended, from its intersection with Warrior Drive at Point B to Point B 1, as generally depicted on the MDP. The right-of-way for Parkins Mill road shall be 80' in width. 14.6.3. The Applicant shall reserve not more than fifty feet of right-of- way for the possible future construction of Lakeside Drive by others, in the general location depicted on the MDP, and shall provide such temporary easements as may be required for such construction. 14.7 Road phasing if construction of Warrior Drive is initiated from Crosspointe: 14.7.1. In the event that others have constructed Warrior Drive from Crosspointe Center to the Property boundary, and Warrior is to be constructed from that boundary to the south, then prior to the issuance of the first residential occupancy permit for the project, the Applicant shall construct Warrior Drive in a southeasterly direction from Point E to Point C as Phase I of its road improvements. The Applicant will be allowed a minimum of 300 residential building permits within this Phase. 14.7.2. In the event the Applicant has constructed Warrior Drive from Points E to C as aforesaid, then prior to the issuance of the 301s' residential occupancy permit, the Applicant shall construct Warrior Drive from Point C to Point B as Phase II or its road improvements. The Applicant will be allowed to build a minimum of 380 additional residential units in this Phase. 14.7.3. In the event the Applicant has constructed Warrior Drive to Point B as aforesaid, then prior to the issuance of the 681st residential occupancy permit, the Applicant shall construct Warrior Drive from Point B to Points A and B 1 as Phase III of its road improvements. The Applicant will be permitted to build out the remainder of the residential units and commercial square footage in this Phase and prior to the completion of Warrior Drive and Parkins Mill Road. 14.8 All left and right turn residential and commercial entrances to Warrior Drive and Parkins Mill Road shall be limited to those locations as generally depicted on the MDP. 10 14.9 The Applicant shall make no connection from Parkins Mill Road extended to Cantor Estates until such time as Warrior Drive has been constructed to permit traffic access through Wakeland Manor except for construction purposes. 14.10 The Applicant shall construct its internal road network as public or private roads as they are depicted on the MDP. In the event that the Virginia Department of Transportation declines to accept neo- traditional road designs for any such internal streets, the Applicant may construct such streets as private roads. 14.11 All public right-of-ways shall be dedicated to Frederick County as part of the subdivision approval process, consistently with applicable Virginia law. 14.12 All public streets and roads shall be designed in accordance with the Virginia Department of Transportation specifications, and subject to review and approval by the Frederick County and VDOT. 14.13 All private streets and roads shall be constructed in accordance with the Virginia Department of Transportation standards therefor as set out on Sheet 3 of the MDP, and as modified thereby,. and shall be owned and maintained by the homeowners or property owners association served by such streets or roads. 14.14 No construction traffic shall be permitted through Lot 121 in the adjacent Lakewood subdivision. In no event shall a permanent inteiparcel connection be made through said Lot. 15. CULTURAL RESOURCES INVESTIGATION AND PRESERVATION 15.1 The Applicant shall preserve the Artrip Family Cemetery. The Applicant shall further create a 0.05 acre preservation park surrounding the Cemetery, as generally depicted on the MDP. 16. ESCALATOR CLAUSE 16.1 In the event the monetary contributions set forth in the Proffer Statement are paid to the Frederick County Board County Supervisors ("Board") within 30 months of the approval of this rezoning, as applied for by the Applicant, said contributions shall be in the amounts as stated herein. Any monetary contributions set forth in the Proffer Statement which are paid to the Board after 30 months following the approval of this rezoning shall be adjusted in accordance with the Urban Consumer Price Index ("CPI-U") published by the United States Department of Labor, such that at the time contributions are paid, they shall be adjusted by the percentage change in the CPI-U from that date 30 months after the approval of this rezoning to the most recently available CPI-U to the 11 • • date the contributions are paid, subject to a cap of 5% per year, non - compounded. SIGNATURES APPEAR ON THE FOLLOWING PAGE 12 • • WINCHESTER ARTRIP, Limited Liability Company Jeffrey Abramson Title: Managing Member COMMONWEALTH OF VIRGINIA; CITY/COUNTY OF : to -wit The foregoing instrument was acknowledged before me this day of , 2005 , by My Commission expires: Notary Public 13 0 APPENDIX A The following development standards shall apply to development within each Landbay for the following housing types listed below: SINGLE FAMILY DETACHED CLUSTER FRONT LOAD 1) IN A PROPOSED CLUSTER DEVELOPMENT, THERE SHALL BE A MINIMUM TOTAL AREA PER DWELLING UNIT OF 10,000 SF, NOT INCLUDING LAND IN REQUIRED COMMON OPEN SPACE AND ROAD ROW. NO INDIVIDUAL LOT SHALL BE SMALLER THEN 8,000 SF. FOR EACH LOT THAT IS LESS THAN 10,000 SF BY A GIVEN SQUARE FOOTAGE, AN EQUIVALENT SQUARE FOOTAGE OF LAND SHALL BE ADDED TO THE REQUIRED COMMON OPEN SPACE 2) MIN. TOTAL LOT AREA PER DWELLING 3) MIN. LOT AREA 4) MIN. YARDS: - SETBACK FROM ROAD ROW . - SIDE YARDS - REAR YARD 5)MIN. LOT WIDTH AT SETBACK 6)MIN. LOT WIDTH AT ROAD ROW 7)MIN. OFF STREET PARKING EXISTING PROPOSED 10,000 SF 10,000 SF 8,000 SF 8,000 SF 35' 20' 10, S' 25' 25' 60' 60' 30' 30' 2/ UNIT 2/ UNIT SINGLE FAMILY DETACHED CLUSTER REAR LOAD 1) IN A PROPOSED CLUSTER DEVELOPMENT, THERE SHALL BE A MINIMUM TOTAL AREA PER DWELLING UNIT OF 10,000 SF, NOT INCLUDING LAND IN REQUIRED COMMON OPEN SPACE AND ROAD ROW. NO INDIVIDUAL LOT SHALL BE SMALLER THEN 8,000 SF. FOR EACH LOT THAT IS LESS THAN 10,000 SF BY A GIVEN SQUARE FOOTAGE, AN EQUIVALENT SQUARE FOOTAGE OF LAND SHALL BE ADDED TO THE REQUIRED COMMON OPEN SPACE EXISTING PROPOSED 2) MIN. TOTAL LOT AREA PER DWELLING 10,000 SF 10,000 SF 3) MIN. LOT AREA 8,000 SF 8,000 SF 14 � 0 • 4) MIN. YARDS: - SETBACK FROM ROAD ROW 35' 15' - SIDE YARDS 10, 5' - REAR YARD 25' 20' 5)MIN. LOT WIDTH AT SETBACK 60' 60' 6)MIN. LOT WIDTH AT ROAD ROW 30' 30' 7)MIN. OFF STREET PARKING 2/ UNIT 2/ UNIT SINGLE FAMILY SMALL LOT REAR LOAD EXISTING PROPOSED 1) MIN. LOT SIZE 3,750 SF 3,750 SF 2) OFF STREET PARKING SPACES 2 2 3) SETBACK FROM STATE ROAD 25' 25' 4) SETBACK FROM PRIVATE ROAD 20' 15' 5) REAR YARD 15' 15' 6) SIDE YARD 5' 5' SINGLE FAMILY DETACHED CLUSTER REAR LOAD W/DETACHED GARAGE 1) IN A PROPOSED CLUSTER DEVELOPMENT, THERE SHALL BE A MINIMUM TOTAL AREA PER DWELLING UNIT OF 10,000 SF, NOT INCLUDING LAND IN REQUIRED COMMON OPEN SPACE AND ROAD ROW. NO INDIVIDUAL LOT SHALL BE SMALLER THEN 8,000 SF. FOR EACH LOT THAT IS LESS THAN 10,000 SF BY A GIVEN SQUARE FOOTAGE, AN EQUIVALENT SQUARE FOOTAGE OF LAND SHALL BE ADDED TO THE REQUIRED COMMON OPEN SPACE 2) MIN. TOTAL LOT AREA PER DWELLING 3) MIN. LOT AREA 4) MIN. YARDS: EXISTING PROPOSED 10,000 SF 10,000 SF 8,000 SF 8,000 SF 15 • • - SETBACK FROM ROAD ROW 35' 15' - SIDE YARDS 10' S' - REAR YARD 25' 15' 5)MIN. LOT WIDTH AT SETBACK 60' 60' 6)MIN. LOT WIDTH AT ROAD ROW 30' 30' 7)MIN. OFF STREET PARKING 2/ UNIT 2/ UNIT MULTIPLEX STACKED FLATS EXISTING PROPOSED 1) SETBACK FROM ROAD ROW N/A 35' 2) SETBACK FROM PARKING OR DRIVEWAY N/A 25' 3) SIDE YARD FROM PERIMETER BOUNDARIES N/A 15' 4) REAR YARD FROM PERIMETER BOUNDARIES N/A 25' 5) MIN. BUILDING SPACING N/A 30' MULTIPLEX BACK TO BACK UNITS EXISTING PROPOSED 1) SETBACK FROM ROAD ROW N/A 35' 2) SETBACK FROM PARKING OR DRIVEWAY N/A 25' 3) SIDE YARD FROM PERIMETER BOUNDARIES N/A 15' 4) REAR YARD FROM PERIMETER BOUNDARIES N/A 25' 5) MIN. BUILDING SPACING N/A 30' APARTMENTS/CONDOS APARTMENTS/CONDOS EXISTING PROPOSED 1) FRONT SETBACKS - FROM ROAD ROW 35' 35' - FROM PARKING OR DRIVEWAY 20' 10' 2) SIDE YARD FROM PERIMETER 16 �i • • BOUNDARIES 50' 50' 3) REAR YARD FROM PERIMETER BOUNDARIES 50' 50' 4) MIN. BUILDING SPACING 50' 50' 5) SETBACKS FOR OTHER USES NOT OTHERWISE SPECIFIED - FRONT 35' 35' - SIDE 15' 15' - REAR 50' 50' JA00\00419 Tower\004\Application SubinittalAPROFFERS\PROFFERS 052005.doc 17 � .0 9 I• The Villages atArtrip Rezoning Application, Impact Analysis Statement and Master Development Plan CJ SECTION 6 AGENCY COMMENTS • • • REZONING APPLICATION AGENCY REVIEW COMMENTS • • • June 22, 2005 Mr. David L. Frank, CLA Dewberry & Davis LLC 611 West Jubal Early Drive, Suite C Winchester, Virginia 22601 COUNTY of FREDERICK Department of public Works 540/665-5643 FAX: 540/ 673-0682 RE: The Villages at Artrip - Comments related to Rezoning Application and Master Development Plan Frederick County, Virginia Dear Mr. Frank: Your letter dated June 13, 2005, has adequately addressed our previous review comments related to the rezoning application and master development plan associated with the proposed Villages at Artrip. Sincerely, 1 Harvey E. Strawsnyder, Jr., P.E. ' Director of Public Works HES/rls cc: Planning and Development File 107 North bent Street m Winchester, Virginia 22601-5000 • Rezoning Comments .•. . <i... •:tiit`i:4A . >�'2ir:i...,:e4 . `>3..+'�>i�ak�..w>2 ei�'i' ••:>�: Frederick County Sanitation Authority Mail to: Frederick County Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, Virginia 22604 (540) 868-1061 Hand deliver to: Frederick County Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, Virginia Applicant: Please fill out the information as accurately as possible in order to assist the Sanitation Authority with their review. Attach a copy or ---...'your application form, location map, proffer statement, Unpact analysis, and :iny other�pertinent information, Applicant's Name: Mailing Address: Winchester Artrip LLC Telephone: 540-678-2700 c/o Dewberry Attention: David L. Frank 611 West Jubal Early Drive, Bldg B, Suite C Winchester, VA 22601 Location of property: South Frederick Land Use area, Tax Map 75—((A)) Parcel 99A. One mile west of I-81, 3/4 mile north of Tasker Road (VA Route 649), and 150' north of Fair Lawn Court (VA Route 1176). Current zoning: RA Zoning requested: R4 Acreage: 169.924 Sanitation Authority Comments: Sanitation Authority Signature & Date: 25 IS` CII04 D 5' • 1] • RezoninLy Comments ,•.v�:•n..t. .:....n. !.......... .... ...�n;:v..v;..vv.•v�;n}';•::•i �:Gi:: .•n.: i:!:.::ry.:•:./{!.:v:•i:'S,•:!:•Y:H.Oi•.;�i ::;!.;: :: ...v. .: •:x: •: n••...n.. :Gi.S,oS. ,Ed..'•t ::i ✓..w. !,n•!r:.., Y �,:i:4 u.. �:a.'c. .aek.,:Nk t%o > .> r ,..... Frederick County Sanitation Authority Mail to: Frederick County Sanitation Authority Attn: Engineer P.O. Box 1877 Winchester, Virginia 22604 (540) 868-1061 Hand deliver to: Frederick County Sanitation Authority Attn: Engineer 315 Tasker Road Stephens City, Virginia Applicant's Name: Winchester Artrip LLC Telephone: 540-678-2700 Mailing Address: c/o Dewberry Attention: Michael T. Wiley 611 West Jubal Early Drive, Bldg B, Suite C Winchester, VA 22601 Location of property: South Frederick Land Use area, Tax Map 75—((A)), Parcel 99A. One mile west of I-81, 3/4 mile north of Tasker Road (VA Route 649), and 150' north of Fair Lawn Court (VA Route 1176). Current zoning: RA Zoning requested: R4 Acreage: 169.924 I Sanitation Authority Comments: Sanitation Authority Signature & Date: / y`'�yo1✓, .I.•:'!Oii::•.:::.i::::!::r::.i:::`:I::.i:!?!!.::4i:>:.:•i:...:.:i::.i:<.�•isvi::::..........::.:....::::.�:.....:i+!�Xi!:i:'::f:i:::Sv:i:(:::!iyi:4:•: •i !! vCe t Stxfiat<z;utivxty �'Ieas�e �etu Appltca�# 25 ;.. NOV Dew ey Transmittal MAY y _ _ 611 West 1uba1 Earl Dr. Bldg B Suite C, Winchester, VA 2260I -- -- "-- — -Il- 1; Y Phone 540.678._700 Fax 3�10:67$.?703 0 Atlanta, GA i Fairfax, VA Gaithersburg, NID Manassas. VA Chicago, IL � Leesburg, VA Efl Baltimore, MD Fredericksburg, VA EA Lanham, MD O Winchester, VA To: Frederick County Sanitation Authority :Date: 1 5/6/2005 'Project No: 1276014 P.O, Box 1877 Project Name: Villiages at Artrip Winchester VA 22604 Reference: Carbon Copy:l i ttention: (John Whitacre We Transmit: the following: for: A as per your request F!efl prints A your approval under separate cover ❑� specifications A your review and comment ❑-A by mail ® change order 0 your file/use by messenger ® shop drawings A revision and submission by pick up ® reproducibles A distribution A by overnight A samples A I* carrierFZ product literature A ® computations A descriptions Ful A as requested by Is as approved by A as submitted for approval by A please acknowledge receipt of enclosures A return enclosures to us Copies: Date: Number: IDescription: 1 5/6/2005 iMaster Development Plan 1 5/6/2005 Proffers Statement 1 5/6/2005 Comment Response Letter C'nmmr=ntc- fy � +r. C.•-- � --i i If enclosures are not as noted, please notify us at pnce Transmittal # 4509 wb& Davis LLC is an equal opportunity employer and, as such. complies with ion erry of Executive Order 11246 as amended by Executive Order 11357. Sent -Y-.- eTdFrank Y 7' Rezoning Comments rFtcCE FI4(. 4C(Airiry Historic resources Advisory Board i Mail to: Frederick County. Department of Planning & Development 107 North Kent Street Winchester, Virginia 22601 (540) 665-5651 Hand deliver to.. Frederick County Department of Planning & Development Co. Administration Building, 4th Floor 107 North Kent Street Winchester v;-, ;-- Applicant's'Name: Winchester Artrip Limited Partnership Telephone: (301) 984-7000 Mailing Address: �/� A Tnwr�r Th- - 11501 Huff -Court North Bethesda,"MD 20895 •Location of rp South Frederick Land Use Plan area east of I-81 P . PertY , West of U.S. 522 on Tax Map 75 ((A) )., Parcel 99A Current zoning: RA Advisory Board Comments: Signature & Date: r. Zoning requgsted:. R4 Acreage: 169.924 19 a i August 5, 2004 Mr. Mike Wiley Dewberry & Davis LLC 611 West Jubal Early Drive Winchester, -VA 22601 COUNTY of FREDERIC Department of Planning and Developmei 540/665-56! RE: Request for Historic Resources Advisory Board (HRAB) Comments Villages at Artrip; Rezoning Proposal; PIN# 75-A-99A Dear Mr. Wiley: FAX: 540/665-63! 1 RECE,1 V ' iE�C AUG . 9 1004 Dewberry_Wi Chester Upon review of the proposed rezoning, it appears that the proposal does not significantly impact historic resources and it is not necessary to schedule a formal review of the rezoning application by .the HRAB. The Rural Landmarks Survey and the Comprehensive Policy Plan do not identify any significant historic structures or battlefields located on or adjacent to the property. Thank you for the chance to comment on this application. Please call if you have any questions or concerns. Sincerely, Candice E. Mills Planner I CEM/bad 107 North Dent Street . Winchester, Virginia 22601-5000 MAY 2 3 2005 _ ' 1 COMMONWEALTH ®f V1RG1N1A1&tji3 DEPARTMENT OF TRANSPORTATION EDINBURG RESIDENCY Philip A. Shucet 14031 OLD VALLEY PIKE JERRYA. COPP COMMISSIONER EDINBURG, VA 22824 RESIDENT ENGINEER May 20, 2005 TEL (540) 984-5600 FAX (540) 984-5607 Mr. Michael T. Wiley C/O Dewberry 611 West Jubal Early Drive, Building B, Suite 6 Winchester, VA 22601 Ref: Winchester Artrip, LLC Dear Mr. Wiley: The documentation within the application to rezone this property appears to have significant measurable impact on Route 719. This route is the VDOT roadway which has been . considered as the access to the property referenced. VDOT is satisfied that the transportation proffers offered in The Villages at Artrip rezoning application dated May 20, 2005 addresses transportation concerns associated with this request. The developer will be required to enter into a signalization agreement with VDOT at the time the roadway is requested to be accepted into the State's Secondary System. The developer will be liable for the cost of the signal. Before development, this office will require a complete set of construction plans detailing entrance designs, drainage features, and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way dedications, traffic signalization, and off -site roadway improvements and drainage. Any work performed on the State's right-of-way must be covered under a land use permit. This permit is issued by this office and requires an inspection fee and surety bond coverage. Thank you for allowing us the opportunity to comment. Sincerely, •Lloyd A. Ingram, Transportation Engineer LAI/rf Enclosure — Comment Sheet VirginiaDOT.org WE KEEP VIRGINIA MOVING • Virginia Department of Transportation Mail to: Virginia Department of Transportation Attn: Resident Engineer 14031 Old Valley Pike Edinburg, Virginia 22824 (540) 984-5600 Hand deliver to: Virginia Department of Transportation Attn: Resident Engineer 2275 Northwestern Pike Winchester, Virginia 22603 Applicant's Name: Winchester Artrip LLC Telephone: 540-678-2700 Mailing Address: c/o Dewberry Attention: Michael T. Wiley 611 West Jubal Early Drive, Bldg B, Suite C Winchester, VA 22601 property: Location of South Frederick Land Use area, Tax Map 75—((A)), • Parcel 99A. One mile west of I-81, 3/4 mile north of Tasker Road (VA Route 649), and 150' north of Fair Lawn Court (VA Route 1176). • Current zoning: RA Zoning requested: R4 Acreage: 169.924 Virginia Department of Transportation Comments: See attached letter from VDOT to Mr. Michael Wiley dated May 20, 2005. I VDOT Signature & Date: Notice to VDOT - Please Return Form to Applicant 20 MAY 2 3 2005 1 Rezoning Comments 0 Frederick County Fire Marshal Mail to: Frederick County Fire Marshal 107 North Kent Street Winchester, Virginia 22601 (540) 665-6350 Hand deliver to: Frederick County Fire & Rescue Dept. Attn: Fire Marshal County Administration Bldg., 1 st Floor 107 North Kent Street Winchester, Virginia Applicant's Name: Winchester Artrip LLC Telephone: 540-678-2700 Mailing Address: c/o Dewberry Attention: Michael T. Wiley 611 West Jubal Early Drive, Bldg B, Suite C Winchester, VA 22601 • Location of property: South Frederick Land Use area, Tax Map 75—((A)) Parcel 99A. One mile west of I-81, 3/4 mile north of Tasker Road (VA Route 649), and 150' north of Fair Lawn Court Current zoning: RA Zoning requested: R4 A Route 1176). Acreage: 169.924 Fire Marshal's Comments: Fire Marshal's Signature & Date: �- yrn its J prm to the Applicant 0 22 ° IR Control number RZ04-0021 R Project Name Winchester Artrip LLC Address 611 West Jubal Early Drive Type Application Rezoning Current Zoning RA Automatic Sprinkler System No Other recommendation I• Emergency Vehicle Access Siamese Location Emergency Vehicle Access Comments Access Comments Additional Comments Frederick County Fire and Rescue Department Office of the Fire Marshal Plan Review and Comments Date received Date reviewed Date Revised 5/6/2005 5/17/2005 5/1 /2005 Applicant Dewberry City State Zip Applicant Phone Winchester VA 22601 540-678-2700 Tax ID Number Fire District Rescue District 75-A-99A 11 11 Recommendations Automatic Fire Alarm System No Requirements Hydrant Location Roadway/Aisleway Width Election District Shawnee Residential Sprinkler System No Fire Lane Required No Special Hazards No Plan Approval Recommended Reviewed By Signature ��� Yes Timothy L. Welsh rr..-, ��� Title • 0 Rezoning Comments Frederick County Department of Parks & Recreation Mail to: Frederick County i Department of Parks & Recreation 107 North Kent Street Winchester, Virginia 22601 (540) 665-5678 Applicant's Name: Winchester Artrip LLC Hand deliver to: Frederick County Department of Parks & Recreation County Administration Bldg., 2nd Floor 107 North Kent Street Winchester, Virginia Telephone: 540 — 678 — 2700 Mailing Address: c/o Dewberry Attention: Michael T. Wiley 611 West Jubal Early Drive, Bldg B, Suite C Winchester, VA 22601 Location of property: South Frederick Larid Use area, Tax Map 75—((A)), Parcel 99A. One mile west of I-81, 3/4 mile north of Tasker Road (VA Route 649), and 150' north of Fair Lawn Court (VA Route 1176) Current zoning: RA Zoning requested: R4 Acreage: 169.924 Department of Parks & Recreation Comments: SEE ATTACHED Pks. &Rec. Signature & Date: ine;,y�,M ,_� f ttiof�Pa =Rreati'on Ple'se#I�efun`I'bsi]or , Qhnnl;can 23 INTED DEC 0 8 2004 L— - Dewbe+-ry-Wi:iches'ter REZONING COMMENTS 40 ARTRIP Department of Parks and Recreation's Comments: • The area identified as a school site and open space for use by the Parks and Recreation Department does not appear to be adequate to accommodate both uses. • The typical section on page three of five of the Master Development Plan, indicates trails to be between five and ten feet in width. The Parks and Recreation Department recommends all trail to be a minimum of ten feet in width. The revised proffer statement has modified proffer 5.1 to reflect ten foot bike trails. • The Proffer Statement should include language which indicates the bridge design (the proffer statement, section 14.2.1.1) will accommodate bicycle lanes. • The proposed monetary proffer for Parks and Recreation appears to be less than what the impact model would indicate is needed to offset the impact of this development. Signature and Date: (' / i `(� ��� �% �'�lij • 0 11 Administrative Assistant to the Superintendent Winchester Artrip LLC c/o Dewberry Attention: David Franks 611 West Jubal Early Drive Building B, Suite C Winchester, VA 22601 ���6enn ts ��� ON n m Q Ems- FcpsA Frederick County Public Schools Visit us at www.frederick.k12.va.us June14,2005 Dear Mr. Franks: RE: Resubmitting of rezoning application for The Villages at Artrip Project e-mail: kapocsis@frederick.k12.va.us This letter is in response to your request for comments concerning the rezoning application for the proposed Villages at Artrip project. Based on the information provided, it is anticipated that the proposed 155 single-family homes, 180 town houses, and 570 multi -family homes will yield 49 high school students, 47 middle school students, and 131 elementary school students for a total of 227 new students upon build -out. Significant residential growth in Frederick County has resulted in the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new school facilities to accommodate increased student enrollments. The resubmitting of this rezoning application with its proffer statement provides approximately 11 acres to be dedicated for a future elementary school site (minimum acreage needed for an elementary site would be 15 acres). It is imperative with the above number of units included with this project that an elementary school be located in this area. With current building trends, future considerations need to given to additional middle and high school facilities. Also because of the continued growth in Frederick County, the replacement of certain administrative facilities such as the transportation and administration, which currently have exceeded their capacity, will need to be replaced or expanded. This proffer helps to address the impact of a firture elementary school; however, the impact of this type of application on other current and future school division needs should be considered during the approval process. Respectfully yours, ��` Stephen Kapocsi Administrative Assistant to the Superintendent SMK/dkr cc: William C. Dean, Ph.D., Superintendent of Schools 540-662-3889 Ext 112 1415 Amherst Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-662-3890 • • 0cog0y10 7/ JA Rezoning Comments _FN/• 7 5 - A — q9Q Frederick -Winchester Health Department Mail to: Frederick -Winchester Health Department Attn: Sanitation Engineer 107 North Kent Street Winchester, Virginia 22601 (540) 722-3480 Applicant's Name: Winchester Artrip LLC Hand deliver to: Frederick -Winchester Health Department Attn: Sanitation Engineer 107 North Kent Street Suite 201 Winchester, Virginia Telephone: 540-678-2700 Mailing Address: c/o Dewberry Attention: Michael T. Wiley 611 West Jubal Early Drive, Bldg B, Suite C Winchester, VA 22601 Location of property: South Frederick Land' Use area, Tax Map 75—((A)), Parcel 99A. One mile west of I-61, 3/4 mile north of Tasker Road (VA Route 649), and 150' north of Fair Lawn Court (VA Route 1176) Current zoning: RA Zoning requested: R4 Acreage:169.924 Freder'ck- Winchester `Realth Department's Comments: -le Z Ck, L Health Dept. Signature & Date: ., t � . _ +a tiM S`�`^�'�'X'" C i r r"firr'q i'�.N � Y, .+., J � a 4 A T � t j • . n Chas r•, Form':to the AppIit i ,l�otc� tc�,�)c).,�epa�tmen�;�iP.,Tease: _ e�ur ' 26 - n try `��'�� E P DEC 0 1 2004 Dewbervy-WirIC Rezoning Comments �,. S;i.., n"i�syiL"n 6Y-' , -i...:. 0 Town of Middletown Mail to Town of Middletown Attn: Town Manager P.O. Box 96 Middletown, Virginia 22645 (540) 869-2226 Hand deliver to: Town of Middletown Attn: Town Manger Middletown Town Hall 7875 Church Street Middletown, Virginia Applicant's Name: Winchester Artrip LLC Telephone: 540-678-2700 Mailing Address: c/o Dewberry Attention: Michael T. Wiley 611 West Jubal Early Drive, Bldiz B, Suite C Winchester, VA 22601 Location of property: South Frederick Land Use area Tax Map 75-((A)) Parcel 99A. One mile west of I-81, 3/4 mile north of Tasker Road (VA Route 649), and 150' north of Fair Lawn Court (VA Route 1176) Current zoning: RA Zoning requested: R4 Acreage: 169.924 Town of Middletown's Comments: Town of Middletown's Signature & Date: �� _ X /7/v y Notree fo Tgwn �f I�'Iidc letawn' Please;Retux Thk orm to the AppLcant fNTE— 27 DEC08204 Dewberry -Winchester �i • • 0 Rezoning Comments :;ubT.fe4Y� "i: �M�': :�4 �bl i..�a+?i!i: e:.:7�,: .P•:-Mks?:. Y -. .. +,. ��Sr-:+i ".i: ". _�`r� i;# : tr' SnT.{S" ;P:?ES�vS Town of Stephens City Mail to: Town of Stephens City Attn: Town Manager P.O. Box 250 Stephens City, Virginia 22655 (540) 869-3087 Hand deliver to: Town of Stephens City Attn: Town Manager Stephens City Town Hall 1033 Locust Street Stephens City, Virginia Applicant's Name: Winchester Artrip LLC Telephone: 540-678-2700 Mailing Address: c/o Dewberry Attention: Michael T. Wiley 611 West Jubal Early Drive, Bldg B, Suite C Winchester, VA 22601 Location of property: South Frederick Land Use area, Tax Map 75-((A)), Parcel 99A. One mile west of I-81, 3/4 mile north of Tasker Road (VA Route 649), and 150' north of Fair Lawn Court (VA Route 1176) Current zoning: RA Zoning requested: R4 . Acreage: 169.924 Town of Stephen City's Comments: C C 49 l C' ti2-A/ i a S• .4 %td .1 5 Town of Stephens City's Signature &Date• >. .:€x�;tRAM^itiG�'S? t:..ys x.: �. s i. a'coC 4'i' e t e• r , •`, �.. cp Nsh�us.,xxty'lese� r k or*tta.A�iplcabt 9.1 Ik.;yl • • Rezoning Comments .KFi4a'en•�•r..:3a� '?xt.�ry�'r. _ �k:2i+,n;�T.%'`k'�et .'f1+.*iiR� • }:•'iE'-c."s?F „i�3;�' rfi- ti�ea i, i�. +3r City of Winchester Mail to: Winchester City Planning Department Attn: Planning Director 15 North Cameron Street Winchester, Virginia 22601 (540) 667-1815 Hand deliver to: Winchester City Planning Department Attn: Planning Director Rouss City Hall 15 North Cameron Street Winchester, Virginia Applicant's Name: Winchester Artrip LLC Telephone: 540-678-2700 Mailing Address: c/o Dewberry Attention: Michael T. Wiley 611 West Jubal Early Drive, Bldg B, Suite C Winchester, VA 22601 Location of property: South Frederick Land Use area, Tax Map 75—((A)), Parcel 99A. One mile west of I-81, 3/4 mile north of Tasker Road (VA Route 649), and 150' north of Fair Lawn Court (VA Route 1176). r Current zoning: RA Zoning requested: R4 Acreage: 169.924 City of Winchester's Comments: -- rr�o � f'i J� r�ih �^� � �sl �✓ Q ! S n�Pc✓e� �t'L �� � P-2 4 tA City of Winchester's Signature & Date: r otce,oi4Czty o£ Wirgches�e S o e`Return This. Form to the A PP icant 29 • SERVING THE TOP OF VIRGINIA May 20,2005 WINCHESTER REGIONAL AIRPORT 491 AIRPORT ROAD WINCHESTER, VIRGINIA 22602 (540) 662-2422 David L. Frank, CLA Project Manager Dewberry 611 West Jubal Early Drive, Building B, Suite C Winchester, Virginia 22601 Re: Rezoning Application & Master Plan Development Plan Comments The Villages at Artrip Shawnee Magisterial District Dear Mr. Frank: We have reviewed the above referenced Rezoning Application/Master Plan and it appears that the proposed site plan will not have an impact on operations at the Winchester Regional Airport as the majority of the subdivision falls outside of the Airport's Part 77 surface. No special requirements or conditions are requested on behalf of the Winchester Regional Airport Authority. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Sincerely, Serena R. Manuel Executive Director • 1 Dewberry Record of Communication Topic ARTRIP REZONING PACKET Greg said he would not sign off on the comments because no amount of funds for the Volunteer fire dept. was designated as a contribution. According to Greg: The VFD are volunteers and receive no compensation for their fire fighting, but they buy the equipment (engines, ambulances, etc) and house and maintain them while the Fire and Rescue get all the funds. The VFD have had no funds for 3 years while the F&R have had 3 raises and get the money in the proffers. They will have to refuse to cover the Artrip area, because without any funds they won't have the equipment needed to do so. They want an amount designated at a contribution for the VFD stated in the proffers. I spoke to Mike about this situation the next day and he said they could state their objections and what they want as their comments. I have called Greg on his pager and left a message. So far I have received no answer. updated 1/03 �o e ,i' Dewberry Transmittal 611 West Jubal Early Dr. Bldg B, Suite C. Winchester, Va 22601 `J Phone 540.676.2700 FAx 540,676,2703 ❑ Atlanta, GA ❑ Fairfax, VA ❑ Gaithersburg, MD Sf ❑ anassas, VA ❑ Chicago, IL ❑ Leesburg, MD ❑ Baltimore, MD ❑ Fredericksburg, VA Lanham, MD ❑ � Winchester, VA T0: Fred —Wine Service Authority Dcife:j 08 NOV 04 Project No: 76030007 107 North Kent Street Project Name: The Villages at Artrip Winchester VA 22601 Reference: Carbon Copy: Charles A. Segerman, P.E. Attention: Jesse W. Moffett, Executive Director John H. Foote, Esq. We Transmit: the following_ for: ❑ as per your request ❑ prints ❑ your approval ❑ as requested El under separate cover ❑ specifications ® your review and comment by 'El by mail change orders ❑ g ❑ your file/use ❑ as approved by ® by messenger ❑ shop drawings ❑ revisions and submission ❑ as submitted for ❑ by pick up re roducibles ❑ P ❑ distribution approval by ❑ please acknowledge ❑ by overnight carrier ❑ samples ❑ receipt of enclosures ❑ product literature ❑ return enclosures to us ❑ ❑ computations ❑ descriptions Copies: Date: Number: Description: 1 76030007 Rezoning Application, Impact Annalysis StatemeErip Waster Development Plan for The Villages Comments: r1tr �ertla�f'S �' P�rkures AAtIIs �; sub oaj 1#�. PlicaioK race 4 -o aewfflvtok t v cei sc+ 04 —01losures are not as noted, please notify us at once, sent by: Michael T. Wiley Dewberry & Davis LLC is an equal opportunity employer and, as such, complies with Section of Executive Order 11246 as arnended by Executive Order 11357. • of MASTER DEVELOPMENT PLAN AGENCY REVIEW COMMENTS • U �J • 0 Frederick County, Virginia Master Development Plan Application Package Request for Master Develolpment Plan Comments Virginia Department of Transportation Mail to: Hand deliver to: Virginia Department of Transportation Virginia Department of Transportation Attn: Resident Engineer 2275 Northwestern Pike 14031 Old Valley Pike Winchester, VA 22603 Edinburg, Virginia 22824 (540) 535-1818 (540) 984-5600 RECEIVED MA5 2005 Dewberry -Winchester Please fill out the information as accurately as possible in order to assist the Virginia Department of Transportation with their review. Please attach three (3) copies of the NMP with the sheet. Applicant's Name: Winchester Artrip LLC Address: c/o Dewberry Attention: Michael T. Wiley 611 West Jubal Early Drive, Bldg B, Suite C Phone Number. 540-678-2700 Winchester, VA 22601 Name of development and/or description of the request: The Villlages at Artrip Location of property: Tax Map 75—((A)), Parcel 99A. One mile west of I-81, 3/4 mile north of Tasker Road (VA Route 649) and 150' north of Fair Lawn Court (VA Rn„tP t t 7A) Vir inuia Deparh rent of Trannortation' Commentls: The pre minary Ma er plan or is properry appears 719, the VD ble to VDOL Rafnra makinn any final rnmmantc_ this office will require a comblete set of site plans drains a calculations and traffic flow data from the I.T.E. Trip Generation Manual, Seventh Edition for review. VDOT reserves the right to comment on all right-of-way needs, including right-of-way a Ica Ions, Frattic signs Iza ion, and off -site road y imp. y - - it is office of appFBPF+ata-peFFAits to GQV--F said werk Page 20 �tcx: c Frederick County Fire and ResC e Department Office of the Fire Marshal Flan Review and Comments Control number Date received Date reviewed MDP04-0021 R 5/6/2005 5/17/2005 Project Name Applicant Winchester Artrip LLC Dewberry Address City State Zip 611 West Jubal Early Drive, Bldg B, Suite C Winchester VA 22601 Type Application Tax ID Number Fire District Master Development 75-A-99A 11 Current Zoning RA Recommendations Automatic Sprinkler System No Other recommendation Emergency Vehicle Access Not Identified Siamese Location Not Identified Emergency Vehicle Access Comments Access Comments Additional Comments Automatic Fire Alarm System No Requirements Hydrant Location Not Identified Roadway/Aisleway Width Not Identified Date Revised 5/1 /2005 Applicant Phone 540-678-2700 Rescue District 11 Election District Shawnee Residential Sprinkler System Yes Fire Lane Required Yes Special Hazards No \N,_i er ;rIplit=a forhfing and ac'cesc' 511�1ll he addrassr-'A dulind [h Sr.rbdivicsion 1=laiI I evi&N P1OCt,!r, ,. Plan Approval Recommended Reviewed By Signatures Yes Timothy L. Welsh i�{� cx� ? �) f, r i Title �' ft � 115h) II fit: t _ II })( j n tf�t���i!`.'i1,;,h'�..:.R t �,_ Frederick County,Virginia Master Development Plan Application Package • Request for Master Development Plan Comments Frederick County Department of Parks and'Recreation Mai to: Hand deliver to: Frederick County i 2nd Floor Department of Parks and Recreation 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5678 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the NMP with the sheet. Applicant's Name: Winchester Artrip LLC Address: c/o Dewberry Attention: Michael T. Wiley 611 West Jubal Early Drive, Bldg B, Suite C Phone Number: 540-678-2700 Winchester, VA 22601 Name of development and/or description of the request; The Villla es at Artri . Location of property: Tax Man 75—((A)) Parcel 99A One mile west of I-81, 3 4 mile north of Tasker Road (VA Route 649) and 150' north of Fair Lawn Court (VA Route 1176) Department of Parks and Recreation's Comments: 5 i 1. a d' .:,.1 :.j p,... ....� MAY 19 2005 SEE ATTACHED Page 28 PRIP. I NT j F U 8 2004 Dewberry -Winchester REQUEST FOR MASTER DEVELOPMENT PLAN COMMENTS ARTRIP Department of Parks and Recreation's Comments: • The area identified as a school site and open space for use by the Parks and Recreation Department does not appear to be adequate to accommodate both uses. • The typical section on page three of five of the Master Development Plan, indicates trails to be between five and ten feet in width. The Parks and Recreation Department recommends all trail to be a minimum of ten feet in width. The revised proffer statement has modified proffer 5.1 to reflect ten foot bike trails. • The Proffer Statement should include language which indicates the bridge design (the proffer statement, section 14.2.1.1) will accommodate bicycle lanes. • The proposed monetary proffer for Parks and Recreation appears to be less than what the impact model would indicate is needed to offset the impact of this development. Signature and Date: 0 • Administrative Assistant to the Superintendent Winchester Artrip LLC c/o Dewberry Attention: David Franks 611 West Jubal Early Drive Building B, Suite C Winchester, VA 22601 Dear Mr. Franks: �\SV,�,dents An j F C P y v 4 r a Frederick County Public Schools Visit us at www.frederick.k12.va.us June 14, 2005 e-mail: kapocsis@frederick.k12.va.us RE: Resubmitting of rezoning application for The Villages at Artrip Project This letter is in response to your request for comments concerning the rezoning application for the proposed Villages at Artrip project. Based on the information provided, it is anticipated.that the proposed 155 single-family homes, 180 town houses, and 570 multi -family homes will yield 49 high school students, 47 middle school students, and 131 elementary school students for a total of 227 new students upon build -out. Significant residential growth in Frederick County has resulted nu the schools serving this area having student enrollments nearing or exceeding the practical capacity for a school. The cumulative impact of this project and others of similar nature, coupled with the number of approved, undeveloped residential lots in the area, will necessitate the future construction of new school facilities to accommodate increased student enrollments. The resubmitting of this rezoning application with its proffer statement provides approximately 11 acres to be dedicated for a future elementary school site (minimum acreage needed for an elementary site would be 15 acres). It is imperative with the above number of units included with this project that an elementary school be located in this area. With current building trends, future considerations need to given to additional middle and high school facilities. Also because of the continued growth in Frederick County, the replacement of certain administrative facilities such as the transportation and administration, which currently have exceeded their capacity, will need to be replaced or expanded. This proffer helps to address the impact of a future elementary school; however, the impact of this type of application on other current and future school division needs should be considered during the approval process. Respectfully yours, m Stephen Kapocsi!� Administrative Assistant to the Superintendent SMK/dkr cc: William C. Dean, Ph.D., Superintendent of Schools 540-662-3889 Ext 112 1415 Annherst- Street, Post Office Box 3508, Winchester, VA 22604-2546 FAX 540-662-3890 Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments �q`~►; Frederick County -Winchester Health Department 5 �> Mail to: Hand deliver to: Frederick -Winchester Health Department 2nd Floor, Suite 200 Attn: Sanitation Engineer 107 N. Kent Street 107 N. Kent Street, Suite 200 Winchester, Virginia Winchester, Virginia 22601 (540) 722-3480 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the NMP with the sheet. Applicant's Name: Winchester Artrip LLC Address: c/o Dewberry Attention: Michael T. Wiley 611 West Jubal Early Drive, Bldg B, Suite C Phone Number: 540-678-2700 Winchester, VA 22601 Name of development and/or description of the request: The Villlages at Artrip Location of property: Tax Map 75—((A)), Parcel 99A. One mile west of I-81, 3 4 mile north of Tasker Road (VA Route 649) and 150' north of Fair Lawn Court VA Route Comments: 117&.71— Frederick County -Winchest r Health Department's Con1- zYet ea--IsYI k -5'O x, -I e / yiu v le C `o r'_7�i r c faro .e c Page 29 DEC 0 1 2004 0 • Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Town of Middletown Mail to: I Hand deliver to: Town of Middletown 7875 Church Street Attn: Town Manager Middletown Town Hall P.O. Box 96 Middletown, VA Middletown, Virginia 22645 (540) 869-2226 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MDP with the sheet. Applicant's Name: Winchester Artrip LLC Address: c/o Dewberry Attention: Michael T. Wiley 611 West Jubal Early Drive, Bldg B, Suite C Phone Number: 540-678-2700 Winchester, VA 22601 Name of development and/or description of the request: The Villlages at Artrip Location of property: Tax Map 75—((A)), Parcel 99A. One mile west of I-81, 3/4 mile north of Tasker Road (VA Route 649) and 150' north of Fair Lawn Court (VA Route 1176). Town of Middletown Comments: TDECO004 Dewberry -Winchester Page 35 • Request Master Development Plan Comments Town of Stephens City Mail to: Hand deliver to: Town of Stephens City Town of Stephens City Aft: Town Manager Stephens City Town Hall P.O. Box 250 Stephens City, VA Stephens City, Virginia 22655 (540) 869-3087 Please fill out the information as accurately as possible to assist the agency with their review. Please attach three copies of the MDP with the sheet. Applicant's Name: Winchester Artrip LLC Address: c/o Dewberry Attention: Michael T. Wiley 611 West Jubal Early Drive, Bldg B, Suite C Phone number: 540-678-2700 Winchester, VA 22601 Name of development and/or description of the request: The Villlages at Artrip Location of property: Tax Map 75—((A)), Parcel 99A. One mile west of I-81, 3/4 mile north of Tasker Road (VA Route 649) and 150' north of Fair Lawn Court (VA Route 1176). Town of Stephens City Comments: I 'l`f / C ;JAI • • Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments City of Winchester Ma' to: i Hand deliver to: Winchester Planning Department 15 N. Cameron Street Attn: Planning Director Rouss City Hall 15 N. Cameron Street Winchester, VA Winchester, Virginia 22601 (540) 667-1815 Please fill out the information as accurately as possible in order to assist the agency with their review. Please attach one (1) copy of the MIDP with the sheet. Applicant's Name: Winchester Artrip LLC Address: c/o Dewberry Attention: Michael T. Wiley 611 West Jubal Early Drive, Bldg B, Suite C Phone Number: 540-678-2700 Winchester VA 22601 Name of development and/or description of the request: The Villlages at Artrip Location of property: Tax Map 75—((A)), Parcel 99A. One mile west of I-81, 3/4 mile north of Tasker Road (VA Route 649) and 150' north of Fair Lawn Court (VA Route 1176) City of Winchester`s Comments: , ' y-�o WINCHESTER REGIONAL AIRPORT SERVING THE 491 AIRPORT ROAD TOP OF VIRGINIA WINCHESTER, VIRGINIA 22602 (540) 662-2422 May 20,2005 David L. Frank, CLA Project Manager Dewberry 611 West Jubal Early Drive, Building B, Suite C Winchester, Virginia 22601 Re: Rezoning. Application & Master Plan Development Plan Comments The Villages at Artrip Shawnee Magisterial District Dear Mr. Frank: We have reviewed the above referenced Rezoning Application/Master Plan and it appears that the proposed- site plan will not have an impact on operations at the Winchester Regional Airport as the majority of the subdivision falls outside of the Airport's Part 77 surface. No special requirements or conditions are requested on behalf of the Winchester Regional Airport Authority. Thank you for your cooperation and consideration in the continuing safe operations of the Winchester Regional Airport. Sincerely, Serena R. Manuel Executive Director 0 Request Master Development Plan Comments Department of GIS (Geographic Information Syste Mail to: Department of GIS, Attn: GIS Manager 107 North Kent ;Street Winchester, VA 22601 (540) 665-5614 RECEIVED 2 4- NOV '44 2004 ewberry-Winchester Hand deliver to: Department of GIS 107 North Kent Street Winchester, VA 22601 (540) 665-5614 The GIS Department will review the proposed street names for this project to ensure their acceptability into the Frederick County Street Name System. Proposed street names will also be routed through the Communication Center Supervisor for review. This step will prevent duplicate street names from being entered. Please attach one copy of the plan indicating proposed names. Applicant's Name: Winchester Artrip LLC Address: c/o Dewberry Attention: Michael T. Wiley 611 West Jubal Early Drive, Bldg B, Suite C Phone number: 540-678-2700 Winchester, VA 22601 Name of development and/or description of the request: 0 The Villlages at Artrip Location of property: Tax Map 75—((A)), Parcel 99A. One mile west of I-81, 3/4 mile north of Tasker Road (VA Route 649) and 150' north of Fair Lawn Court (VA Route 1176). GIS Dept. Comments: No road names present for comment. Possibility of 21 road names evident. Road names are not to cross major arterial streets such as Warrior Drive or Lakeside. Warrior Drive does not appear to match plans submitted for Wakeland. 0 MAY 1 i Z005 D 1L-. INFORMATION SYSTEMS COUNTY, VIRGINIA STREET NAME COMMENTS SUBDIVISION COMMENTS DATE: May 10, 2005 MASTER DEVELOPMENT PLAN: Villages at Artirp STAFF MEMBER: Marcus Lemasters, Director COMMENTS: 1. Frederick County Code, Chapter 56, Buildings, Numbering of; Roads, Naming of, 56-4: "Any master development plan, subdivision plan, or site plan submitted for review by the Department ofPlanning and Development shall also be submitted to the Department of Geographic Information Systems to review proposed road names and road name requirements." A. The Department of GIS is not required to review Re -zoning Requests or Re -zoning Proffer Statements. B. Chapter 56 of the County Code does not specifically state that road names are required in a Master Development Plan (MDP), but allows GIS to review a plan if it does present roadways and road names. MDP requirements are set forth by the Department ofPlanning and Development. IfPlanning and Development mandates that road names are not required for a MDP, road names will be reviewed during the subdivision process of development. GIS reviews and comments on MDP information as provided. If road names are not presented, they cannot be checked against the Official Road Name List. Therefore no comment can be presented on the road names. The Department of GIS will comment on road layout if it affects or regulates road name suffixes, roadway and name breaks, and numbering. C. The County Code requires structure numbering to be assigned during the subdivision phase. Structure numbering is not complete until an appropriate road name has been assigned. Therefore a Certificate of Occupancy (CO) may not be issued without road naming being complete. 2. Noting comments stated in section 1, the following comments are given concerning the proposed MDP, dated 05/04/05: A. Warrior Drive and Lakeside Drive are continuations of existing roadways and names. 0 Villages at Artrip MDP Comments (Cont.) Page 2 B. Parkins Mill Road will not be accepted as a road name, It conflicts with roadways and names already in the system, and is not considered an extension of an existing roadway name C. The potential for up to 21 road names has been noted. D. Any "Private Road" that is the primary entrance for four or more properties must be named before numb ering/addressing can be completed. E. This MDP is presented as a suburban setting and not a viral setting. Therefore, future road name with such suffixes as Road, Lane, Loop, Trail, Bypass, Grade, Highway, Interstate, Overlook, Pike, and Turnpike will not be accepted into the system. F. Acceptable road name suffixes for this development include Alley, Avenue, Boulevard, Circle, Court, Drive, Place, Plaza, Square, Street, Terrace, and Way. 3. The Department of GIS maintains a current Official Street Name List in the department's web page within the Frederick County web site. Future names maybe checked against this list to avoid duplication and possible rejection. Chapter 56 of the Frederick County Code contains the regulations and requirements for naming new roadways. This information may also be found in the GIS Department's web pages. ,8 Frederick County Planning and Development, 107 North Kent Street, Winchester, VA 22601, (540)665-5614 • Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Inspections Department Mail to: i Hand deliver to: Frederick County Inspections Department 4th Floor Attn: Building Official 107 N. Kent Street 107 N. Kent Street Winchester, VA Winchester, Virginia 22601 (540) 665-5650 Please fill out the information as accurately as possible in order to assist the Inspections Department with their review. Please attach one (1) copy of the NMP with this sheet. Applicant's Name: Winchester Artrip LLC Address: c/o Dewberry Attention: David L. Frank 611 West Jubal Early Drive, Bldg B, Suite C Phone Number: 540-678-2700 Winchester, VA 22601 Name of development and/or description of the request: The Villlages at Artrip Location of property: Tax Map 75—((A)), Parcel 99A. One mile west of I-81, 3/4 mile north of Tasker Road (VA Route 649) _ and 150' north of Fair Lawn Court (VA Route 1176). Frederick County Inspections Department's Comments: /42 Ga ��+ ,,, �� �1Q,,, e1 �� to — Frederick County Inspections Department use only Date received Review Number: ` 2 4 5 (please circle on c, Date reviewed Datc al�pi ved .5 Revision required i Si -nature Date 23 R E CE,gVr . tlil,PXRIN i",rJlMlY • • 0 Frederick County, Virginia Master Development Plan Application Package Reciuest for Master Development Plan Comments Frederick County Sanitation Authority Mail to: i Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, Virginia P.O. Box 1877 (540) 868-1061 Winchester, Virginia 22604 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name: Winchester Artrip LLC Address: c/o Dewberry Attention: David L. Frank 611 West Jubal Early Drive, Bldg B, Suite C Phone Number. 540-678-2700 Winchester, VA 22601 Name of development and/or description of the request: The Villlages at Artrip Location of property: Tax Map I-81, 3/4 mile and 150 north 75—((A)), Parcel 99A. north of Tasker Road of Fair Lawn Court ( Frederick County Sanitation Authority's Comments: Page 22 One mile west of (VA Route 649) A Route 1176). • 0 Frederick County, Virginia Master Development Plan Application Package Request for Master Development Plan Comments Frederick County Sanitation Authority Mail to: i Hand deliver to: Frederick County Sanitation Authority 315 Tasker Road Attn: Engineer Stephens City, Virginia P.O. Box 1877 (540) 868-1061 Winchester, Virginia 22604 Please fill out the information as accurately as possible in order to assist the Frederick County Sanitation Authority with their review. Please attach two (2) copies of the MDP with the sheet. Applicant's Name: Winchester Artrip LLC Address: c/o Dewberry Attention: Michael T. Wiley 611 West Jubal Early Drive, Bldg B, Suite C Phone Number: 540-678-2700 Winchester, VA 22601 Name of development and/or description of the request: The Villlages at Artrip Location of property: Tax Ma 75— A , Parcel 99A. One mile west r r�� ) .f I-81, 3/4 mile north of Tasker Road (VA Route 649) and 150' north of Fair Lawn Court (VA Route 1176). Frederick County Sanitation Authority's Comments: 1. Tu n,rr araa MJW dna¢ not Al low, water and sewer lines in }pi r ri g —ofy 2. You will need to rim a hydraulic model for the water systems A ha er distribution line maybe required. 3. Connections to existing water lines from adjacent subdivisions may be require a�ederick County Sanitation .Authority 11sconlN D ltc icc�iv d K(!,vic%v dumber: 12 , } (pl ,eirclz nc) Date revic%ved Dato approved Rey requira( i Si�,tmture and Dat 4 Page 22 iL. � I NOV 1 5 2004 D *b , ` 1:Y Dewberry Transmittal , MAY 611 West Jubal Early Dr. Bldg B Suite C, Winchester, VA 22601 ! - - L Phone 540.678._2700 FaX 9�1(3:6`98._2703703 Atlanta, GA 9 Fairfax, VA Gaithersburg, MD -1 Manassas. VA ❑� Chicago, IL IN Leesburg, VA M Baltimore, MD 0 Fredericksburg, VA Lanham, NID 0 Winchester, VA o: Frederick County Sanitation Authority bate: i 5/6/2005 1 Project No: i1276014 '.O. Box 1877 !Project Name: Viiliages at Artrip Winchester VA 22604 Whitacre i Reference: Carbon Copy: We Transmit: the following: for: Ful as per your request prints ❑ your approval -311 1under separate cover ® specifications ® your review and comment ® by mail F change order ® your file/use © by messenger ® shop drawings revision and submission ® by pick up ® reproducibles 0 distribution by ovemight ® samples 02-1 •Q carrier 52 product literature i] ® computations ❑V descriptions as requested by as approved by It as submitted for approval by ® please acknowledge receipt of enclosures 0 return enclosures to us Copies: Date: I Number: Description: —� 1 5/6/2005 11VIaster Development Plan 1 5/6/20051 Proffers Statement 1 1 5/6/2005 Comment Response Letter If enclosures are not as noted, please notify us at price Transmittal # 4509 Sent berry & Davis LLC is an equal opportunity employer and, as such, complies with ion of Executive Order 11246 as amended by Executive Order 11357. .. Dewberry 10 The Villages alArtrip Rezoning Application, Impact Analysis Statement and Master Development Plan • SECTION 7 PROPERTY TAX RECEIPT • C, • Ll T A X R E C E I P T - Y E A R 2 0 0 4 FREDERICK COUNTY C. WILLIAM ORNDOFF, JR P.O. BOX 225 WINCHESTER VA 22604-0225 2004 REAL ESTATE TAXES 169.01 ACRES Land: 760500 WINCHESTER ARTRIP, LLC C/O THE TOWER COMPANIES 11501 HUFF CT N BETHESDA, MD 20895 1043 Ticket ##:00372480001 Date 5/24/2004 Register: JKM/JK Trans. #: 15163 Dept # RE200401 ACCT# 31977 Previous 75 A 99A Balance $ Acres: 169.01 Principal Being Paid $ Imp: 0 Penalty $ Interest $ Amount Paid $ *Balance Due as of 5/24/2004$ Check 2879.86 Pd by WINCHESTER ARTRIP, LLC ANY BALANCE DUE DOES NOT INCLUDE PENALTY AND INTEREST 2775.83 2775.83 .00 .00 2775.83 m # BK OF NY (DUPLICATE) @C Dewberry 1 40 s The Villages atArtrip Rezoning Application, Impact Analysis Statement and Master Development Plan SECTION 8 APPENDICES U • The Villages atArtfip Rezoning Application, Impact Analysis Statement and Master Development Plan U -I APPENDIX A PROPERTY DEED 0 sa 1 p c �.-- g<A A. arj 1 ?'G- 1 I THIS DB&D, made and dated this j "'u day of May, 1989. by ,rn R. 6RTRIP, husband and rnd between R F ARTRIP JR. and B` wife, parties of the first pert, hereinafter celled the Grantors; �iltl:ga�� ARTEIF L•rHITED 7'RT`itsASHIP. a Virginia limited partuarehip, party of the second part, herein after called the arantae; and DAVID B. Hot,LIDAY, homme sole, party of the third part. WITNSSSETAs That for and in consideration of the sum of Ten Dollars and other good and valuable consideration, the receipt of which is hereby acknowledged, the Grantors dlo grant and -convey, - with General warranty and English covenants of title unto the Gre73tea, in fee simple, all the following described real estates ?RAC? ONE: All of that certain :.ra-c t of land of way, together with all rights, rights thereunto improvements and appurtenances belonging, situated in Shawnee Magisterial District, Frederick County, Vir^,inia, containing 169.009 acres, as described by boundary survey drawn by Carl J. Rinker, C.'-.S. , dated February 17, 2989, revised April 28. 1989, and designated theca as "Tract 1", attached hereto and ,wade a part hereof by this reference; and being a portion of the parcel conveyed to tho male Grantor herein by deed of Hugn G. Sloneker at ux dated August 20, 1962, of recorJ in the Clerk's Offica of the Circuit Court of Frederick CouritY, Virginia in Deed Book gel at page 221. T-KACT TWO: All of that certain tract of way, Mend ta;,ather with all rights, rights o improvements and appurtenanceu thereunto belonging, situated in Shawnee Kegistse:ill District, Frederic: County, Virginia, containing 0.915 acres, as described by boundary survey drawn by Carl J. Rinker, C.L.B., lated February 21, 1989. and designated thore as "Tract 2', attachsd 11 i 7 1 VGh 18 part hereof by thLB rof r Gad zmbd* a the Gr4Lnto t" 84UW parcel C*Uveywd to even dot: PaLiho Of bervin, by 4044 of I the ifeie7►it�� pi record in the Clerk*@ Office of county. Virginia circuilt court of Frederick C 3M."lately prior hereto. instruments ar%d aforesaid ie=stet3oe is hereby Rode to the W-7 7 7 contained for Nor* particular descriptions therein cont w.. ty hereby cOD07*4* RAM,t'rHxt Nk�Wr '7- ,0"ts, rights Of all samemen is made subject to the subject property.ffecting lotse of r—Ord. a �X"tr ct ..V.Vr&Ators hereby reserve unto tha.91voo, their heirs and of right-Of- on_exclusive oasoments re than two D I t f."bich shall be more than sixty (60 feet Ride, to installation to be used 11) for future utility J RFC Zi-*iM..C"v8y*d property Co Grantors' adjacent retained to and egress from said ingress future Irty over the heroin conveyed property. The the GronL66*9 inod by z esse"Ints shall b-a dzter� i. ...202tant when the master devolOPM6nt plan fox the �yareel is prvpsr&d• and said *ascmontz shall be shorn OD &.a y Frederick 'rOun* 7 t*4---� - , submitted for Approval b at and when submi i titAia a joir2ing in .74i P as 07idenced by hi t the third part, !7'TW'W. 1 0 this i"trus, all ent, hereby rel8aleow and convoys ,; = w: - 1 � i�17 �� 4 1 RR t C _� ' r, f �' �, j fi '- - _ � _ � =1 - p 1 _- ` •t�� i f y •� i � �{ - •: r ,� 'ys - -:l �` - ~ — -, �_...,. .� • - _ +�. ., _ _� "'3, > � '�' 1 ` d �....t.^� s �� .; tom; a _.-_; �: r���' r. ex 7 13 PC k 2 I 7it ej c CA 1,3 % 03 -r.,% J-o IS 4 r 0- -T-9-3 0 J^OU?40 0.%;000 pffacc ooar io Ae. 44, VO 4a. ju. sad ;to, i P-9 .0 r -0,,o 400*A;:,g Jf loo *4rAS'dSW M6.SW JSiti G-A 04- A& r tiffv* 4 8,0 ,Mop pe4cod4joix 4468014a ALAL 4,m r4o pi as a 15,0" m v4d j4rb*cvda4 mAV of AL Pogrio,f of rote 4 g r-e ip, JLee 4T.tIS PtoPCtir� 4.oc4re.0 qaour wthcs dowrV o.gar of r HA , ci -,X W, pta6rC49 rd cs pe c,- 4,c U,4= nior., COW6 r4v4rC4D -14 f,BLO•00"arj" prspamt by CARL J. RINKER AND ASSM. LAWnRS ROW W V OOE)STOM VA- 226(A swig 3woi pH 703-459-4715 Z17) (D SID r tl)u- a CART. --;. & ASSOCiA'fi&"4 2 I Lend Surti vw • Ery4w--s Lmd Manner, Lswywn' Fiuur Thal• (2) tracts of land Are located about 4% miles Southeast of the City of YLachester. Shawnee Kagiacerial District, Frederick County. Virginia and are described by metae r.: b*"*" as fellowsl TRACT-1 beginning at an iron rod found at a corner with Tract-2 and Vernon L. Lic-bUtert thence with the said Lichliter!e line and continuing with eleanor Jackson Burleson. at. sls. lines H 13' 12' 28" t 19984.93 feet to as iron rod eat► thence 82' 46' +, 02" 8 361.34 foot to an iron rod Asti thence 8 "0 30' 39" 8 408.69 feet to a 38" `•t_ doobla black oak tree found at a corner with V. F. Artrip. Jr.'s other lands thence ' with the wait Artrlp'e liana a 60. 21, 070-9 .1.011.53 coot to -.a 22".doubts shastont oesk tresf thence 8 620 SS' 330`1 829.34 feet to a 16" sla tree) thence 8 71e 14' 370 g { l.11S.gl root to a 10" wb1ts oak tzee toaad at a corner with Janes 9. Stafford..Jr.1 thence with the said stafford'a liaee S 36' 19' 46" V .174.84 feet to an iron red load i ". r? at an eagle in the old fenced thenee•0 36' 39' 10k Y 341.02 feet to a wood laaoa post fou"I tS.iata S 19' "' 14" V 71.43 fast to as iron rod sots thence 2 19' 03' SO" Y 740.16 :oot to as iron rod Doti the*" 8 170 13' 22" V 409.60 toot to a wood ,. fences post loomdi thence S 16' 25' 16" Y 443.66• teat to a 10" pies tree cored at IS fence corner. a corner with land claimed by Ralph Yakaasa{ thence with the said dakeswa'r lines 8 89' 33' 00" W 143.60 feet to a 12" w6ita oak csse thence H 78' 678,W V 18.27 loo'_ t a a.12" white eak tow{ thence S 86' 14' 31" Y 363.71 coot to Qa, '`. a fence post fovadt thence with another of the said Vaksesa'e liras and continuing �?; �. • with the Frederick County Sanitation Authority and another of. the wtd VakaBM's 11mog, ■ 34' 03' 43" Y 1.760.64 feet te, as Joe to found at a tonnes with Iraq-+2; thaaca t _ vita a Iles& oY the said Tract-2 • 53" 22' 34" p 1.009.22 IIwt to the pint of cad ,,.,otsjuing; 169.0" Act" more o: leave. 6 "Vs 324!1 p V-15-ak"Im 'n assoc. �RSS ROW nix YOCK VA. 22E54�;,�'„� " PH 703-459-4715 The Villages at Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan May 20, 2005 0 APPENDIX B WETLAND DELINEATION REPORT 0 • The Villages art Artrip Rezoning Application, Impact Analysis Statement and Master Development Plan APPENDIX B WETLAND DELINEATION REPORT • • i 4 "Fyn . . ♦ . .;:.. sYs 4- : £IL c xi, Sl y�� y' t Y2Fn`F3 cf-YINV1, WETLAND DELINEATION REP( ARTRIP PROPERTY * ray. FREDERICK COUNTY, VIRGIN ECS PROJECT NO.21-8232-A FOR ARTRIP LIMITED PARTNERSHIP c/o THE TOWER COMPANIES • APRIL 239 2004 ENGINEERING CONSULTING SERVICES, LTD._ Geotechnical o Construction Materials ® Environmental Mr. Charles Segerman, P.E. Artrip Limited Partnership c/o The Tower Companies 11501 Huff Court North Bethesda, Maryland 20895 April 23, 2004 RECEIVED E R 2 6 2004 Dewberry -Winchester ECS Project No. 21-8232-A Reference: Wetland Delineation Report, ARTRIP Property, Frederick County, Virginia. Latitude: 39' 06' 30" N Longitude: 780 10'22" W Dear Mr. Seger -man: Engineering Consulting Services (ECS) is pleased to present this detailed wetland delineation report for the above -referenced project. A detailed delineation entails the gathering of appropriate field data according to the 1987 U. S. Army Corps of Engineers (USACE) Wetland Delineation Manual, field flagging and mapping of wetland and stream boundaries located on -site, preparation of a final report, and request to the USACE for confirmation and jurisdictional determination of U. S. Waters including wetlands identified on -site. Submission to the USACE for confirmation will be done with your permission. INTRODUCTION The ARTRIP Property project site is approximately 170+/- acres situated north of Fair Lawn Court in Frederick County, Virginia (Figure 1-1). The terrain of the project site consists of gently rolling hills and steep ravines, and is within the Opequon River drainage basin (Figure 1-2). Currently, the site is vacant with no indications of present use. SECONDARY INFORMATION Secondary Information entails the background research and review of recorded data and mapping pertaining to the project site. Resources include but are not limited to the: • U. S. Geological Survey (USGS) Topographic Map, Stephen City Quadrangle, Revised 1986 • U. S. Fish and Wildlife Service (USFWS), National Wetlands Inventory Map, Stephen City Quadrangle (On-line Interactive Mapper) • Frederick County Soil Survey, Natural Resources Conservation Service (MRCS) -026 Thunderbolt Place, Suite 100, Chantilly, VA 20151 e (703) 471-8400 • FAX (703) 834-5527 • www.ecslimited.com Aberdeen, MD* • Atlanta, GA - Austin, TX • Baltimore, MD • Chantilly, VA - Charlotte, NC • Chicago, IL • Dallas, TX Danville, VA • Frederick, MD • Fredericksburg, VA • Greensboro, NC - Greenville, SC • Norfolk, VA - Orlando, FL • Raleigh, NC Richmond, VA • Roanoke, VA • San Antonio, TX - Williamsburg, VA Wilmington, NC • Winchester, VA* • York, PA* *Testing Services Only 11 a 4 Not to Scale Artrip Property Fair Lawn Court Frederick County, VA 4/2004 I• Engineering Consulting Services, Ltd. 14026 Thunderbolt Place Chantilly, VA 20151 .fl Figure 1-1 DeLorme Mapping 1993 Project Area Location Map ECS Job# 21:8232A k7 r 11QL to acme Artrip Property Fair Lawn Court Frederick County, VA 4/2004 • Engineering Consulting Services, Ltd. 14026 Thunderbolt Place Chantilly. VA 20151 Figure 1-2 USGS Topo Map Stephen City Quad. ECS Job# 01:8232A r. Artrip Limited Partnership ECS Project No. 21-8232-A April 23, 2004 Page 2 The USGS quad map shows an elevation of 650 feet above mean sea level (MSL) in the southern portion along an un-named tributary of Opequon Creek, 720 feet above MSL in the central portion, and 700 feet above MSL in the northern portion. The project area drains to the north to Opequon Creek and to the south to a tributary of Opequon Creek. The drainage divide is located in the central portion of the site. The NWI map depicts the pond in the central portion of the site, no other wetland or stream features are indicated on the NWI map within the -property boundaries. The soil survey indicates that the site is underlain.primarily by Berks channery silt loam, Clearbrook channery silt loam, and Weikert-Berks channery silt loam. None of the soils in Frederick County, Virginia are classified by the NRCS as hydric. FIELD INVESTIGATION Fieldwork was conducted during April 2004 using the Routine Determination Method as outlined in the 1987 Corps of Engineers Wetland Delineation Manual: Wetland flags were placed in the field by ECS and sequentially numbered to provide an onsite record of the location of wetlands and other waters subject to the jurisdiction of state and federal agencies. The data sheets used in this investigation are attached, along with the Delineation Map showing data point locations, and the approximate wetland and waters boundaries subject to the jurisdiction of state and/or federal. agencies. Surveyed boundaries of the wetlands are available at Dewberry, LLC, Winchester. Office. In addition, a photographic log .of representative wetland and waters is attached. FINDINGS ECS has identified and located seven wetlands and 4 streams. Wetlands identified on the project site are classified as palustrine emergent (PEM), palustrine scrub/shrub (PEM/SS), and palustrine forested (PFO). Wetland vegetation is dominated by green ash (Fraxinus pennsylvanica), seedbOX (Ludwigia x lacustris), Frank's sedge (Carex franki.0, and soft rush (Juncus effuses). The main source of hydrology for these wetlands includes ground water fluctuation and surface runoff. The wetlands are underlain by Berks channery silt loam and Weikert-Berks channery silt loam. REGULATORY DISCUSSION The USACE-Norfolk District and the Virginia Department of Environmental Quality (DEQ) recently implemented the State Programmatic General Permit (SPGP) to streamline the permit process and avoid duplicity of agency review. For those projects impacting less than 0.5 acre of non -tidal wetlands and/or less than 300 linear feet of stream bed (SPGP 1 — Category A), DEQ will be responsible for review and authorization. For those projects impacting up to 1.0 acre of non -tidal wetlands and 300-2,000 linear feet of stream bed (SPGP '1 — Category B), both DEQ and the USACE will review these projects and make independent permit decisions. Notification of potential impacts should.be filed with DEQ by completing Artrip Limited Partnership ECS Project No. 21-8232-A April 23, 2004 Page 3 • the Virginia Water Protection General Permit Registration Statement. Upon receipt of the completed registration statement, resource agency review will be initiated. Compensatory mitigation for unavoidable impacts to non -tidal waters and wetlands will generally be provided at a ratio of 2:1 for forested wetlands, 1.5:1 for scrub/shrub wetlands, 1:1 for emergent wetlands, and 1:1 for streams. Mitigation can include: the purchase or use of mitigation bank credits; wetland preservation; associated upland buffers, and in -lieu -fee contribution to the Virginia Wetland Restoration Trust Fund. PROCEEDINGS Upon your request, we will contact the USACE to schedule a field meeting to conduct a wetlands and waters boundary confirmation and jurisdictional determination. This process takes an average of two to three weeks depending on the availability of USACE personnel. After the boundaries of the wetlands and waters .have been. confirmed by the USACE, we suggest that the areas be surveyed for future planning purposes and be submitted to the USACE as a final record. Once we have determined potential impacts we can assist you with Permitting options. For now, we would suggest that a protected species records review and a historical records review be conducted for the project site. ECS would like to..thank Artrip Limited Partnership for the opportunity to provide you with this wetland delineation. We look forward to assisting you further with this project and other environmental concerns you may have. If you have any questions, please feel free to. contact me at 703-810-1317 (office) or 571-641-0376 Sincerely, ENGINEERING CONSULTING SERVICES, LTD. J es D. Su vironmental Group Manager cc: Mike Wiley - Dewberry, LLC (JPF/plg/environ/wetland projects/ifiorello/files/21-winchesteroffice/21-8232-A) DATA SHEETS • LEGEND �K Wetland 1 Waters of the United States I DPl Data Points --- _— - --- , FM r � � /---------- \ \1 to-___" _5,_ lF� �`'(�e`.: ____ ,e 1 ems-__-^ =k "i•�_��� � .�'�� ':�`` •:'M� - i 1`\I� 111 r ; `�,�ia��_-:.. �i � 1 r /� � '/� .� / -�+;, --_ ' � --=m.` =_� 1:y`i_�- ♦.•Z'a 7,F's's��_di- `�' - -%�`-' __ _ fs-_` J �`+-, -- �_, _ r /f�/ !y�I. ---?6rt � 'r: "'v.l ;, - .': ---- �� ,,✓ 11 - _�.:�:77� � ` H" ' r' -�� ,�` " ��''x � yi'�= ' ' ----=-- / "/'i 'G.'►' S"��-. lam_- r. :1 -_- _ ,-:``ll� -� r; '/; / `-` "`t1 -tea„ ;�_-` `.` �.11,11 ,11 , ,'./:�- ='� ,\.'===- ���:•,a I 'll� �nr /;.- �. 14_ �::`♦ie` ---`` ; , 1 1\\'3�-�? �''�� ��'� ; r `, I I'' %i -^ `�i l i ♦�`-_-��,' ,• •\ , , •, , r /Il '4 iri' -- \a\• iii /�'�__��.- r Ii __ _�:n -iii• i. 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IIA /\'rl \ �� � �I /j �, J`;�_� y/ llr-1 �' - I/I�ii' , ''q�.,-�--r-�--^—< `-_ •_i ;; ; �, t„`\�: �'Y.>ti-` _ ,. _I,r,;: � ,\ I r; �•;�:= � J �; 1 ; i P, '�_ sue- • .iii%.__ _- =" ' 11' ";`fin••_ -' --tf.' re COO w bo O aU tj C Q Cd w „ b w w DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) i VEGETATION U ect/Site ARTRIP PROPERTY Date 04/08/04 licant / Owner. Mr. Charles Segerman, P.E., Artrip Limited Partnership County FREDERICK Investigator JPF + RJC State VA Do Normal Circumstances exist on the site? ® Yes ❑ No Community ID PEM Is the site significantly disturbed (Atypical Situation)? ❑ Yes ® No Transect ID Is the area a potential Problem Area? (If needed, explain on reverse) ❑ Yes ® No Plot ID DP 1 Explanation of atypical or problem area: Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator Carex frankii H OBL Ludwigia x lacustris H OBL Mimulus guttatus H OBL. Toxicodendron radicans V FAC nt of Dominant Species that are OBL, FACW, or FAC (excluding FAC-): 75% Hydrophytic vegetation presentT ® Yes ❑ No Rationale for decision/Remarks: ❑ Less than 50% dominance of hydrophytic plant species. ® Greater than 50% dominance of hydrophytic plant species. HYDROLOGY ❑Recorded Data (Describe in Remarks) ❑ Stream, Lake, or Tide Gauge ® Aerial Photographs ❑ Other No Recorded Data Available d FIELD OBSERVATIONS Depth of Surface Water Depth to Free Water in Pit Depth to Saturated Soil WETLAND HYDROLOGY INDICATORS Primary Indicators: ® Inundated ❑ Saturated in Upper 12 Inches ❑ Water Marks ❑ Drift Lines ❑ Sediment Deposits ® Drainage Patterns in Wetlands 2.0 (in) Secondary Indicators (2 or more Required): ❑ Oxidized Root Charnels in Upper 12 Inches ❑ Water -Stained Leaves 1.0 (in) ❑ Local Soil Survey Data ❑ FAC-Neutral Test 1.0 (in) ElOther (Explain in Remarks) TWiand hydrology present? ® Yes ❑ No Rationale for decision/remarks: ❑ No indicators of wetland hydrology. ® Sufficient evidence of wetland hydre Project Name: ARTRIP PROPERTY SOILS Community ID: PEM Plot ID: DPI ff E Map Unit Name (Series and Phase): Clearbrook Channery Silt Loam Drainage Class: poorly drained Taxonomy (Subgroup): Field Observations Confirm Mapped Type? ® YES ❑ NO PROFILE DESCRIPTION Depth Matrix Color Mottle Colors Mottle Texture, Concretions, inches Horizon ( (Munsell Moist) (Munsell Moist) Abundance/Contrast Structure, etc. 0-12 A/B 1OYR 6/2 7.5YR 6/8 25% SILT LOAM HYDRIC SOIL INDICATORS: ❑ Histosol ❑ Concretions ❑ Histic Epipedon El -High Organic Content in Surface Layer in Sandy Soils ❑ Sulfidic Odor ❑ Organic Streaking in Sandy Soils_ ❑ Aquic Moisture Regime ❑ Listed on Local Hydric Soils List ❑ Reducing .Conditions ❑ Listed on National Hydric Soils List ❑ Gleyed or Low-Chroma Colors ❑ Other (Explain in Remarks) dric soils present? Rationale for decision/Remarks: ® Yes ❑ No El Chroma of 2 or greater without mottles. ® Chroma of 2 with mottles ❑ Chroma greater than 2 with mottles. ❑ Chroma of 1 with or without mottles Remarks: WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes ❑ No Is this Sampling Point Within a Wetland? ® YES ❑ NO Wetland Hydrology Present? ® Yes ❑ No Hydric Soils Present? ® Yes ❑ No Remarks: DATA FORM — ROUTINE WETLAND DETERMINATION i Page 2 DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) u Oect/Site ARTRIP PROPERTY Date 04/08/04 licant / Owner Mr. Charles Segerman, P.E., Artrip Limited Partnership' County FREDERICK Investigator JPF + RJC State VA Do Normal Circumstances exist on the site? ® Yes ❑ No Community ID UPLAND Is the site significantly disturbed (Atypical Situation)? ❑ Yes. ® No Transect 1D Is the area a potential Problem Area? (If needed, explain on reverse) ❑ Yes ® No Plot ID DP 2 Explanation of atypical or problem area: VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator Arthraxon hispidus H NI Cirsium horridulum H FACU- Solidago altissima H FACU- Blephilia hirsuta . H FACU- cent of Dominant Species that are OBL, FACW, or FAC (excluding FAC-): 0% Hydrophytic vegetation present? ❑ Yes ® No Rationale for decision/Remarks: ® Less than 50% dominance of hydrophytic plant species. ❑ Greater than 50% dominance of hydrophytic plant species. HYDROLOGY ❑Recorded Data (Describe in Remarks) WETLAND HYDROLOGY INDICATORS ❑ Stream, Lake, or Tide Gauge Primary Indicators: ® Aerial Photographs ❑ Inundated ❑ Other ❑ Saturated in Upper 12 Inches ❑ Water Marks ❑ No Recorded Data Available ❑ Drift Lines ❑ Sediment Deposits FIELD OBSERVATIONS ❑ Drainage Patterns in Wetlands Depth of Surface Water 0.0 (in) Secondary Indicators (2 or more Required): ❑ Oxidized Root Channels in Upper 12 Inches ❑ Water -Stained Leaves Depth to Free Water in Pit 0.0 (in) ❑ Local Soil Survey Data ❑ FAC-Neutral Test El Other (Explain in Remarks) �. pth to Saturated Soil 0.0 (in) r (ex lain): wetland hydrology present? ❑ Yes ® No Rationale for decision/remarks: ® No indicators of wetland hydrology. ❑ Sufficient evidence of wetland hydrology. Project Name: ARTRIP PROPERTY SOILS Community ID: UPLAND Plot ID: DP2 a Map Unit Name (Series and Phase): Clearbrook Channery Silt Loam Drainage Class: poorly drained Taxonomy (Subgroup): Field Observations Confirm Mapped Type? ❑ YES ® NO PROFILE DESCRIPTION Depth Horizon Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Structure, etc, 0-12 AB IOYR 5/4 - - SANDY SILT HYDRIC SOIL INDICATORS: ❑ Histosol ❑ Concretions ❑ Histic Epipedon ❑ High Organic Content in Surface Layer in Sandy Soils ❑ Sulfidic Odor ❑ Organic Streaking in Sandy Soils ❑ Aquic Moisture Regime ❑ Listed on Local Hydric Soils List ❑ Reducing Conditions ❑ Listed on National Hydric Soils List ❑ Gleyed or Low-Chroma Colors ❑ Other (Explain in Remarks) ric soils present? Rationale for decision/Remarks: ❑ Yes ® No ❑ Chroma of 2 or greater without mottles. ❑ Chroma of 2 with mottles ❑ Chroma greater than 2 with mottles. ❑ Chroma of 1 with or without mottles Remarks: WETLAND DETERMINATION Hydrophytic Vegetation Present? ❑ Yes ® No Is this Sampling Point Within a Wetland? ❑ YES ® NO Wetland Hydrology Present? ❑ Yes ® No Hydric Soils Present? ❑ Yes ® No Remarks: DATA FORM — ROUTINE WETLAND DETERMINATION Page DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) '?ro ect/Site ARTRIP PROPERTY — � Date 04/15/04 plicant / Owner Mr. Charles Segerman, P.E., Artrip Limited Partnership County FREDERICK Investigator JPF + RJC State VA Do Normal Circumstances exist on the site? ® Yes ❑ No Community ID PEM/PSS Is'the site significantly disturbed (Atypical Situation)? ❑ Yes ® No Transect ID Is the area a potential Problem Area? (if needed, explain on reverse) ❑ Yes ® No Plot ID DP 3 Explanation of atypical or problem area: VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator Carex frankii H OBL Lobelia cardinalis H FACW+ Ilex verticillata H FACW+ Lonicera japonica H FAC- ent of Dominant Species that are OBL, FACW, or FAC (excluding.FAC-): 75% Hydrophytic vegetation present? ® Yes - ❑ No Rationale for decision/Remarks: ❑ Less than 50%. dominance of hydrophytic plant species. ® Greater than 50% dominance of hydrophytic plant species. HYDROLOGY . ❑Recorded Data (Describe in Remarks) ❑.Stream, Lake, or Tide Gauge ® Aerial Photographs ❑ Other LJ No Recorded Data Available FIELD OBSERVATIONS Depth of Surface Water I 1.0 (in) Depth to Free Water in Pit I 0.0 (in) to Saturated Soil I 0.0 (in) Wtland hydrology present? ® Yes ❑ No Rationale for decision/remarks: ❑ No indicators of wetland hydrology. ® Sufficient evidence of wetland hvdre WETLAND HYDROLOGY INDICATORS Primary Indicators: ® Inundated ❑ Saturated in Upper 12 Inches ❑ Water Marks ❑ Drift Lines ❑ Sediment Deposits ® Drainage Patterns in Wetlands Secondary Indicators (2 or more Required): ❑ Oxidized Root Channels in Upper 12 Inches ❑ Water -Stained Leaves ❑ Local Soil Survey Data ❑ FAC-Neutral Test ❑ Other (Explain in Remarks) Project Name: ARTRIP PROPERTY Colcnmunity ID: PEM/PSS Plot ID: DP3 SOILS Map Unit Name (Series and Phase): Berks Channery Silt Loam Drainage Class: well drained Taxonomy (Subgroup): Field Observations Confirm Mapped Type? ❑YES ®NO PROFILE DESCRIPTION Depth Horizon Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist (Munsell Moist). Abundance/Contrast Structure, etc. 0-4 A 1 OYR 4/2 - - SILT LOAM 4-12 . B 10YR 5/2 10YR 5/8 25% SILT LOAM HYDRIC SOIL INDICATORS: ❑ Histosol ® Concretions: Mg ❑ Histic Epipedon ❑ High Organic Content in Surface Layer in Sandy Soils ❑ .Sulfidic Odor ❑ Organic Streaking in Sandy Soils ❑ Aquic Moisture Regime ❑ Listed on Local Hydric Soils List ❑ Reducing Conditions' ❑ Listed on National Hydric Soils List ❑. Gleyed or Low-Chroma Colors ❑ Other (Explain in Remarks) O''dric soils present? Rationale for decision/Remarks: ® Yes ❑ No ❑ Chroma of 2 or greater without mottles. ® Chroma of 2 with mottles ❑ Chroma greater than 2 with mottles. ❑ Chroma of 1 with or without mottles Remarks: WETLAND DETERMINATION Hydrophytic Vegetation Present? ®Yes ❑ No Is this Sampling Point Within a Wetland? ® YES ❑ NO Wetland Hydrology Present? ® Yes ❑ No Hydric Soils Present? ® Yes ❑ No Remarks: DATA FORM — ROUTINE WETLAND DETERMINATION • Pag( DATA FORM ROUTINE WETLAND DETERMINATION .(1987 COE Wetlands Delineation Manual) —Project/Site ARTRIP PROPERTY Date 04/15/04 plicant / Owner Mr. Charles Segerman, P.E., Artrip Limited Partnership County FREDERICK Investigator JPF + RJC State VA Do Normal Circumstances exist on the site? . ® Yes ❑ No Community ID UPLAND Is the site significantly disturbed (Atypical Situation)? ❑ Yes ® No Transect ID Is the area a potential Problem Area? (If needed, explain on reverse) ❑ Yes ® No Plot ID DP 4 Explanation of atypical or problem area: VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator Lonicera japonica H FAC- Andropogon virginicus H FACU Rosa multiora H FACU cent of Dominant Species that are OBL, FACW, or FAC (excluding FAC-): 0% Hydrophytic vegetation present? ❑ Yes ® No Rationale for decision/Remarks: ® Less than 50% dominance of hydrophytic plant species. ❑ Greater than 50% dominance of hydrophytic plant species. HYDROLOGY . ❑Recorded Data (Describe in Remarks) ❑ Stream, Lake, or Tide Gauge ® Aerial Photographs ❑ Other LJ No Recorded Data Available FIELD OBSERVATIONS Depth of Surface Water I 0.0 (in) Depth to Free Water in Pit I 0.0 (in) to Saturated Soil I 0.0 (in) 1Wtland hydrology present? ❑ Yes ® No Rationale for decision/remarks: ® No indicators of wetland hydrology. ❑ Sufficient evidence of wetland hvdr4 WETLAND HYDROLOGY INDICATORS Primary Indicators: ❑ Inundated ❑ Saturated in Upper 12 Inches ❑ Water Marks ❑ Drift Lines ❑ Sediment Deposits ❑ Drainage Patterns in Wetlands Secondary Indicators (2 or more Required): ❑ Oxidized Root Channels in Upper 12 Inches ❑ Water -Stained Leaves ❑ Local Soil Survey Data ❑ FAC-Neutral Test ❑ Other (Explain in Remarks) Project Name: ARTRIP PROPERTY SOILS Community ID: UPLAND Plot ID: DP4 Map Unit Name (Series and Phase): Berks Channery Silt Loam Drainage Class: well drained Taxonomy (Subgroup): Field Ob servations Confirm Mapped Type? ® YES ❑ NO PROFILE DESCRIPTION Depth Horizon Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Muns(-,ll Moist) Abundance/Contrast Structure, etc. 0-3 A 10YR 3/2 - - SILT LOAM 3-16 B 10YR 5/4 - - GRAVELY LOAM HYDRIC SOIL INDICATORS: ❑ Histosol ❑ Concretions ❑ Histic Epipedon ❑ High Organic Content in Surface Layer in Sandy Soils ❑ Sulfidic Odor ❑ Organic Streaking in Sandy Soils. ❑ Aquic Moisture Regime ❑ Listed on Local Hydric Soils List ❑ Reducing Conditions ❑ Listed on National Hydric Soils List ❑ Gleyed or Low-Chroma Colors ❑ Other (Explain in Remarks) Odiric soils present? Rationale for decision/Remarks: ❑ Yes ® No ❑ Chroma of 2 or greater without mottles. ❑ Chroma of 2 with mottles ❑ Chroma greater than 2 with mottles. ❑ Chroma of 1 with or without mottles Remarks: WETLAND DETERMINATION Hydrophytic Vegetation Present? ❑ Yes ® No Is this Sampling Point Within a Wetland? ❑ YES ®NO Wetland Hydrology Present? ❑ Yes ® No Hydric Soils Present? ❑ Yes ® No Remarks: DATA FORM — ROUTINE WETLAND DETERMINATION Page DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) �oject/Site ARTRIP PROPERTY Date 04/15/04 plicant / Owner Mr. Charles Segerman, P.E., Artrip Limited Partnership County FREDERICK Investigator JPF + RJC State VA Do Normal Circumstances exist on the site? ® Yes ❑ No Community ID PEM Is the site significantly disturbed (Atypical Situation)? ❑ Yes ® No Transect ID Is the area a potential Problem Area? (if needed, explain on reverse) ❑ Yes ® No Plot ID DP 5 Explanation of atypical or problem area: VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator Carex frankii H OBL Ilex verticillata H FACW+ Agrostis alba H FACW cent'of Dominant Species that are OBL, FACW, or FAC (excluding FAC-): 100% Hydrophytic vegetation present? ® Yes ❑ No Rationale for decision/Remarks: []Less than 50% dominance of hydrophytic plant species. F ® Greater than 50% dominance of hydrophytic plant species. HYDROLOGY ❑Recorded Data (Describe in Remarks) WETLAND HYDROLOGY INDICATORS El. Stream, Lake, or Tide Gauge Primary Indicators: ® Aerial Photographs ® Inundated ❑ Other ® Saturated in Upper 12 Inches ❑ Water Marks ❑ No Recorded Data Available ❑ Drift Lines El Sediment Deposits FIELD OBSERVATIONS ® Drainage Patterns in Wetlands Depth of Surface Water 1.0 (in) Secondary Indicators (2 or more Required): ❑ Oxidized Root Channels in Upper 12 Inches ❑ Water -Stained Leaves Depth to Free Water in Pit 0.0 (in) ❑ Local Soil Survey Data ❑ FAC-Neutral Test ❑ Depth to Saturated Soil 0.0 (in) Other (Explain in Remarks) WEtland hydrology present? ® Yes ❑ No Rationale for decision/remarks: ❑ No indicators of wetland hydrology. ® Sufficient evidence of wetland hydrology. Project Name: ARTRIP PROPERTY SOILS Community ID: PEM Plot ID: DP5 Map Unit Name (Series and Phase): Berks Channery Silt Loam Drainage Class: well drained Taxonomy (Subgroup): Field Observations Confirm Mapped Type? ❑ YES ® NO PROFILE DESCRIPTION Depth Horizon Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Structure, etc. 0-4 A 1 OYR 4/2 - - SILT LOAM 4=12 . B lOYR 5/2 10YR 5/8 25% SILT LOAM HYDRIC SOIL INDICATORS: ❑ Histosol ® Concretions: Mg ❑ Histic Epipedon ❑ High Organic'Content in Surface Layer in Sandy Soils ❑ Sulfidic Odor ❑ Organic Streaking in Sandy Soils ❑ Aquic Moisture Regime ❑ Listed on Local Hydric Soils List ❑ Reducing Conditions' ❑ Listed on National Hydric Soils List ❑ Gleyed or Low-Chroma Colors ❑ Other (Explain in Remarks) ric soils present? Rationale for decision/Remarks: ® Yes ❑ No El Chroma of 2 or greater without mottles. ® Chroma of 2 with mottles El Chroma greater than 2 with mottles. ❑ Chroma of 1 with or without mottles Remarks: WETLAND DETERMINATION Hydrophytic Vegetation Present? ® Yes ❑ No Is this Sampling Point Within a Wetland? ® YES ❑ NO Wetland Hydrology Present? ® Ye$ ❑ No Hydric Soils Present? ® Yes ❑ No Remarks: ' DATA FORM — ROUTINE WETLAND DETERMINATION Page li DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) . Project/Site ARTRIP PROPERTY Date 04/15/04 pplicant / Owner Mr. Charles Segerman, P.E., Artrip Limited Partnership County FREDERICK Investigator JPF + RJC State VA Do Normal Circumstances exist on the site? ® Yes ❑ No Community ID UPLAND Is the site significantly disturbed (Atypical Situation)? ❑ Yes ® No Transect ID Is the area a potential Problem Area? (If needed, explain on reverse) ❑ Yes ® No Plot ID DP 6 Explanation of atypicalor problem area: VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator Cirsium vulgare H FACU- Rosa multiflora H FACU Andropogon virginicus H FACU Rubus arcticus. H NI lrcent of Dominant Species that are OBL, FACW, or F.AC (excluding FAC-): 0% Hydrophytic vegetation present? ❑ Yes ® No Rationale for decision/Remarks: ® Less than 50% dominance of hydrophytic plant species. ❑ Greater than 50% dominance of hydrophytic plant species. HYDROLOGY ❑Recorded Data (Describe in Remarks) ❑ Stream, Lake, or Tide Gauge ® Aerial Photographs ❑ Other LJ No Recorded Data Available FIELD OBSERVATIONS Depth of Surface Water Depth to Free Water in Pit to Saturated Soil WETLAND HYDROLOGY INDICATORS Primary Indicators: ❑ Inundated ❑ Saturated in Upper 12 Inches ❑ Water Marks ❑ Drift Lines ❑ Sediment Deposits ❑ Drainage Patterns in Wetlands 0.0 (in) Secondary Indicators (2 or more Required): ❑ Oxidized Root Channels in Upper 12 Inches ❑ Water -Stained Leaves 0.0 (in) ❑ Local Soil Survey Data ❑ FAC-Neutral Test 0.0 (in) ❑ Other (Explain in Remarks) Wetland hydrology present? ❑ Yes ® No Rationale for decision/remarks: ® No indicators of wetland hydrology. ❑ Sufficient evidence of wetland hydrologv. Project Name: ARTRIP PROPERTY Community ID: UPLAND Plot ID: DP6' SOILS Map Unit Name (Series and Phase): Berks Channery Silt Loam Drainage Class: well drained Taxonomy (Subgroup): Field Observations Confirm Mapped Type? ® YES ❑ NO Depth inches Horizon ( ) PROFILE DESCRIPTION Matrix Color Mottle Colors Mottle Texture, Concretions, (Munsell Moist) Munsell Moist). Abundance/Contrast Structure, etc. 0-3 A 1 OYR 3/2 - - SILT LOAM 3-16 . B IOYR 5/4 - - GRAVELY LOAM ❑ Histosol ❑ Histic Epipedon ❑ Sulfidic Odor . ❑ Aquic Moisture Regime ❑ Reducing Conditions ❑ Gleyed or Low-Chroma Colors HYDRIC SOIL: INDICATORS: ❑ Concretions ❑ High Organic Content in Surface Layer in Sandy Soils ❑ Organic Streaking in Sandy Soils ❑ Listed on Local Hydric Soils List ❑ Listed on National Hydric Soils List ❑ .Other (Explain in Remarks) dric soils present? ❑ Yes ® No -Rationale for decision/Remarks: ❑ Chroma of 2 or greater without mottles. ❑ Chroma of 2 with mottles ❑ Chroma greater than 2 with mottles. ❑ Chroma of 1 with or without mottles Remarks: WETLAND DETERMINATION Hydrophytic Vegetation Present? ❑ Yes ® No Is this Sampling Point Within a Wetland? ❑ YES ® NO Wetland Hydrology Present? ❑ Yes ® No Hydric Soils Present? ❑ Yes ®No Remarks: ' DATA FORM — ROUTINE WETLAND DETERMINATION 1• Page DA.TA.F'ORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) 97 —project/Site ARTRIP PROPERTY Date 04/15/04 plicant / Owner Mr. Charles Segerman, P.E., Artrip Limited Partnership County FREDERICK Investigator 7PF + RTC State VA Do Nominal Circumstances exist on the site? ® Yes [:]No Community ID PEM Is the site significantly disturbed (Atypical Situation)? [:]Yes ® No Transect ID Is the area a potential Problem Area? (If needed, explain on reverse) ❑ Yes ® No Plot ID DP 7 Explanation of atypical or problem area: VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator Carex frankii H OBL Ilex verticillata H FACW+ Agrostis alba H FACW Pycnanthemum flexuosum A H FACW Festuca pratensis H FACU- cent of Dominant Species that are OBL, FACW, or FAC (excluding FAC-): 80% Hydrophytic vegetation present? ® Yes ❑ No Rationale for decision/Remarks: ❑ Less than 50% dominance of hydrophytic plant species. ® Greater than 50% dominance of hydrophytic plant species. HYDROLOGY ❑Recorded Data (Describe in Remarks) ❑ Stream, Lake; or Tide Gauge ® Aerial Photographs ❑ Other No Recorded Data Available G FIELD OBSERVATIONS I Depth of Surface Water Depth to Free Water in Pit Depth to Saturated Soil '",Mtland hydrology present? Rationale for decision/remarks 1.0 (in) 0.0 (in) 0.0 (in) ® Yes ❑ No No indicators of wetland hydrology. Sufficient evidence of wetland hydra WETLAND HYDROLOGY INDICATORS Primary Indicators: ® Inundated ® Saturated in Upper 12 Inches ❑ Water Marks ❑ Drift Lines ❑ Sediment Deposits ® Drainage Patterns in Wetlands Secondary Indicators (2 or more Required): ❑ Oxidized Root Channels in Upper 12 Inches ❑ Water -Stained Leaves ❑ Local Soil Survey Data ❑ FAC-Neutral Test ❑ Other (Explain in Remarks) Project Name: ARTRIP PROPERTY Community ID: PEM Plot ID: I3P7 •• S®ILS Map Unit Name (Series and Phase): Berks Channery Silf Loam Drainage Class: well drained Taxonomy (Subgroup). Field Observations Confirm Mapped Type? ❑ YES PROFILE DESCRIPTION Depth Matrix Color Mottle Colors Mottle inches Horizon (Munsell Moist) (Mansell Moist) Abundance/Contrast 0-4 A 1 OYR 4/2 442 • B 10YR 5/2 1OYR 5/8 25% ❑ Histosol ❑ Histic Epipedon ❑ Sulfidic Odor ❑ Aquic Moisture Regime ❑ Reducing Conditions ❑ Gleyed or Low-Chroma Colors /1m Texture, Concretions, Structure, etc. SILT LOAM SILT LOAM HYDRIC SOIL INDICATORS: ® Concretions Mg ❑ High Organic Content in Surface Layer in Sandy Soils ❑ Organic Streaking in Sandy Soils ❑ Listed on Local Hydric Soils List ❑ Listed on National Hydric Soils List ❑ Other (Explain in Remarks) is soils present? ® Yes ❑ No tionale for decision/Remarks: ❑_Chroma of 2 or greater without mottles. ❑ Chroma greater than 2 with mottles. Remarks: WETLAND DETERMINATION Hyrophytic Vegetation Present? Wetland Hydrology Present? Hydric Soils Present? Remarks: 2 Chroma.of 2 with mottles ❑ Chroma of 1 with or without mottles ® Yes ❑ No ® Yes ❑ No Is this Sampling Point Within a Wetland? ® YES ❑ NO ® Yes ❑ No ' ATA FORM — ROUTINE WETLAND DETERMINATION Page 2 1 DATA FORM RODUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) —?roject/Site ARTRIP PROPERTY Date 04/15/04 / Owner Mr. Charles Segerman, P.E., Artrip Limited Partnership County' FREDERICK 7plicant Investigator JPF + RJC State VA Do Normal Circumstances exist on the site? ® Yes ❑ No Community ID UPLAND Is the site significantly disturbed (Atypical Situation)? ❑ Yes ® No Transect ID Is the area a potential Problem Area? (If needed, explain on reverse) ❑ Yes ® No Plot ID DP 8 Explanation of atypical or problem area: I VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator Cirsium vulgare H FACU- Rosa multiora H FACU Andropogon virginicus H FACU Orcent of Dominant Species that are OBL, FACW, or FAC (excluding FAC-): 0% rRationalerophytic vegetation present? ❑ Yes ® No o for decision/Remarks: ® Less than 50% dominance of hydrophytic plant species. ❑ Greater than 50% dominance of hydrophytic.plant species. HYDROLOGY ❑Recorded Data (Describe in Remarks) WETLAND HYDROLOGY INDICATORS ❑ Stream, Lake, or Tide Gauge Primary Indicators: ® Aerial Photographs ❑ Inundated ❑ Other' ❑ Saturated in Upper 12 Inches ❑ Water Marks ❑ No Recorded Data Available ❑ Drift Lines FIELD OBSERVATIONS ❑ Sediment Deposits ❑ Drainage Patterns in Wetlands Depth of Surface Water 0.0 (iri) Secondary Indicators (2 or more Required): ❑ Oxidized Root Channels in Upper 12 Inches ❑ Water -Stained Leaves I Depth to Free Water in Pit 0.0 (in) ❑ Local Soil Survey Data ❑ FAC-Neutral Test `Depth to Saturated Soil 0.0 (in) ❑ Other (Explain in Remarks) er (explain): etland hydrology present? El ® No Rationale for decision/remarks: ® No indicators of wetland hydrology. ❑ Sufficient evidence of wetland hydrology. Project Name: ARTRIP PROPERTY CommunityID: UPLAND Plot II): OPf SOILS -Map Unit Name (Series and Phase): Berks Channery Silt Loam Drainage Class: well drained Taxonomy (Subgroup): Field Observations Confirm Mapped Type? ® YES ❑ NO c Depth inches) Horizon 0-3 I A 3-16. —I} B PROFILE DESCRIPTION Matrix Color Mottle Colors Mottle 4unsell Moist) (Munsell Moist) Abundance/Contrast l OYR 3/2 10YR 5/4 Texture, Concretions, Structure, etc. SILT LOAM GRAVELY LOAM HYDRIC SOIL INDICATORS: ❑ Histosol ❑ Concretions . . I {] Histic Epipedon ❑ High Organic Content in Surface Layer in Sandy Soils ❑ Sulfidic Odor ❑ Organic Streaking in Sandy Soils ❑ Aquic Moisture Regime ❑ Listed on Local Hydric Soils List l .❑ Reducing Conditions ❑ Listed on National Hydric Soils List ❑ Gleyed or Low-Chroma Colors ❑ Other (Explain in Remarks) ric soils present? ❑ Yes ® No Rationale for decision/Remarks: ❑ Chroma of 2 or greater -without mottles. ❑ Chroma of 2 with mottles ❑ Chroma greater than 2 with mottles. ❑ Chroma of 1 with or without mottles Remarks: . WETLAND DETERMINATION Hydrophytic Vegetation Present? ❑ Yes ® No Wetland Hydrology Present? ❑ Yes ® No Is this Sampling Point Within a Wetland? ❑ YES ® NO Hydric Soils Present? ❑ Yes ® No Remarks: ' DATA FORM — ROUTINE WETLAND DETERMINATION r: Page I DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) Project/Site ARTRIP PROPERTY Date 04/15/04 plicant / Owner Mr. Charles Segerman, P.E., Artrip Limited Partnership County FREDERICK Investigator JPF + RTC i State VA Do Normal Circumstances exist on the site? ® Yes ❑ No Community ID PEM/PSS Is the site significantly disturbed (Atypical Situation)? ❑ Yes ® No Transect ID Is the area a potential Problem Area? (If needed, explain on reverse) ❑ Yes ® No Plot ID DP 9 Explanation of atypical or problem area: . VEGETATION I i Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator Carex frankii H OBL Ludwigia alata H OBL Juncus effusus H FACW+ Toxicodendron radicans V FAC '--:rcent of Dominant Species that are OBL, FACW, or FAC (excluding FAC-): 75% rophytic vegetation present? ® Yes ❑ No ationale for decision/Remarks: ❑ Less than 50% dominance of hydrophytic plant species. ® Greater than 50% dominance of hydrophytic plant species. HYDROLOGY ❑Recorded Data (Describe in Remarks) ❑ Stream, Lake, or Tide Gauge ® Aerial Photographs ❑• Other [_J No Recorded Data Available FIELD OBSERVATIONS Depth of Surface Water Depth to Free Water in Pit Depth to Saturated Soil Other (explain): land hydrology present? nale for decision/remarks 2.0 (in) 0.0 (in) . 0.0 (in) ® Yes ❑ No No indicators of wetland hydrology. Sufficient evidence of wetlanrl hvrlrr WETLAND HYDROLOGY INDICATORS Primary Indicators: ® Inundated ® Saturated in Upper 12 Inches ❑ Water Marks ❑ Drift Lines ❑ Sediment Deposits ® Drainage Patterns in Wetlands Secondary Indicators (2 or more Required): ❑ Oxidized Root Channels in Upper 12 Inches ❑ Water -Stained Leaves ❑ Local Soil Survey Data ❑ FAC-Neutral Test ❑ Other (Explain in Remarks) Community ID: PEM/PSS Plot ID: DP9 Project Naive: ARTRIP PROPERTY SOILS I Map Unit Name (Series and Phase): Clearbrook Channery Silt Loam Drainage Class: poorly drained Taxonomy (Subgroup): Field Observations Confirm Mapped Type? ® YES ❑ NO PROFILE DESCRIPTION Depth Matrix Color Mottle Colors Mottle Texture, Concretions, inches Horizon (Munsell Moist) (Munsell Moist) Abundance/Contrast Structure, etc. 0-12 B IOYR 4/2 10YR 5/6 15% SILT LOAM HYDRIC SOIL INDICATORS: ❑ Histosol ® Concretions Mg ❑ Histic Epipedon ❑ High Organic Content in Surface Layer in Sandy Soils ❑ Sulfrdic Odor ❑ Organic Streaking in Sandy Soils ❑ Aquic Moisture Regime ❑ Listed on Local Hydric Soils List ❑ Reducing Conditions ❑ Listed on National Hydric Soils List ❑ Gleyed or Low-Chroma Colors ❑ Other (Explain in Remarks) dric soils present? Rationale for decision/Remarks: ® Yes ❑ No ❑ Chroma of 2 or greater without mottles. Z Chroma of 2 with mottles ❑ Chroma greater than 2 with mottles. ❑ Chroma of 1 with or without mottles Remarks: WETLAND DETERMINATION Hydrophytic Vegetation Present? Yes ❑ No Is this Sampling Point Within a Wetland? ® YES ❑ NO Wetland Hydrology Present? ®-Yes ❑ No Hydric Soils Present? ® Yes ❑ No Remarks: DATA FORM — ROUTINE WETLAND DETERMINATION • Page DATA FORM ROUTINE WETLAND DETERMINATION (1957 COE Wetlands Delineation Manual) —�ject/Site ARTRIP PROPERTY Date 04/15/04 plicant / Owner Mr. Charles Segerman, P.E., Artrip Limited Partnership County FREDERICK Investigator JPF + RJC State VA Do Normal Circumstances exist on the site? ® Yes ❑ No Community ID UPLAND Is the site significantly disturbed (Atypical Situation)? ❑ Yes ® No Transect ID Is the area a potential Problem Area? (If needed, explain on reverse) ❑ Yes ® No Plot ID DP 10 Explanation of atypical or problem area: VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator Rosa multiora H FACU Andropogon virginicus H FACU Juniperus virginiana H FACU Diospyros virginiana H FAC- cent of Dominant Species that are OBL, FACW, or FAC (excluding. FAC-): 0% Hydrophytic vegetation present? ❑ Yes ® No Rationale for decision/Remarks: ®.Less than 50% dominance of hydrophytic plant species. ❑ Greater than 50% dominance of hydrophytic plant species. HYDROLOGY ❑Recorded Data (Describe in Remarks) WETLAND HYDROLOGY INDICATORS ❑. Stream, Lake, or Tide Gauge Primary Indicators: ® Aerial Photographs ❑ Inundated ❑ Other ❑ Saturated in Upper 12 Inches ❑ Water Marks ❑ No Recorded Data Available ❑ Drift Lines FIELD OBSERVATIONS ❑ Sediment Deposits ❑ Drainage Patterns in Wetlands Depth of Surface Water 0.0 (in) Secondary Indicators (2 or more Required): ❑ Oxidized Root Channels in Upper 12 Inches ❑ Water -Stained Leaves Depth to Free Water in Pit 0.0 (irl.) ❑ Local Soil Survey Data ❑ FAC-Neutral Test ❑ Other (Explain in Remarks) Y epth to Saturated Soil 0.0 (in) r (explain): etland hydrology present? ❑ Yes ® No Rationale for decision/remarks: ® No indicators of wetland hydrology. ❑ Sufficient evidence of wetland hydrology. Project Name: ARTRIP PROPERTY Community ID: UPLAND Plot ID: DP 10 SOILS I Zi Map Unit Name (Series and Phase): Clearbrook Channery Silt Loam Drainage Class: poorly drained Taxonomy (Subgroup): Field Observations Confirm Mapped Type? ❑ YES ® NO PROFILE DESCRIPTION Depth Horizon Matrix Color Mottle Colors Mottle Texture, Concretions, (inches (Munsell Moist) (Munsell Moist) Abundance/Contrast Structure, etc. 0-12 B 10YR 5/4 - - GRAVELY LOAM HYDRIC SOIL INDICATORS: ❑ Histosol ❑ Concretions ❑ Histic Epipedon ❑ High Organic Content in Surface Layer in Sandy Soils ❑ Sulfidic Odor ❑Organic Streaking in Sandy Soils ❑ Aquic Moisture Regime ❑ Listed on Local Hydric Soils List ❑ Reducing Conditions ❑ Listed on National Hydric Soils List ❑ Gleyed or Low-Chroma Colors ❑ Other (Explain in Remarks) Wric soils present? ❑ Yes ® No Rationale for decision/Remarks: ❑ Chroma of 2 or greater without mottles. ❑ Chroma of 2 with mottles ❑ Chroma greater than 2 with mottles. ❑ Chroma of 1 with or without mottles Remarks: WETLAND DETERMINATION Hydrophytic Vegetation Present? Wetland Hydrology Present? Hydric Soils Present? Remarks: ❑ Yes ® No ❑ Yes ® No Is this Sampling Point Within a Wetland? ❑ YES ® NO ❑ Yes ® No ' DATA FORM - ROUTINE WETLAND DETERMINATION r=• Page � 4 The EDR Radius MapTM . Report Artrip ESA Undeveloped Property Frederick County, VA 22655 Inquiry Number: 01155029.1r March 22, 2004 Ii R" Environmental Data Resources Inc The Standard in Environmental Risk Management Information 440 Wheelers Farms Road Milford, Connecticut 06460 Nationwide Customer Service Telephone: 1-800.-352-0050 Fax: 1-800-231-6802 Internet: www.edrnet.com • El .. �•k:; 'f �l+':.ice;, ?�. TABLE OF SECTION Executive Summary ------------------------ Overview Map --------------------------_-- Detail Map__________ --------------------------------------------- Map Findings Summary_ -------------------------------=------- Map Findings_________________ ------------------------ Orphan Summary_________________ Government Records Searched%Data Currency Tracking GEOCHECK ADDENDUM GeoCheck - Not Requested Thank you for your business. Please contact EDR at 1-800-352-0050 with any questions or comments. Disclaimer - Copyright and Trademark Notice PAGE ES1 2 4 6 7 GR-1 This report contains information obtained from a variety of public and other sources: NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL EDR BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OR DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL, CONSEQUENTIAL, OR EXEMPLARY DAMAGES. It can not be concluded from this report that coverage information for the target and -surrounding properties does not exist from other sources. Any analyses, estimates, ratings or risk codes provided in this report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Any liability on the part of EDR is strictly limited to a refund of the amount paid for this report. Copyright 2004 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission. EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc, or its affiliates. Ali other trademarks used herein are the property of their respective owners. TC01155029.1r Page 1 EXECUTIVE SUMMARY A search of available environmental records was conducted by Environmental Data Resources, Inc. (EDR). The report meets the government records search requirements of ASTM Standard Practice for Environmental Site Assessments, E 1527-00. Search distances are per ASTM standard or custom distances requested by the user. TARGET PROPERTY INFORMATION ADDRESS UNDEVELOPED PROPERTY FREDERICK COUNTY, VA 22655 COORDINATFR Latitude (North): 39.109800 - 39' 6' 35.3" Longitude (West): 78.173800 - 78" 10' 25.7" Universal Tranverse Mercator: Zone 17 UTM X (Meters): 744373.6 UTM Y (Meters): 4332556.5 Elevation: 687 ft. above sea level USGS TOPOGRAPHIC MAP ASSOCIATED WITH TARGET PROPERTY s Target Property: 39078-A2 STEPH ENS CITY, VA Source: USGS 7.5 min quad index TARGET PROPERTY SEARCH RESULTS The target property was not listed in any of the databases searched by EDR. F-Ap DATABASES WITH NO MAPPED SITES No mappedsites were found in EDR's search of available ( "reasonably ascertainable ") government records either on the target property or within the ASTM E 1527-00 search radius around the target property for the following databases: FEDERAL ASTM STANDARD NPL_________________________ National Priority List Proposed NPL______________ Proposed National Priority List Sites CERCLIS____________________. Comprehensive Environmental Response, Compensation, and Liability Information System CERC-NFRAP---------------- CERCLIS No Further Remedial Action Planned CORRACTS__________________ Corrective Action Report RCRIS-TSD__________________ Resource Conservation and Recovery Information System .RCRIS-LQG------------------ Resource Conservation and Recovery Information System RCRIS-SQG------------------ Resource Conservation and Recovery Information System ERNS________________________ Emergency Response Notification System STATE ASTM STANDARD SHWS________________ This state does not maintain a SHWS list. See the Federal CERCLIS list and Federal NFL list. TC01155029.1r EXECUTIVE SUMMARY 1 �, I AJ IVES.UMiVIARYi' EXEC UT SWF/LF______________________ Solid Waste Management Facilities LUST________________________, Leaking Underground Storage Tank Information System UST__________________________ Registered Petroleum Storage Tanks VA VRP______________________ Voluntary Remediation Program LTANKS_____________________ Leaking Petroleum Storage Tanks FEDERAL ASTM SUPPLEMENTAL CONSENT___________________ Superfund (CERCLA) Consent Decrees ROD_________________________ Records Of Decision Delisted NPL_______________. National Priority List Deletions FINDS ------------------------ Facility Index System/Facility Identification Initiative Program Summary Report HMIRS_______________________ Hazardous Materials Information Reporting System MILTS_______________________ Material Licensing Tracking System MINES_______________________ Mines Master Index File NPL Liens___________________ Federal Superfund Liens PADS________________________ PCB Activity Database System US BROWNFIELDS__________ A Listing of Brownfields Sites DOD_________________________ Department of Defense Sites RAATS_______________________ RCRA Administrative Action Tracking System TRIS_________________________ Toxic Chemical Release Inventory System TSCA-_______________________ Toxic Substances Control Act �SSTS------------------------- Section 7 Tracking Systems FTTS INSP___________________ FIFRA/ TSCA Tracking System - FIFRA (Federal Insecticide, Fungicide, & Rodenticide Act)/TSCA (Toxic Substances Control Act) STATE OR LOCAL ASTM SUPPLEMENTAL AST___________ __ Registered Petroleum Storage Tanks VA Spills_____________________ Pollution Complaint Database CEPS________________________ Comprehensive Environmental Data System EDR PROPRIETARY HISTORICAL DATABASES Coal Gas ---------------------- Former Manufactured Gas (Coal Gas) Sites BROWNFIELDS DATABASES US BROWNFIELDS__________ A Listing of Brownfields Sites VA VRP______________________ Voluntary Remediation Program INST CONTROL____________. Voluntary Remediation Program Database SURROUNDING SITES: SEARCH RESULTS Surrounding sites were not identified. Unmappable (orphan) sites are not considered in the foregoing analysis. TC01155029.1r EXECUTIVE SUMMARY 2 EXECUTIVE SUMMARY Due to poor or inadequate address information, the following sites were not mapped: Site Name STEPHENS CITY PCB FREDERICK COUNTY -WIN CHESTER SANITARY LAN FREDERICK COUNTY SANITARY LANDFILL COUNTY OF FREDERICK CDD LANDFILL TECHNICON CORP. CLARKE COUNTY SINKHOLE - BARTLES REST DEN OLD STEPHENS CITY SCHOOL COMPLEX ROBERT AYLOR MIDDLE FULTON TRUCKING PROPERTY RED APPLE-STEPHENS CITY G A JENKINS RESIDENCE KERNSTOWN SHELL FORMER ARA/SMITH'S GENSTAR STONE ALLEGHENY POWER MEADOWBROOKE SUBSTATION STEPHEN CITY HIGHS ARTHUR H. FULTON, INC HEYMAN 'JOHN GENSTAR STONE PRODUCTS STEPHENS CITY PLANT WHITE OAK TRADING POST SHEN-VALLEY LIME CORPORATION WINCHESTER BUILDING SUPPLY CO DARLINGTON J P W W CARLISLE ESTATE CLARKE MOTORS INC E R NEFF EXCAVATING INC STICKLEY FORD INC SWIFT TRANSPORTATION CO INC SOUTHLAND CORP THE POTOMAC INDUSTRIAL TRUCKS INC Database(s) CERC-NFRAP SWF/LF SWF/LF SWF/LF SWF/LF LUST, LTANKS LUST, UST, LTANKS LUST, LTANKS LUST, LTANKS LUST, LTANKS LUST; .LTANKS LUST, UST, LTANKS LUST, LTANKS LTANKS UST UST UST UST UST UST FINDS, UST UST UST UST UST RCRIS-SQG, FINDS RCRIS-SQG, FINDS RCRIS-SQG, FINDS RCRIS-SQG, FINDS RCRIS-SQG, FINDS TC01155029.1r EXECUTIVE SUMMARY 3 OVERVIEW Mop _ m i r;,um 1 r_ F:1'4z / 1 T- e+ 0- Sites at elevations higher than or equal to the target property • Sites at elevations lower than the target property 1 Coal Gasification Sites Z National Priority List Sites D Landfill Sites Dept. Defense Sites TARGET PROPERTY: Artrip ESA ADDRESS: Undeveloped Property CITY/STATE/ZIP: Frederick County VA 22655 LAT/LONG: 39.1098 / 78.1738 5, 1 1 Mlles Oil & Gas pipelines h Federal Wetlands CUSTOMER: ECS CONTACT: Stuart B. Mayberry INQUIRY #: 01155029.1 r DATE: March 22, 2004 10:43 am ;opyNphl0 2003 EDR. Inc 02003 GDT, Inc Rol. 0712003. All Rights Reserve DETAIL MAP - 01155029.1 r - ECS u z 1 y Target Property Sites at elevations higher than or equal to the target property • Sites at elevations lower than the target property A. Coal Gasification Sites Sensitive Receptors ED National Priority List Sites Landfill Sites — Dept. Defense Sites cwkw CT TARGET PROPERTY: Artrip ESA ADDRESS: Undeveloped Property CITY/STATE/ZIP: Frederick County VA 22655 LAT/LONG: 39.1098 / 78.1738 0 1/1s 1/8 1/4 Aden Oil & Gas pipelines E2 Federal Wetlands CUSTOMER: ECS CONTACT: Stuart B. Mayberry INQUIRY #i: 01155029.1r DATE: March 22, 2004 10:43 am :cpyrighl 2003 EDR. Inc r 2003 GDT. Inc Rai 07,2003 All Rights Reserved I `• M MAP FINDINGS'°Sal:Mt111IARY;'` ;;,,,;:;;: Search Target Distance Database Property (Miles) < 118 1/8-1/4 1/4-1/2 1/2-1 > 1 Total Plotted FEDERAL ASTM STANDARD NPL Proposed NPL 1.000 0 0 0 0 NR 0 CERCLIS 1.000 0 0 0 0 NR 0 CERC-NFRAP 0.500 0 0 0 0 NR NR 00 CORRACTS .0.250 1.000 0 0 0 NR NR NR RCRIS-TSD 0.500 0 0 0 0 0 NR 0 RCRIS Lg. Quan. Gen. 0.250 0 0 NR NR NR NR NR 0 RCRIS Sm. Quan. Gen. 0.250 0 0 NR NR NR p ERNS NR NR NR NR NR 0TP 0 STATE ASTM STANDARD State Haz. Waste State Landfill N/A N/A N/A N/A N/A N/A N/A LUST 0.500 0 0 0 NR NR p UST 0 .500 0 0 0 NR NR 0 VRP 0.250 0 0 NR NR NR 0 LTANKS 0.500 0 0 0 NR NR 0 0.500 0 0 0 NR NR 0 FEDERAL ASTM SUPPLEMENTAL CONSENT ROD 1.000 0 0 0 0 NR p Delisted NPL 1.000 0 0 0 0 0 0 NR 01.000 FINDS TP NR NR 0 NR 0 NR NR NR 0 0 IvILTSS TP NR NR NR NR NR 0 MINESM NE TP NR NR NR NR NR 0 NPL Liens 0.250 0 0 NR NR NR 0 PADS TP NR NR NR NR NR 0 US BROWNFIELDS TP 0.500 NR 0 NR 0 NR NR NR 0 1.000 0 0 0 0 NR 0 NR 0 RAADOD IS TRIS TP NR NR NR NR NR NR 0 0 TSCA TP NR NR NR NR NR 0 TP NR NR NR NR NR 0 FITS TS TP NR NR NR NR NR 0 TP NR NR NR NR NR 0 STATE OR LOCAL ASTM SUPPLEMENTAL AST VA Spills TP NR NR NR NR NR p0 CEDS TP NR NR NR NR NR TP NR NR NR NR NR 0 EDR PROPRIETARY HISTORICAL DATABASES Coal Gas 1.000 0 0 0 0 NR 0 TC01155029.1r Page 4 Database BROWNFIELDS DATABASES MAP FINDINGS SUMMARY Search Target Distance Property (Miles) < 1/8 1/8-1/4 1/4-1/2 1/2-1 > 1 US BROWNFIELDS 0.500 0 0 0 VRP 0.500 0 0 0 INST CONTROL 0.250 0 0 NR NOTES: TP = Target Property NR = Not Requested at this Search Distance Sites may be listed in more than one database N/A = This State does not maintain a SHWS list. See the Federal CERCLIS list. r• Total Plotted NR NR 0 NR NR 0 NR NR 0 TC01155029.ir Page 5 � 4 Map ID MAP FINDINGS:;; Direction Distance Distance (ft.) Elevation Site Database(s) Coal Gas Site Search: No site was found in a search of Real Property Scan's ENVIROHAZ database, NO SITES FOUND EDR ID Number EPA ID Number TC01155029.1r Page 6 OR UMMARY City BERRYVILLE FREDERICK COUNTY FREDERICK COUNTY FREDERICK COUNTY FREDERICK COUNTY STEPHENS CITY STEPHENS CITY STEPHENS CITY STEPHENS CITY STEPHENS CITY STEPHENS CITY STEPHENS CITY STEPHENS CITY STEPHENS CITY STEPHENS CITY STEPHENS CITY STEPHENS CITY STEPHENS GITY STEPHENS CITY STEPHENS CITY STEPHENS CITY STEPHENS CITY STEPHENS CITY STEVENS CITY WINCHESTER WINCHESTER WINCHESTER WINCHESTER WINCHESTER WINCHESTER EDR ID Site Name Site Address S105051797 CLARKE COUNTY SINKHOLE - BARTLES RESIDEN RT 672 S105425975 FREDERICK COUNTY-WINCHESTER SANITARY LAN FOUR MILES EAST OF WINCHESTER, NEAR INTERSECTION S105425976 FREDERICK COUNTY SANITARY LANDFILL 280 LANDFILL RD. OFF CO. HIGHWAY 655 SULFUR SPRI S105426006 COUNTY OF FREDERICK CDD LANDFILL OFF COUNTY RT 655 SULFUR SPRINGS RD), 1 MILE WEST S105425980 TECHNICON CORP. TECHNICON CORP. ROUTE 11 SOUTH MIDDLETON, VA 226 1004790470 E R NEFF EXCAVATING INC RT 1 BOX 377 COUNTY RD 0003695897 ALLEGHENY POWER MEADOWBROOKE SUBSTATI01 RTE 11 & 638 0003695959 OLD STEPHENS CITY SCHOOL COMPLEX RTE 11 & SCHOOL'ST 1000448224 STICKLEY FORD INC RTE 2 BOX 289 .S104408558 ROBERT AYLOR.MIDDLE RTE 2 BOX 14 1000582251 SWIFT TRANSPORTATION CO INC RT 227E S104408436 FULTON TRUCKING PROPERTY RTE 277 / 636 0003693043 STEPHEN CITY HIGHS ROUTE 277 0003693304 ARTHUR H. FULTON, INC RTE 277 & 636 S104408416 RED APPLE-STEPHENS CITY RTE 3 BOX 1 0003693695 HEYMAN JOHN RTE 50 E 1003866734 STEPHENS CITY PCB ROUTE 631 WEST . 5105860563 GENSTAR STONE ROUTE 631 0003694938 GENSTAR STONE PRODUCTS STEPHENS CITY PLAN ROUTE 631 1000460041 SOUTHLAND CORP THE ROUTE642 1004790628 POTOMAC INDUSTRIAL TRUCKS INC RTE 642 0003694229 WHITE OAK TRADING POST STATE HWY 277 1004610354 SHEN-VALLEY LIME CORPORATION ROUTE T-031 S105986280 G A JENKINS RESIDENCE RTE 1 BOX 35 0003694906 KERNSTOWN SHELL RTE 11 S S104795459 FORMER ARA/SMITH'S RTE 6 BOX 10B 0003693175 WINCHESTER BUILDING SUPPLY CO ROUTE 6 BOX 152 AA 0003694833 DARLINGTON J P RTE 6 BOX 173 0003694708 W W CARLISLE ESTATE RTE 6, BOX 113 0003693600 CLARKE MOTORS INC RTE 7 BOX 117 Zip Database(s) 22602 LUST, LTANKS SWF/LF SWF/LF SWF/LF SWF/LF 22655 RCRIS-SQG, FINDS 22655 UST 22655. LUST, UST, LTANKS 22655 RCRIS-SQG, FINDS 22655 LUST, LTANKS 22655 RCRIS-SQG, FINDS 22655 LUST, LTANKS 22655 UST 22655 UST 22655 LUST, LTANKS 22655 UST 22655 CERC-NFRAP 22655 LTANKS 22655 UST 22655 RCRIS-SQG, FINDS 22655 RCRIS-SQG, FINDS 22655 UST 22655 FINDS, UST 22655 LUST, LTANKS 22602 LUST, UST, LTANKS 22602 LUST, LTANKS 22602 UST 22602 UST 22602 UST 22602 UST TC01155029.1 r Page 7 I• GOVERNMENT RECORDS SEARCH E®./ DAl'�l.C�RREN.CY TRACKING To maintain currency of the following federal and state databases, EDR contacts the appropriate governmental agency on a monthly or quarterly basis, as required. Elapsed ASTM days: Provides confirmation that this EDR report meets or exceeds the 90-day updating requirement of the ASTM standard. FEDERAL ASTM STANDARD' RECORDS NPL: National Priority List Source: EPA Telephone: N/A National Priorities List (Superfund). The NPL is a subset of CERCLIS and identifies over 1,200 sites for priority cleanup under the Superfund Program. NPL sites may encompass relatively large areas. As such, EDR provides polygon coverage for over 1,000 NPL site boundaries produced by EPA's Environmental Photographic Interpretation Center (EPIC) and regional EPA offices. . Date of Government Version: 01/29/04 Date Made Active at EDR: 02/27/04 Database Release Frequency: Semi -Annually NPL Site Boundaries Sources: EPA's Environmental Photographic Interpretation Center (EPIC) Telephone: 202-564-7333 EPA Region 1 Telephone 617-918-1143 EPA Region 3 Telephone 215-814-5418 EPA Region 4 Telephone 404-562-8033 Proposed NPL: Proposed National Priority List Sites 'Source: EPA Telephone: N/A Date of Government Version: 01/07/04 Date Made Active at EDR: 02/27/04 Database Release Frequency: Semi -Annually Date of Data Arrival at EDR: 02/06/04 Elapsed ASTM days: 21 Date of Last EDR Contact: 02/06/04 EPA Region 6 Telephone: 214-655-6659 EPA Region 8 Telephone: 303-312-6774 Date of Data Arrival at EDR: 02/06/04 Elapsed ASTM days: 21 Date of Last EDR Contact: 02/06/04 CERCLIS: Comprehensive Environmental Response, Compensation, and Liability Information System Source: EPA Telephone: 703-413-0223 CERCLIS contains data on potentially hazardous waste sites that have been reported to the USEPA by states, municipalities, private companies and private persons, pursuant to Section 103 of the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA). CERCLIS contains sites which are either proposed to or on the National Priorities List (NPL) and sites which are in the screening and assessment phase for possible inclusion on the NPL. Date of Government Version: 11/17/03 Date Made Active at EDR: 02/02/04 Database Release Frequency: Quarterly Date of Data Arrival at EDR: 12/22/03 Elapsed ASTM days: 42 Date of Last EDR Contact: 12/22/03 CERCLIS-NFRAP: CERCLIS No Further Remedial Action Planned Source: EPA Telephone: 703-413-0223 As of February 1995. CERCLIS sites designated "No Further Remedial Action Planned" (NFRAP) have been removed from CERCLIS. NFRAP sites may be sites where, following an initial investigation, no contamination was found, contamination was removed quickly without the need for the site to be placed on the NPL, or the contamination was not serious enough to require Federal Superfund action or NPL consideration. EPA has removed approximately 25,000 NFRAP sites to lift the unintended barriers to the redevelopment of these properties and has archived them as historical records so EPA does not needlessly repeat the investigations in the future. This policy change is part of the EPA's Brownfields Redevelopment Program to help cities, states, private investors and affected citizens to promote economic redevelopment of unproductive urban sites, TC01155029.1r Page GR-1 GOVERNMENT RECORDS SEARCHED / DATA CURRENCY TRACKING I� r. Date of Government Version: 11/17/03 Date Made Active at EDR: 02/02/04 Database Release Frequency: Quarterly Date of Data Arrival at EDR: 12/22/03 Elapsed ASTM days: 42 Date of Last EDR Contact: 12/22/03 CORRACTS: Corrective Action Report Source: EPA Telephone: 800-424-9346 CORRACTS identifies hazardous waste handlers with RCRA corrective action activity. Date of Government Version: 12/18/03 Date Made Active at EDR: 02/02/04 Database Release Frequency: Semi -Annually Date of Data Arrival at EDR: 12/26/03 Elapsed ASTM days: 38 Date of Last EDR Contact: 03/08/04 RCRIS: Resource Conservation and Recovery Information System .Source: EPA Telephone: 800-424-9346 Resource Conservation and Recovery Information System. RCRIS includes selective information on sites which generate, transport, store, treat and/or dispose of hazardous waste as defined by the Resource Conservation and Recovery Act (RCRA). Conditionally exempt small quantity generators (CESQGs): generate less than 100 kg of hazardous waste, or less than 1 kg of acutely hazardous waste per month. Small quantity generators (SQGs): generate between 100 kg and 1,000 kg of hazardous waste per month. Large quantity generators (LQGs): generate over 1,000 kilograms (kg) of hazardous waste, or over 1 kg of acutely hazardous waste per month. Transporters are individuals or entities that move hazardous waste from the generator off -site to a facility that can recycle, treat,'store, or dispose of the waste. TSDFs treat, store, or dispose of the waste. Date of Government Version: 01/12/04 Date of Data Arrival at EDR: 01/19/04 Date Made Active at EDR: 02/10/04 Elapsed ASTM days: 22 Database Release Frequency: Varies Date of Last EDR Contact: 01/19/04 ERNS: Emergency Response Notification System Source: National Response Center, United States Coast Guard Telephone: 202-260-2342 Emergency Response Notification System. ERNS records and stores information on reported releases of oil and hazardous substances. Date of Government Version: 12/31/03 Date of Data Arrival at EDR: 01/26/04 Date Made Active at EDR: 03/12/04 Elapsed ASTM days: 46 Database Release Frequency: Annually Date of Last EDR Contact: 01/26/04 FEDERAL ASTM SUPPLEMENTAL RECORDS BRS: Biennial Reporting System Source: EPA/NTIS Telephone: 800-424-9346 The Biennial Reporting System is a national system administered by the EPA that collects data on the generation and management of hazardous waste. BRS captures detailed data from two groups: Large Quantity Generators (LQG) and Treatment, Storage, and Disposal Facilities. Date of Government Version: 12/01/01 Database Release Frequency: Biennially Date of Last EDR Contact: 03/16/04 Date of Next Scheduled EDR Contact: 06/14/04 CONSENT: Superfund (CERCLA) Consent Decrees Source: EPA Regional Offices Telephone: Varies Major legal settlements that establish responsibility and standards for cleanup at NPL (Superfund) sites. Released periodically by United States District Courts after settlement by parties to litigation matters. Date of Government Version: N/A Database Release Frequency: Varies Date of Last EDR Contact: N/A Date of Next Scheduled EDR Contact: N/A TC01 155029.1 r Page GR-2 C4 1 M I`• GOVERNMENT RECORDS SEARCHED*.['" .URREtVCY:i°RACKING ROD: Records Of Decision Source: EPA Telephone: 703-416-0223 Record of Decision. ROD documents mandate a permanent remedy at an NPL (Superfund) site containing technical and health information to aid in the cleanup. Date of Government Version: 01/09/04 Database Release Frequency: Annually Date of Last EDR Contact: 01/06/04 Date of Next Scheduled EDR Contact: 04/05/04 DELISTED NPL: National Priority List Deletions Source: EPA Telephone,: N/A The National Oil and Hazardous Substances Pollution Contingency Plan (NCP) establishes the criteria that the EPA uses to delete sites from the NPL. In accordance with 40 CFR 300.425.(e), sites may be deleted from the NPL where no further response is appropriate. Date of Government Version: 01/29/04 Database Release Frequency: Quarterly Date of Last EDR Contact: 02/06/04 Date of Next Scheduled EDR Contact: 05/01/04 FINDS: Facility Index System/Facility Identification Initiative Program Summary Report Source: EPA Telephone: N/A Facility Index System. FINDS contains both facility information and 'pointers' to other sources that contain more detail. EDR includes the following FINDS databases in this report: PCS (Permit Compliance System), AIRS (Aerometric Information Retrieval System), DOCKET (Enforcement Docket used to manage and track information on civil judicial enforcement cases for all environmental statutes), FURS (Federal Underground Injection Control), C-DOCKET (Criminal Docket System used to track criminal enforcement actions for all environmental statutes), FFIS (Federal Facilities Information System), STATE (State Environmental Laws and Statutes), and PADS (PCB Activity Data System). Date of Government Version: 02/09/04 Database Release Frequency: Quarterly Date of Last EDR Contact: 01/06/04 Date of Next Scheduled EDR Contact: 04/05/04 HMIRS: Hazardous Materials Information Reporting System Source: U.S. Department of Transportation Telephone: 202-366-4555 Hazardous Materials Incident Report System. HMIRS contains hazardous material spill incidents reported to DOT. Date of Government Version: 12/18/03 Database Release Frequency: Annually Date of Last EDR Contact: 01/19/04 Date of Next Scheduled EDR Contact: 04/19/04 MILTS: Material Licensing Tracking System Source: Nuclear Regulatory Commission Telephone: 301-415-7169 MLTS is maintained by the Nuclear Regulatory Commission and contains a list of approximately 8,100 sites which possess or use radioactive materials and which are subject to NRC licensing requirements. To maintain currency, EDR contacts the Agency on a quarterly basis. Date of Government Version: 01/15/04 Database Release Frequency: Quarterly MINES: Mines Master Index File Source: Department of Labor, Mine Safety and Health Administration Telephone: 303-231-5959 Date of Government Version: 11/25/03 Database Release Frequency: Semi -Annually Date of Last EDR Contact: 01/06/04 Date of Next Scheduled EDR Contact: 04/05/04 Date of Last EDR Contact: 12/29/03 Date of Next Scheduled EDR Contact: 03/29/04 NPL LIENS: Federal Superfund Liens Source: EPA Telephone: 202-564-4267 Federal Superfund Liens. Under the authority granted the USEPA by the Comprehensive Environmental Response, Compensation and Liability Act (CERCLA) of 1980, the USEPA has the authority to file liens against real property in order to recover remedial action expenditures or when the property owner receives notification of potential liability. USEPA compiles a listing of filed notices of Superfund Liens. TC01155029.1r Page GR-3 GOVERNMENT RECORDS. SEARCHED / DATA CURRENCY TRACKING Date of Government Version: 10/15/91 Database Release Frequency: No Update Planned Date of Last EDR Contact: 03/12/04 Date of Next Scheduled EDR Contact: 05/24/04 PADS: PCB Activity Database System Source: EPA Telephone: 202-564-3887 PCB Activity Database. PADS Identifies generators, transporters, commercial storers and/or brokers and disposers of PCB's who are required to notify the EPA of such activities. Dale of Government Version: 12/30/03 Date of Last EDR Contact: 02/09/04 Database Release Frequency: Annually Date of Next Scheduled EDR Contact: 05/10/04 DOD:. Department of Defense Sites Source: USGS Telephone: 703-648-5423 This data set consists of federally owned or administered lands, administered by the Department of Defense, that have any area equal to or greater than 640 acres of the United States, Puerto Rico, and the U.S. Virgin Islands. Date of Government Version: 10/01/03 Date of Last EDR Contact: 02/02/04 Database Release Frequency: Semi -Annually Date of Next Scheduled EDR Contact: 05/10/04 STORMWATER: Storm Water General Permits Source: Environmental Protection Agency Telephone: 202 564-0746 A listing of all facilities with Storm Water General Permits. Date of Government Version: N/A Date of Last EDR Contact: N/A Database Release Frequency: Quarterly Date of Nezt Scheduled EDR Contact: N/A e US BROWNFIELDS: A Listing of Brownfields Sites Source: Environmental Protection Agency Telephone: 202-566-2777 Included in the -listing are brownflelds properties addresses by Cooperative Agreement Recipients and brownfields properties addressed by Targeted Brownfields Assessments. Targeted Brownfields Asses sments-EPA's Targeted Brownfields Assessments (TBA) program Is designed to help states, tribes, and municipalities —especially those without EPA Brownfields Assessment Demonstration Pilots --minimize the uncertainties of contamination often associated with brownfields. Under the TBA program, EPA provides funding and/or technical assistance for environmental assessments at brownfields sites throughout the country. Targeted Brownfields Assessments supplement and work with other efforts under EPA's Brownfields Initiative to promote cleanup and redevelopment of brownfields. Cooperative Agreement Recipients -States, political subdivisions, territories, and Indian tribes become BCRLF cooperative agreement recipients when they enter into BCRLF cooperative agreements with the U.S. EPA. EPA selects BCRLF cooperative agreement recipients based on a proposal and application process. BCRLF cooperative agreement recipients must use EPA funds provided through BCRLF cooperative agreement for specified brownfields-related cleanup activities. Date of Government Version: 07/15/03 Date of Last EDR Contact: 03/15/04 Database Release Frequency: Semi -Annually Date of Next Scheduled EDR Contact: 06/14/04 I• RMP: Risk Management Plans Source: Environmental Protection Agency Telephone: 202-564-8600 When Congress passed the Clean Air Act Amendments of 1990, it required EPA to publish regulations and guidance for chemical accident prevention at facilities using extremely hazardous substances. The Risk Management Program Rule (RMP Rule) was written to implement Section 112(r) of these amendments. The rule, which built upon existing industry codes and standards, requires companies of all sizes that use certain flammable and toxic substances to develop a Risk Management Program, which includes a(n): Hazard assessment that details the potential effects of an accidental release, an accident history of the last five years, and an evaluation of worst -case and alternative accidental releases; Prevention program that includes safety precautions and maintenance, monitoring, and employee training measures; and Emergency response program that spells out emergency health care, employee training measures and procedures for informing the public and response agencies (e.g the fire department) should an accident occur. TC01155029.1r Page GR-4 I)e 174 GIVERRECORDS-SEAR NiV1ENi' REC®R®S SE/�RCf�ED:; DATACtJRRENCY::.TR4CKl(VG :. i. Date of Government Version: N/A Database Release Frequency: N/A Date of Last EDR Contact: N/A Date of Next Scheduled EDR Contact: N/A RAATS: RCRA Administrative Action Tracking System Source: EPA Telephone: 202-564-4104 RCRA Administration Action Tracking System. RAATS contains records based on enforcement actions issued under RCRA pertaining to major violators and includes administrative and civil actions brought by the EPA. For administration actions after September 30, 1995, data entry in the RAATS database was discontinued. EPA will retain a copy of the database for historical records. It was necessary to terminate RAATS because a decrease in agency resources made it impossible to continue to update the information contained in the database. Date of Government Version: 04/17/95 Database Release Frequency: No Update Planned Date of Last EDR Contact: 03/08/04 Date of Next Scheduled EDR Contact: 06/07/04 TRIS: Toxic Chemical Release Inventory System Source: EPA Telephone: 202-566-0250 Toxic Release Inventory System. TRIS identifies facilities which release toxic chemicals to the air, water and land in reportable quantities under SARA Title III Section 313. Date of Government Version: 12/31/01 Database Release Frequency: Annually Date of Last EDR Contact: 12/22/03 Date of Next Scheduled EDR Contact: 03/22/04 TSCA: Toxic Substances Control Act w Source: EPA Telephone: 202-260-5521 Toxic Substances Control Act. TSCA identifies manufacturers and importers of chemical substances included on the TSCA Chemical Substance Inventory list. It includes data on the production volume of these substances by plant site. Date of Government.Version: 12/31/02 Database Release Frequency: Every 4 Years Date of Last EDR Contact: 03/05/04 Date of Next Scheduled EDR Contact: 06/07/04 FTTS INSP: FIFRA/ TSCA Tracking System - FIFRA (Federal Insecticide, Fungicide, & Rodenticide AcQ1TSCA (Toxic Substances *Control Act) Source: EPA Telephone: 202-564-2501 Date of Government Version: 01/21/04 Date of Last EDR Contact: 12/22/03 Database Release Frequency: Quarterly Date of Next Scheduled EDR Contact: 03/22/04 SSTS: Section 7 Tracking Systems Source: EPA Telephone: 202-564-5008 Section 7 of the Federal Insecticide, Fungicide and Rodenticide Act, as amended (92 Stat. 829) requires all registered pesticide -producing establishments to submit a report to the Environmental Protection Agency by March 1 st each year. Each establishment must report the types and amounts of pesticides, active ingredients and devices being produced, and those having been produced and sold or distributed in the past year. Date of Government Version: 12/31/01 Database Release Frequency: Annually Date of Last EDR Contact: 01/19/04 Date of Next Scheduled EDR Contact: 04/19/04 FTTS: FIFRA/ TSCA Tracking System - FIFRA (Federal Insecticide, Fungicide, & Rodenticide Act)/TSCA (Toxic Substances Control Act) Source: EPA/Office of Prevention, Pesticides and Toxic Substances Telephone: 202-564-2501 FTTS tracks administrative cases and pesticide enforcement actions and compliance activities related to FIFRA, TSCA and EPCRA (Emergency Planning and Community Right -to -Know Act). To maintain currency, EDR contacts the Agency on a quarterly basis. TC01155029.1 r Page GR-5 GOVERNMENT RECORDS. SEARCHED / DATA CURRENCY TRACKING I _4 Date of Government Version: 01/30/04 Database Release Frequency: Quarterly STATE OF VIRGINIA ASTM STANDARD RECORDS Date of Last EDR Contact: 12/22/03 Date of Next Scheduled EDR Contact: 03/22/04 SHWS: This state does not maintain a SHWS list. See the Federal CERCLIS list and Federal NPL list. Source: EPA Telephone: 703-413-0223 State Hazardous Waste Sites. State hazardous waste site records are the states' equivalent to CERCLIS. These sites may or may not already be listed on the federal CERCLIS list. Priority sites planned for cleanup using state funds (state equivalent of Superfund) are identified along with sites where cleanup will be paid for by potentially responsible parties. Available information varies by state. Date of Government Version: N/A Date Made Active at EDR: N/A Database Release Frequency: N/A Date of Data Arrival at EDR: N/A Elapsed ASTM days: N/A Date of Last EDR Contact: 01/19/04 SWF/LF: Solid Waste Management Facilities Source: Department of Environmental Quality Telephone: 804-69&4238 Solid Waste Facilities/Landfill Sites. SWF/LF type records typically -contain an inventory of solid waste disposal facilities or landfills in a particular state. Depending on the state, these may be active or inactive facilities or open dumps that failed to meet RCRA Subtitle D Section 4004 criteria for solid waste landfills or disposal sites. Date of Government Version: 10/01/02 Date Made Active at EDR: 10/22/02 Database Release Frequency: Quarterly Date of Data Arrival at EDR: 10/08/02 Elapsed ASTM days: 14 Date of Last EDR Contact: 01/09/04 UST: Registered Petroleum Storage Tanks Source: Department of Environmental Quality Telephone: 804=527-5249 Registered Underground Storage Tanks. UST's are regulated under Subtitle I of the Resource Conservation and Recovery Act (RCRA) and must be registered with the state department responsible for administering the UST program. Available information varies by state program. Date of Government Version: 12/05/03 Date Made Active at EDR: 01/12/04 Database Release Frequency: Semi -Annually Date of Data Arrival at EDR: 12/29/03 Elapsed ASTM days: 14 Date of Last EDR Contact: 12/29/03 VRP: Voluntary Remediation Program Source: Department of Environmental Quality Telephone: 804-698-4232 The Voluntary Cleanup Program encourages owners of elected contaminated sites to take the .'initiative and conduct voluntary cleanups that meet state environmental standards. Date of Government Version: 02/02/04 Date Made Active at EDR: 03/04/04 Database Release Frequency: Quarterly LUST REG SC: Leaking Underground Storage Tanks Source: Department of Environmental Quality, South Central Region Telephone: 434-582-5120 Date of Government Version: 12/30/03 Date Made Active at EDR: 01/12/04 Database Release Frequency: Semi -Annually Date of Data Arrival at EDR: 02/03/04 Elapsed ASTM days: 30 Date of Last EDR Contact: 01/26/04 Date of Data Arrival at EDR: 12/31/03 Elapsed ASTM days: 12 Date of Last EDR Contact: 12/29/03 TC01155029.1r Page GR-6 GOVERNMENT `, ® A''�` RECORDS �+ /� ® ./ti�-�^i/t� ,�syi;FJil}pry>t,®i`:'r:'j i`>!�'•i,?.�;:;,'.:`Ix�:;,'p' .i/�. p� V�li�I1���1�11 R�Ls�®ice. ��i�R����Y>�P'.l,�f°�'&�U.lI����..�A�i���l�G I Lo LTANKS: Leaking Petroleum Storage Tanks Source: Department of Environmental Quality Telephone: 804-698-4269 Includes releases of petroleum from underground storage tanks and aboveground storage tanks. Date of Government Version: 12/05/03 Dale Made Active at EDR: 01/12/04 Database Release Frequency: Quarterly STATE OF VIRGINIA ASTM SUPPLEMENTAL RECORDS AST: Registered Petroleum Storage Tanks Source: Department of Environmental Quality Telephone: 804-698-4317 Registered Aboveground Storage Tanks. Date of Government Version: 12/05/03 Database Release Frequency: Semi -Annually Date of Data Arrival at EDR: 12/29/03 Elapsed ASTM days: 14 Date of Last EDR Contact: 12/29/03 Date of Last EDR Contact: 12/29/03 Date of Next Scheduled EDR Contact: 03/29/04 SPILLS: Pollution Complaint Database Source: Department of Environmental Quality Telephone: 804-527-5200 Pollution Complaints Database. The pollution reports contained in the PC database include the initial release reporting of Leaking Underground Storage Tanks and all other releases of petroleum to the environment as well as releases to state waters. The database is current through 12/1 /93. Since that time, all spill and pollution . reporting information has been collected and tracked through the DEQ regional offices. Date of Government Version: 06/01/96 Database Release Frequency: No Update Planned Date of Last EDR Contact: 09/25/96 Date of Next Scheduled EDR Contact: N/A CEDS: Comprehensive Environmental Data System Source: Department of Environmental Quality Telephone: 804-698-4077 Virginia Water Protection Permits, Virginia Pollution Discharge System (point discharge) permits and Virginia Pollution Abatement (no point discharge) permits. Date of Government Version: 01/06/04 Database Release Frequency: Semi -Annually SPILLS: PREP Database Source: Department of Environmental Quality, Valley Regional Office Telephone: 540-574-7800 Date of Government Version: 12/31/03 Database Release Frequency: Quarterly SPILLS PD: PREP Database Source: Department of Environmental Quality, Piedmont Region Telephone: 804-527-5020 Date of Government Version: 04/25/02 Database Release Frequency: Quarterly SPILLS TD: PREP Database Source: Department of Environmental Quality, Tidewater Region Telephone: 757-518-2177 Date of Government Version: 02/03/04 Database Release Frequency: Quarterly Date of Last EDR Contact: 01/06/04 Date of Next Scheduled EDR Contact: 04/05/04 Date of Last EDR Contact: 12/29/03 Date of Next Scheduled EDR Contact: 03/29/04 Date of Last EDR Contact: 03/02/04 Date of Next Scheduled EDR Contact: 05/31/04 Date of Last EDR Contact: 12/29/03 Date of Next Scheduled EDR Contact: 03/29/04 TC01 155029.1 r Page GR-7 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING I 4 SPILLS NO: PREP Database Source: Department of Environmental Quality, Northern Region Telephone: 703-583-3864 Date of Government Version: 01/31/04 Database Release Frequency: Quarterly Department of Environmental Quality (DEQ) LUST Records LUST REG NO: Leaking Underground Storage Tank Tracking Database Source: Department of Environmental Quality Northern Regional Office Telephone: 703-583-3822 Date of Government Version: 10/30/02 Database Release Frequency: Quarterly LUST REG PD: Leaking Underground Storage Tank Sites Source: Department of Environmental Quality Piedmont Regional Office Telephone: 804-527-5020 Date of Government Version: 12/02/03 Database Release Frequency: Quarterly LUST REG SW: Leaking Underground Storage Tank Database Source: Department of Environmental Quality Southwest Regional Office Telephone: 504-676-5507 Date of Government Version: 12/09/03 Database Release Frequency: Quarterly LUST REG To: Leaking Underground Storage Tank Sites Source: Department of Environmental Quality Tidewater Regional Office Telephone: 757-518-2198 Date of Government Version: 01/05/04 Database Release Frequency: Quarterly LUST REG VA: Leaking Underground Storage Tank List Source: Department of Environmental Quality Valley Regional Office Telephone: 540-574-7800 Date of Government Version: 08/01/01 Database Release Frequency: Varies LUST REG WC: Leaking Underground Storage Tank List Source: Department of Environmental Quality West Central Regional Office Telephone: 540-562-6700 Date of Government Version: 12/25/03 Database. Release Frequency: Quarterly LUST REG SC: Leaking Underground Storage Tanks Source: Department of Environmental Quality, South Central Region Telephone: 434-582-5120 . Date of Government Version: 12/30/03 Database Release Frequency: Semi -Annually Date of Last EDR Contact: 12/29/03 Date of Next Scheduled EDR Contact: 03/29/04 Date of Last EDR Contact: 12/29/03 Date of Next Scheduled EDR Contact: 03/29/04 Date of Last EDR Contact: 03/02/04 Date of Next Scheduled EDR Contact: 05/31/04 Date of Last EDR Contact: 02/09/04 Date of Next Scheduled EDR Contact: 05/10/04 Date of Last EDR Contact: 12/29/03 Date of Next Scheduled EDR Contact: 03/29/04 Date of Last EDR Contact: 12/29/03 Date of Next Scheduled EDR Contact: 03/29/04 Dale of Last EDR Contact: 12/29/03 Date of Next Scheduled EDR Contact: 03/29/04 Date of Last EDR Contact: 12/29/03 Date of Next Scheduled EDR Contact: 03/29/04 TC01155029.1 r Page GR-8 GOVERNMENT SEARCHED.1 EDR PROPRIETARY HISTORICAL DATABASES Former Manufactured Gas (Coal Gas) Sites: The existence and location of Coal Gas sites is provided exclusively to EDR by Real Property Scan, Inc. ©Copyright 1993 Real Property Scan, Inc. For a technical description of the types of hazards which may be found at such sites, contact your EDR customer service representative. The information contained in this report has predominantly been obtained from publicly available sources produced by entities other than Real Property Scan. While reasonable steps have been taken to insure the accuracy of this report, Real Property Scan does, not guarantee the accuracy of this report. Any liability on the part of Real Property Scan is strictly limited to a refund of the amount paid. No claim is made for the actual existence of toxins at any site. This report does not constitute a legal opinion. BROWNFIELDS DATABASES VRP: Voluntary Remediation Program Source: Department of Environmental Quality Telephone: 804-698-4232 The Voluntary Cleanup Program encourages owners of elected contaminated sites to take the initiative and conduct voluntary cleanups that meet slate environmental standards. Date of Government Version: 02/02/04 Database Release Frequency: Quarterly Date of Last EDR Contact: 01/26/04 Date of Next Scheduled EDR Contact: 04/26/04 INST CONTROL: Voluntary Remediation Program Database Source: Department of Environmental Quality Telephone: 804-698-4498 Sites included in the Voluntary Remediation Program database that have deed restrictions. Date of Government Version: 02/02/04 Database Release Frequency: Quarterly Date of Last EDR Contact: 01/26/04 Date of Next Scheduled EDR Contact: 04/26/04 US BROWNFIELDS: A Listing of Brownfields Sites Source: Environmental Protection Agency Telephone: 202-566-2777 Included in the listing are brownfields properties addresses by Coo perative'Agreement Recipients and brownfields properties addressed by Targeted Brownfields Assessments. Targeted Brownfields Assessments-EPA's Targeted Brownfields Assessments (TBA) program is designed to help states, tribes, and municipalities —especially those without EPA Brownfields Assessment Demonstration Pilots --minimize the uncertainties of contamination often associated with brownfields. Under the TBA program, EPA provides funding and/or technical assistance for environmental assessments at brownfields sites throughout the country. Targeted Brownfields Assessments supplement and work with other efforts under EPA's Brownfields Initiative to promote cleanup and redevelopment of brownfields. Cooperative Agreement Recipients -States, political subdivisions, territories, and Indian tribes become BCRLF cooperative agreement recipients when they enter into BCRLF cooperative agreements with the U.S: EPA. EPA selects BCRLF cooperative agreement recipients based on a proposal and application process. BCRLF cooperative agreement recipients must use EPA funds provided through BCRLF cooperative agreement for specified brownfields-related cleanup activities. - Date of Government Version: N/A Database Release Frequency: Semi -Annually OTHER DATABASE(S) Date of Last EDR Contact: N/A Date of Next Scheduled EDR Contact: N/A Depending on the geographic area covered by this report, the data provided in these specialty databases may or may not be complete. For example, the existence of wetlands information data in a specific report does not. mean that all wetlands in the area covered by the report are included. Moreover, the absence of any reported wetlands information does not necessarily mean that wetlands do not exist in the area covered by the report. Oil/Gas Pipelines: This data was obtained by EDR from the USGS in 1994. It is referred to by USGS as GeoData Digital Line Graphs from 1:100,000-Scale Maps. It was extracted from the transportation category including some oil, but primarily gas pipelines. Electric Power Transmission Line Data Source: PennWell Corporation Telephone: (800) 823-6277 This map includes information copyrighted by PennWell Corporation. This information is provided on a best effort basis and PennWell Corporation does not guarantee its accuracy nor warrant its fitness for any particular purpose, Such information has been reprinted with the permission of PennWell. GOVERNMENT RECORDS SEARCHED (DATA CURRENCY TRACKING V.� 1�* Sensitive Receptors: There are individuals deemed sensitive receptors due to their fragile immune systems and special sensitivity to environmental discharges. These sensitive receptors typically include the elderly, the sick, and children. While the location of all sensitive receptors cannot be determined, EDR indicates those buildings and facilities - schools, daycares, hospitals, medical centers, and nursing homes - where individuals who are sensitive receptors are likely to be located. AHA Hospitals: Source: American Hospital Association, Inc. Telephone: 312-280-5991 The database includes a listing of hospitals based on the American Hospital Association's annual survey of hospitals. Medical Centers: Provider of Services Listing Source: Centers for Medicare & Medicaid Services Telephone: 410-786-3000 A listing of hospitals with Medicare provider number, produced by Centers of Medicare & Medicaid Services, a federal agency within the U.S. Department of Health and Human Services. Nursing Homes Source: National Institutes of Health Telephone: 301-594-6248 Information on Medicare and Medicaid certified nursing homes in the United States. Public Schools Source: National Center for Education Statistics Telephone: 202-502-7300 The National Center for Education Statistics' primary database on elementary and secondary public education in the United States. It is a comprehensive, annual, national statistical database of all public elementary and secondary schools and school districts, which contains data that are . comparable across all states. Private Schools Source: National Center for Education Statistics Telephone: 202-502-7300 The National Center for Education Statistics' primary database on private school locations in the United States. Daycare Centers: Licensed Facilities Source: Department of Social Services Telephone: 804-692-1900 Flood Zone Data: This data, available in select counties across the country, was obtained by EDR in 1999 from the Federal Emergency Management Agency (FEMA). Data depicts 100-year and 500-year flood zones as defined by FEMA. NWI: National Wetlands Inventory. This data, available in select counties across the country, was obtained by EDR in 2002 from the U.S. Fish and Wildlife Service. STREET AND ADDRESS INFORMATION © 2003 Geographic Data Technology, Inc., Rel. 07/2003. This product contains proprietary and confidential property of Geographic Data Technology, Inc. Unauthorized use, including copying for other than testing and standard backup procedures, of this product is expressly prohibited. TC01155029.1r Page GR-10 -7. APPENDIX III STATEMENT OF QUALIFICATIONS ENGINEERING CONSULTING SERVICES, LTD. 1.0 CORPORATE QUALIFICATIONS Engineering Consulting Services, Ltd. (ECS, Ltd.) was incorporated in 1 Q87 to meet the growing needs of our clients as a multi -service engineering firm. The managing principals of ECS, Ltd. average over 20 years of experience in their respective fields. Our staff of over 425 people includes registered professional engineers, environmental geologists. hydrogeologists, certified engineering technicians and support personnel. ECS, .Ltd. places great emphasis on the individual qualifications and experience of its technical staff. Our geotechnical and environmental engineers hold Masters or Doctorate degrees in engineering and are well - versed, in the subsurface conditions typically found in the Mid -Atlantic region. Our senior environmental personnel have performed a variety of environmentally -related services for major corporations on projects in over 20 states and four countries. ECS, Ltd. engineering technicians are certified by such recognized organizations as the American " Concrete Institute (ACI), the Washington Area Council of Engineering Laboratories (WACEL), the American Welding Society (AWS), and the Roofing Industrn- Educational Institute (RIEI). In addition, we have developed and implemented our own in-house training, certification and QA/QC programs. �p ECS, Ltd. emphasizes quality and responsive service to our clients in solving problems and providing innovative engineering and scientific analysis. With our corporate office in Chantilly, Virginia, we maintain branch offices in Baltimore, Maryland, Richmond, Fredericksburg and Norfolk, Virginia, Charlotte, Research Triangle. Park, Greensboro, North Carolina, Greenville/Spartanburg, South Carolina, Atlanta, Georgia, Chicago, Illinois and Austin, Texas. We focus our activities on the specific concerns of the Mid -Atlantic development area. By combining the talents from all four offices, we can offer highly qualified personnel to staff each of our projects. Our multi -phase services structure -- including geotechnical engineering, construction materials testing and inspection, and environmental services and engineering -- results in better long-term understanding of individual projects and clients, and allo«Ts us to respond quickly to potentially critical situations. ECS, Ltd. has applied this approach on many of the larger projects in this region, including work for such firms as Trammell Crow Companv, Prentiss Properties, Homart Development Company, The Oliver Carr Company, and Friendswood Development. _z - 1 - I 4 ECS, Ltd. is certified by the Washington Area Council of En�i Laboratories (VVACEL , ), and the Cement and Concrete Laborasor,- iCCRL), in the area of Construction Tessin; Ser Ices. W I I ( 0 I'• 2.0 FIELDS OF COMPETENCE Through the close working relationship of its operational departments. and specialized sub -contractors, ECS, Ltd. has the total capabiiiv..- =o evaluate a given site or operation and to develop the most practical approach to environmental site assessments, site contamination studies. ground water and soil remediation, permitting, and design of environmental control systems. Our primary focus has been to continually develop practical and cost-effective solutions in a timely and responsive manner to changing environmental problems. One of the major reasons for our past success in the environmemai consulting marketplace has been our ability to "customize" and 'combine specific services from. different disciplines to individual client and project needs. Also of importance to our clients is our knowledge of the environmental regulatory agencies and our record of success working with them in our clients' interest. The environmental services available from ECS; Ltd. include: ENVIRONMENTAL STUDIES: • Real estate transactions/environmental site assessments (Phases I. II, and III) • Environmental impact studies and risk assessments • Wetland delineation and mitigation investigations • Radon investigations • Environmental facility audits and assessments • Third -party reviews ASBESTOS ASSESSMENTS: • Asbestos surveys • Sample collection and analysis • Preparation of plans and specifications UNDERGROUND STORAGE TANK MANAGEMENT: • Monitoring of tank removals • Site investigations and assessments • Contaminant plume evaluations • Long- and short-term environmental site monitoring • Development of corrective actions plans (CAP's) • Regulator permitting • Ground water recovery system design � 14 M -i HYDROGEOLOGICAL AND GEOPHYSICAL SERVICES: • Development and implementation of ground wdEer reso,;r evaluation plans • Design and implementation of ground ;eater monitorir_? including drilling and well installation • Ground water modeling • Aquifer testing (pumping tests, slug tests and bail -down `estsi • Contaminant plume investigations • Electromagnetic and resistivit�T surveys • Design of ground water recovery and treatment systems • Seismic refraction and ground -probing radar studies ENVIRONMENTAL ENGINEERING: • Design and implementation of site remediation measures • Preparation of closure plans and other hazardous facilin perry f=;i,_ • Design of new landfill and 'lagoon facilities Design of pumping and treatment systems for contaminated water • Design of water/waste water treatment systems • Permitting and regulator- negotiation 3.0 ENVIRONMENTAL SERVICES I ( 4 �• = -9,1CIMROUND Within the environmental field. ECS, Ltd. has concentrated on proviainn services to the regional development and financial community, including commercial, residential; institutional and industrial clients and lenders. By concentrating on this service sector, we are able to better understand the requirements of each group and provide services more specifically tailored to individual needs. For most commercial, residential and institutional developers, -the most common_ services performed, to date. have been Phase I and Phase II environmental site assessments. In this area, our work includes a thorough evaluation of the physical conditions of the property using visual overviews supported by aerial photographs, an historical search of appropriate information for past historic and regulated uses, and interviews with current or previous tenants to determine previous site activities. Depending upon the results of the Phase I investigation, follow-up Phase II studies, if necessary, are Provided and structured as site -specific conditions dictate acid can include soil -test borings, monitoring well installations and chemicai analyses of soil, ground water and surface water. ECS, Ltd. also provides hydrogeological and geophysical investigations for the municipal, commercial, industrial, development, and financial sectors. These investigations can be sub -divided into two fields: ground water resources studies, and contaminant/delineation ground water monitoring - investigations. Ground water resource investigations primarily concentrate on developing and/or protecting our valuable ground eater resources. These types of investigations are. commonly requested by municipalities, industries, and developers in need of water for potable, irrigation, or industrial use, particularly in those areas where commercial water supplies are either unavailable, difficult to attain, or economically unfeasible. Existing published data, other consultant reports, and pertinent scientific literature are reviewed and are supplemented by a full-scale field investigation consisting of geological and/or geophysical surveys. The synthesized information is then used to more cost-effectively site future water supply wells and/or enhance old established well fields. Contaminant delineation and ground water monitoring investigations primarily concentrate on determining the magnitude and extent of ground water and soil contamination. Test -borings' are drilled, ground water monitoring wells are installed, and the subsurface soils and ground water are sampled and chemically analyzed to determine the � 4 1(* 1-• tYpes and concentrations of the various contaminant(s) that are potentially present. The number of borings and monitoring ..yells s de pendent on the estimated extent and nature of the contaminants _r_ question. Through hydraulic testing and measurements, the direction and rate of ground water flovv, and hence, contaminant migration and dispersion, can be calculated. Geophysical techniques are often used _o supplement the environmental sampling and analyses as a means ;f more effectively locating a contaminant plume. Such n-pes of hydrogeological investigations are necessary for determining the potential impacts from leaking underground storage tanks (UST's), old and ne?r landfills, surface impoundments, hazardous spills of hazardous chemical materials and wastes, etc. Finally, ECS, Ltd. can comprehensively assess industrial processes _o determine wastewater flows and loads, develop permitting and irearme^ r strategies, perform treatability studies and design wastewater treatmen systems. 3.2 REPRESENTATIVE CLIENTS AOKI Corporation Birtcher-Butcher Partnership Boston Properties Buvermo Properties Cafferry Development Carey Winston Company Cambridge Companies Centennial Development Centervlark Properties Citistate. Inc. CSX Realty Cushman and Wakefield Danac Corporation Development Resources. Inc. Dome Real Estate The Donohoe Company The Evans Company Evergreen Development Federal Real Estate Investment Trust Friendswood Development Gilbane Properties Greenbaum & Rose Homestead Village J&B Enterprises The 1BG Companies KLN"B Management Services Lincoln Property Company The Henry A. Long Company .%4anekin Corporation The Stanley ;Vtarrin Companies Mason Hirst Companies Metropolitan Partnership, Ltd. Mobil Land Development National Dev. Mid -Atlantic Office Space Management. Inc. Osprey Investment Company Pence-Freidel Development Prentiss Properties, Ltd. Prudential Realty Group The Radnor Corporation Reston Town Center Associates. Inc. The Michael T. Rose Companies B.F. Saul Company Savage -Fogarty Realty Sequoia Building Corporation The Shapiro Companies Simpson Development Company The Staubach Company The Svatos Company The Taubman Company Trammell Crow Comoanv Tuner Harwood Ventures Union Pacific Realty Corporation William H. Dolben & Son. Inc. Winchester Commercial The World Bank Banks and Financial Institutions -6- American Security Bank Aniresco Institutional. Inc. �= restar Bank Eastern American Bank Euuitable Real Estate Investment Mgrnt Financial Conseryators.'Inc. First Union Bank Bank of America Perpetual Bank Potomac Capital Investment Corporation Principal Capital Viatiaeement. LC Riggs National Bank Resolution Trust Corporation Security Trust Company, N.A. 3.3 SPECIFICATIONS AND PERS011\INEL QUALIFICATIONS Resumes of keV personnel are attached. (0 1• GARNETT B. WILLIAMS, C.r.G. Senior Environmental Geologist_ 0 EDUCATION B.S., Geology, James Madison University, Harrisonburg, Virginia, 1983 CERTIFICATIONS OSHA 40 Hours, 29 CFR 1910.120(e)(2) OSHA Hazardous Materials and Incident Commander (16 hours) BOCA CPCCI IA Exam - National Certification Program for Construction Inspectors Code Medical College of Virginia, Virginia Buildings Commonwealth University - Managing Asbestos in - Medical College of Virginia, Virginia Commonwealth University - Inspecting Buiidings for Asbestos -Containing Material CONTINUING EDUCATION National Water Well Association (NWWA)-Theory & Practice Sampling Of Ground Water VIonitorina & NWWA-Treatment Technology For Contaminated Ground Water NWWA-Environmental Site Assessments Virginia Association Of Professional Soil Scientists (VAPSS)-Nontidal Wetlands Field Studv Government Institutes -Wetlands & Real Estate Development National Wetlands Training Institute -Plant Identification Best Management Practices And Wetlands Cook College, Understanding Soil Conditions of Wetlands NGWA, Principles of Ground Water Hydrology. PROFESSIONAL ACTIVITIES Association of Groundwater Scientists and Engineers (AGWSE/NWWA). EXPERIENCE 1989 to Present: Project Environmental Geologist, Engineering Consulting Services. Ltd.; Chantilly, Virginia. Responsible for coordination and preparation of Phase I/Phase II environmental site assessments; facility audits; geotechnical engineering reports, environmental site characterization studies; coordination and implementation of corrective action plans .and contaminant remediation efforts; wetlands deiineation studies and associated environmental permitting. Duties also include surveying with conventional transit/ EDM and GPS instrumentation. 1985 to 1989: Engineering Geologist, Bengston, DeBell, Elkin and Titus, Inc., Centreville, Virginia. Assistant to the Geotechnical Engineering Group, Duties included: preparation of preliminary and final geotechnical reports; coordination of subsurface drilling and seismic refraction surveys; sanitary drainfield evaluations and infiltration testing; and, Virginia Uniform Building Code (structural and wood framing) inspections for commercial and residential structures under Fairfax County BOCA contract. 1983 to 1985: Exploration Geologist, North American Exploration, Inc., Kaysville, Utah. Responsible for collecting and logging rock and stream sediment samples for targeted anomalous areas in precious and base metals exploration. Performed preliminary field investigations of above areas by various geophysical methods using proton precession magnetometer, gravitometer, reflection seismography, and rock outcrop mapping techniques. Representative sampling. of recent key assignments and experience: • Phase I and Phase II environmental site assessments (ESAs), environmental safety and liability audits of tenant operations and building facilities for an assortment of commercial/industrial/residential properties involving confidential financial institutions. These studies have included acquisition and foreclosure of properties in Maryland, Virginia, Washington D.C., North Carolina, Pennsylvania, Nebraska, and Connecticut. Properties included warehouses, strip retail facilities, commercial offices, railyards, industrial facilities and undeveloped tracts. 0 Site characterization, monitoring and rerriediation of fuel/ solvent spills for a prominent railroad company. Sites included railyard fueling/maintenance facilities in Virginia, West Virginia, North Carolina, Pennsylvania and Washington, D.C. Projects involved: Phase I historical evaluation of events to define areas of potential contamination; installation of monitoring and recovery wells; installation and operation of remediation systems . (free product and. dissolved phase); and, development of groundwater sampling and monitoring programs. • Engineering and environmental support of omnibus contract to US. Army for design, testing and evaluation of a prototypical small arms range facility to reduce lead contamination to surrounding environment. Designed and provided oversight of range construction. Prepared and executed a sampling plan to evaluate the effectiveness of soil fixation technologies in reducing lead leachate from impac berm and migration of lead via surface waters. • Sampling, analysis and geochemical modeling of lead in soil at a private shooting range. Data was used to complete a risk characterization to develop cleanup costs for a proposed single family subdivision. , • Wetland delineations, functional assessments and permitting of commercial properties inVirginia, Maryland and Pennsylvania. • Phase I environmental services at a renovated tobacco warehouse project. Work included lead -based paint survey, PCB analysis of transformers, asbestos inspection, UST site characterization and a tenant and mechanical facilities audit. -2- APPEN PHOTOC ao • W a E ....... ....... "fI j Yrll'�v N' g M "A�,' t A . . . . . . . . . . . . 6 I j 3\1 v Z M OIL Vill i %% k 1 11 - I " '—, , i .' , , , , ': 1 ."i —,:- . ; 1 1N' , " . . '. 413 A .1 ;P+ Aj" I 1l.N 4 - `n o. Vt N", X. VIA C D ...... ....... N ...... .. .. 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X }y f yt�t '•3.a _ ... t...:^•ir^_�ESx x.'�'_.1_. 'i'?ris:r?'fu.t�v+i.�.2.Z DATA FORM ROIUTINE WETLAND DETERMINATION i (1987 COE Wetlands Delineation Manual) i i VEGETATION ect/Site ARTRIP PROPERTY Date 04/15/04 licant / Owner Mr. Charles Segerman, P.E., Artrip Limited Partnership County FREDERICK Investigator JPF + RJC State VA Do Normal Circumstances exist on the site? ® Yes [:]No Community ID PEM Is the site significantly disturbed (Atypical Situation)? 0 Yes. ® No Transect ID Is the area a potential Problem Area? (if needed, explain on reverse) ❑ Yes ® No Plot ID DP 11 Explanation of atypical or problem area: Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator Carex frankii H OBL Carex crinita H OBL Ludwigia alata H OBL. Juncus effusus H FACW+ Agrostis alba H FACW - -ent of Dominant Species that are OBL, FACW, or FAC (excluding FAC-): 100% Hydrophytic vegetation present? ® Yes ❑ No Rationale for decision/Remarks: ❑ Less than 50% dominance of hydrophytic plant species. ® Greater than 50% dominance of hydrophytic plant species. HYDROLOGY ❑Recorded Data (Describe in Remarks) WETLAND HYDROLOGY INDICATORS ❑ Stream, Lake, or Tide Gauge Primary Indicators: ® Aerial Photographs ® Inundated ❑ Other ❑ Saturated in Upper 12 Inches ❑ Water Marks ❑ No Recorded Data Available ❑ Drift Lines ❑ Sediment Deposits FIELD OBSERVATIONS ® Drainage Patterns in Wetlands Depth of Surface Water 1.0 (in) Secondary Indicators (2 or more Required): ❑ Oxidized Root Channels in Upper 12 Inches ❑ Water -Stained Leaves Depth to Free Water in Pit 0.0 (in) ❑ Local Soil Survey Data. ❑ FAC-Neutral Test ❑ Other (Explain in Remarks) Depth to Saturated Soil 0.0 (in) W'etland hydrology present? ® Yes ❑ No Rationale for decision/remarks: ❑ No indicators of wetland hydrology. �. Sufficient evidence of wetland hvdre Project Name: ARTRIP PROPERTY SOULS Community ID: PEM Plot ID:. DP I Map Unit Name (Series and Phase): Berks Channery Silt Loam Drainage Class: well drained Taxonomy (Subgroup): Field Observations Confirm Mapped Type? ❑ YES ® NO PROFILE DESCRIPTION Depth Horizon Matrix Color Mottle Colors Mottle Texture, Concretions, (inches) (Munsell Moist) (Munsell Moist) Abundance/Contrast Structure, etc. 0-3 A 10YR 3/2 - - LOAM 3-18 . B IOYR 4/1 - - CLAY LOAM HYDRIC SOIL INDICATORS: ❑ Histosol ❑ Concretions ❑ Histic Epipedon ❑ High Organic Content in Surface Layer in Sandy Soils ❑ Sulfidic Odor ❑ Organic Streaking in Sandy Soils ❑ Aquic Moisture Regime ❑ Listed on Local Hydric Soils List ❑ Reducing Conditions ❑ Listed on National Hydric Soils List ® Gleyed or Low-Chroma Colors ❑ Other (Explain in Remarks) is soils present? Rationale for decision/Remarks: ® Yes . ❑ No ❑ Chroma of 2 or greater without mottles. ❑ Chroma of 2 with mottles ❑ Chroma greater than 2 with mottles. ® Chroma of 1 with or without mottles* Remarks: WETLAND DETERMINATION Hydrophytic Vegetation Present? ® Yes ❑ No Is this Sampling Point Within a Wetland? ® YES ❑ NO Wetland Hydrology Present? ® Yes ❑ No Hydric Soils Present? ® Yes ❑ No Remarks: IATA FORM — ROUTINE WETLAND DETERMINATION • Page DATA FORM ROUTINE WETLAND DETERMINATION (1987 COE Wetlands Delineation Manual) � ect/Site ARTRIP PROPERTY u =Oplicant Date 04/15/04 / Owner Mr. Charles Segerman, P.E., Artrip Limited Partnership County FREDERICK Investigator JPF + RJC State VA Do Normal Circumstances exist on the site? ® Yes ❑ No Community ID PFO Is the site significantly disturbed (Atypical Situation)? ❑ Yes ® No Transect ID Is the area a potential Problem Area? (If needed, explain on reverse) ❑ Yes ® No Plot ID DP 12 Explanation of atypical or problem area: VEGETATION Dominant Plant Species Stratum Indicator Dominant Plant Species Stratum Indicator Carexfrankii H OBL Fraxinus pennsylvanica T FACW Platanus occidentalis T FACW- -Went of Dominant Species that are OBL, FACW, or FAC (excluding FAC-): 100% Hydrophytic vegetation present? ® Yes ❑ No Rationale for decision/Remarks: ❑ Less than 50% dominance of hydrophytic plant species. ® Greater than 50% dominance of hydrophytic plant species. HYDROLOGY ❑Recorded Data (Describe in Remarks) WETLAND HYDROLOGY INDICATORS ❑. Stream, Lake, or Tide Gauge Primary Indicators: ® Aerial Photographs ® Inundated ❑ Other ® Saturated in Upper 12 Inches ❑ Water Marks ❑ No Recorded Data Available ❑ Drift Lines FIELD OBSERVATIONS ❑ Sediment Deposits ® Drainage Patterns in Wetlands Depth of Surface Water 2.0 (in) Secondary Indicators (2 or more Required): ❑ Oxidized Root Channels in Upper 12 Inches ® Water -Stained Leaves Depth to Free Water in Pit 0.0 (in) ❑ Local Soil Survey Data. ❑ FAC-Neutral Test Depth to Saturated Soil 6.0 (in) ❑ Other (Explain in Remarks) Wetland hydrology present? ® Yes ❑ No Rationale for decision/remarks: ❑ No indicators of wetland Hydrology. -® Sufficient evidence of wetland hvdre Project Name: ARTRIP PROPERTY Community ID: PEO Plot ID: DP 12 SOILS Map Unit Name (Series and Phase): Weikert Berks Channery Silt Loam Drainage Class: well drained Taxonomy (Subgroup): Field Observations Confirm Mapped Type? ❑ YES ® NO PROFILE DESCRIPTION Depth Horizon Matrix Color Mottle Colors Mottle Texture, Concretions, inches) (Munsell Moist Munsell Moist) Abundance/Contrast Structure, etc. 0-12 B IOYR 4/1 1 OYR- 5/6 15% SILT LOAM HYDRIC SOIL INDICATORS: ❑ Histosol ❑ Concretions ❑ Histic Epipedon ❑ High Organic Content in Surface Layer in Sandy Soils ❑ Sulfidic Odor ❑ Organic Streaking in Sandy Soils ❑ Aquic Moisture Regime ❑ Listed on Local Hydric Soils List ❑ Reducing Conditions ❑ Listed on National Hydric Soils List ❑.Gleyed or Low-Chroma Colors ❑ Other (Explain in Remarks) A ic soils present? Rationale for decision/Remarks: ®Yes ❑ No ❑ Chroma of 2 or greater without mottles. ❑ Chroma of 2 with mottles ❑ Chroma greater than 2 with mottles. ® Chroma of 1 with or without mottles Remarks: WETLAND DETERMINATION Hydrophytic Vegetation Present? Wetland Hydrology Present? Hydric Soils Present? Remarks: ® Yes ❑ No ® Yes ❑ No Is this Sampling Point Within a Wetland? ® YES ® Yes ❑ No ' 1ATA FORM — ROUTINE WETLAND DETERMINATION 1• ❑ NO Page 2 1 PHOTO LOG • g. .�: ••: ,� - ... .. �F.a v Y .. _ h � 1 :,�f `����.c�"�~f.wF nR Y-�i�.r'.j.,�.�i�l�,f r`�F�e����..�`�.+o�y�rai.i, _: - Ys � _tom ` A. rfi �� [ �F ��..,- a Y�ji Ikx 5 + � �,.� � i,. -. $ A �- 7 4R.'-fi V- - �, � �- �s. — �;�Mrg:�,z— 41,ilW; _i, Ir .,!T; -71�0 vK- z, tp �C 44 4;4, t Nxl 4�4 4 t ZZ'i 4 .V, h . tz VX 2si E .� � � � �� ��` ';. �iw+..+tagri++ a,��I$ eM - � r` may", � f�� ��~$�"-�" � � R•4��+1 4 al MiN A-.4. Is -,-ZO M -, wl� Y,,rtFr`�}t{r �A„.22- Eno" 1,7 _"�A► .^�� . r �.��r`d�.' �S..Jr'���}�'T�ii _ as 1 tvm� MW Wiwi All A'LI— jIr The Villages atArtrip Rezoning Application, Impact Analysis Statement and Master Development Plan • APPENDIX C PHASE I ENVIRONMENTAL SITE ASSESSMENT • • • PHASE I ENVIRONMENTAL SITE ASSESSMENT WINCHESTER ARTRIP LP FREDERICK COUNTY, VIRGINIA ECS, LTD. PROJECT NO. 8232 FOR THE TOWER COMPANIES MARCH 23, 2004 0 ii^`r�iYSaa"".-i1 •`... ::-;L�. �Y�.'iij((y�li;t� L.i I:• ENGINEERING CONSULTING SERVICES, LTD. Geotechnical Construction Materials -, Environmental March 23, 2004 Mr. Stuart Margulies The Tower Companies 11501 Huff Court North Bethesda, Maryland 20895 ECS Project No. 8232 Reference: Phase I Environmental Site Assessment Winchester Artrip LP .Property Frederick County, Virginia. Dear Mr. Margulies: Engineering Consulting Services, Ltd. (ECS, Ltd.) is pleased to provide you with the results of our Phase I Environmental Site Assessment (ESA) for the referenced property. Our services were provided in general accordance with ECS, Ltd. Proposal No. 15786-EP and meet the requirements of ASTM E 1527-00, Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process. If there are questions regarding this report, or a need for further information, please contact us at 540-667-3750. Respectfully submitted, ENGINEERING CONS LTING SERVICES; Ltd. 1 r _ Garnett B. Williams, C.P.G. Senior Environmental Geologist (GB W/environ/rpt/8232) Stuart B. May e P.E. Senior Projec ngineer ... ................. ..........._..._,...,,_.,.,............W_..,._._..........__.,_..a......_...,_...,_ .....__ ......... , ._.. 166 Windy Hill Lane, Winchester, Virginia 22602 -o (540) 667-3750.) FAX (540) 667-3730 Aberdeen, MD* • Atlanta, GA • Austin, TX • Baltimore, MD • Chantilly, VA • Charlotte, NC • Chicago, IL • Cornelia, GA* • Dallas, TX • Danville, VA* • Frederick, MD • Fredericksburg, VA Greensboro, NC • Greenville, SC • Norfolk, VA • Research Triangle Park, NC • Richmond, VA • Roanoke, VA • San Antonio, TX - Williamsburg, VA • Wilmington, NC • Winchester, VA *Testing Services Only L.i I:• ENGINEERING CONSULTING SERVICES, LTD. Geotechnical Construction Materials -, Environmental March 23, 2004 Mr. Stuart Margulies The Tower Companies 11501 Huff Court North Bethesda, Maryland 20895 ECS Project No. 8232 Reference: Phase I Environmental Site Assessment Winchester Artrip LP .Property Frederick County, Virginia. Dear Mr. Margulies: Engineering Consulting Services, Ltd. (ECS, Ltd.) is pleased to provide you with the results of our Phase I Environmental Site Assessment (ESA) for the referenced property. Our services were provided in general accordance with ECS, Ltd. Proposal No. 15786-EP and meet the requirements of ASTM E 1527-00, Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process. If there are questions regarding this report, or a need for further information, please contact us at 540-667-3750. Respectfully submitted, ENGINEERING CONS LTING SERVICES; Ltd. 1 r _ Garnett B. Williams, C.P.G. Senior Environmental Geologist (GB W/environ/rpt/8232) Stuart B. May e P.E. Senior Projec ngineer ... ................. ..........._..._,...,,_.,.,............W_..,._._..........__.,_..a......_...,_...,_ .....__ ......... , ._.. 166 Windy Hill Lane, Winchester, Virginia 22602 -o (540) 667-3750.) FAX (540) 667-3730 Aberdeen, MD* • Atlanta, GA • Austin, TX • Baltimore, MD • Chantilly, VA • Charlotte, NC • Chicago, IL • Cornelia, GA* • Dallas, TX • Danville, VA* • Frederick, MD • Fredericksburg, VA Greensboro, NC • Greenville, SC • Norfolk, VA • Research Triangle Park, NC • Richmond, VA • Roanoke, VA • San Antonio, TX - Williamsburg, VA • Wilmington, NC • Winchester, VA *Testing Services Only REPORT PROJECT Phase I Environmental Site Assessment Winchester Artrip LP Property Frederick County, Virginia CLIENT The Tower Companies ' 11501 Huff Court North Bethesda, Maryland 20895 JUBMlTTED BY I• Engineering Consulting Services, Ltd. 166 Windy Hill Lane Winchester, Virginia 22602 PROJECT 8232 DATE. March 22, 2004 PHASE I ENVIRONMENTAL SITE ASSESSMENT WINCHESTER ARTRIP LP PROPERTY FREDERICK COUNTY, VIRGINIA ECS PROJECT NO. 8232 TABLE OF CONTENTS SECTION PAGE 1.0 EXECUTIVE SUMMARY 1 2.0 INTRODUCTION 2 2.1 Scope of Work 2 2.2 Objectives 2.3 Limitations 3.0 SITE DESCRIPTION 4 3.1 Site Location 4 3.2 Physical Setting and Hydrogeology 4 4.0 PREVIOUS WORK 6 5.0 REGULATORY REVIEW 7 5.1 Records Review 7 5.2 Regulatory Summary g 6.0 FIELD RECONNAISSANCE 10 6.1 On -Site Features 10 6.2 Nearby Properties 11 7.0 HISTORICAL INFORMATION 13 7.1 Title Information 13 7.2 Sanborn Fire Insurance Map and City Directory Review 13 7.3 Aerial Photograph and Topographic Map Review 14 7.4 Local Sources 14 7.5 Interviews and FOIA Requests 14 8.0 OTHER SERVICES 15 9.0 CONCLUSIONS 16 10.0 REFERENCES 17 Table of Contents Page 2 Regulatory Database Report Statement of Qualifications Photographs 1.0 EXECUTIVE SUMMARY Engineering Consulting Services, Ltd. (ECS, Ltd.) was contracted by The Tower Companies to perform an ASTM Standard E-1527-00, Phase I Environmental Site Assessment (ESA) on a 169.01 acre unimproved tract called the Winchester Artrip LP Property located approximately 1 mile east of Interstate 81 and 2.5 miles north of Stephens City, Virginia. To summarize, available historical documents, regulatory records and conversations with persons having knowledge of the property revealed no evidence of current or previous uses or conditions onsite that would be regarded as environmentally -suspect. Further, a reconnaissance of the site did not reveal the presence of: pipelines; drums; storage, leaks or spills of hazardous substances, petroleum or chemicals; buried or above ground tanks; industrial or manufacturing activities; surface or ground water contamination; distressed vegetation or stained soil; chemical smells or emissions; environmental wells or remedial activities; high voltage electrical easements; farm waste concerns; buried waste; asbestos waste; leachate or seeps; PCB -containing equipment; mining activities; or, similar environmentally deleterious features or conditions. In view of our findings, ' no further environmental investigation of the property is deemed necessary prior to development. " In closing, we note that this ESA was performed in general accordance with ECS, Ltd. Proposal No. 15786-EP and the requirements of ASTM E 1527-00, Standard Practice. for Environmental Site Assessments: Phase I Environmental Site Assessment Process. * Any exceptions to or deletions from this practice are described in Section 2 of this report. This Executive Summary is an integral part of the Phase I Environmental Site Assessment report. ECS recommends that the report be read in its entirety. ECS Project No. 8232 March 23, 2004 -2- • 2.1 Scope of Work 2.0 INTRODUCTION Engineering Consulting Services, Ltd. (ECS, Ltd.) was contracted by The Tower Companies to perform an ASTM Standard E-1527-00, Phase I Environmental Site Assessment (ESA) on a 169.01 acre unimproved tract called the Artrip Property located approximately 1 mile east of Interstate 81 and 2.5 miles north of Stephens City, Virginia. The environmental assessment was conducted in substantial accordance with ASTM Standard E-1527-00. The purpose of the ESA was to identify recognized environmental conditions in connection with the subject site, hereafter referred to as "subject", "site", "property" or "tract". 2.2 Obiectives The objectives of the ESA were to: • evaluate the probability of impact of the surface water,' groundwater and/or soils within the property boundaries through a review of regulatory information and a reconnaissance of the subject and vicinity; • evaluate historical conditions to identify previous .usage that could impact on the environmental condition of the site; • determine, if contamination is believed to have occurred, the potential on -site and off. - site source material(s), location(s) and activities; and, • provide an evaluation of the potential for environmental impact at the site and a list of specific conclusions and recommendations. 2.3 Limitations The ESA involved a reconnaissance of the site and contiguous properties and a review of regulatory and historical information in geraeral accordance with the ASTM standard. No non -scope considerations or additional issues, such as asbestos surveys, radon testing or wetland delineation were investigated, unless otherwise described in Section 8.0 of this report. The conclusions and/or recommendations presented within this report are based upon a reasonable level of investigation within normal bounds and standards of professional practice for a site.in this particular geographic and geologic setting. The intent of this assessment is to identify the potential for recognized environmental conditions in connection with the site; however, no environmental site assessment can completely eliminate uncertainty regarding the potential for recognized environmental conditions in connection with the site. The findings of this ESA are not intended to serve as an audit for health and safety or regulatory compliance issues pertaining to improvements or activities at the site. ECS, Ltd. is not liable PCS Project No. 8232 _ 3 March 23, 2004 1.10 fo r the discovery or elimination of hazards that may potentially cause damage, accidents or injury. All observations, conclusions and/or recommendations pertaining to environmental conditions at the subject are necessarily limited to conditions observed, and/or materials reviewed at the time this study was undertaken. It was not the purpose of this study to determine the actual presence, degree or extent of contamination, if any, at this site. This could require additional exploratory work, including sampling and laboratory analysis. No other warranty, expressed or implied, is made with regard to the conclusions and/or recommendations presented within this report. ASTM E-1527-00 defines a "recognized environmental. condition" as: "the presence or likely presence of any hazardous substances or petroleum products on a property under conditions that indicate an existing release, a past release, or a material threat of a release of anv hazardous substances or petroleum products into structures on the property or into the ground, groundwater, or surface water of the property. The term includes. hazardous substances or petroleum products even under conditions in compliance with laws. The term is not intended to include de minimis conditions that generally do not present a materiaI' risk of harm to public health or the environment and that would not be the subject of an enforcement action if brought to the attention of appropriate governmental agencies." This report is provided for the exclusive use of The Tower Companies and their partners, assigns or clients involved with the acquisition and development of the subject. This ESA should not be used or relied upon in connection with other projects or by other unidentified third parties. The use of this report by any undesignated third party or parties will be at such party's sole risk and ECS, Ltd. disclaims liability for any such third party use or reliance. ECS Project No. 8232 March 23, 2004 M a 3.1 Site Location 3.0 SITE DESCRIPTION The site is located approximately 1 mile east of Interstate 81 and 2.5 miles north of Stephens City, Virginia. (Figure 1). The tract is further described as the former southwestern 169.01- acre portion of the.Artrip Farm as indicated on tax map number 75-A-99A. The property is bounded to the north by the Opequon Creek with the remainder of the Artrip farm beyond; to the east by the Artrip Farm with U.S. Route 522 beyond; to the south by the Lakeside subdivision and a Frederick County Sanitation Authority (FCSA) easement and sewage lagoons; and to the west by undeveloped wooded land with residential properties beyond. Adjacent properties are discussed.in more detail in Section 6.2. 3.2 Physical Setting and Hydrogeolozy The property is situated at a maximum elevation of about 730 MSL with gently sloping hills in the southwestern portion of the site. The central portions of the site tend to slope slightly to moderately towards the lower lying regions while the northern portion of the site slopes very steeply. towards Opequon Creek. In this setting, the residential properties to the southwest are generally cross gradient of the site with the remainder of the site being up gradient of adjoining properties. Runoff from the northern half of the site flows directly into Opequon Creek while in the southern half of the site runoff flows toward an unnamed tributary of Opequon Creek.. Based on regional topographic mapping and our site reconnaissance we have identified that there are intermittent creek beds in the drainage ways of the site, a spring located in the northwestern corner of the site, flood plains mapped along Opequon Creek and a centrally located pond. According to the Geologic Map of the Virginia Portion of the Winchester 30x60 Quadrangle, (Commonwealth of Virginia Department of Mines, Minerals and Energy; Division of Mineral Resources, 2001), the property is underlain by the Martinsburg Formation. The Martinsburg Formation consists of: upper 100 to 200 feet brown, medium - to coarse -grained sandstone, may be fossiliferous. Middle 3000 to 4500 feet: olive-green, silty shale, dark -gray siltstone, and medium- to coarse -grained sandstone, locally contains pebbles. Lower 400 to 900 feet: Stickley Run Member (Epstein and others, 1995), medium - gray to grayish -black, very -fine-grained, very -thin- to thin -bedded, argillaceous limestone with interbedded medium- to dark -gray calcareous shale. Thickness ranges from an estimated maximum of 5200 feet in the Massanutten Synclinorium to about 2000 feet in the western outcrop areas. According to the Soil Survey. of Frederick County, Virginia (USDA-SCS, 1987), soils found within the subject site include the Berks channery silt loams in the higher elevations, Clearbrook channery silt loam in the moderately sloping wooded southeastern portion of the site, and the Weikert-Berks channery silt loam's in the on -site drainage ways and steeply ECS Project No. 8232 _ 5 _ March 23, 2004 sloped areas. These soils are described as varying from poorly to well -drained with bedrock being found at a depth of 27 to 30 inches. The major development limitation in these soil types is related to shallow bedrock. In this geologic terrain a shallow water table usually develops near the saprolite (i.e., weathered rock) and fresh bedrock contact at depths of 15 to 25 feet. Groundwater tends to flow laterally along the soil/rock interface, generally mimicking topography. Usually a persistent water table occurs only in low-lying areas and adjacent to creeks; otherwise, it is related to rainfall and thus only transient in occurrence. Impervious layers combined with highly permeable fracture zones can distort seepage patterns; consequently, only the lovwler limits of the saprolite remain saturated for extended periods. • ECS Project No. 8232 March 23, 2004 -6- 4.0 PREVIOUS WORK ECS was not provided with previous environmental, engineering or similar studies on the - subject at the time this report was completed. Additionally, we have not performed prior environmental investigations of the subject. We have, however, performed ESA's on several properties in close proximity and no environmentally remarkable conditions or activities were discovered during the course of those assessments. 71 `0 ECS Project No, 8232 March 23, 2004 -7- co 5.1 Records Review 5.0 REGULATORY REVIEW Public records were reviewed to identify evidence of past or present activities on or near the site which may have resulted in soil, surface water and/or ground water contamination or the generation, use, storage or disposal of hazardous waste, chemical . or petroleum products/materials. This information was obtained from EnviroData. The EnviroData report is based on an ASTM standard radius search centered on the geographic coordinates of the site and includes the following databases: Superfund National Priority List (NPL): The "Superfund" NPL List is a compilation of properties considered by the EPA as being either uncontrolled or abandoned hazardous waste sites that require priority consideration for remedial action under the Federal Superfund Program. These sites are considered to pose a significant risk of stigmatizing surrounding properties and potentially impacting property values. • State Comprehensive Environmental Response, Compensation and Liability Act (CERCLA/CERCLIS) LIST: CERCLIS sites are those that the EPA has investigated or is currently investigating for a release or threatened release of a hazardous substance pursuant to the 1980 CERCLA `T Act. The Commonwealth of Virginia does not have a formal State Superfund Program; therefore, the federal CERCLIS database is considered to be the equivalerit of a State Hazardous Waste Sites List. Resource Conservation Recovery Act (RCRA-TS, -LG and -SG): RCRA regulations apply to facilities that the EPA designates as storing, transporting, generating, treating or disposing of hazardous waste. RCRA facilities include large quantity generators and small quantity generators' Non -compliant RCRA sites, RCRA Administrative Action Tracking System (RAATS) and treatment storage and disposal (TSD) sites are also monitored under this program. The RCRA Corrective Action Sites (CORRACTS) list contains information about TSD facilities that have performed remediation due to a release of hazardous waste or due to a violation of RCRA. Emergency Response Notification System (ERNS): contains information on releases of oil and hazardous substances. • Leaking Underground Storage Tanks (LPSTs/LUSTs): contains summary information pertaining to reported leaking underground storage tanks. The information contained in this database is a combination of LUST lists maintained at the State Department of Environmental Quality Offices. ECS Project No. 8232 March 23, 2004 C0 Above Ground/Under round Storage Tanks g g (ASTs/USTs): a comprehensive list of all registered active and inactive underground storage tanks (USTs) located within the Commonwealth of Virginia. • Solid Waste Facilities (SWF): Under Subtitle D of RCRA, the EPA establishes technical standards for the operation of solid waste management facilities (transfer stations and landfills). • No Further Remediation Action Planned Sites (NFRAP): also known as the CERCLIS archive, contains information pertaining to sites that have been removed from the CERCLIS database. NFRAP sites may be sites where, following an initial investigation, either no contamination was found, contamination was removed quickly without need for the site to be placed on the NPL, or the contamination was not serious enough to require Superfund action or NPL consideration. The Voluntary Remediation Program (VRP) lists properties that are either undergoing or have completed voluntary remediation. overseen by the VDEQ. • The VDEQ maintains a pollution response or PREP database to track surface spills of oil and hazardous.substances. Some of the listings identified as "unmapped sites" are not plotted due to inadequate address and geocoding information. ECS reviewed and field -checked the list of "unmapped sites" to verify their location and possible impact to the subject. Finally, ECS reviewed the Pollution Complaint ("PC") database pertaining to LPSTs at the Virginia Department of Environmental Quality (VDEQ) offices. "PC" incidents can include surface spills, LRSTs and other environmental releases that may be responded to by the local Fire Department or VDEQ. 5.2 Regulatory Summary There are no regulatory listings that apply to the property under. consideration. No sites within the ASTM-designated search radii were identified on the NPL, CORRACTS, RCRA (TSD), RCRIS generators, CERCLIS/NFRAP, ERNS, VRP or PREP notices. No RSTs or LRSTs were identified on the current listing for contiguous or nearby properties. Three ASTs were observed on the southern adjoining FCSA property; however, this property is well down slope so it is not -deemed to be a potential threat. Given the age of the surrounding community, it is likely that some nearby older homes and farms may have heating oil ASTs or USTs that do not appear on State databases. No home heating oil tanks, however, were observed in close proximity. c • ECS Project No. 8232 March 23, 2004 -9- Finally, based on our review of "Urn -napped Sites" there are no other listings within the ASTM-specified search radii. I (4 I ECS Project No. 8232 March 23, 2004 �� 6.1 On -Site Features 6.0 FIELD RECONNAISSANCE Stuart Mayberry (ECS, Ltd.) conducted the field reconnaissance on March 18, 2004, Weather at the time was generally cool and cloudy. The reconnaissance was performed to search for evidence of. hazardous waste/material, chemical and/or petroleum storage, leak or spill; stressed vegetation or soil discoloration; drinking water/environmental monitoring wells; environmental remediation activities; storage drums; industrial or commercial refuse; =' herbicide or pesticide containers; farm- waste; septic systems; above -ground storage tanks (ASTs); underground storage tanks (USTs); pipelines; asbestos containing material (ACM); industrial/manufacturing or similar environmentally -sensitive operations or conditions; rail spurs; ruins; landfills or illicit dumping; air emissions/waste water discharge; wetlands or jurisdictional Waters of the US; leachate or seeps; surface or p , ground water contamination; and/or PCB -containing articles. A site plan illustrating property features is presented as Figure 1. The following narrative is a description of the property: . J Access to the site is very limited due to the adjoining Opequon Creek and Artrip farm. Also, there is no roadway access from the southern Lakeside subdivision. The entire site is surrounded by a barbed-wire fence; however, this fence is currently in dilapidated condition with numerous openings in it. Property boundaries and lines were identified from a site plan '('9 prepared by Dewberry, LLC. The site encompasses 169.01-acres of land which was formerly the southwestern portion of the Artrip farm. The majority of the site is comprised of moderately sloping hills covered with grass and widely.spaced cedar trees. Areas containing steeper slopes are forested With hardwood trees. There are currently no structures or utilities - located on the site. A former dwelling area is located in the northwestern portion of the site. The former dwelling is no longer present; however, a hand -.dug well associated with it was found. Based on an interview with Mr. Frank Artrip, there is a private cemetery on -site which contains approximately three graves identified with small weathered limestone markers. This cemetery was not located during our site visit; however, it was marked during the boundary survey by Dewberry. The best access to the site is through the FCSA easement located to the southeast of the property. The site contains a centrally located pond which is mapped as wetlands. In addition, we have identified that there are intermittent creek beds in the drainage ways of the site, a spring located in the northwestern corner of the site, and flood plains mapped along the Opequon Creek. No petroleum sheen or unusual discoloration/odor was apparent in the exposed soil or areas of standing water or flowing. No electrical transformers or similar potential PCB -containing equipment is located on the site. No liquid petroleum pipelines or overhead high -voltage electric lines were marked or observed on or near the site. No other buried utilities were observed or marked n„ the premises. ECS Project No. 8232 1 1 - March 23, 2004 Small piles of tires were located throughout the site. An empty 55-gallon drum, apparently used as a burn barrel, was located on the dam of the pond. Also a small dumping area was identified in the northeastern portion of the property. It is our opinion that the tires, burn barrel and dumping area, which contains an automobile body, household rubbish, and waste associated with farm activities, does not constitute a "recognized environmental condition" at this time. However, the tire piles and dumping area should be cleaned up and the contents of them disposed of in an environmentally sound manner. If, during the cleanup of the dump area, a "recognized environmental condition" is encountered that was not apparent during our site visit, the environmental condition should be treated or cleaned up in an environmentally sound manner also. Vegetation, exposed soil and ground cover on -site appeared to be generally healthy and free of obvious staining, odor or similar signs of potential environmental degradation. No other remarkable or unusual features or uses of the site were apparent. Based on our observations, the following conditions or materials were not observed on -site: • Drums or smaller containers for hazardous or chemical substances; • USTs or ASTs; • hazwaste transportation, storage or disposal; • buried waste disposal areas; • chemical/petroleum smells, foul odors or distressed vegetation; • chemical/petroleum stains on soil or other surfaces; • ground water or surface water contamination; • oil or chemical pipelines and related bulk storage facilities; • surface impoundments or holding ponds for liquid waste; • monitoring wells, injection wells or rernediation systems; • septic systems; • asbestos waste; • incinerators, recycling or waste treatment processes; • junk or scrap yards; • industrial or manufacturing activities; • motor vehicle repairs or maintenance operations; • air emissions, leachate, seeps, or waste -water discharge requiring special permitting or consideration; • pesticide or herbicide misuse or over application; • oil/natural gas or mineral exploration, mining or beneficiation activities; • evidence of discharges, leachate migration, or run-off of potential contaminants from an off -site source onto the subject; or, • high voltage power lines or electrical transmission towers where electromagnetic fields might pose a concern. 6.2 Nearbv Properties A reconnaissance was made of contiguous and nearby properties. These properties were viewed from public streets or accessible vantages without trespassing. Based on topography ECS Project No. 8232 - 12 - March 23, 2004 and surface drainage patterns, residential properties to the southwest are at the same elevation as the site or down slope. Unless otherwise noted, no opportunistic dumping, drums, USTs, monitoring wells, remediation systems or other environmentally suspicious conditions or activities were observed on adjacent properties The property is bounded to the north by Opequon Creek with the remainder of the Artrip farm beyond; to the east by the Artrip Farm with U.S. Route 522 beyond; to the south by the Lakeside subdivision and a Frederick County Sanitation Authority easement and sewage lagoons; and, to the west by undeveloped wooded land with residential properties beyond. . ASTs were observed on the adjoining FCSA property. These ASTs are down slope of the site and appeared to be in good condition with no readily apparent release having occurred. There were no commercial or industrial facilities observed in the vicinity of the property. 1• ECS Project No, 8232 March 23, 2004 -13- 7.1 Title Information 7.0 HISTORICAL INFORMATION Attempts were made to obtain Chain -of -title information at the Office of the Clerk of Frederick County Circuit Court. The chain -of -title information found indicates the property is currently owned by Winchester Artrip LLC and is recorded in Deed Book. 713 on Page 471. This deed book reference is incorrect as it refers back to Brookland Heights Section III property located south of Valley Mill Road near Winchester, Virginia. Due to this the previous ownership of.the property was established through an interview conducted with Mr. Frank Artrip. Mr. Artrip indicated that he purchased the property in 1962 from the Sloanacker family whom owned the property since 1892. Mr. Artrip also indicated that the property was sold to Louggia development in 1988. 7.2 Sanborn Fire Insurance Map and City Directory Review Given the rural nature of the subject and considering there has been no prior development of the property, there were no city directories or insurance maps available in the local library or other readily obtainable sources. I• ECS Project No. 8232 - 14 - March 23, 2004 7.3 Aerial Photograph and Topographic Map Review Historical records were reviewed to identify past activities of potential environmental significance on or near the site. Aerial photographs (Years: 1950, 1958, 1972, and 1995) were examined at the following offices: Natural Resource Conservation Service Frederick County Planning & Zoning. A review of aerial photographs indicates that the property has remained unimproved and used primarily for pasture since 1950. There are no suspicious disturbances or activities evident in the photographs .examined. No feed lots, manure pits, poultry houses, dairy operations, orchards or similar intensive agricultural activities are evident on the subject. This observation is consistent with the recollections of area residents and other persons knowledgeable about local history. Most of the community at this time is characterized as rural farmland. The only major change in the photographs is that the on -site pond is not present in the 1950 photograph, F 7.4 Local Sources An interview was conducted with Mr. Frank Artrip, a previous owner. Mr. Artrip indicated that he owned the property from 1962 to 1988 and that it was used exclusively as pasture land. He also indicated that prior to his ownership, the land was also used exclusively as pasture. Mr. Artrip was not aware of any environmental issues related to the site. He indicated that a late 19`h century dwelling area including a well and cemetery were located on the property. 7.5 Interviews and FOIA Requests Freedom of Information Act (FOIA) requests were either made in person or via facsimile to the following County agencies for information concerning environmental incidents, on or near the subject. • Stephens City Fire Hall • Frederick County Division of Environmental Health The Health Department reports that no records are maintained for the site. We are still awaiting a response from the Stephens City Fire Hall. If additional information is received, it . will be forwarded promptly. ECS Project No. 8232 March 23, 2004 -15- 8.0 OTHER SERVICES ASTM guidelines identify non -scope issues that are beyond the scope of this practice. Some of these non -scope issues include; asbestos -containing material survey, soil and groundwater testing, radon survey, lead -based paint testing, lead in drinking water testing, wetlands delineation and regulatory compliance audits.. None of these non -scope issues were requested, proposed or included in our scope of work. ECS Project No. 8232 March 23, 2004 ce 9.0 CONCLUSIONS ECS, Ltd. has completed a Phase I Environmental Site Assessment on the Winchester Artrip LP property located in Frederick County, Virginia. The ESA was completed in conformance with the scope and limitations of ASTM Practice E 1527-00. Any exceptions to or deletions from this practice are described in Section 2.3 of this report. To conclude, this assessment has revealed no evidence of recognized environmental conditions; therefore, no further environmental investigation is recommended for the subject. Although not within the scope of servicesfor this assessment,documented wetlands were noted, as well as possible additional wetlands which were observed during our site visit in the drainage ways and low lying areas. As such, ECS, Ltd. recommends that a wetlands delineation be performed prior to the development of the site. • ECS Project No. 8232 _ 17 _ March 23, 2004 10.0 REFERENCES ASTM, 2000. ASTM Standards on Environmental Site Assessments for Commercial Real Estate. ASTM E 1527-00. Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process. Holmes, R.L. and D.L. Wagner. 1987. Soil Survey of Frederick County, Virginia. US Department of Agriculture, Soil Conservation Service in cooperation with Virginia Polytechnic Institute and State University. 206 pp. plus appendices. Geologic Map of the Virginia Portion of the Winchester 30x60 Quadrangle, (Commonwealth of Virginia Department of Mines, Minerals and Energy; Division of Mineral Resources, 2001) APPENDIX I FIGURE The Villages atArtrip Rezoning Application, Impact Analysis Statement and Master Development Plan • APPENDIX D HISTORIC SITES AND STRUCTURES REPORT • • resource manage ment Mr. Michael T. Wiley, Vice President & Branch Manager Dewberry ; 611 West Jubal Early Drive Building B, Suite C Winchester, Virginia 22601 p r e s e r v a t i o n p I a n n i n g. R- Christopher Goodwin & Associates, Inc. is pleased to submit this letter report detailing the findings of the historic sites and structures report for the approximately 170 acre Artrip property, Frederick County, Virginia ;;A combined commercial and residential development is planned for the; area. This development will necessitate the concomitant creation of infrastructurc. including access roads and parking lots, .and water and sewer facilities, as well as construction of buildings and landscape modification. This study is designed to identify areas of historical and archeological potential, in order to guidance for planning. This investigation was- conducted following Secretary of the Interior's Standards and Guidelines, and those promulgated by the Virginia Department of Historic Resources (VDHR). This letter report will review the " findings of the preliminary study, and discuss the potential impacts to cultural resources within the proposed development area. R. Christopher Goodwin & Associates, Inc. is pleased to have had the opportunity to work with Dewberry. Please feel free to contact us if you have any questions concerning this historic sites and structures study or the information provide in this letter report. We are at your service. Sincerely, Suzanne Sanders, M.A. Senior Project Manager • 241 East Fourth' Street, Suite 100' Frederick, Maryland 2 170 1 (301) 694-0428 Fax (301) 695-5237 frederick@rcgoodwin.com www.rcgoodwin.com Frederick,MD New Orleans, LA Tallahassee,FL Historic Sites and Structures Report Introduction This summary report presents the results of the desktop study and historic sites and structures analysis for the proposed development of the Artip Property, Frederick County, Virginia. This study was prepared for Dewberry by R. Christopher Goodwin & Associates, Inc. Conducted in April 2004, the analysis included a review of archeological site files at VDHR; a brief review of historic maps and documents on file in Frederick County, Virginia; a review of previous archeological and historical studies related to this portion of Frederick County; and, an on -site reconnaissance to assess the integrity of the previously documented archeological resources within the property. In this Historic Sites and Structures report, a discussion of the previous archeological and architectural investigations that have been conducted in the area is presented first, followed by a discussion of the previously recorded archeological and built resources in the vicinity. This summary is followed by a discussion of the results of preliminary deed research for the property, and research into the families that formerly owned or occupied the property. The final section presents a summary description of the archeological sites that have been recorded within the project area, and a discussion of the potential effect of the planned development, and management recommendations for those resources. The Project Area Located southeast of Winchester, the proposed development area encompasses approximately 170 acres, south of Opequon Creek, between Highways 81 and 522. (Figure 1). Development plans include the construction of combined commercial and residential areas that include both detached, single-family dwellings, and townhome and apartment complexes. Topographically the area is composed of rolling hills, surrounding two deeply cut drainages that drain northward into Opequon Creek, which forms the northern boundary of the parcel. Current vegetation consists of open grassy areas that mark abandoned agricultural fields or pastureland. Several fence lines cross the area, with ten to twenty-year growth and some older growth trees interspersed. Due to the rolling topography, there are several ridges and knolls within the proposed development area. Generally, these are broad and are covered by grasses and a scattered 20-40 year growth of cedars and volunteer hardwoods. Some hardwood thickets have developed in some areas. Within the drainages on the north, vegetation consists older growth hardwoods with an understory of vines and grasses. ---- Previous Investigations Five previous surveys or studies have been conducted in the immediate vicinity. One of these surveys included portions of the project area. In 1991, a survey group from James Madison University and Shenandoah University conducted survey of 4,900 acres along Opequon Creek. Field archeologists from James Madison University and Shenandoah University conducted the survey between December 1, 1990 and April 1, 1991. Of the 147 prehistoric archeological sites and 165 historic archeological sites identified, the team identified five historic archeological sites: 34-0080, 34-0112, 34-0116, 34-0117, and 34-0118 (Geier et al. 1991). Four of these sites are within the current project area, and will be discussed below. In 1997, Gray & Pape Inc. conducted Phase .1 and H cultuxal resources investigations as part of a project to build a Route 37 bypass east of Winchester. The Phase I investigation identified one archeological site in the immediate vicinity, 44FK0539, a portion of Civil War Camp Russell. Following a Phase II investigation, the firm recommended for listing on the National Register of Historic Places under Criteria A, C, and D. Also as.a result of the Phase II investigation, sites 44FK0062, 44FK0063, and 44FK0072 were examined. Site 44FK0063, a Civil War fortification, was recommended for listing on the National Register of Historic Places .under Criteria D.. Gray & Pape recommended that three resources in the immediate vicinity of the project location be listed together on the National Register of Historic Places as the Camp Russell Historic District. The structures, Hillandale House (34-126), Hillandale Earthworks (34- 321), and Camp Russell (44FK539), were recommended eligible for listing on the National Register of Historic Places under Criterion A for their part in Sheridan's Valley campaign. They also were determined eligible under Criterion C as a well-preserved example of a Civil War encampment in the Shenandoah Valley, and under Criterion D for their potential to yield information on Civil War camps. Although the Camp Russell District is not listed on the National Register, an MOA, developed in 1999, between Federal Highway Administration and the Virginia SIiPO recognizes Hillandale House, the earthworks, and 44FK539 as contributing elements to the proposed Camp Russell District. This recognition requires that the resources be treated as though they are National Register properties. An earlier cultural resources study of Route 37 bypass alternatives identified one site (44FK0085) northeast of the current project location, consisting of a small dam installed to create a pond for livestock (Geier et al. 1992). Architectural historian Maral S. Kalbian conducted two architectural surveys that encompassed the project area and the immediate vicinity. Kalbian conducted a three-phase survey of rural landmarks in Frederick County from fall 1988 to fall 1992. She identified no structures within the project area, but recorded eight structures in the immediate vicinity: Smith -Wakeman House (34-1342), Sam Plasters House (34-1340), - Hillandale (34-0126), Steele -Clark House (34-1339), Ralph Wakeman House (34-1343), Craig House (34- ( • 1341), and Caiysbrook Redoubt (34-320) (Kalbian 1992). 3 • Also in 1992, Kalbian conducted an overlapping architectural survey to evaluate effects on architectural resources of proposed corridor alternatives to a Route 37 bypass. Three structures Kalbian identified as potentially eligible for the National Register of Historic Places are located in the immediate vicinity: Hillandale (34-126), Carysbrook Redoubt (34-320), and Parkins Mill Battery (34-458). Kalbian suggested that Hillandale might be eligible for listing on the National Register of Historic Places under Criteria A, B., and C, and suggested that Carysbrook Redoubt and Parkins Mill Battery were eligible under Criteria A and C. Previous investigations also include the preparation of an impact analysis statement for the neighboring Crosspointe Center Property. That document discussed the presence of four rural landmarks within the property. Of those four, two have been evaluated as potentially National Register eligible. Furthest from the Artrip property and closest to Interstate 81 is the Hillandale House, begun in the late eighteenth century, the farmstead also is a part of a larger area identified as Camp Russell. This National Register eligible complex includes, earthworks and campsites, and the creation of a National Register District has been recommended. All of these resources will be discussed below, in more detail. Of note in the previous Impact Statement are the observations that the area that includes the Artrip property is a part of the very extensive Shenandoah Valley Battlefields National Historic Landmark District. This district, created in 1997, includes all of Frederick County, as well as seven other. counties that occupy the Shenandoah Valley. The NHL includes 162 National Register listed properties, one National Landmark, and one National Park.. The Immediate Vicinity Previously Identified Sites All of the archeological sites within the project area, and in the immediate vicinity were identified in late 1990 and early 1991 by a team affiliated with the Department of Sociology and Anthropology at James Madison University. Ten sites have a historic connection to Civil War encampments and battles; one of these has been recommended for listing on the National Register of Historic Places. Nine relate to local agricultural or industrial activities of the nineteenth and twentieth centuries, and have prehistoric components. Previously identified prehistoric sites indicate a high activity level associated with Opequon Creek. All of the previously recorded prehistoric sites are north of Opequon Creek. One is to the east, one is directly north of the project area, and two are to the west, nearer to Interstate 81. Located north of Opequon Creek, • across from the northeastern corner of the project area, the unnamed prehistoric site, 44FK0079, comprised 4 a thin scatter of lithic artifacts. No date has been assigned to the site, and part of the site has been destroyed. Directly north of the project area, 44FK0064 is a multi -component site that includes evidence for eighteenth and nineteenth century activities, as well as prehistoric cultural materials. The site lies on property' first patented by James Vance in 1752; artifacts and the site's setting suggest that this is the original Vance homesite. Two prehistoric sites of unknown date are located to the west of the property. Both sites are listed as lithic scatters. Site 44FK0070 is closer, to the project area, and site 44FK0074 is further west, nearer to I80. Historic period activity included a concentration of military sites along Opequon Creek. Eight Civil War - related sites are clustered to the northwest of the project area, within the boundary of the Camp Russell Historic District. These include five earthworks, two campsites, and a domestic site that includes evidence of Civil War activity. The archeological site for Camp Russell is located across Opequon Creek, immediately north of the project area. Camp Russell Historic District Immediately to the northwest of the proposed development area, four Civil War -related structures and sites were included in the proposed Camp Russell Historic District; these include one structure, two redoubts/batteries, and an earthwork. Upon completion of a Phase I and H survey and evaluation in 1997, the recommendation was made that three resources be listed together on the National Register -of Historic Places as the Camp Russell Historic District (34-5036)(Gray & Pape, Inc. 1997). The resources, Hillandale House (34-126), Hillandale Earthworks (34-321; 44FK63), and Camp Russell (44FK539), were recommended eligible for listing on the National Register of Historic Places under Criteria A, C, and D. Under Criterion A, the resources were evaluated as significant for their part in Sheridan's Valley campaign; under Criterion C, they are considered a well-preserved example of a Civil War encampment in the Shenandoah Valley; and, under Criterion D these resource are significant for their potential to yield information on Civil War camps.' Other resources within the proposed boundary include earthworks, encampment sites, and domestic sites. Contributing Resources Within the District The first of these resources, the Hillandale/Crawford House (34-126), near I81, was built between 1780 and 1800. The complex consists of a dwelling, a smoke/meat house, a springhouse, a carriage house, a shed, a silo, and a barn. Other relevant construction dates are c. 1875-1890 and c. 1910-1930. During the Civil War, Union General Emory may have camped in the front yard. This structure was recommended eligible for listing on the National Register of Historic Places. The second resource, the Camp Russell/Hillandale Earthworks (34-321; 44FK63), north of the project area, is an example of one of the several Union earthworks built in this part of the Shenandoah Valley during the Civil War, and one of the f• largest. Many of the 40,000 troops in the area camped here. The one -square mile site was considered to be in good condition. The site has been recommended eligible for listing on the National Register of Historic Places because of its national significance in military history. The third resource is the archeological site for Camp Russell (44FK0539), believed to have been part of a Union Army camp in 1864. Surface features indicate that tents or huts were located here. The site yielded bottle fragments, one buckle, brick fragments, bone, and miscellaneous metal fragments. After a Phase Il investigation, consultant Gray & Pape Inc. recommended in 1997 that the site be listed on the National Register of Historic Places under Criteria A, C, and D. Non-contributing Resources Within the District Within the Historic District, five archeological sites contain various types of earthworks related to Civil War encampments in the area. These sites are not included as contributing elements to the proposed District. Closest to the project area are earthworks (44FK0067) related to the Union Army XIX Corps' winter 1864 defenses; and a 100 by 100-foot site (44FK0071) that contains a pair of parallel set shallow i trenches that intersect an old road. Dating from an unknown historic period, the trenches might have been a timbering chute or a pair of shallow, nested rifle trenches built during the Civil War and used as outer defenses against movements into more complex forts to the west. Slightly.further west, and still north of Opequon Creek are two more earthworks. The first is an L- shaped remnant of a Union fortification, that covers a 400 x 400 foot area (44FK0063), and has been described as part of the Union Army XIX Corps' winter 1864 defense after the Battle of Cedar Creek; this resource is associated with the Camp RusselMllandale Earthworks built resource described above. Only the southernmost tip of the fort was observed; additional data was obtained from mapping. conducted earlier. The second is a roughly circular earthwork (44FK0072) with outer walls two feet tall. This feature initially was interpreted as a possible Union Army XIX Corps base. However, subsequent investigators suggested that this site actually might be a massive animal burrow, with road spoil deposited on top of it, and determined that it was not significant (Gray & Pape 1997). One additional Civil War era earthwork (44FK0073) 'is listed further west, near I8L This 30-foot by 100- foot site has been interpreted as the possible remains of a Civil War rifle trench that has been impacted by plowing. General Emory, commander of the Union Army XIX Corps, had his base of operations at Hillandale, located 400 feet west of this site. Within the Historic District Boundary, two additional, adjacent sites have been recorded that may reflect Civil War era encampments. Both sites are on the extreme southwestern edge of the District, near 181. Just east of Interstate 81, 44FK 0075 yielded debris that might be from the Union Army encampment in the area. The 50-foot by 35-foot site yielded five pieces of large handmade brick, some grit -tempered, and 0 ----- fragments of bottle glass, including two black glass pieces, two amber pieces, and one bottle base from a blue-green bottle. These fragments are believed to be ale, porter, or other beverage glassware of the g g mid - nineteenth century. Also just east of 181 and adjacent to 44 FK0075, 44FK 0076 contains debris from the Union Army military camp of winter 1864. The 36-foot by 36-foot site yielded handmade brick pieces, a black glass bottle lip fragment, and a body fragment to an amber bottle. Also within the district boundary, one domestic site (44FK 0077) also contains components related to Civil War activities. Located north of the two campsites described above, this 600-foot by 400-foot farmstead consists of a single dwelling and support structures that might have been built in the late eighteenth century by William Chipley. The farm complex was used during winter 1864 as a center of operations for General Emory, commander of the Union Army XIX Corps. A large platform that has been cut into the yard, west of the house, and might have been the location of Emory's personal tent, or might have been a summer kitchen built before the Civil War. Other Resources Archeological Resources Outside of the Historic District, eight additional historic period sites have been listed. One comprises Civil (• War earthworks, one each has been classified as domestic, industrial, and transportation, and three are s� classified as agriculturally related. Five of these sites are located east or southeast of the project area. These include the industrial site (44FK0078) that was the location, east of the northeastern corner of the project area, of a dam and race for Parkins Mill in the nineteenth century. It contains the remains of an earthen dam and associated millrace. It was one of three dam complexes built to control and channel water for use at Parkins Mill. The second site is the agriculturally related site (44FK0113) that contains the dilapidated remains of three feeding troughs. The third site, on the southeast, is the transportation site (44FK0114) that consists of the remains of a bridge and road, dating from 1900 to 1950, that were part of the original passage of Route 522 over the stream. The 40-foot by 20-foot site consists of a pair of vertical cement abutments 20 feet wide on both sides of a stream. A 20-foot wide macadam. roadbed extends from both abutment faces. The two remaining agricultural sites comprise a small twentieth-century earth -surfaced dam (44FK0085) that holds water for a small pond for livestock, and an irrigation facility (44FK0110) of unknown date, built in connection with a farm pond. One domestic site (44FK0062) is located north of the northwestern corner of the project area, across Opequon Creek. This site, dating from the eighteenth or nineteenth centuries, contains evidence of a 150- • foot by 120-foot dwelling. The west side of the site contained a raised flattened and landscaped area that 7 might have been a house floor. Cultural materials included brick, lead glazed red earthenware, and flow blue pearlware. There also is one agriculturally related facility north of the property. This site comprises an irrigation facility (44FK0083) of unknown date that consists of a 33-foot by 25-foot scatter of limestone and sandstone blocks. Other materials present included a piece of pane glass and a piece of brown salt_ glazed stoneware. One Civil War era site is listed west of the project area, and south of Opequon Creek, outside of the Camp Russell Historic District. This site (44FK0111) was one of three major forts built at the eastern end of a complex defensive system constructed as part. of the Union XIX Corps' Winchester defenses in winter 1864. The 400-foot by 300-foot site consists of a massive earthwork/fort in the shape of a fishhook. Entrenchments are worn, but a shallow exterior depression and interior rifle trench were observed. There is no evidence of an encampment associated with the entrenchment. Built Resources No structures identified in Virginia Department of Historic Resources files are located on the property. Fifteen structures are located in the .immediate vicinity. Five are related to the Civil War, and four of those'. have been recommended eligible for listing on the National Register of Historic Places, including two (Hillandale House and Hillandale earthworks) that are within the boundaries of the Camp Russell District, and are discussed above. The other ten structures are houses that either have not been evaluated for National Register eligibility or have been recommended ineligible. Those resources closest to the project area are described below. Two resources are structures that relate to Civil War activities. Parkins Mills Battery/Fort Hill (34-458), east of the project area, served as a prominent Confederate Army defensive point. The 1860 structure consists. of eight bunkers within a circular fort formed by a deep ditch. The earthworks remain intact, though obscured from view. It has been recommended eligible for listing on the National Register of Historic Places. The second resource, west of the property and south of the proposed district, Cary's Brook Redoubt (34-320), is a defensive structure probably built in fall 1864 after Sheridan secured this part of the Shenandoah Valley. Built by Union soldiers, it is one of several earthen entrenchments and forts in the area, and .it appears to be one of the best preserved. This structure has not been evaluated for National Register of Historic Places eligibility. Ten structures are domestic in nature or are farmsteads. These are in three general groupings: on the northeast in the vicinity of Parkins Mill; on the west, near I81; and, on the south between the project area and Stephens Mill. 14 Ii On the northeast, there are four structures listed, clustered around Parkins Mill. These include two nineteenth century structures, the Frederick Hall/Parkins Mill, an unnamed log residence; and two, related, twentieth century dwellings, the Solenberger Farm and Tenant House. The earliest of the four structures is the Frederick Hall/Parkins Mill (34-143) domestic/industrial complex. The site name refers to Alfred Parkins, a miller who obtained the property in 1842 and operated a mill here. At the time of his purchase, a mill already was operating, built on this site in approximately 1780 by John Sowers. The original portion of the dwelling dates from 1802 and comprises a two-story brick building with a side gable roof and a wood porch. It is a well-preserved example of Federal architecture, a style unique in the area. In addition to a main dwelling, this complex included several outbuildings: an icehouse, some ruins, a cistern, a dairy, and a privy. Other building dates for the dwelling are the 1820s and the 1930s. Although the structure has not been evaluated formally for National Register of Historic Places eligibility, Virginia Department of Historic Resources staff members have determined that it is potentially eligible. South of Parkins Mill, and east of the property, is an unnamed log residence (34-434) that was built c. 1820-1840 of squared logs clad in wood shingles. The two-story, three -bay building has a one-story porch and a side gable roof of standing seam metal. Other significant building dates are c. 1900-1920 and c. 1950-1970. Although this site is included in the inventory, it has not been evaluated for National Register of Historic Places eligibility. North of Parkins Mill, there are two related domestic sites, the Solenberger Tenant House and the Solenberger farm/Fort Hill farm. Both are early twentieth century dwellings/complexes. The Solenberger Tenant House (34-454) was built in 1923 to replace a log dwelling tom down in approximately 1914. The dwelling has not been evaluated for National Register of Historic Places eligibility. The Solenberger Farm/Fort Hill Farm (34-455) has been in the Solenberger family since 1866. Activity on the property has included activity related to both the Civil War and World War I. The complex was used as a part of the general defense of Winchester during the Civil War, and members of the United States cavalry camped on the farm shortly before the United States entered World War I. The current farm complex dates from 1910 and consists of a dwelling and several early twentieth-century outbuildings, including a garage, smoke/meat house, silo, barn, and poultry shelter. The property has been determined not eligible for listing on the National Register of Historic Places. On the west, two nineteenth century structures are listed: Cary's Brook and the Steele — Clark House. Both are located east of Interstate 81 and west of the current project area. Cary's Brook (34-319) is a c. 1840 dwelling consists of a two-story central section of frame on a stone foundation, and two one-story side wings of frame with brick nogging. Associated outbuildings include a smoke/meat house and some ruins. The dwelling has a gable roof of standing seam metal. Its architectural form and use of two construction methods is unique for the area. However, the house has been gutted, and is in poor condition; I I �• I• windows, doors, siding, and the fireplace mantle are missing. The Steele -Clark House (34-1339) is an example of a vernacular, folk Victorian style. The 1'/Z-story house was built in 1870 of wood frame clad in asphalt shingle. A smoke/meat house is also present on the site. The dwelling has not been evaluated for National Register of Historic Places eligibility. A group of four structures are clustered approximately one mile south of the project area. These include nineteenth and twentieth century dwellings. Two have been assessed as not eligible for the National Register of Historic Places. The oldest of these four structures is the Smith -Wakeman House (34-1342), a vernacular log dwelling built in about 1800. The dwelling features a late nineteenth-century frame addition. It is one of the few remaining in an area surrounded by modern development. Other structures associated with the dwelling include a c. 1900 barn, a shed, and a mobile home. This structure was recommended not eligible for listing on the National Register of Historic Places. The second oldest dwelling is the Craig, H.W. House/Craig-Wakeman House (34-1341). This two-story vernacular Colonial Revival house was built c. 1870 of wood frame clad in aluminum siding. Other structures on the site include a shed, an office, a barn, and a silo. The dwelling was altered and possibly converted into apartments, and was recommended not eligible for listing on the National Register of Historic Places. The two twentieth century buildings are the Sam Plaster House and the Ralph Wakeman House (34-1343). The Plaster House (34-1340) is a'vemacular hip -roofed dwelling that was built between 1920 and 1940. The building is a wooden frame clad in vinyl siding. Other structures present on the site include a barn, a foundation, and a garage. The dwelling was recommended not eligible for listing on the National Register of Historic Places in 1994. The Ralph Wakeman House (34-1343), a 1%-story vernacular wood -frame house built in 1900, also was evaluated as not eligible for listing on the National Register of Historic Places. Artrip Property Results of Deed Research The Virginia site form identified the farmstead' as the William Albin farm, based on the presence of a headstone in the graveyard for William Albin, said to have dated to the late eighteenth century. A cursory examination of land' transfer documents pursued land transactions associated with the proposed development area into the middle of the nineteenth century, and did not find reference to William Albin. 10 There is some indication that during the early portion of the nineteenth-century the property may have been associated with the Parkins Mill properties to the northeast. However, by the middle of the nineteenth century, upon the death of Albert Parkins, Sr., the parcel was treated as a separate tract. The records indicate the project area has changed hands five times since the late nineteenth century. Most of these transactions were in the latter half of the twentieth century, culminating with the creation of the Artrip Limited partnership in 1989. The earliest records examined as a part of this survey dealt with a parcel that Phillip Williams sold to Alfred Parkins; Mr. Williams foreclosed on a deed of trust of the Sowers family. John Sowers may have obtained the property in two transactions conducted in the late eighteenth century: in 1779, James Knight sold 100. acres to Sowers, and in 1788, James Knight's estate sold 116 acres to Sowers (Quarles 1990). The . property in question included a merchants' mill, a fulling mill, and milling -related equipment. The deed also mentions an adjoining 150-acre tract with water rights on the Opequon (Quarles *1990); this parcel may have included the Artrip property. The property is not identified on Varle's 1809 Map of Frederick County (Figure 1), nor does it appear on Wood's 1860's Map of Frederick County (Figure 2). Thirty-five years later, in 1877, property belonging to Alfred Parkins was sold, upon his death, to Robinson Keyser. Mr. Keyser apparently bought 500•- 570 acres, and a share of corn and wheat crops for $4,500:00. - t The parcel was described as a tract along Opequon Creek, five miles from Winchester. This tract, including his house, apparently was a portion of the properties Parkins owned at his death; it adjoined a tract that contained Frederick Mills that had been sold to Alfred Parkins, Jr. Five years later, in 1882, Robinson and Elizabeth Keyser sold 575 acres to Jesse R. Bailey. This tract is described as located along the Winchester Front Royal Turnpike. Thirty years later, Jesse and Carrie Bailey sold 476 acres to Albert Slonaker. This transaction, in 1912, included "all those certain tracts or parcels of land with buildings and improvements 5.5 miles from Winchester, along the Winchester Front Royal Road" In 1951, Albert Slonaker sold the property, with the exception of two parcels totaling six acres, to Hugh and Naomi Slonaker. In 1962, the Slonakers sold the 450-acre property to W.F. Artrip, Jr. Family Research Books, manuscripts, and other materials were examined at the archives at Handley Library in Winchester to determine if additional information concerning past occupants of the project area was readily available. No significant information was found about the Artrip family, which owned the property from 1962 to 1989. The Slonaker family, owners of the property from 1912 to 1962, was the subject of an extensive genealogy of Slonaker descendants in the United States written in 1941, A History and Genealogy of the Slonaker Descendants in America since Early 1700 (Slonaker 1941). According to this genealogy, the family has a 11 { -- long history in Virginia and West Virginia. Albert L. Slonaker, who purchased the property in 1912, was • listed in the genealogy as a farmer born in 1869 in Cold Stream, West Virginia. He conveyed the property to his son and daughter-in-law, Hugh and Naomi Slonaker, in 1951, but lived in Sir Johns Run, West Virginia, when the genealogy was published in 1941. However, earlier census records list Albert and Elizabeth Slonaker and their children, including Hugh, as Frederick County residents. Apparently, Albert and Elizabeth Slonaker raised their children on the property, and then moved to West Virginia while maintaining ownership. When Albert Slonaker sold it, he was a widower. Hugh and Naomi Slonaker owned the property for 11 years, from 1951 to 1962. It is not clear whether they lived on the property. No substantial information was found that revealed potential significance of the Slonaker family. One brief 1977 recollection in the library's manuscript file revealed that Albert's first cousin was Adam C. Slonaker, who came to Winchester in 1898 from Hampshire County, West Virginia, and purchased a. local coal company, Miller Supply Co. The business also sold farm supplies and bark for use in tanning. Upon his death in .1928, the Winchester Evening Star called him a "prominent businessman." The business was sold to the Canter Oil Co. in 1968 but was still operating under the Slonaker name in 1980. There is no evidence that Adam C. Slonaker had any connection to the project area. Little information was found for other owners of the project area, including Jesse R. Bailey and Robinson ( Keyser. D.J. Lake's 1885 Atlas of Frederick County, Virginia .(Figure 3) indicates the location of Bailey's • residence just west of the Winchester -Front Royal Turnpike, on land that probably was part of his purchase described in the 1882 deed, which included the project area. Previously Identified Sites within -the Property Although extensive evidence exists for intensive prehistoric and historic period activity along Opequon Creek, to date, no evidence has been found of prehistoric activity within the Artrip parcel. .The previously identified sites date' from the historic period, and reflect eighteenth, nineteenth or twentieth century activity. Historic period activity along Opequon Creek has included domestic; agricultural, industrial, and transportation -related sites that span the eighteenth, nineteenth and twentieth centuries. Five previously identified archeological sites are present within the proposed development area; at least four of the five sites are interrelated and represent a possible district associated with the eighteenth through twentieth century occupation of the William Albin Farm. All of these sites are located in the central and north - central portion of the property, along the well -established drainages that drain northward into Opequon Creek. The central site is the Wiliam Albin Farm (44FK112); which was recorded . in 1991 as an eighteenth and • nineteenth century rural farmstead. A James Madison University survey (Grier 1991) identified the site as 12 _ an approximately 140' x 150' area that included a depression that represented the former location of a dwelling or large outbuilding; this feature currently is not visible (Figure 4). Limited testingat that time at me produced a relatively high quantity of historic period cultural materials. These included architectural items reflective of the presence of buildings, including cut nails, window glass, brick, stone and other construction rubble. Other materials included kitchen ceramics and glasswares. Some of these material types reflected late eighteenth to early nineteenth century activity, including pearlware, lead glazed red earthenwares, and mold blown glass. The site form also references the potential for the presence of an abandoned roadway along the eastern side of the site, and identifies the road as the possible location of the Valley Pike to Parkins' Mill Road (Geier 1991). An ancillary site to the central farmstead is the well, or sink (44FK116) located slightly to the west of the core farm. complex. This site also was identified during the James Madison College survey in 1991. At that time, it was described as a square feature excavated into the ground to collect -water from one of the many seeps and springs that drain across the property, and into Opequon Creek (Geier 1991). At that time, the feature was described as an eight foot square limestone lined cistern, with a three foot opening, that was covered by logs (Geier 1991). A third component of the Albin farm complex comprises an earthen dam (44FK117), built across the major drainage on the northwestern side of the complex. When recorded in 1991, the feature was described as a ca. 50 foot length of earthwork placed across the drainage to create a farm pond (Geier 1991). Examination of the property in 2004 indicated that although the end portions of the dam still are present, the water from the seeps above it have cut through its center (Figure 5). The feature also is covered with various vines and grasses. The final component of the Albin farm complex is a small graveyard (44FK118) in the northeastern portion Of the area. This feature also was recorded in 1091; at that time, It was identified as a small, family plot containing a minimum of two graves, and possibly more. Local informants indicated that the graveyard contained burials dating from the early nineteenth century, with one from the late eighteenth century (Geier 1991). Although the presence of a headstone (for William Albin) was recorded, and later reference indicated that the headstone was broken and resting against a nearby tree, a reconnaissance in April 2004 failed to relocate the headstone. There is deep leaf litter covering the ground, and the headstone may have fallen and been covered (Figure 6). The two graves were relocated, along with the possible location of a third. The initial record indicated that the graves were oriented north —south; they actually are oriented east -west. A fifth site within the proposed development azea comprised a late historic period dump (44FK115) in the extreme northeastern portion of the property. This site was identified in 1991 as a possible mid -twentieth • 13 - century dump, covering a 20 x 60 foot area located at the head of a deeply cut drainage that feeds into Opequon Creek (Geier 1991). Planned Development Undeveloped Areas The present concept plan calls for the creation of a combined residential and commercial development that encompasses most of the 170-acre site area. The two major drainages that feed Opequon Creek on the north, and the steeply sloped areas that flank them are excepted from the design plan, as are the smaller drainages that cross the property on the south and southeast. Two of the previously identified resources, the Graveyard and the Dump Site, are located within the northern area, outside of the planned development. Recommendation for the Graveyard (44FK11S). The site is outside of the planned area for construction, and may.not be impacted by construction. However, the immediate vicinity should be cleared of brush and examined through remote sensing to determine the extent of the graveyard, and an estimate of the number of interments within it. Then the boundaries should be clearly marked, and the area fenced for controlled access. ' Recommendation for the Dump Site (44FK 115). This site may require reexamination to. determine its true age, and whether it exhibits either significance or research potential. 'However, it appears to be outside of the planned construction area. If the site is not to be affected by construction, then its location and boundaries should be clearly marked for avoidance. Landbay A Covering 90 acres, the largest portion of the proposed development, Landbay A, occupies the northern and central portions of the property. In this area a combination of detached single family, townhome and apartment -style dwellings are planned. Some commercial activity also is planned. The development of this area includes the installation of infrastructure and parking, as well as landscaping, and the creation of a park that will occupy the northwestern portion of Landbay A. Three of the previously identified cultural resources, the William Albin Farmstead (44FK112), the Earthen Dam (44FK118), and the .Well/Cistern (44FK116), are located within this portion of the property. Recommendation for the William Albin farm (44FK112). Although a reconnaissance of the site area in April 2004 failed to relocate the exact location of the foundation, the other landscape signatures were present, including the road trace and the large pine tree on the eastern side of the site. Currently, the site is covered in vines and grasses, reflective of abandoned pasture, with occasional cedar and hardwood scrub I thickets. The site appears to have been largely undisturbed since the initial site form was recorded; 14 -- however, the cellar hole appears to have filled in. Within Landbay A, the site area is located within the western portion of the area designated for single-family apartments. Construction in this ar ea includes landscape modification, buildings, parking, infrastructure, landscaping. Evaluatory testing would be required to determine the exact site boundaries, and whether the site retains sufficient integrity and research potential to require mitigation prior to construction. Recommendation for the Well or Sink (44FK1161. This feature was not relocated during the field reconnaissance. The vicinity in which the site is mapped is slated for open area surrounding single-family detached homes. Depending on its actual location, the site may be avoided during construction, and appropriately fenced for avoidance by future residents. Alternatively, the site may be evaluated to more accurately assess its significance and research potential, and then avoided or mitigated as necessary. Recommendation for The Earthen Dam (44FK118). Like the well/sink, this feature is located in the northwestern portion of Landbay A, on the eastern edge of the single-family housing development. The . feature is located in the drainage and may not be directly affected by construction and landscape modification for the single-family homes, but may be affected by the activity for the apartment complexes directly to the south. The boundaries for this site should be clearly identified and the site avoided during construction. •Landbay B Landbay B is a much smaller area that occupies approximately 20 acres of the southwestern corner of the property; several groups of single" -family homes are planned for this area. There are no previously identified cultural resources in this portion of the property. Landbay C D E. F Landbay C, D, E, and F are smaller parcels that occupy the southeastern comer of the property, Together, these areas occupy just under 16 acres. In this portion of the property, recreational and commercial developments are planned for Landbays C and D, and garden apartments are planned for Landbay F. No previously identified resources have been recorded in these areas. Summary and Conclusion This summary report presents the results of the desktop study and historic sites and structures analysis for the proposed development of the Artip Property, Frederick County, Virginia: Five previous investigations have been conducted in the immediate vicinity of the project area. Previous investigations also include the preparation of an impact analysis statement for the neighboring Crosspointe Center Property. All of the archeological sites within the project area, and in the immediate vicinity were identified in late 1990 and • 15 - early 1991 by a team affiliated with the Department of Sociology gy and Anthropology at James Madison University. Sites The high density of archeological sites to the north and northwest of the project area reflects intensive prehistoric and historic period activity, especially during the Civil War. In the immediate vicinity, ten sites have a historic connection to Civil War encampments and battles; one of these has been recommended for listing on the National Register of Historic Places. Nine relate to local agricultural of industrial activities of the nineteenth and twentieth centuries, and have prehistoric components. All of the prehistoric sites are north of Opequon Creek. Eight Civil War -related sites are clustered to the northwest of the project area, within the boundary of the Camp Russell Historic District- These include five earthworks, two campsites, and a domestic site that includes evidence of Civil War activity. Immediately to the northwest of the proposed development area, a complex of Civil War -related structures and sites were included in the proposed Camp Russell Historic District. Outside of the Historic District, eight additional historic period sites have been listed. These sites reflect the variety of economic activities in the nineteenth and twentieth centuries. One site comprises Civil War earthworks, one each have been classified as domestic, industrial, and transportation, and three are • classified as agriculturally related. Five of these sites are located east or southeast of the project area. These include the industrial site (44FK0078) that was the location, east of the northeastern corner of the project area, of a dam and race for Parkins Mill in the nineteenth century. Structures No structures identified in Virginia Department of Historic Resources files are located on the property; 15 structures are located in the immediate vicinity. Five are related to the Civil War, and four of those have been recommended eligible for listing on the National Register of Historic Places; including two (Hillandale House and Hillandale earthworks) that are within the boundaries of the Camp Russell District. The other ten structures are houses that either have not been evaluated for -National Register eligibility or have been recommended ineligible. The planned development will not have an effect on any of these resources. Artrip Property A cursory examination of land transfer documents pursued land transactions associated with the proposed development area into the middle of the nineteenth century. The earliest records examined as a part of this survey dealt with a parcel that Phillip Williams sold to Alfred Parkins; Mr. Williams foreclosed on a deed of trust of the Sowers family. John Sowers may have obtained the property .in two transactions conducted in the late eighteenth century. Thirty-five years later, the connection appears to become a little stronger • 16 4 I �• when, in 1877, property belonging to Alfred Parkins was sold, upon his death, to Robinson Keyser. Five years later, in 1882, Robinson and Elizabeth Keyser sold 575 acres to Jesse R. Bailey. Preliminary examination of materials at the archives at Handley Library in Winchester provided little information concerning past occupants of the project area. No significant information was found about the Artrip family; the Slonaker family, owners of the property from 1912 to 1962, was the subject of an extensive genealogy. No substantial information was found that revealed potential significance of the Slonaker family. Little information was found for other owners of the project area, including Jesse R. Bailey and Robinson Keyser. D.J. Lake's 1885 Atlas of Frederick County, Virginia depicts Bailey's residence just west of the Winchester -Front Royal Turnpike, on land that probably was -part of his purchase described in the 1882 deed, which included the project area. Although extensive evidence exists for intensive prehistoric and historic period activity along Opequon Creek, to date, no evidence has been found of prehistoric activity within the Artrip parcel. The previously identified sites date from the historic period, and reflect eighteenth, nineteenth or twentieth century activity. Five previously identified archeological sites are present within the proposed development area; at least four of the five sites are interrelated and represent a possible district associated with the eighteenth through twentieth century occupation of the William Albin Farm. All of these sites are located in the central and north -central portion of the property, along the well -established drainages that drain northward into Opequon Creek. The central site is the William Albin Farm (44FK112); Which was recorded in 1991 as an eighteenth and nineteenth century rural farmstead. An ancillary site to the central farmstead is the well, or sink (44FK116) located slightly to the west of the core farm complex. A third component of the farm complex comprises an earthen dam (44FK117), built across the major drainage on the northwestern side of the complex. The final component of the complex is a small graveyard (44FK118) in the northeastern portion of the area. A fifth, unrelated, site within the proposed development area comprised a late historic period dump (44FK115) in the extreme northeastern portion of the property. The present concept plan calls for the creation of a combined residential and commercial development that encompasses most of. the 170-acre site area. The two major drainages that feed Opequon Creek on the north, and the steeply sloped areas that flank them are exempted from the design plan, as are the smaller drainages that cross the property on the south and southeast. Two of the previously identified resources, the Graveyard and the Dump Site, are located within the northern area, outside of the planned development. Avoidance has been recommended for the dump, and evaluation of its extent and integrity has been recommended for the graveyard, along with fencing for controlled access. Three of the previously identified cultural resources, the William Albin Farmstead (44FK112), the Earthen Dam (44FK118), and 17 the Well/Cistern (44FK116), are located within the portion of the proper ty identified as Laridbay A. 'Determination of boundaries, evaluation of integrity and research potential have been recommended for these three sites. References Consulted Botwick, Brad, and Ashley M. Neville, with contributions by Robert D. Clarke and Debra A. McClane 1997 Phase I and II Cultural Resource Investigations, Route 37, Frederick County, Virginia. Gray & Pape, Inc. Prepared for Michael Baker Jr., Inc., Virginia Beach, Virginia. Ebert, Rebecca A., and Teresa Lazazzera . .1988 Frederick County, Virginia: from the Frontier to the Future. The Donning Company, Norfolk, Virginia. n.a. 1997 Hammond's Edition of the 1885 Atlas of Frederick County, Virginia, with Added Map and Index. G.P. Hammond Publishing, Broadway, Virginia. Geier, Clarence R. and Warren R. Hofstra, with contributions by Joseph Whitehorn, James Wilson, and Leila Wood. 1991 An Archeological Survey of and Management Plan for Cultural Resources in the Vicinity of the Upper Opequon Creek. Submitted to Frederick County Board of Supervisors. Geier, Clarence R., Ph.D., Warren Hofstra, Ph.D.,.and Joseph Whitehorne 1992 A Phase I Evaluation ofArcheological Cultural Resources in Place on Terrain Lying within Corridor Alternatives of the Route 37 Winchester Bypass, Frederick - County,, Virginia. Department of Sociology and Anthropology, James Madison University, Harrisonburg, Virginia. Submitted to Maguire and Associates, Inc., Virginia Beach, Virginia. Maral S. Kalbian 1992 Rural Landmarks Survey Report, Frederick County, Virginia. Winchester - Frederick County Historical Society, Winchester, Virginia. Prepared for the Frederick County Board of Supervisors and Virginia Department of Historic Resources. 1992 A Phase I Architectural Resource Survey Report of the Proposed Route 37 Corridor Study of Frederick County, Virginia. Prepared for Maguire Associates, Inc. Slonaker, James Rollin, Ph.D., ed. 1941 A History and Genealogy of the Slonaker Descendants in America since Early 1700. y� Lyday Printing Company, Los Angeles, California. • I �• Sullivan, Jessica 1980 "Remember When `Coal Was King' T' The Winchester Star, 18 December p 22 er 1980, Lehman, Sam 1989 The Story of Frederick County. Winchester, Virginia. Quarles, Garland R. 1990 Some Old Homes in Frederick County, Virginia, revised edition. Winchester - Frederick County Historical Society, Winchester, Virginia. Varle, Charles 1809 Frederick, Berkeley, and Jefferson Counties, Virginia.. Wood, John . 1860s Frederick County, Virginia, from Wood's map. Land records, Frederick County Courthouse Manuscript file, Handley Library 19 Appendix I Partial. Chain of Title 15 May 1989 713/417 GRANTOR: W.F. Artrip, Enid R. Artrip GRANTEE: Winchester Artrip Limited Partnership and David S. Holliday, homme sole, party of the third part --Tract One: Land in the Shawnee Magisterial District containing 157.009 acres, and being a portion of the parcel conveyed to W.F. Artrip by Hugh G. Slonaker et ux dated 20 August 1962 and recorded in 281/221 -Tract Two: 0.915 acres 20 August 1962 281/221 GRANTOR: Hugh G. and Naomi F. Slonaker GRANTEE: W.F. Artrip Jr. --450 acres on the west side of Route 522/Winchester-Front Royal Road --same property conveyed by Albert L. Slonaker to Hugh and Naomi Slonaker 4 December 1951 and recorded in 221/345 4 December 1951 221/345 _( GRANTOR: Albert L. Slonaker (Sloanaker) GRANTEE: Hugh G. and Naomi F. Slonaker -=450 acres on the west side of Route 522 --same property conveyed to grantors by Jesse R. Bailey et ux on 27 February 1912 and recorded in 133/453 (corrected 2 March 1914 in 136/100) --except two parcels, 4 acres and-2 acres 2 March 1914 136/100 --Correction of 133/453. Deed should have conveyed 456'/a acres, not 474 acres 27 February 1912 133/453 GRANTOR: Jesse R. Bailey and Carrie B. Bailey. GRANTEE: Albert L. Slonaker --All those certain tracts or parcels of land with buildings and improvements 5 %2 miles from Winchester along the Winchester and Front Royal Road (Route 522), totaling 476 acres --First: 474-acre tract with buildings and improvements, conveyed to Jesse R. Bailey by Robinson Keyser et ux 10 May 1882 and recorded in 97/497 --Second: 2'/a acres along Front Royal Road conveyed to Jesse R. Bailey by James W. Bayliss et al. 7 April 1900 and recorded in 120/282 --Third: water rights 10 May 1882 97/497 • GRANTOR: Robinson and Elizabeth Keyser PAO] GRANTEE: Jesse R. Bailey --575 acres along the Winchester to Front Royal Turnpike, except: 10 acres east of the turnpike conveyed to Keyser by John J. Williams, E.H. Boyd, and Holmes Conrad on 13 December 1877, 129 acres conveyed by Keyser and wife to Samuel R. Smith on 8 April 1882 and recorded in 97/460 3 acres conveyed by Keyser et ux to W.A. Crawford 27 April 1882 and recorded in 97/43 8 13 December 1877 94/46 GRANTOR: John J. Williams, Holmes Conrad, and E.H. Boyd, special commissioners (?) GRANTEE: Robinson Keyser --Chancery case related to Alfred Parkins, deceased. Court appointed grantors to sell his property --Grantee obtained by submitting a private bid after an auction failed. Bid was $4,500 for 500 to 570 acres and landlord's share of 1877 corn crop and growing crop of wheat --Tract is along Opequon Creek, five miles from Winchester, a portion of what Parkins owned at his death, and it contained his house. Tract adjoins a tract belonging to Parkins containing Frederick Mills and sold in chancery case to Alfred parkins Jr. but not yet conveyed to him --This sale is subject to water rights and rights of entry for repairing waterways belonging to the mill and sold to said Parkins 23 July 1842 71/263 GRANTOR: Philip Williams, foreclosing on a deed of trust of the Sowers family • GRANTEE: Alfred Parkins --Purchase of a merchant's mill, a fulling mill, and other milling -related equipment, as well as an adjoining 150-acre tract with water rights on the Opequon. (This could be the Artrip property) --Source: Garland R. Quarles, Some Old Homes in Frederick County, Virginia (1990). According to Quarles, John Sowers obtained Parkins Mills in two purchases. These also might have included the Artrip property: --On 6 April 1779, James Knight sold 100 acres to Sowers, recorded in 18/129 --On 3 October 1788, James Knight's estate sold 116 acres to Sowers, recorded in 21/986 i� 21 110 s rl z.. APPROXIMATE LOCATION OF PROJECT AREA I Z19 q ARTRIP-VA Excerpt from Varle's 1809 Map of Frederick County, Virginia DATE: 5/03/04 PREPARED BY: BAS 0 0.5 1 O R. Christopher Goodwin & Associates, Inc. MILES ��° 241 East Fourth Street, Stile 100 Frederick, MD 21701 Figure 1. Excerpt from Varle's 1809 Map of Frederick County, Virginia i � R sy . "s s X2 o JILI 0 Abu ' APPROXIMATE .O h .r LOCATION OF +ps PROJECT AREA +'Z', C °�• �+r.$ � a �'-Ciro, 4 A n ••• � �4 �/�a +� r ' � '! � ��•'�+" �� • + • met •Jr r -at,� 9er r � T��rA • p 1 3 •t �it� o � 40 + A107 � Excerpt ARTRIP-VA .r rpt from Lakes 1885 Atlas of �•,.�,,��� p Frederick County, Virginia DATE: 5/03/04 PREPARED BY: BAS 0 3000 J ® R. Christopher Goodwin & Associates, Inc. ti '�4 ► FEET 211 East Fourth SVeel, Sulle 100 Frederi K MD 21701 Figure 3. Excerpt from Lake's 1885 Atlas of Frederick County, Virginia �t �' t �•4,! C $ns ,��t T s `' Zr7' >'��; '•x ` +per t �PIN "'` ��i..; (1���1� S'�.7cit r��A�[a£���, 'F°'� ��ri't-4•X��I'tiP,�,t ]F-'� �i i+r �, Y' } �).F�t+y x�#k� �Yyt{,•fit: �F,. ��;\rr•�.j -�.� :r iyz}y.�wyyx+�q—rwr¢�w><. ��•,� it a,F•�H� fb,,a -i�'�i � ` Y9 � i t -: �' M1,•�Xj jv. a L ,=f7t a.' k. T3!1 .L ti�� , �` .. A -T, la r M1 ._` ..fir n r i.�{'•y { /% .rc ±'f� :i�. v�.�� _t ta��f�w f•� i5�' t ft -a i -: }WEImot:. •fir r 'f`,t 4 • � � SMas'��''�S l�1� }� r���" ?'r"��.?�r�; !+�,}�'' r�ex� s i Awl 3, yi Sol - / r 7 t- w t �i•*+'� � 1 t ��!���F��.ira.'`{�•�24r y-7"�i !if•aat l � .k �\ - The Villages atArtrip Rezoning Application, Impact Analysis Statement and Master Development Plan • APPENDIX E COMPREHENSIVE SIGN PACKAGE • • • • • The Villages ALi,trip A Development of THF, TOWER COMPANIES November 5, 2004 Comprehensive Sign Package P 1 : Gateway Identity Sign p : Primary Directional Sign p3 : Secondary Directional Sign (option A p4 : Secondary Directional Sign (option B p5 : Tertiary Directional Sign p6 : Location Identity Sign p7 : Secondary Location Identity Sign (option A I* p8 : Secondary Location Identity Sign (option B) p9 : Primary Village Identity Sign P1 0: Secondary Village Identity Sign P 11 : Retail Tenant Signs p1: Multi -tenant Sign p13: Proposed Informational Sign wood,Signs shown in this package are considered illustrative only. All sign materials shall be comprised of one or more of the ollowing materials : Brick, pre -cast • • • GATEWAY IDENTITY SIGN 2' _ 0" MIN. Pr1 • 0 PRIMARY DIRECTIONAL SIGN &f_oil P.2 0 SECONDARY DIRECTIONAL SIGN Artrip Pond Soccer Fields A Town 0enter 411m.011 MAX., Option A. 0 P.3 0 0 Fhai • SIGN ,Long t> Term PArkin 'Short, ".Term Pittking A - Load i'ng Option B 0 TERTIARY DIRECTIONAL SIGN um 0 E 0 LOCATION IDENTITY SIGN IW4�#w Athletilt Holds* 1 2" A"MINS I 0 0 SECONDARY LOCATION IDENTITY SIGN OPTION A 0 P.7 • • �J SECONDARY LOCATION IDENTITY SIGN 4 46 POST Option B PRIMARY VILLAGE IDENTITY i m I Artrii Hills SECONDARY VILLAGE IDENTITY SIGN • 0 0 +. eta'i'I'T,e.n,a'n'tI Vi nlyl ,Sli' n" ge" Fr6e" 'ta-h'di" NO ................ Nqi . . . . . . . . . . . All [ma .Or, ges, gn.,oay. P rojb dt'i n'g',* S I g'' n,- e I Us r Cie ar ' 'I! fl�t''Ofiv'ei a"nd En'tend, to convq�y Pull s 0 MULTI -TENANT SIGN Building Address "'P to, 6 (sou. f eet) Ma or Tema nt Name.ALogo Tenant -Name Tenant Name UP, r-O ate. f e ig t p.12 SIGN �.ilde Yiew Front View PJ3 •