ENVIRONMENTAL ASSESSMENT Hanson Property Aldie, Virginia

ENVIRONMENTAL ASSESSMENT

Hanson Property Aldie, Virginia

Prepared For:

Loudoun County Office of County Administrator ATTN: Mr. Paul L. Brown 1 Harrison Street, S.E. Leesburg, Virginia 20176

Prepared By:

TRIAD ENGINEERING, INC. 210 North 21st Street, Suite D Purcellville, Virginia 20132

October 22, 2008

TRIAD Project No.: 05-08-0105

210 N 21st Street, Suite D Purcellville, Virginia 210322 Phone (540) 338-8150 TRIAD ENGINEERING, INC. Fax (540) 338-8147

September 2008

Mrs. Dawn Klassen Loudoun County Office of Capital Construction 211 Gibson Street, Suite 123 Leesburg, Virginia 20176

Subject: Phase I Environmental Site Assessment Hanson Property Evergreen Mills Road Aldie, Virginia TRIAD Project No. 05-08-0105

Dear Mrs. Klassen:

Enclosed is the Phase I Environmental Site Assessment report for the above-referenced 257.35-acre Hanson property. Triad Engineering, Inc. appreciates the opportunity to assist you with this project. If you have any questions or comments concerning this site and our conclusions or need additional information, please feel free to contact the undersigned.

Sincerely,

TRIAD ENGINEERING, INC.

______Glenn R. Pyle, CPG, L.R.S. Senior Environmental Geologist

______Alex Miller Staff Environmental Scientist

Triad Engineering, Inc.

Morgantown • St. Albans Greensburg Winchester • Purcellville Hagerstown West Virginia Pennsylvania Virginia Maryland

TABLE OF CONTENTS

COVER SHEET TRANSMITTAL LETTER EXECUTIVE SUMMARY

Section Page 1.0 PURPOSE AND NEED...... 1 1.1 INTRODUCTION...... 1 1.2 DESCRIPTION...... 1 1.3 PURPOSE AND NEED FOR THE PROPOSED ACTION...... 2 1.4 RELATED ENVIRONMENTAL DOCUMENTS...... 2 1.5 PERMITS, LICENSES, AND ENTITLEMENTS...... 2 2.0 ALTERNATIVES INCLUDING PROPOSED ACTION...... 2 2.1 PROPOSED CONSTRUCTION ...... 2 2.2 OTHER LOCATIONS ...... 3 3.0 AFFECTED ENVIRONMENT ...... 3 3.1 PHYSICAL ENVIRONMENT ...... 3 3.1.1 Aesthetic ...... 3 3.1.2 Climate ...... 3 3.1.3 Soils/Geology ...... 3 3.1.4 Hydrology...... 3 3.1.5 Air Quality ...... 4 3.1.6 Noise...... 4 3.1.7 Pollution and Contaminants...... 4 3.1.8 Prime, Unique, and State Significant Farmlands ...... 4 3.1.9 Wild and Scenic Rivers...... 5 3.2 BIOLOGICAL ENVIRONMENT ...... 5 3.2.1 Vegetation ...... 5 3.2.2 Threatened and Endangered Species ...... 6 3.2.3 Fish and Wildlife...... 7 3.2.4 Insects and Disease ...... 8 3.2.5 Wetlands and Floodplain...... 8 3.3 SOCIOECONOMIC ENVIRONMENT ...... 10

3.3.1 Economic Base...... 10 3.3.2 Housing ...... 10 3.3.3 Utilization ...... 10 3.3.4 Infrastructure ...... 10 3.4 SOCIAL ENVIRONMENT...... 10 3.4.1 Recreation...... 10 3.4.2 Cultural Resources ...... 11 3.5 EXISTING SITE CONSIDERATIONS ...... 11 3.5.1 Site Structures...... 11 3.5.2 Security ...... 11 3.5.3 Site Preparation...... 11 4.0 ENVIRONMENTAL CONSEQUENCES ...... 11 4.1 PHYSICAL RESOURCES ...... 12 4.1.1 Contaminants ...... 12 4.1.2 Air Pollution ...... 12 4.1.3 Water Quality ...... 12 4.1.4 Groundwater ...... 12 4.1.5 Permitting...... 12 4.1.6 Aesthetics ...... 12 4.1.7 Noise...... 13 4.1.8 Social Impact and Environmental Justice ...... 13 4.2 BIOLOGIC RESOURCES ...... 13 4.2.1 Vegetation ...... 13 4.2.2 Threatened and Endangered Species ...... 14 4.2.3 Fish and Wildlife...... 14 4.2.4 Insects and Disease ...... 14 4.2.5 Unique Natural Areas...... 14 4.3 ECONOMIC FACTORS ...... 14 4.3.1 Economic Impact...... 14 4.3.2 Energy Use and Conservation ...... 14 4.4 SOCIOECONOMIC RESOURCES ...... 15 4.4.1 Community Asset...... 15 4.4.2 Health and Safety ...... 15 4.4.3 Cultural Resources ...... 15

4.4.4 Solid Waste Management ...... 15 4.5 UNAVOIDABLE ADVERSE EFFECTS ...... 15 4.6 SHORT-TERM USES AND LONG-TERM PRODUCTIVITY ...... 16 4.7 IRREVERSIBLE AND IRRETRIEVABLE COMMITMENT OF RESOURCES ...... 16 4.8 CUMULATIVE IMPACTS ...... 16 4.9 MITIGATION ...... 16 5.0 CONSULTATION AND COORDINATION...... 16 5.1 PERSONS CONSULTED...... 16 5.2 NOTICE OF AVAILABILITY ...... 16

This report consists of four separate volumes as listed below:

Volume I Environmental Assessment (this document), Volume II Phase I Environmental Site Assessment (attached), Volume III Wetlands and Wild Life Assessment (attached), and Volume IV Archaeological Summary (attached)

EXECUTIVE SUMMARY

This report presents the results of the Environmental Assessment performed by Triad

Engineering, Inc. (TRIAD) at the property located along Evergreen Mills Road in Aldie, Loudoun County, Virginia known as the Hanson Property (hereafter referred to as “the Site”, “the subject Site,” or “the Parcel”).

The subject Site is located along Evergreen Mills Road in Aldie, Virginia. The Site consists of one parcel of land that can be identified using Loudoun County Pin Number 201-37-3570. The Site is approximately 257.35-acres and is currently leased to Chantilly Turf and to date, has been used as a sod farm. One single-family home is present on the Site along with related outbuildings. An office building and an old barn and silo (used for storage by Chantilly Turf) are also present on the Site property.

This report consists of four separate volumes and should not be considered complete if the volumes listed below are not included:

• Volume I - Environmental Assessment, • Volume II - Phase I Environmental Site Assessment, • Volume III - Wetlands and Wild Life Assessment, and • Volume IV - Archaeological Summary

Based on the information gathered and reviewed from the federal and state regulatory databases, historical sources, and our site visit and area reconnaissance, it is our professional opinion that four recognized environmental conditions (RECs) were identified in connection with the Site as summarized below:

• One in-service 500-gallon above-ground heating oil storage tank (AST) was identified along the western side of the single-family farm house. No evidence of leaks or overfills were observed. • Approximately six “out of service” and abandoned USTs and ASTs are located near the site barn surrounded by abandoned farm equipment.

• Two 1,000-gallon in-service diesel ASTs are located directly beside the old barn silo and one 250-gallon diesel AST is located on the western side of the Site property, along the main entrance road. No evidence of leaks or overfills were observed.

• A potential petroleum/hydraulic spill was identified near the pond on the western parcel of the Site. A strong odor was present along with stained soil and stressed vegetation around an approximate three square foot contaminated area.

These issues and associated recommendations are described in greater detail in Volume II - Environmental Site Assessment attached to this report.

The site reconnaissance, in addition to the review of the National Wetland Inventory (NWI) Map identified one PSS1/EM1A (Palustrine, Scrub-Shrub, Broadleaved Deciduous/Emergent, Persistent, Seasonally Flooded) wetland habitat and six PUBHx (Palustrine, Unconsolidated bottom, Permanently Flooded, Excavated) wetland habitats (ponds) at the site. Similarly, the Loudoun County Online Mapping System also identifies predicted wetlands throughout the site.

There are no federally listed, threatened or endangered species listed for the Site. However, there are two species of concern (i.e., rare species with no official federal status) listed for Loudoun County, Virginia. These species are the Bald Eagle and the Yellow Lance (a freshwater mussel). Bald Eagles in Virginia congregate along large riverine systems providing nesting, roosting, and feeding preferences for the large raptor. The site does not contain such habitat and no nesting sites have been documented in the vicinity of the site. The Yellow Lance mussel inhabits clean, coarse to medium substrates of freshwater stream systems. Since the site does not contain waterways or watercourses of this type, there is limited potential habitat for the Yellow Lance within the confines of the site.

Based on the information recovered during review of archaeological sites files and widely accepted predictive models for prehistoric potential, the Site is considered to have a moderate to high potential for previously unidentified prehistoric resources within significant portions of the parcel.

None of the findings in this report precludes the use of the Property as the location of the proposed power recreational facility. Environmental Assessment Triad Engineering, Inc. Hanson Property TRIAD Project No: 05-08-0105 October 22, 2008 Page 1

1.0 PURPOSE AND NEED

1.1 INTRODUCTION

The purpose of this environmental assessment was to identify any environmental concerns associated with the Site. Although environmental concerns may be identified at a property, not all environmental concerns require further investigations and are based in part on site specific conditions.

1.2 DESCRIPTION

The subject Site is located along Evergreen Mills Road in Aldie, Virginia. The Site consists of one parcel of land that can be identified using Loudoun County Pin Number 201-37-3570. The Site consists of approximately 257.35-acres and is currently leased to Chantilly Turf and to date, has been used as a sod farm. Maps identifying the approximate Site location are presented as Figures 1 and 2. Photographs of the Site are presented in Appendix 1.

TRIAD reviewed historical aerial photos of the Site vicinity as provided by the Loudoun County Mapping Office and the Natural Resource Conservation Service in Leesburg, Virginia. Aerial photos from 1979, 1990, 1998, and 2008 were reviewed. A copy of the aerial photographs are included as Figures 10-14.

Year Aerial Photograph Description The subject Site and surrounding properties can be seen. The farm house is 1979 present on the southern portion of the Site. The subject Site and surrounding properties can be seen and appears to be 1990 very similar to the 1979 aerial photograph.

1998 The 1998 aerial photograph is similar to the 1990 aerial photograph.

2008 The 2008 aerial photograph is similar to the 1998 aerial photograph.

Environmental Assessment Triad Engineering, Inc. Hanson Property TRIAD Project No: 05-08-0105 October 22, 2008 Page 2

1.3 PURPOSE AND NEED FOR THE PROPOSED ACTION

The parcel is proposed for the development as a recreational facility and is planned to include parks and ball fields. Areas of the parcel will be paved for parking and support structures (concession stand, restroom facilities, bleachers, etc.) will be constructed. The County has expressed the need for the proposed sports fields to provide recreational facilities for it’s residents.

1.4 RELATED ENVIRONMENTAL DOCUMENTS

Environmental Documents pertaining to this site include the following:

• Phase I Environmental Site Assessment - prepared by Triad Engineering and presented as Volume II to this Report, • Preliminary Wetlands and Wildlife Assessments - prepared by Triad Engineering and presented as Volume III to this Report, and • Phase IA Archaeological Assessment - prepared by Cultural Resources, Inc. and presented as Volume IV to this Report.

1.5 PERMITS, LICENSES, AND ENTITLEMENTS

Special permits or licenses beyond those commonly required for similar projects are not anticipated for the development of this parcel. A complete wetland and floodplains delineation may be required to identify areas that may be impacted by the proposed development. In addition, a Phase I Archaeological Assessment may be required to identify areas that may be impacted by the proposed development.

2.0 ALTERNATIVES INCLUDING PROPOSED ACTION

2.1 PROPOSED CONSTRUCTION

The parcel is proposed for development as a recreational facility and is planned to include parks and ball fields. Areas of the parcel will be paved for parking and support structures (concession stand, restroom facilities, bleachers, etc.) will be constructed. Environmental Assessment Triad Engineering, Inc. Hanson Property TRIAD Project No: 05-08-0105 October 22, 2008 Page 3

2.2 OTHER LOCATIONS

The relocation of the recreational facility to another location has not been explored to the knowledge of TRIAD. Loudoun County has reportedly determined that this parcel is the most cost-effective location for the facility and will provide needed access to local residents.

3.0 AFFECTED ENVIRONMENT

3.1 PHYSICAL ENVIRONMENT

3.1.1 Aesthetic The parcel has aesthetic value as an undeveloped and wooded parcel in an increasingly developed area. The site has wildlife and natural resource development consistent with open meadow and forested areas with similar topography.

3.1.2 Climate The climate of this site is typical of sites in the mid-Atlantic and central Virginia. As such, climate is not an element of concern.

3.1.3 Soils/Geology The project site is located within the Piedmont Physiographic Province. According to surface geology maps of Loudoun County, Virginia published by the USGS, the surface geology at the site consists of the Balls Bluff Siltstone, Lacustrine Shale and Siltstone Member of late Triassic age. This member of the Balls Bluff Siltstone is comprised of calcareous and dolomitic shale interbedded with calcareous clayey and sandy siltstone. Although these types of rock can exhibit solution-prone areas, there were no conditions encountered during our investigation that indicate underlying Karst terrain. No existing depressions or sinkholes were observed across the site.

3.1.4 Hydrology A review of the USGS Map identified intermittent and perennial streams and several associated ponds at the site. These streams are unnamed tributaries to Broad Run. In addition, wetlands environments were identified on the parcel. Please refer to Section 3.2.5 for more information. The groundwater potentiometric surface is anticipated to exist as a subdued subsurface replica of the site topography. Based on that assumption, groundwater is anticipated to flow toward the Environmental Assessment Triad Engineering, Inc. Hanson Property TRIAD Project No: 05-08-0105 October 22, 2008 Page 4

south. It should be noted that the actual groundwater flow direction is often influenced by factors such as soil and bedrock geology, groundwater wells, and other factors beyond the scope of this study.

3.1.5 Air Quality Ambient air quality in the area is considered to be typical of Loudoun County. The construction of the recreational facility should not impair ambient air quality.

3.1.6 Noise For the most part, noise levels at the Site are considered to be low due to the amount of undeveloped property in the site vicinity.

3.1.7 Pollution and Contaminants A Phase I Environmental Site Assessment has been conducted on the property and is included as Volume II of this report. Several conditions of environmental concern were noted during the investigation and are detailed in Volume II.

3.1.8 Prime, Unique, and State Significant Farmlands According to the Virginia Land Conservation Foundation’s Virginia Land Conservation Fund Grant Program, farmland can be classified into three categories: Prime, Unique, and State Significant Farmlands. Each of these categories are defined below:

Prime farmland, is land that has the best combination of physical characteristics for the production of food, feed, fiber, forage, oilseed, and other agricultural crops with minimum input of fuel, fertilizer, pesticides, and labor, and without intolerable soil erosion. Prime farmland includes but is not limited to land that possesses the above characteristics but is currently being used to produce timber or livestock including: cattle, sheep, hogs, goats, horses, or poultry. It does not include land already in, or committed to, urban development or water storage.

Unique farmland, is land other than prime farmland that is used for production of specific high- value food and fiber crops. It has the special combination of soil quality, location, growing season, and moisture supply needed to economically produce sustained high quality or high yields of specific crops when treated and managed according to acceptable farming methods. Environmental Assessment Triad Engineering, Inc. Hanson Property TRIAD Project No: 05-08-0105 October 22, 2008 Page 5

Examples of such crops include tree nuts and fruits, including grapes and apples, and vegetables.

State significant farmlands are those lands other than prime or unique farmland, which are of statewide or local importance for the production of food, feed, fiber, forage, or oilseed crops. These lands may also include habitats for rare, threatened, or endangered plant or animal species or state-significant natural communities or natural areas of Virginia; or an area containing one or more buildings or places in which historic events occurred or have special public value because of notable architectural, archaeological, or other features relating to the cultural or artistic heritage of the community, of such significance as to warrant conservation and preservation.

The results of this investigation did not reveal any evidence of any of the above-mentioned farmland types. A portion of the Site is currently utilized as a sod farm, no crops are cultivated on the property.

3.1.9 Wild and Scenic Rivers Several ponds and intermittent and perennial streams were observed on the Site. However, according to the Virginia Department of Conservation and Recreation Scenic Rivers Program no surface water bodies characterized as Scenic are present on the Site. Please refer to Section 3.2.5 if this report for more information.

3.2 BIOLOGICAL ENVIRONMENT

TRIAD conducted a review of readily available data, including USGS topographic maps, National Wetland Inventory maps, aerial infrared imagery, and on-line queries of plant and wildlife databases maintained by the Virginia Department of Game & Inland Fisheries and Virginia Division of Natural Heritage. Field surveys were conducted to verify the results of the data collection.

3.2.1 Vegetation According to the Virginia Department of Conservation and Recreation (DCR), Natural Heritage Program, the natural forest cover type for this region is the low-elevation mesic forest. However, due to the use of the Site as a sod farm, the majority of the tree cover has been Environmental Assessment Triad Engineering, Inc. Hanson Property TRIAD Project No: 05-08-0105 October 22, 2008 Page 6

cleared. On this basis, the forest cover at the site, although resembling the natural forest cover type is somewhat a derivative or descendent of the natural forest composition.

As a result of an on-site inspection, it is our conclusion that there are three ecological communities present at the site. All of these communities have evolved with significant human alteration (the use of the Site as a sod farm). Brief discussions of these ecological communities are presented below. The survey results are presented in greater detail in Volume III of this report.

• Forested Wetland - is characterized by woody vegetation that is 20 feet tall or taller. Forested Wetlands are most common in the eastern United States and occur only in the Palustrine and Estuarine Systems and normally possess an overstory of trees, an understory of young trees or shrubs, and a herbaceous layer.

• Scrub-shrub wetlands - includes areas dominated by woody vegetation less than 20 feet tall. The species include true shrubs, young trees, and trees or shrubs that are small or stunted because of environmental conditions. Scrub-Shrub Wetlands may represent a successional stage leading to Forested Wetland, or they may be relatively stable communities.

• Palustrine emergent wetlands - this community is characterized by erect, rooted, herbaceous hydrophytes, excluding mosses and lichens. This vegetation is present for most of the growing season in most years. These wetlands are usually dominated by perennial plants. All water regimes are included except subtidal and irregularly exposed.

3.2.2 Threatened and Endangered Species

TRIAD obtained and reviewed published sources regarding federally listed rare, threatened, and endangered species in Loudoun County, Virginia as maintained by the United States Fish and Wildlife Service (USFWS). Upon reviewing this publication it was determined that there are no federally listed, threatened or endangered species in Loudoun County, Virginia or in an adjacent county. However, there are two species of concern (rare species with no official federal status) listed for Loudoun County, Virginia. Brief discussions of these federally listed species of Environmental Assessment Triad Engineering, Inc. Hanson Property TRIAD Project No: 05-08-0105 October 22, 2008 Page 7

concern are presented below. The survey results are presented in greater detail in Volume III of this report. • Haliaeetus leucocephalus (Bald Eagle); Status G5 - on June 28, 2007 the USFWS delisted the Bald Eagles’ status from threatened to a specie of concern since its distribution and abundance is dictated by its preferred habitat. Bald Eagles in Virginia congregate along large riverine systems providing nesting, roosting, and feeding preferences for the large raptor. The site does not contain such habitat and no nesting sites have been documented in the vicinity of the site. Furthermore, the site is located more than 5 miles from the Potomac River, which is the closest suitable habitat. Therefore, no impacts to Bald Eagles or their preferred habitat are anticipated.

• Elliptio lanceolata (Yellow Lance); Status G2G3 - this mussel inhabits clean, coarse to medium substrates of freshwater stream systems. It can be found in streams ranging from 3 feet to the channels of the larger rivers in the Atlantic Coastal Basins. Since the site does not contain any large waterways or watercourses, there is little potential habitat for the Yellow Lance within the confines of the site; therefore, no impacts to the Yellow Lance are anticipated.

In summary, TRIAD performed a limited investigation for the presence of federally listed rare, threatened, and endangered species and for the presence of suitable habitat for federally listed rare, threatened, and endangered species at the site. As a result of our investigation, it is our conclusion that the site does not contain any federally listed rare, threatened, and/or endangered species or suitable habitat for such; therefore, impacts to federally listed rare, threatened, and/or endangered species as a result of site improvements are not anticipated. Additionally, since potentially suitable habitat for federally listed threatened or endangered species is determined to be absent, a species specific inventory or survey by a certified or state approved consultant is, in our opinion, not warranted.

3.2.3 Fish and Wildlife The Site is expected to support populations of wildlife typical for early to late successional forests of the Piedmont province. Populations of wildlife species typical of old fields will be likely be prevalent due to the open nature of the Site. Populations of fish and other aquatic organisms Environmental Assessment Triad Engineering, Inc. Hanson Property TRIAD Project No: 05-08-0105 October 22, 2008 Page 8

are also likely due to the presence of several streams and ponds. Populations of wetlands species may exist in the areas of wetland environments present on the Site.

3.2.4 Insects and Disease No insect species were listed on any endangered species lists. The only insects expected to be present at the Site should be typical of those found in forested and/or wetlands settings. As such, it is likely that the area will include ticks and mosquitoes which may be carriers of a variety of diseases. Because the planned use for the Site is for a recreational facility, the habitat of these insects will likely be greatly reduced and therefore the risk of disease on this site should be significantly reduced.

3.2.5 Wetlands and Floodplain

TRIAD, in general accordance with the Routine Wetlands Determination Method as outlined in the 1987 U.S. Army Corps of Engineers (Corps) Wetlands Delineation Manual, performed a preliminary investigation to determine if jurisdictional waters of the U.S. and/or waters of the Commonwealth of Virginia, including wetlands, exist at the site. This included an office analysis and an on-site inspection, which occurred on October 7 and 8, 2008 respectively, but it did not include delineation with flagging or a field-run survey. The survey results are presented in greater detail in Volume III of this report.

The site drains to the south via several unnamed tributaries toward Broad Run. Broad Run is located approximately 400 yards south-southwest of the site and is a tributary of the Potomac River. According to the Flood Insurance Rate Map (FIRM), there is a small floodplain area located on the southern portion of the Site.

A review of the National Wetland Inventory (NWI) Map identified one PSS1/EM1A (Palustrine, Scrub-Shrub, Broadleaved Deciduous/Emergent, Persistent, Seasonally Flooded) wetland habitat and six PUBHx (Palustrine, Unconsolidated bottom, Permanently Flooded, Excavated) wetland habitats (ponds) at the site. Similarly, the Loudoun County Online Mapping System also identifies predicted wetlands throughout the site. Brief discussions of the Relatively Permanent Waterways (RPWs), including wetlands, areas are as follows:

Environmental Assessment Triad Engineering, Inc. Hanson Property TRIAD Project No: 05-08-0105 October 22, 2008 Page 9

• Four RPWs consisting of unnamed tributaries to Broad Run were identified at the site. These unnamed tributaries to Broad Run consist of incised stream channels with evident beds and banks that exhibit an ordinary high water mark (OHWM). At the time of the on- site investigation, these RPWs contained little to no base flow; however, the duration of base flow, i.e., whether it is persistent or seasonal, could not be ascertained based on a point in time observation. Regardless, these RPWs would be considered as jurisdictional waters of the U.S. as a result of a significant nexus to a traditional navigable water (TNW) and as waters of the State. On this basis these RPWs would be subject to regulation by the Corps under Section 404 of the Clean Water Act (CWA) and the Virginia Department of Environmental Quality (DEQ) under the Virginia Water Protection (VWP) program.

• Five ponds were identified at the site. All five ponds are in-stream impoundments that consist of excavated basins with an earthen embankment. These ponds all appear to maintain a static water surface elevation and exhibit an OHWM. In addition, as in- stream impoundments, they discharge to the unnamed tributaries to Broad Run via some type of principal and/or emergency outlet structure or, in some cases, via seeping though their embankments. These ponds would be considered open water habitats subject to regulation by the Corps under Section 404 of the CWA and the DEQ under the VWP program.

• Areas of Palustrine emergent, scrub-shrub, and forested wetlands were identified at the site. These wetland areas abut, or have a continuous surface connection to, the aforementioned unnamed tributaries to Broad Run or one of the associated in-stream impoundments. These wetlands contain hydrophytic vegetation with greater than 50% of the dominant plant species having a FAC, FACW, or OBL indicator status; indicators of hydric soils, i.e., low chroma values with mottling and sometimes concretions; and wetland hydrology indicators in various forms. These wetlands would be subject to regulation by the Corps under Section 404 of the CWA and the DEQ under the VWP program. Environmental Assessment Triad Engineering, Inc. Hanson Property TRIAD Project No: 05-08-0105 October 22, 2008 Page 10

3.3 SOCIOECONOMIC ENVIRONMENT

The following sections summarize potential socioeconomic effects of the proposed development of the Site.

3.3.1 Economic Base The majority of the site is presently undeveloped and has a minimal contribution to the economic base of the area via it’s utilization as a sod farm to date. The sod farm employs a small staff who would likely no longer be employed should the Site be developed as planned. However, the economic impact is expected to be minimal.

3.3.2 Housing One single family home currently exist on the Site and would likely be demolished during planned site development.

3.3.3 Utilization As noted, the Site is currently developed with one single family home and to date is utilized as a sod farm.

3.3.4 Infrastructure Route 621 (Evergreen Mills Road) runs through the western-central portion of the property (divides the two parcels) and provides direct access to the Site. Utility easements (electric, water, etc.) are present on and/or adjacent to the property.

3.4 SOCIAL ENVIRONMENT

The following sections describe the impacts (if any) of the proposed development of the parcel.

3.4.1 Recreation The Site is planned on being re-developed into a recreational facility composed of several ball fields and associated support infrastructure and will provide local County residents with access to these facilities. Environmental Assessment Triad Engineering, Inc. Hanson Property TRIAD Project No: 05-08-0105 October 22, 2008 Page 11

3.4.2 Cultural Resources Portions of the Site have been assessed as having a probability for in-situ archaeological resources. These areas are: a high-probability zone that the includes the level, well-drained landforms near the unnamed tributaries of Broad Run, an intermediate-probability zone that includes the other relatively level, and moderately well-drained to well-drained areas located more than 800 feet from a stream, and low-probability areas that consist of poorly drained and steeply sloping landforms. The Site consists of approximately 257.35 acres, with the high probability zone consisting of approximately 43 acres, the moderate probability zone consisting of approximately 80 acres, and the low potential zone consists of the remaining approximate 134.35 acres. Please refer to Volume IV of this report for more information.

3.5 EXISTING SITE CONSIDERATIONS

3.5.1 Site Structures There is presently one single family home, several barns, and an office structure for the sod farm on the Site. The house located on the Site, known as The Alexander Lee House, is believed to date to the 1830’s and has not been evaluated for National Register of Historic Places (NHRP) eligibility. None of the remaining structures is considered architecturally or historically significant.

3.5.2 Security No security measures are at this site. During construction activities, security measures (fencing) will be implemented to prevent access to the Site by unauthorized persons.

3.5.3 Site Preparation

In order to appropriately grade the planned fields and associated parking areas, cut and fill operations are likely during site development. Stripping of a portion of the site vegetation is also anticipated, however, planned tree preservation areas and other “green” areas are likely to be required by the County.

4.0 ENVIRONMENTAL CONSEQUENCES

This Section describes the potential environmental consequences of the proposed development of the parcel. Environmental Assessment Triad Engineering, Inc. Hanson Property TRIAD Project No: 05-08-0105 October 22, 2008 Page 12

4.1 PHYSICAL RESOURCES

4.1.1 Contaminants Proposed activities at the Site are unlikely to result in a release of contaminants to the environment or result in a contaminant waste stream. Solid waste management will be handled per Section 4.4.4 of this report.

4.1.2 Air Pollution Other than during the brief construction period and during site ingress and egress by visitors, it is unlikely an increase in air pollution will be experienced as a result of use of this Site.

4.1.3 Water Quality Surface water quality impacts are not anticipated at the Site, however, some re-direction of overland flow is likely and will be implemented under appropriate permits. Typical stormwater management and best management practices for site work performed in the Chesapeake Bay watershed will need to be implemented during the planning and development of the Site.

4.1.4 Groundwater The quality of groundwater is not expected to be affected by the planned use of the Site.

4.1.5 Permitting Permitting for sedimentation and erosion control and for stormwater discharge under the National Pollutant Discharge Elimination System (NPDES) as well as the Chesapeake Bay Clean Water Ordinance will need to be followed in the planning and construction phases.

4.1.6 Aesthetics The ball fields and associated structures will likely be visible to local residents, and a vegetation screen may be required to limit visual impact to adjoining properties. However, the Site is located in a rapidly developing area and visual impact should be negligible. Environmental Assessment Triad Engineering, Inc. Hanson Property TRIAD Project No: 05-08-0105 October 22, 2008 Page 13

4.1.7 Noise Ambient noise levels are expected to only occur during the brief construction period. Following this time, occasional noticeable noise impacts to nearby residences or businesses may occur during sporting events.

4.1.8 Social Impact and Environmental Justice Socioeconomic considerations of the recreational facility project include the added demands of the construction work force on the local and regional infrastructure (e.g., schools, medical services, fire and police protection, roadways). However, in this case, the project is small in nature and the impact on local infrastructure will be minimal. In addition, the recreational facility will be accessible to all County residents and will provide needed additional publically- accessible green space.

The value of lands removed from agricultural production due to losses from the redevelopment as a recreational facility will be addressed by Loudoun County in their assessment. The change in tax rates caused by removal of land from production should be considered in the impact analysis. Because this transaction is being conducted as part of a land-swap with Dominion Power providing a parcel of land of equal or greater value to Loudoun County, the overall tax basis should remain unchanged. However, there may be potential impacts on local property values adjacent to the recreational facility and this potential impact should be evaluated.

4.2 BIOLOGIC RESOURCES

The following Sections describe the biologic resources as they currently exist on the parcel and any impact the proposed development may have.

4.2.1 Vegetation The overall composition of vegetation at the Site will likely be relatively the same as it’s current state. The majority of the planned development will be as ball fields and the current use of the majority of the property is as a sod farm. Therefore, grasses will remain as the predominant vegetative cover. As noted above, it is likely that tree preservation areas will be incorporated into the development plan for the Site and the wetlands environments will continue to be protected and/or mitigated. Environmental Assessment Triad Engineering, Inc. Hanson Property TRIAD Project No: 05-08-0105 October 22, 2008 Page 14

4.2.2 Threatened and Endangered Species The site does not contain any federally listed rare, threatened, and/or endangered species or suitable habitat for such; therefore, impacts to these species as a result of site improvements are not anticipated.

4.2.3 Fish and Wildlife The Site is expected to support populations of wildlife typical for early to late successional forests of the Piedmont province. Populations of wetlands species may be present in the limited areas of wetland environments present on the Site. These species may be slightly impacted during the construction period.

4.2.4 Insects and Disease There are no endangered insect species that would be affected. Development of the Site is likely to reduce the habitat of potential disease-carrying insects and the risk of disease on this site should be reduced.

4.2.5 Unique Natural Areas There are no unique natural areas on either site that would be affected by the proposed development.

4.3 ECONOMIC FACTORS

The following Sections describe the economic factors of the proposed development of the parcel.

4.3.1 Economic Impact The community should not experience an economic loss by the transfer of ownership and/or development of the Site. It is likely that the influx of visitors to the recreational facility may increase sales at local establishments.

4.3.2 Energy Use and Conservation

Energy use is dependant upon the final construction plans for the facility and whether or not lights will be installed on the fields. Otherwise, energy use should be minimal. Environmental Assessment Triad Engineering, Inc. Hanson Property TRIAD Project No: 05-08-0105 October 22, 2008 Page 15

4.4 SOCIOECONOMIC RESOURCES

4.4.1 Community Asset As noted, the Site will be developed as a recreational facility and provide several sporting fields to County residents, thereby creating an asset to the County.

4.4.2 Health and Safety Health and safety matters relating to the development of the Site will be consistent with Loudoun County policies for new construction development at similar sites. Construction activities will be under the purview of OSHA and site designs will consider the health and safety issues applicable to the development of wooded areas.

4.4.3 Cultural Resources Based on the information presented in Volume IV of this report, portions of the Site are considered to have a moderate to high potential for previously unidentified prehistoric resources.

4.4.4 Solid Waste Management Solid waste generation at the Site is anticipated to occur during the construction period as well as during sporting events at the facility. It is planned that recyclable material will be containerized separately for transfer to a recycling station. Other solid waste will be managed per County regulations.

4.5 UNAVOIDABLE ADVERSE EFFECTS

No recognized adverse environmental effects are expected from the development of the Site. To the extent reported herein, all identified cultural, historic, and environmental features on this site have been identified and can be delineated to allow for development that does not impact these features. The development plans should attempt to leave as many existing trees as possible and new trees and shrubs should be planted to preserve the character of the site and to replace those removed during construction activities. Environmental Assessment Triad Engineering, Inc. Hanson Property TRIAD Project No: 05-08-0105 October 22, 2008 Page 16

4.6 SHORT-TERM USES AND LONG-TERM PRODUCTIVITY

The anticipated purpose and use of the Site as a location for a recreational facility is not expected to change over the long-term.

4.7 IRREVERSIBLE AND IRRETRIEVABLE COMMITMENT OF RESOURCES

The commitment of material, fiscal, and engineering resources to the initial clearing and improvement of the Site is an irretrievable one. However, fiscal recovery may be made via usage fees for the facility.

4.8 CUMULATIVE IMPACTS

The development and operations of the Site will not likely cause cumulative impacts on the region.

4.9 MITIGATION

Minor mitigation on the Site may be required for small areas of isolated wetlands which may or may not be hydraulically connected to an intermittent drainage course. The mitigated wetlands can be connected to more dependable water sources and can be made to be more functional that an isolated wetland.

5.0 CONSULTATION AND COORDINATION

5.1 PERSONS CONSULTED

In addition to the signatories to this report, the following individuals were consulted during the preparation of this environmental assessment: • Mr. Paul L. Brown, Loudoun County, The Office of County Administrator • Mr. Tim Kellerman, Triad Engineering, Wetlands and Biological Specialist • Ms. Sara C. Ferland, M.A., R.P.A., Cultural Resources, Inc., Principal Investigator

5.2 NOTICE OF AVAILABILITY

This report of Environmental Assessment is available in the Loudoun County Office of County Administrator, located at 1 Harrison Street, S.E., in Leesburg, Virginia. TRIAD TRIAD ENGINEERING

PHASE I ENVIRONMENTAL SITE ASSESSMENT

Hanson Property Aldie, Virginia

TRIAD Project No.: 05-08-0105

Prepared For:

Loudoun County Office of County Administrator ATTN: Mr. Paul L. Brown 1 Harrison Street, S.E. Leesburg, Virginia 20176

Prepared By:

TRIAD ENGINEERING, INC. 210 North 21st Street, Suite D Purcellville, Virginia 20132

September 2008

TABLE OF CONTENTS

COVER SHEET TRANSMITTAL LETTER TABLE OF CONTENTS LIST OF FIGURES LIST OF APPENDICES EXECUTIVE SUMMARY

SECTION PAGE 1.0 INTRODUCTION...... 1 1.1 Purpose...... 1 1.2 Scope of Services ...... 2 1.3 Significant Assumptions...... 3 1.4 Limitations and Exceptions ...... 3 1.5 Special Terms and Conditions ...... 4 1.6 User Reliance...... 4 2.0 SITE DESCRIPTION...... 5 2.1 Location and Legal Description...... 5 2.2 Current Use of the Property ...... 5 2.3 Utilities...... 6 2.4 Current Uses of the Adjoining Properties...... 6 3.0 USER PROVIDED INFORMATION ...... 8 3.1 Title Records ...... 8 3.2 Environmental Liens or Activity and Use Limitations ...... 8 3.3 Specialized Knowledge...... 8 3.4 Commonly Known or Reasonably Ascertainable Information...... 8 3.5 Valuation Reduction for Environmental Issues ...... 8 3.6 Owner, Property Manager, and Occupant Information ...... 8 3.7 Reason for Performing Phase I ESA ...... 8 3.8 Historical Documentation Review ...... 8 4.0 RECORDS REVIEW ...... 9 4.1 Federal Records Database Summary...... 9 4.2 State and Local Database...... 11 4.3 Orphan Summary...... 11 4.4 Local Regulatory Agencies ...... 12 4.5 Physical Setting Sources ...... 12 4.5.1 Geologic Setting...... 12 4.5.2 Hydrogeologic Setting...... 13 4.5.3 Limited Wetlands Survey …………………………………………………………………. 13 4.6 Historical Ownership Information ...... 13 4.7 Historical Use Information of the Property ...... 13 4.7.1 Historical Aerial Photograph Review ...... 13 4.8 Historical Use Information of Adjoining Properties ...... 14

TABLE OF CONTENTS SECTION PAGE

5.0 SITE RECONNAISSANCE ...... 15 5.1 Methodology and Limiting Conditions ...... 15 5.2 Exterior Observations (Site)...... 16 5.3 Interior Observations (Site)…………………………………………………………………………18 6.0 INTERVIEWS...... 19 6.1 Interview with Owner...... 19 6.2 Interview with Site Manager...... 19 6.3 Interviews with Local Government Officials ...... 19 6.4 Interviews with Others...... 19 7.0 FINDINGS ...... 20 8.0 OPINION ...... 22 9.0 CONCLUSIONS...... 23 10.0 DEVIATIONS ...... 24 11.0 ADDITIONAL SERVICES...... 25 12.0 REFERENCES...... 26 13.0 SIGNATURES OF ENVIRONMENTAL PROFESSIONALS...... 27 14.0 QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONALS...... 28

FIGURES

Figure 1 Site Vicinity Topographic Map (USGS) Figure 2 Site Vicinity Map (Mapquest) Figure 3 Topographic Map (LCMS) Figure 4 Tax Map (LCMS) Figure 5 Floodplains Map (LCMS) Figure 6 Predicted Wetlands Map (LCMS) Figure 7 Groundwater Wells Map (LCMS) Figure 8 Drain Fields Map (LCMS) Figure 9 Potential Pollutant Sources Map (LCMS) Figure 10 Aerial Photograph 1979 Figure 11 Aerial Photograph 1990 Figure 12 Aerial Photograph 1998 Figure 13 Aerial Photograph 2008

APPENDICES

Appendix 1 Site Photographs Appendix 2 Record of Communication and Fire Marshall Letter Appendix 3 EDR Radius Map Report Appendix 4 Sanborn Maps Report Appendix 5 Resumes of Environmental Professionals

EXECUTIVE SUMMARY

The following Executive Summary is an integral part of this Phase I ESA Report and may not be removed or distributed separately. Important information regarding the status of the subject property is included elsewhere in this Report and is not presented in this Executive Summary. Any individual copies of the Executive Summary without the ESA Report, or copies of the ESA Report without the Executive Summary, should not be considered valid and should not be relied upon for any decisions or conclusions regarding the subject property.

This report presents the results of the Phase I Environmental Site Assessment (ESA) performed by Triad Engineering, Inc. (TRIAD) at the property located along Evergreen Mills Road in Aldie, Loudoun County, Virginia known as the Hanson Property (hereafter referred to as “the Site” or “the subject Site.”) This Phase I ESA was conducted in general conformance with the Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process, hereafter referred to as ASTM E1524-05. Any exceptions to, or deletions from, this practice are described in Section 10.0 of this report.

The subject Site is located along Evergreen Mills Road in Aldie, Virginia. The Site consists of one parcel of land that can be identified using Loudoun County Pin Number 201-37-3570. The site consists of approximately 257.35-acres and is currently leased to Chantilly Turf and to date, has been used as a sod farm. One single-family home is currently present on the Site along with related outbuildings. An old barn and silo, which is used for storage by Chantilly Turf, is also present on the Site property.

Based on the information gathered and reviewed from the federal and state regulatory databases, historical sources, and our site visit and area reconnaissance, it is our professional opinion that four (4) recognized environmental conditions (RECs) were identified in connection with the Site;

• One 500-gallon above-ground heating oil storage tank (AST) was identified along the western side of the single-family farm house. During our site investigation, the tank was approximately three-quarters full and was observed as in good condition. No evidence of leaks or overfills were observed. If this AST is not intended for the future use, then it should be closed in accordance with applicable federal, state and local regulations to include an appropriate assessment for potential petroleum leakage.

• Approximately six “out of service” USTs and ASTs are located near the site barn surrounded by abandoned farm equipment. The empty USTs located around the abandoned farm equipment should be disposed/recycled off-site in accordance with appropriate regulations and/or guidelines.

• Two 1,000-gallon diesel ASTs are located directly beside the old barn silo and one 250- gallon diesel AST is located on the western side of the Site property, along the main entrance road . These ASTs are currently being utilized by Chantilly Turf to fuel their on- site equipment. During the Site investigation, no staining of vegetation or overflow was observed.

• TRIAD identified a potential petroleum/hydraulic spill near the pond that was used for irrigation purposes. A strong odor was present along with stained soil and stressed vegetation around an approximate three square foot contaminated area. TRIAD recommends that the extent of the spill/release should be investigated.

Although the following items are not considered recognized environmental conditions, they were noteworthy during the site investigation:

• There are a minimum of three (3) pole-mounted transformers that do not have “Non- PCB” labels on the Site property; therefore, they may contain PCB-contaminated oils. However, there was no evidence of leakage observed on the transformer or the ground surface. Furthermore, those transformers are owned and maintained by the local electric company, which would be responsible for any releases associated with these transformers. It is recommended that the local electric utility be contacted in order to have these transformers properly removed and disposed of off site in accordance with applicable regulation.

• During site reconnaissance, one domestic groundwater well was identified on the Site property. It is recommended that this well, and any others on the site property, be abandoned in accordance with applicable local government and/or health department guidelines.

• There are one apparent septic system located near the Site residence. It is recommended that the septic system, and any other on the site property, be abandoned in accordance with applicable local government and/or health department guidelines.

• There are several pieces of abandoned farm equipment throughout the central portion of the Site. The majority of this abandoned farm equipment lies along tree lines and access roads. Small piles of debris was also discovered during the Site walk. A limited visual inspection of this material did not indicate any conditions which would pose a significant risk to the environmental integrity of the subject site at the present time.

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1.0 INTRODUCTION

1.1 Purpose The purpose of this Phase I environmental site assessment (ESA) was to identify recognized environmental conditions (RECs) at the Site with respect to the range of contaminants within the scope of the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) and petroleum products. Therefore, as defined in ASTM E 1527-05, Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process (ASTM E 1527-05), a REC is defined 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 any 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 threat to human health or the environmental and that generally would not be the subject of an enforcement action if brought to the attention of appropriate governmental agencies. Conditions determined to be de minimis are not recognized environmental conditions.”

As further identified in ASTM E 1527-05, the goal of the Phase I ESA is additionally as follows:

“this practice is intended to permit a user to satisfy one of the requirements to qualify for the innocent landowner, contiguous property owner, or bona fide prospective purchaser limitations on CERCLA liability that is, the practice that constitutes “all appropriate inquiry into the previous ownership and uses of the property consistent with good commercial or customary practice” as defined in 42 USC §9601(35)(B).

Although RECs may be identified at a property, not all RECs require further investigations and are based in part on site specific conditions. TRIAD has identified four (4) RECs on the Site.

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• One 500-gallon above-ground heating oil storage tank (AST) was identified along the western side of the single-family farm house. During our site investigation, the tank was approximately three-quarters full and was observed as in good condition. No evidence of leaks or overfills were observed. If this AST is not intended for future use, then it should be closed in accordance with applicable federal, state and local regulations to include an appropriate assessment for potential petroleum leakage.

1.2 Scope of Services

As directed in ASTM E 1527-05, TRIAD reviewed reasonably ascertainable Standard and Additional Environmental Record Sources provided by Environmental Data Resources, Inc. (EDR), Physical Setting Sources which included the United States Geological Survey (USGS) 7.5-minute topographic quadrangle maps, Map Quest street maps, and other available sources.

In addition, TRIAD reviewed Standard Historical Sources which included aerial photographs and information obtained from State and Federal Agencies as available.

TRIAD performed Site reconnaissance activities and obtained digital photographs to document current on-site conditions and to identify potential RECs. This Phase I ESA report documents

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the findings of our investigations and has been prepared in general accordance with the provisions of ASTM E 1527-05.

Our scope of services for this ESA did not include any assessments or testing outside the scope of the ASTM Standard.

1.3 Significant Assumptions

TRIAD had sufficient access to inspect the Site; therefore, it is assumed that TRIAD could adequately inspect the Site in general accordance with ASTM E 1527-05. Although TRIAD did not enter adjoining or adjacent properties to inspect for the presence of potential RECs, TRIAD was able to visually observe, at a minimum, the exterior portions of structures and associated exterior land-uses at the adjoining and adjacent properties. Therefore, TRIAD assumed that adjoining land-uses were consistent with the activities that could be readily observed from the adjoining property boundaries or from public roads.

1.4 Limitations and Exceptions This report has been prepared for the sole and exclusive use of Loudoun County Office of Capital Construction and may not be issued to any others, in whole or in part, without the written permission of TRIAD. This report has been prepared in accordance with generally accepted environmental practices and in general conformance with ASTM 1527-05, and does not include any special services that are not specifically defined in the Standard. No other warranty, either expressed or implied, is made.

For the purposes of this Phase I ESA, the terms “subject Site,” “subject Property,” and “Site” refers to the land within the property boundaries. The term “surrounding vicinity” generally refers to properties within a one-mile radius of the Site. The term “adjoining properties” refers to land contiguous to the Site. The term “adjacent properties” or “neighboring properties” refers to land proximal to the Site.

It is important to note that environmental evaluations are inherently limited in the sense that conclusions are drawn from information obtained from limited research and Site evaluation. For these types of evaluations, it is often necessary to utilize information prepared by others and as such, TRIAD cannot be responsible for the accuracy of such information and we do not assume responsibility for conditions that were not divulged to us during the preparation of this report.

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It should also be noted that our assessment is considered to be valid only at the time and locations investigated and that conditions within the Site may vary with time. The nature and extent of these variations may only become evident during the course of future investigations or development. This report was not and is not intended to establish the compliance status of the subject property with Federal, State, or Local environmental regulations. We have performed our services in general accordance with ASTM E 1527-05 for conducting a Phase I ESA and make no other warranty, either expressed or implied, as to the professional services and advice contained herein.

1.5 Special Terms and Conditions There were no special terms and conditions in-place with regard to the findings or our expressed opinion regarding recognized environmental conditions potentially associated with the Site.

1.6 User Reliance

TRIAD performed the Phase I ESA work tasks in general accordance with ASTM E 1527-05. As such, the user may rely upon the findings of the Phase I ESA report, subject to the scope of services, significant assumptions, limitations and exceptions, and special terms and conditions as described in the Phase I ESA report. TRIAD emphasizes that this Phase I ESA does not guarantee that unobserved conditions, undocumented incidents, or information withheld concerning environmental conditions at the Site will not affect the level of environmental risk or potential liability at the Site.

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2.0 SITE DESCRIPTION

2.1 Location and Legal Description The subject Site is located along Evergreen Mills Road in Aldie, Virginia. The Site consists of one parcel of land that can be identified using Loudoun County Pin Number 201-37-3570. The site consists of approximately 257.35-acres and is currently leased to Chantilly Turf and to date, has been used as a sod farm. One single-family home is currently present on the Site along with related outbuildings. An old barn and silo, which is used for storage by Chantilly Turf, is also present on the Site property. Maps identifying the approximate Site location are presented as Figures 1 and 2. Photographs of the Site are presented in Appendix 1.

2.2 Current Use of the Property To date, the Site has been used as a sod farm and is currently leased by Chantilly Turf. Two single-family homes are present on the Site along with related outbuildings. An old barn and silo, which is used for storage by Chantilly Turf, is also present on the Site property. The construction details for the structures on the Site are summarized on the following table:

Farm House

Age 1870

Current Use Rental for Chantilly Turf employees Single family home in existing structure. Prior Use

Building Height Two-stories.

Building Sq. Ft. Approximately 2,219 square feet

Construction Aluminum and Vinyl

Façade Vinyl

Roofing n/a

Flooring n/a

Interior Walls n/a

Ceiling n/a

Lighting n/a

Heating and Heating oil-fueled Cooling

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2.3 Utilities The Site currently has aboveground power lines, supplied by Dominion Power.

2.4 Current Uses of the Adjoining Properties Current land-uses of the properties that are immediately adjoining and adjacent to the subject Site are summarized on the following table. Findings of the cursory observations are summarized on the succeeding table:

Topographic Direction Boundary Feature Relation North The Site is bound to the North by woodlands. Cross Gradient East The Site is bound to the East by woodlands. Cross Gradient The Site is bound to the South by Evergreen Mills Road and South Cross Gradient woodlands. West The Site is bound to the West by woodlands and open fields. Cross Gradient

Site Vicinity Observations The following table summarizes uses and current conditions observed (cursory inspection) on the adjoining and neighboring properties identified in the above table consistent with the ASTM E1527-05, Section 9.0 Site Reconnaissance, Subsection 9.4.1.3 Uses and Conditions of Adjoining Properties. For each use or condition identified for adjoining properties, a detailed explanation discussing the significance of the recognized environmental condition or level of environmental threat to the Site is given.

Yes No Observed Conditions • Pits, Ponds, or Lagoons • Rail Road Lines or Spurs • Septic System • Heavy Equipment • Drums or Storage Containers • Odors • Landfills or Dumping Activities • Waste Water Discharge • USTs/ASTs Systems and Piping • PCB-Containing Equipment and Transformers • Industrial/Manufacturing Activities • Hydraulic Lifts or Equipment • Wells • Remedial Activities • Stained Soils or Pavement • Leachate or Seeps

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• Stressed Vegetation • Chemical Spills or Releases • Surface Water Contamination • Oil/Gas Exploration or Refinery Operations • Farm Waste Concerns • Pesticides or Herbicides • Contaminant Migration • Regulated Substances • Other Environmental Concerns

Ponds During site reconnaissance, a pond was observed on the property located on the western side of Evergreen Mills Road and immediately north of the Site; however, this pond does not appear to affect the environmental integrity of the Site.

Groundwater Supply Wells and Septic Systems The adjacent property to the immediate north of the Site is supplied via private groundwater supply well and septic system; however, this groundwater supply well and septic system does not appear to affect the environmental integrity of the Site.

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3.0 USER PROVIDED INFORMATION

3.1 Title Records Land title records were not provided by the client as part of this assessment.

3.2 Environmental Liens or Activity and Use Limitations The Client was not aware of any information regarding environmental liens or voluntary cleanups against the Site.

3.3 Specialized Knowledge

The Client did not have any specialized knowledge regarding the history and/or use of the Site that would exceed what might typically be expected to be available to an environmental professional performing an ESA. A record of communication is included in Appendix 2.

3.4 Commonly Known or Reasonably Ascertainable Information The Client is unaware of any reasonably ascertainable information, within the local community, about the property that is material to RECs in connection with the Site.

3.5 Valuation Reduction for Environmental Issues The Client was unaware of any reduction in the value of the Site property due to the actual or perceived environmental issues. ASTM Practice E 1527-05, “does not require that a real estate appraisal be obtained in order to ascertain fair market value of the property.”

3.6 Owner, Property Manager, and Occupant Information The Site is currently owned by the Bernice Hanson, et,als. Trustees.

3.7 Reason for Performing Phase I ESA The Phase I ESA was performed as a requirement of a pending real estate transaction.

3.8 Historical Documentation Review

The Client did not provide TRIAD with historical documentation pertaining to the subject property.

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4.0 RECORDS REVIEW

A computerized search of federal and local environmental databases was compiled by Environmental Data Resources, Inc. (EDR) on September 8, 2008 (Report No: 2311716.1s). EDR compiled the search of federal and state databases that included records of hazardous waste permits and activities, compliance histories and documented on-site contamination within the specified radius. This report was designed to assist parties seeking to meet the search requirements of the EPA’s Standards and Practices for All Appropriate Inquiries (40 CFR Part 312), ASTM E 1527-05, or custom requirements developed for the evaluation of environmental risk associated with a parcel of real estate.

The following tables are a summary of the sites found in the EDR database report. If the subject Site was identified on the EDR database report, then the “Yes” column is marked and is further explained in the following subsections. Likewise, if a neighboring, adjoining, or adjacent property is identified on the database report, the environmental threat potential to the subject Site is assessed and marked in the “Yes” column. Only those sites that have the assessed potential to environmentally threaten or pose an environmental impact to the subject Site will be further summarized in the following subsections. The complete EDR database report is attached as Appendix 3.

4.1 Federal Records Database Summary

Neighboring and Adjoining Search Subject Site Total Properties Database Radius Sites (mile) Plotted Identified? Identified? REC Yes No Yes No Yes No NPL 1.125 0 • • • Proposed NPL 1.125 0 • • • Delisted NPL 1.125 0 • • • NPL LIENS 0.125 0 • • • CERCLIS 0.625 0 • • • CERC-NFRAP 0.625 0 • • • LIENS 2 0.125 0 • • • CORRACTS 1.125 0 • • • RCRA-TSDF 0.625 0 • • • RCRA-LQG 0.375 0 • • • RCRA-SQG 0.375 0 • • • RCRA-CESQG 0.375 0 • • • RCRA-NON GEN 0.250 0 • • •

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Neighboring and Adjoining Search Subject Site Total Properties Database Radius Sites (mile) Plotted Identified? Identified? REC Yes No Yes No Yes No US eng Controls 0.625 0 • • • US inst Controls 0.625 0 • • • ERNS 0.125 0 • • • HMIRS 0.125 0 • • • DOT OPS 0.125 0 • • • US CDL 0.125 0 • • • US BROWNFIELDS 0.625 0 • • • DOD 1.125 0 • • • FUDS 1.125 0 • • • LUCIS 0.625 0 • • • CONSENT 1.125 0 • • • ROD 1.125 0 • • • UMTRA 0.625 0 • • • DEBRIS REG 9 0.500 0 • • • ODI 0.625 0 • • • MINES 0.375 0 • • • TRIS 0.125 0 • • • TSCA 0.125 0 • • • FTTS 0.125 0 • • • HIST FTTS 0.125 0 • • • SSTS 0.125 0 • • • ICIS 0.125 0 • • • PADS 0.125 0 • • • MLTS 0.125 0 • • • RADINFO 0.125 0 • • • FINDS 0.125 0 • • • RAATS 0.125 0 • • • SCRD DRYCLEANERS 0.500 0 • • • N/A = Not Applicable, No Database Listed for this search radius TP = Target Property

4.2 State and Local Database

Neighboring and Adjoining Search Subject Site Total Properties Database Radius Sites (mile) Plotted Identified? Identified? REC Yes No Yes No Yes No State Haz. Waste N/A 0 • • • State Landfill 0.625 0 • • • LUST 0.625 0 • • •

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Neighboring and Adjoining Search Subject Site Total Properties Database Radius Sites (mile) Plotted Identified? Identified? REC Yes No Yes No Yes No LTANKS 0.625 0 • • • UST 0.375 0 • • • AST 0.375 0 • • • SPILLS 0.125 0 • • • ENG CONTROLS 0.625 0 • • • INST CONTROLS 0.625 0 • • • VCP 0.625 0 • • • DRYCLEANERS 0.375 0 • • • BROWNFIELDS 0.625 0 • • • ENF 0.125 0 • • • NPDES 0.125 0 • • • AIRS 0.125 0 • • • TRIBAL RECORDS INDIAN RESERV 1.125 0 • • • INDIAN ODI 0.500 0 • • • INDIAN LUST 0.625 0 • • • INDIAN UST 0.375 0 • • • INDIAN VCP 0.500 0 • • • EDR PROPRIETARY RECORDS MAUNFACTURED GAS PLT. 1.125 0 • • • N/A = Not Applicable, No Database Listed for this search radius TP = Target Property

4.3 Orphan Summary The EDR database report contains orphan locations that were not plotted due to poor or inadequate address information. Orphan sites may contain important information about subject properties that is not included in the main database report. According to the database report, 18 Orphan sites were identified by EDR. The exact location of the majority of the Orphan sites could not be reasonably ascertained; however, neither the subject Site nor sites in the immediate site vicinity were readily identified in the orphan list. The remaining orphan sites have been reviewed and any important information pertaining to the sites have been discussed in the appropriate sections of this report.

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4.4 Local Regulatory Agencies

As part of this ESA, TRIAD contacted the Loudoun County Health Department and the Loudoun County Fire Marshall’s Office concerning the environmental regulatory status of the Site. According to Ms. Estella Gibson, there are groundwater wells and septic systems associated with the subject Site. The Fire Marshall’s office responded with no issues concerning the environmental integrity of the Site. A record of communication with Ms. Gibson is attached in Appendix 3.

4.5 Physical Setting Sources

U.S. Geological Survey, 7.5 Minute Topographical Map, Topographical Map Arcola, (VA) 1990. Figure 1 Elevation Approximately 322 feet above Mean Sea Level.

On-Site Topographic The topography of the site and site vicinity can be classified as gently Slope rolling toward the South. Streams on the Site: unnamed tributaries. Surface Water Bodies There are two unnamed tributaries located on the western portion of the Site that discharge to the south toward Broad Run. The subject Site also has five individual ponds throughout the property.

4.5.1 Geologic Setting According to surface geology maps of Loudoun County, Virginia published by the USGS, the surface geology at the site consists of the Balls Bluff Siltstone, Lacustrine Shale and Siltstone Member of late Triassic age. This member of the Balls Bluff Siltstone is comprised of calcareous and dolomitic shale interbedded with calcareous clayey and sandy siltstone.

The site and general geographic area are underlain by calcareous and dolomitic shale interbedded with calcareous clayey and sandy siltstone. Although these types of rock can exhibit solution-prone areas, there were no conditions encountered during our investigation that indicate underlying karst terrain. No existing depressions or sinkholes were observed across the site.

4.5.2 Hydrogeologic Setting The local U.S. Department of Agriculture Natural Resources Conservation Service (NRCS) and the Loudoun County Environmental Health Department were unable to provide information pertaining to the groundwater elevations and flow direction in the vicinity of the subject site. It is

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anticipated that the groundwater potentiometric surface exists as a subdued subsurface replica of the site topography, and as such groundwater is anticipated to flow south. However, it should be noted that the actual groundwater flow direction is often influenced by factors such as soil and bedrock geology, groundwater wells, and other factors beyond the scope of this study.

4.5.3 Limited Wetlands Survey A limited on-line wetlands survey was conducted by TRIAD to determine the potential for wetlands to be present on the subject Site. According to the Loudoun County Mapping System (LCMS), there are potential/predicted wetland areas throughout the subject Site. A Predicted Wetlands Map obtained from the LCMS is included as Figure 6.

4.6 Historical Ownership Information

The Client did not provide TRIAD with the most recent deed associated with the Site.

4.7 Historical Use Information of the Property Historical information listed in the real estate assessment showed the first developed use was not until 1870.

4.7.1 Historical Aerial Photograph Review

TRIAD reviewed historical aerial photos of the Site vicinity as provided by the Loudoun County Mapping System. Aerial photos from 1979, 1990, 1998, and 2008 were reviewed. The aerial photographs are included as Figures 10-13.

Year Aerial Photograph Description

The subject Site and surrounding properties can be seen. The farm house is present 1979 on the southern portion of the Site. The subject Site and surrounding properties can be seen and appears to be very 1990 similar to the 1979 aerial photograph.

1998 The 1998 aerial photograph is similar to the 1990 aerial photograph.

2008 The 2008 aerial photograph is similar to the 1998 aerial photograph.

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4.8 Historical Use Information of Adjoining Properties Concurrent research into the use of the adjoining properties was performed during assessment of the subject property. Uses of the adjoining properties appear consistent throughout history showing residential uses. No historic uses of the adjoining properties appeared to present historic environmental conditions with regard to the subject property.

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5.0 SITE RECONNAISSANCE

5.1 Methodology and Limiting Conditions A site reconnaissance was performed on September 9-10, 2008 by Alex Miller and Jeremy

Joiner of TRIAD. Permission to enter the Site was granted by Mrs. Dawn Klassen, site contact. Mrs. Klassen was not present during the site reconnaissance. The objective of the site reconnaissance is to obtain information indicating the likelihood of identifying RECs in connection with the Site. As part of the Site reconnaissance activities, TRIAD obtained digital photographs to document current on site conditions and use. These photographs are included in this report in Appendix 1.

Dates of Reconnaissance September 9-10, 2008

Reconnaissance Team Alex Miller and Jeremy Joiner of TRIAD

Site/Owner Representatives Mrs. Dawn Klassen

The reconnaissance was conducted by walking the Site. In addition, Inspection Procedures adjacent and adjoining properties were visually inspected where possible.

The following sections identify uses and current conditions observed on the Site consistent with ASTM E1527-05, Section 9.0 Site Reconnaissance, Subsection 9.4 Uses and Conditions. The environmental professional conducting the site reconnaissance is obligated to note the uses and conditions specified in the ASTM standard to the extent visually and/or physically observed, or obtained through interviews with knowledgeable parties during the site visit. For each use or condition identified at the Site, a detailed explanation discussing the significance of the recognized environmental condition or level of environmental threat to the Site is given as follows.

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5.2 Observations (Site)

Yes No Observed Conditions • Pits, Ponds, or Lagoons • Rail Road Lines or Spurs • Storm Drains • Septic System • Heavy Equipment • Drums or Storage Containers • Odors • Landfills or Dumping Activities • Waste Water Discharge • USTs/ASTs Systems and Piping • Transformers or PCB-Containing Equipment • Hydraulic Lifts or Equipment • Wells • Industrial/Manufacturing Activities • Remedial Activities • Stained Soils or Pavement • Leachate or Seeps • Stressed Vegetation • Chemical Spills or Releases • Surface Water Contamination • Farm Waste Concerns • Pesticides or Herbicides • Contaminant Migration • Regulated Substances • Other Environmental Concerns

Pits, Ponds, or Lagoons There are five (5) ponds located on the Site property. These ponds were found in good condition and do not pose a threat to the environmental integrity of the subject Site. There was, however, an area of concern identified near one of the ponds. See below for details.

Septic Systems There is one apparent septic system located near the Site residence.

Heavy Equipment During site reconnaissance, several pieces of heavy farm equipment was identified on the site property, mainly near the dilapidated barn structure. A limited visual inspection of this material did not indicate any conditions which would pose a significant risk to the environmental integrity of the subject site at the present time.

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Landfills or Dumping Activities A debris pile is located near the central portion of the Site. A limited visual inspection of this debris did not indicate any conditions which would pose a significant risk to the environmental integrity of the subject site at the present time; none the less, the debris should be disposed of off-site in an appropriate manner.

USTs/ASTs Systems and Piping One 500-gallon above-ground heating oil storage tank (AST) was identified along the western side of the single-family farm house. During our site investigation, the tank was approximately three-quarters full and was observed as in good condition. No evidence of leaks or overfills were observed. If this AST is not intended for the future use, then it should be closed in accordance with applicable federal, state and local regulations to include an appropriate assessment for potential petroleum leakage.

Approximately six “out of service” USTs and ASTs are located near the site barn surrounded by abandoned farm equipment. The empty USTs located around the abandoned farm equipment should be disposed/recycled off-site in accordance with appropriate regulations and/or guidelines.

Two 1,000-gallon diesel ASTs are located directly beside the old barn silo and one 250-gallon diesel AST is located on the western side of the Site property, along the main entrance road . These ASTs are currently being utilized by Chantilly Turf to fuel their on-site equipment. During the Site investigation, no staining of vegetation or overflow was observed.

Transformers or PCB-Containing Equipment During site reconnaissance, single transformers were identified on a minimum of four (4) power- poles located throughout the Site property. A “Non-PCB” label was NOT visible on these transformers and as such, they may contain PCB-contaminated oils. However, a visual inspection of the transformers did not indicate any apparent evidence of a release of transformer oils. Furthermore, those transformers are owned and maintained by the local electric company, which would be responsible for any releases associated with these transformers. As such, these transformers are not considered a significant concern to the environmental integrity of the subject site at the present time. There are no other apparent potential sources of PCBs located within the confines of the subject site.

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Groundwater Wells Two (2) groundwater wells were also identified during our site reconnaissance associated with the on-site barn and farm house structures.

Stained Soils/Stress Vegetation As noted above, TRIAD identified a potential petroleum/hydraulic spill near the pond that was used for irrigation purposes. A strong odor was present along with stained soil and stressed vegetation around an approximate three square foot contaminated area. TRIAD recommends that the extent of the spill/release should be investigated.

5.3 Interior Observations (Site) One single-family home is present on the Site along with related outbuilding. An old barn and silo, which is used for storage by Chantilly Turf, is also present on the Site property. TRIAD was not able to access the interior of the single-family home during Site reconnaissance.

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6.0 INTERVIEWS

6.1 Interview with Owner - An interview was conducted with a member of the Hanson Family. According to that individual, the old farm house was heated using heating oil. There was also the possibility that a gas tank was present on the Site property that was used for farm equipment only. There were no other issues mentioned that would impact the environmental integrity of the subject Site. A record of communication is attached in Appendix 2.

6.2 Interview with Occupants An interview was conducted with Mrs. Audrey Hutchison of Chantilly Turf. Mrs. Hutchison stated that Chantilly Turf as rented the property for the last four years and is unaware of any major environmental concerns associated with the Site. She did, however, mention that herbicide and fungicide use is very limited on their sod and only natural fertilizers are used.

6.3 Interviews with Local Government Officials

TRIAD contacted the Loudoun County Health Department and the Fire Marshall concerning the environmental status of the Site. Refer to Section 4.4 of this report for details about the results of the subject interviews and research.

6.4 Interviews with Others

TRIAD interviewed Mrs. Dawn Klassen and Mr. Matthew Kitchen with Loudoun County Office of Capital Construction. According to these individuals, a tractor associated with Chantilly Turf had broken down along the Site pond located near the northwestern property boundary. During a site visit, Mrs. Klassen and Mr. Kitchen noticed several five gallon buckets full of pink liquid and a strong odor of what was believed to be a petroleum product. Mrs. Klassen and Mr. Kitchen were concerned with possible water and soil contamination as a result of the potential tractor spill.

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7.0 FINDINGS

The findings of this environmental site assessment have indicated four (4) recognized environmental conditions in connection with the Site.

Although the following items are not considered recognized environmental conditions, they were noteworthy during the site investigation:

• There are a minimum of four (4) pole-mounted transformers that do not have “Non-PCB” labels on the Site property; therefore, they may contain PCB-contaminated oils. However, there was no evidence of leakage observed on the transformer or the ground

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surface. Furthermore, those transformers are owned and maintained by the local electric company, which would be responsible for any releases associated with these transformers. It is recommended that the local electric utility be contacted in order to have these transformers properly removed and disposed of off site in accordance with applicable regulation.

• During site reconnaissance, domestic groundwater well was identified on the Site property. It is recommended that this well, and any others on the site property, be abandoned in accordance with applicable local government and/or health department guidelines.

• There is one apparent septic system located near each Site residence. It is recommended that this septic system, and any other on the site property, be abandoned in accordance with applicable local government and/or health department guidelines.

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8.0 OPINIONS

Based on the Phase I ESA scope of work performed at the Site, it is the professional opinion of

TRIAD ENGINEERING, INC., that there are four (4) recognized environmental conditions with regard to the subject site at this time as previously described.

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9.0 CONCLUSIONS

TRIAD ENGINEERING, INC., has performed this Phase I Environmental Site Assessment in general conformance with the scope and limitations of ASTM E 1527-05 on the Hanson property located along Evergreen Mills Road in Aldie, Virginia. Any exceptions to, or deletions from, this practice are described in Section 10.0 of this report. This assessment has revealed four (4) recognized environmental conditions for the subject Site.

Our conclusions are based, in part, upon information provided to us by others and our visual site observations. We have typically not verified the completeness or accuracy of the information provided by others. Our observations are based upon conditions visually apparent at the site at the time of our site visit and are not intended to address specific subsurface soil and groundwater conditions, which can only be determined by performing a detailed subsurface sampling program. The contents of this report should not be construed in any way to indicate Triad Engineering's recommendations to purchase, sell, or develop the project site.

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10.0 DEVIATIONS

There were no deletions or deviations during the completion of this assessment.

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11.0 ADDITIONAL SERVICES

TRIAD conducted a limited on-line wetlands survey at the subject Site outside the scope and limitations of ASTM E1527-05 as part of the Phase I Environmental Site Assessment work activities.

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12.0 REFERENCES

American Society of Testing and Materials (ASTM) Standard Practice E1527-05, Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process, 2005.

U.S. Geological Survey, 7.5 Minute Topographical Map, Arcola, 1990.

MapQuest map for the Aldie area as provided by GeoSystems Global Corporation, accessed September 2008.

EDR Report ID: 2311716.1s, EDR-Radius Map Report, September 8, 2008.

Loudoun County Mapping Office, September 2008.

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13.0 SIGNATURES OF ENVIRONMENTAL PROFESSIONALS

We declare that, to the best of our professional knowledge and belief, we meet the definition of Environmental professional as defined in § 312 10 of 40 CFR 312.

Glenn R. Pyle, CPG, L.R.S. Senior Environmental Geologist

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14.0 QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONALS

“We have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the subject property. We have developed and performed the all appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312.” The resumes of the qualified environmental professionals responsible for performing the Phase I Environmental Site Assessment on the Hanson property located along Evergreen Mills Road in Aldie, Virginia are included in Appendix 5, Resumes of Qualified Environmental Professionals.

Figures

TRIAD TRIAD ENGINEERING

Approximate Site Location

7.5 Minute Series Arcola (VA) (Topographic) 1990

Figure Site Vicinity Map (USGS) 1 Approximate Site Location

www.mapquest.com

N September 2008

Figure Site Location Map (Mapquest) 2

Approximate Site Location

Topographic Map Loudoun County Mapping System September 2008 N

Topographic Map Figure 3

Approximate Site Location

* General Parcel Information * PIN: 201373570 - 201451597 Tax Map #: /91////////26/ Parcel Address: 23862 EVERGREEN MILLS RD ASHBURN 20148 N Primary Zoning: TR3UBF GIS Parcel Type: P

Tax Map Loudoun County Mapping System September 2008

Tax Map Figure 4 Approximate Site Location LEGEND

N According to the LCMS, a minor flood plain does exist on the southern portion of the property.

Figure Flood Plain Map 5

Approximate Site Location N

Predicted Wetlands Map Loudoun County Mapping System

September 2008

Predicted Wetlands Map Figure 6

Loudoun County Well ID# 1959 - 0148

Note: According to LCMS, two wells are present on the Site; however, one well is not listed as having a well ID number. The well present is listed as WWIN 1959 – 0148.

Groundwater Wells Loudoun County Mapping System September 2008

Groundwater Well Location Map Figure 7

Loudoun County ID# PSSD 1964 - 0255

Loudoun County ID# PSSD 1967 - 0197

Note: According to LCMS, there are two drain fields on the Site.

Septic Drain Fields Loudoun County Mapping System

September 2008

Septic Drain Field Location Map Figure 8

Approximate Site Location N

Note: There were no potential pollutant sources identified by the LCMS as existing on site. All pollutant sources identified by the LCMS are not necessarily causing pollution but, rather, can be simply a potential source of pollution.

Potential Pollutant Source Map Loudoun County Mapping System

September 2008

Potential Pollutant Source Map Figure 9

Approximate Site Boundaries

Figure Aerial Photograph 1979 10

Approximate Site Boundaries

Figure Aerial Photograph 1990 11

Approximate Site Boundaries

Figure Aerial Photograph 1998 12

Approximate Site Boundaries

Figure Aerial Photograph 2008 13

APPENDIX 1

SITE PHOTOGRAPHS

TRIAD TRIAD ENGINEERING

Photograph # 1: View of one of many sod fields throughout the Site property.

Photograph # 2: View of the northern-most property boundary facing southwest.

JOB #: 05-08-0105 Page 1 of 11 DATE: 9/11/2008 CLIENT: Loudoun County Office of Capital Construction

Project Name: