North Terminal Midday Storage Site Investigations

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NORTH TERMINAL MIDDAY STORAGE SITE INVESTIGATIONS

May 23, 2016

Virginia Railway Express North Terminal Midday Storage Site Investigations

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Virginia Railway Express North Terminal Midday Storage Site Investigations

EXECUTIVE SUMMARY

The National Railroad Passenger Corporation (Amtrak) and Virginia Railway Express (VRE) are collaborating on the master planning effort for train storage and maintenance at Amtrak’s Ivy City terminal facility. An early determination of that effort was that the forecasted demand for train storage and maintenance functions within the existing facility on the west side of the Northeast Corridor exceeds available space. Amtrak recommended that VRE consider relocating its midday storage function to vacant Amtrak property on the west side of the Northeast Corridor as:

1. Relocating Amtrak train storage to that location would separate its trains from Amtrak’s maintenance facilities;

2. VRE does not perform any significant maintenance function on its trains during midday storage; and

3. Locating VRE train storage on the east side of the Northeast Corridor would reduce present operating conflicts through C and K interlockings.

Recent changes in the Amtrak-VRE Operating Agreement empower Amtrak to start reducing VRE storage in the present Ivy City facility beginning in July 2018.

VRE engaged AECOM to investigate other potential sites in the vicinity of Washington DC to locate possible sites for new train locomotive and rail car midday storage yards for VRE trains. New storage locations are required due to limited capacities in the near future at the present storage locations. The site should be capable of housing up to twenty VRE 10-car passenger trains (or a total of 174 units) during the primary middle hours of the weekday. These trains arrive with passengers to Washington Union Station (WUS) from Fredericksburg and Manassas in the morning and are idle until mid to late afternoon.

AECOM identified and evaluated twenty sites inside a twelve mile radius from Washington Union Station. Only sites with a close proximity of existing rail lines connecting to WUS were chosen for the study. Of those sites, each was preliminarily evaluated for fatal flaws that would discount it as a candidate, such as being located in park land or prohibited distances from workable track corridors. An initial nine sites passed fatal flaw tests and were determined candidates worthy of further study. For these, this report contains site parcel maps showing geospatial features for each site. An evaluation table weighing characteristic features of each initially selected site was developed to score the sites and select four final sites for detailed study. Conceptual storage yard designs for the final four sites are also provided in this report.

An abbreviated version of the Site Scorecard Table is shown below with scores for the final nine sites in the study. For each of the evaluation criteria, a rating from 0 to 4 was assigned, plus a weighting factor was applied for each category after consulting with VRE staff. The highest scoring sites are given preference for consideration. (“Site H” is the existing Amtrak property on the east side of the Northeast Corridor recommended in the Master Plan for VRE midday storage, supplemented with District and private properties).

ES-1

Virginia Railway Express North Terminal Midday Storage Site Investigations

W E I G H T E D S I T E S C O R E S C E G H L N P S T Size and Configuration 9 3 3 9 9 6 6 6 9 Access (Rail and Roadway) 6 6 0 9 6 6 6 6 6 Operational Efficiency 6 6 3 9 6 6 6 6 6 Land Use Compatability 4 6 6 6 6 4 6 6 6 Community Impacts 9 9 6 6 9 6 9 9 9 Natural Environmental Impacts 4 6 2 4 6 2 6 2 6 Site Topography 1 1 1 1 3 1 3 2 3 Property Cost Estimates 6 6 6 4 4 4 4 0 0 Railroad/Publicly Available Land 6 3 6 9 3 3 6 3 3 51 46 33 57 52 38 52 40 48

Table ES-1 Site Scorecard Table

The full report contains a description of the project and existing conditions, the study method, conclusions, and appendices with site datasheets and site drawings. Virginia Railway Express North Terminal Midday Storage Site Investigations

TABLE OF CONTENTS

Executive Summary ES-1

Table of Contents

Introduction and Report 1

Appendix A: Site Datasheets

Appendix B: Real Estate Comparable Land Values

Appendix C: Wedge Yard Easement Agreement

Appendix D: Washington DC Regional Study Site Location Maps

Appendix E: Sites Identified but Disqualified from full Study Evaluation

Appendix F: Washington DC Regional Parcel Layouts

Appendix F: Storage Yard Conceptual Layouts

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Virginia Railway Express North Terminal Midday Storage Site Investigations

1. INTRODUCTION

• Relocating Amtrak train storage to that location would separate its trains from Amtrak’s maintenance facilities; • VRE does not perform any significant maintenance function on its trains during midday storage; and • Locating VRE train storage on the east side of the Northeast Corridor would reduce present operating conflicts through C and K interlockings.

Recent changes in the Amtrak-VRE Operating Agreement empower Amtrak to start reducing VRE storage in the present Ivy City facility beginning in July 2018.

VRE engaged AECOM investigate the Washington DC metropolitan region to identify feasible locations for new midday locomotive and passenger railcar storage facilities. The facilities should provide storage for twenty 10-Car commuter trains arriving in Washington DC from two VRE lines originating in Fredericksburg and Manassas each weekday morning. A minimum target was a storage capacity of 174 total units; recognizing the fact that some sites may not accommodate the full-length trains. These trains are idle between the morning and afternoon peak periods before returning in the late afternoon with daily passengers. The goal is to identify suitable locations that warrant further in-depth study regarding characteristics important to VRE operations.

2. EXISTING CONDITIONS

VRE operates diesel trains providing daily commuter service from as far as Manassas to the west and Fredericksburg to the south into Washington Union Station (WUS). During the day, those trains require storage clear of the mainline, so VRE currently stores trains in Amtrak’s Ivy City Complex and at other sites. Future VRE ridership increases and new Amtrak space pressures at Ivy City compel VRE to look for new locations for their midday passenger train storage. Storage of trains at sites distant from Washington Union Station requires the deadheading of trains to and from the station. Each time VRE moves trains they use scheduled train moving slots contracted with railroad owners and VRE prefers to reserve those moving slots for revenue earning trains rather than empty trains. These contextual conditions were kept in mind during the investigations to find midday storage yard locations.

3. SITE LOCATION INVESTIGATION STUDY METHOD

The following methods were implemented to provide an inventory of potential sites for midday passenger train storage sites in the DC area. The Virginia Railway Express Request for Proposal provided some of the initial criteria utilized by the study.

Geographic Information System (GIS) filtering was used to select for the following:

• Sites on primary railroads entering and leaving Washington Union Station • Sites within a 12 mile radius of WUS – as required by the RFP • Contiguous parcels larger than 20 acres – determined by initial yard size analysis • Sites within one mile of each side of the railroads limiting possible spur distances

Virginia Railway Express North Terminal Midday Storage Site Investigations

These filtering queries provided limited feasible sites. Small parcels combinations were being excluded from results. Some sites meeting criteria lacked good access to railroads. The study team utilized Google Earth to visually comb the railroad alignments for sites being excluded by the automated filtering but meeting storage yard requirements. Conceptual yard designs indicate that depending on site conditions as much as 45 acres could be required for a storage yard.

After evaluating search parameters, the following criteria were used to improve site selections:

• Include adjacent parcels that could be combined into group purchases • Include available underutilized parcels overlooked by automated database queries • Exclude parcels not immediately adjacent to railroad alignments • Increase yard size requirement to 35 acres or more depending on site condition

Please refer to Appendix D for the Montgomery and Prince George’s County, Maryland and Washington DC Potential Yard Candidate Location Map and the adjoining Arlington, Alexandria and Fairfax County Map outlining in yellow highlight twenty site locations in the initial study. Of the initial twenty sites, nine sites meeting criteria were selected for further study. Site characteristics for these sites were catalogued into datasheets provided in Appendix A. Appendix E provides rationale for removing properties not included in the final list. Detailed site parcel maps for the sites in the final study are provided in Appendix F. The Site Datasheets provide various criteria for each site utilized for detailed evaluations.

Included in the criteria are estimates of property value ranges. The estimates are from results from county and state database searches, real estate comparables analysis and public record easement searches provided by the AECOM real estate specialists assigned to the study team. Appendix B provides Comparable Land Value information. Tax assessment values was extracted from GIS databases for each property; in most cases this value was significantly less than the costs developed by our real estate analysts. Appendix C provides a partial copy of a Perpetual Easement Agreement retrieved from public records that Washington Terminal Company and Amtrak has with the Maryland Transportation Authority for the “Wedge Yard” train storage build- out on a land parcel in the immediate vicinity of Washington Union Station and the proposed “H” site in this report. The similarities of application and conditions between the two properties make the easement document pertinent to best establish that particular site’s estimated land value. Only the first few pages of the easement document are included for the purposes of this report.

Following the cataloging of site criteria shown in the Datasheets, an evaluation table was generated applying weighting factors to the various criteria listed in the Datasheets. The weighting factors reflect the levels of importance VRE places on the various site characteristics. The Weight Factors were proposed by AECOM and reviewed with VRE with some revisions. The importance of a site’s rail access was adjusted upward based on consideration of the following:

. VRE rolling stock is equipped with I-ETMS (formerly “Vital Electronic Train Management System”) positive train control (PTC), which is the choice of CSX Transportation and the Norfolk Southern Railway. VRE trains operate under a waiver from the Federal Railroad Administration through WUS. Operating VRE on Amtrak north of CP Avenue (New York Avenue) would require also equipping VRE rolling stock with ACSES (Advanced Civil Speed Enforcement System) PTC used on Amtrak, a significant expense likely to amount to tens of millions of dollars.

. Amtrak and CSX Transportation indicated to VRE that they would not be likely to permit VRE to operate on their tracks north of WUS due to operational capacity limitations.

. CSX Transportation indicated that operating VRE deadhead trains on their tracks south on WUS would likely require a one-for-one reduction in the number of VRE revenue trains due to operations capacity limitation and contractual obligations.

Virginia Railway Express North Terminal Midday Storage Site Investigations

For each of the evaluation criteria, a rating from 0 to 3 was assigned, plus a weighting factor was applied for each category after consulting with VRE staff. The highest scoring sites are given preference for consideration. (“Site H” is the existing Amtrak property on the east side of the Northeast Corridor recommended in the Master Plan for VRE midday storage, supplemented with District and private properties).

The results of applying the weighting factors are shown in the Weighted Site Evaluation Table and Score Card of Table 1 below. The table reflecting the full evaluation process is provided below:

Weight S I T E S C O R E S W E I G H T E D S I T E S C O R E S Factors C E G H L N P S T C E G H L N P S T Size and Configuration 3 3 1 1 3 3 2 2 2 3 9 3 3 9 9 6 6 6 9 Access (Rail and Roadway) 3 2 2 0 3 2 2 2 2 2 6 6 0 9 6 6 6 6 6 Operational Efficiency 3 2 2 1 3 2 2 2 2 2 6 6 3 9 6 6 6 6 6 Land Use Compatability 2 2 3 3 3 3 2 3 3 3 4 6 6 6 6 4 6 6 6 Community Impacts 3 3 3 2 2 3 2 3 3 3 9 9 6 6 9 6 9 9 9 Natural Environmental Impacts 2 2 3 1 2 3 1 3 1 3 4 6 2 4 6 2 6 2 6 Site Topography 1 1 1 1 1 3 1 3 2 3 1 1 1 1 3 1 3 2 3 Property Cost Estimates 2 3 3 3 2 2 2 2 0 0 6 6 6 4 4 4 4 0 0 Railroad/Publicly Available Land 3 2 1 2 3 1 1 2 1 1 6 3 6 9 3 3 6 3 3 51 46 33 57 52 38 52 40 48 Scoring Scale Weighting Scale 0 = Fails to satisy criteria 1 = low importance 1 = Poorly satisfies criteria/high cost 2 = moderate importance 2 = Adequatly satisfies criteria/medium cost 3 = high importance 3 = Satisfies criteria/low cost

Table 1 Weighted Site Evaluation Table and Score Card-

4. FINDINGS

The weighted scores identify Site H (the existing Amtrak property on the east side of the Northeast Corridor recommended in the Master Plan for VRE midday storage, supplemented with District and private properties) as the leading site with Sites C, L and P as the next highest ranked candidate locations. For each of these sites, a Conceptual Storage Yard had been developed showing an example Yard layout to confirm the physical dimensions of the sites are adequate for the proposed storage yard operations. Appendix G provides drawings of the Conceptual Storage Yards. On each sheet, a table shows the number of tracks, track lengths, number of trains and units that can be stored on each track. These yard layouts were developed as a “test-fit” to validate the other findings and preliminary assessment of site size requirements.

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Appendix A:

Site Datasheets

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Site C - Hwy 201 /Sunnyside Av. /Beltsville, Maryland CSX Capital Subdivision - Milepost BAA28

Site Evaluation Factors Size and ~ 131 acres

Configuration Storage yard would require 45 contiguous acres of this parcel Site conducive to yard configuration

Roadway and Street access to site can be achieved at Sunnyside Rd. Rail Access Site allows transit access for cleaning crew employees and drivers during the day Site is adjacent to the rail alignment Site would accommodate a yard lead

Operational Site is approximately 11 rail miles from Union Station Efficiency Rail movements are: WUS / Amtrak: Union Station to Avenue CSXT Capital Subdivision: "F" Tower to MP BAA-28

Land Use Current land use: Tax-Exempt - Rural - USDA Compatibility Current zoning: Reserved Open Space (ROS) - Prince George's County

Community Adjacent properties across CSX tracks are industrial and warehouse. Adjacent Impacts properties to East and South are government agricultural. No schools or residences are located withing 1000' of proposed sight, lessening concerns over noise or vibration impacts. Natural Adjacent to creek bed and flood zones Environmental This study has not performed flood mitigation analysis for this site. Impacts Site Contours indicate feasible (<10ft) grading work required Topography A major portion of site is within 100 year floodplain. A portion of the 45 acre site would be designated for flood mitigation earthworks. Property Cost $3.1M - assessed value Estimate Market values for industrial sites in metropolitan areas of Maryland range from $202,000/acre to $616,000/acre. Sale price could range from $9M to $27M. Publicly This property is Vacant Wooded and government owned Available Land Status

General Notes:

1. Refer to the parcel map showing site detail.

2. Refer to overall study map for site location.

3. The taxable land assessed value is from tax assessment records for this property. Market values are typically higher than the assessed values. The cost figures are for property cost estimating purposes only.

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Virginia Railway Express North Terminal Midday Storage Site Investigations

Site E - Baltimore Ave./Van Buren Street, Riverdale Park, Maryland CSX Capital Subdivision - Milepost BAA32

Site Evaluation Factors Size and ~ 33.5 acres Configuration Storage yard would require all the acreage of the two adjacent land parcels. Site adequately conducive to yard configuration.

Roadway and Street access to the site achieved at Baltimore Ave. and Van Buren Street Rail Access Site allows transit access for cleaning crew employees and drivers Site located adjacent to the rail alignment Site would accommodate a yard lead

Operational Site is approximately 7 rail miles from Union Station Efficiency Rail movements are: WUS / Amtrak: Union Station to Avenue CSXT Capital Subdivision: "F" Tower to MP BAA-32

Land Use Current land use: Vacant Rural Compatibility Current zoning: One-Family detached / 4 units per acre Community No schools or residences are located within a 1000' of the site, lessening noise Impacts or vibration concerns.

Natural No Flood constraints evident Environmental Impacts Site Site shows concentration of elevation contours at the site indicating ground is Topography hilly requiring extensive earthwork and retention structures Property Cost $1.3M - assessed value Estimate Market values for industrial sites in metropolitan areas of Maryland range from $202,000/acre to $616,000/acre. Sale price could range from $6.8M to $21M. Publicly This property is Vacant Rural. This property may be associated with Calvert Park Available from the indication of it belonging to an LLC by that name. Land Status

General Notes:

1. Refer to the parcel map showing site detail.

2. Refer to overall study map for site location.

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Virginia Railway Express North Terminal Midday Storage Site Investigations

Site G - Addison Rd / Elkwood Ln., Fairmont Heights, Maryland AMTRAK AP-Philadelphia Line - Milepost 131.1

Site Evaluation Factors Size and ~ 29.6 acres

Configuration Site not conducive to yard configuration Roadway and Site is off the Baltimore-Washington Pkwy. (I-295) in Deanwood Rail Access Street access to the site can be achieved along Addison Rd. Site is not located adjacent to the rail alignment requiring additional trackage, grade-work, and an overpass including a yard lead for access to the site Site allows transit access for cleaning crew employees and drivers

Operational Site is centrally located 5.3 rail miles from Union Station. Efficiency Rail movements are: WUS / Amtrak: Union Station to "Avenue" Amtrak NE Corridor: CETC 1 to MP 131

Land Use Current land use: Industrial - Demolition Compatibility Current zoning: Mixed - Prince George's County Community Residential properties located along Eastern edge within 500' of the site, with the Impacts potential of possible noise and vibration impacts

Natural Natural environment impact studies are not available at this time Environmental Site appears to be the previous industrial site that has been demolished Impacts The site is outside of Flood Zone designations

Site Parcel plateaus at its highest elevation requiring limited earthwork for that area Topography but bordered by steep slopes requiring retention structures and earthworks Property Cost $0.6M - assessed value Estimate Market values for industrial sites in metropolitan areas of Maryland range from $202,000/acre to $616,000/acre. Sale price could range from $6M to $18.5M. Publicly Site is vacant industrial Available No existing structures evident, evidence of previous structures under demolition Land Status Plans for commercial development of the site are underway by others

General Notes:

1. Refer to the parcel map showing site detail.

2. Refer to overall study map for site location.

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Virginia Railway Express North Terminal Midday Storage Site Investigations

Site H - Adjacent to New York Ave. between road and track R.O.W., Ivy City, Washington DC AMTRAK NE Corridor - Milepost 134 CSX Capital Subdivision - Milepost BAA31

Site Evaluation Factors Size and ~ 12 acres – Under the search size requirement for the storage area

Configuration Site is long and narrow, appropriate for yard use. Roadway and Street access to site can be achieved from New York Ave. Rail Access Site allows transit access for cleaning crew employees and drivers Site is located adjacent to rail alignment Rail access optimal with alignment purchases connecting to the Union Market Track improvements bypassing C Interlocking. Operational Site is closest of all sites to Union Station (under 2 miles), minimizing Efficiency deadheading to and from storage Rail movements are: WUS / Amtrak: Union Station to C Interlocking VRE Union Market Track C Interlocking to yard

Land Use Current land use: This parcel is for the most part vacant and under-utilized Compatibility Amtrak property boarding the Northeast Corridor and NY Avenue. Other affected parcels include a Howard-Johnson's Hotel and gas station to meet VRE ultimate midday storage needs. Current zoning: Commercial/Garage/Light Manufacture. No re-zoning required. Community Residential properties located within 800' of the site, but with the legacy trackage Impacts in the area and building buffers, this site would have the potential of only minimal noise and vibration concerns (midday train movements only) Natural Site extensively developed. Environmental impacts would require minimum Environmental mitigation Impacts Site Elevation contours indicate concentrated grade changes at West end of property Topography abutting New York avenue requiring earthwork and retention structures The property is not located in a floodplain Property Cost $1.9M - assessed value (District and Private R/W only) Estimate Market values for comparable rail/industrial sites in the Washington DC Ivy City railway corridor indicate this property could cost $6.1M Publicly Amtrak property sufficient only to partially meet immediate replace storage Available needs. Private and public property west of NY Av presently occupied with hotel, Land Status gas station, and street R/W needed to supplement Amtrak property to provide sufficient area to meet ultimate VRE rolling stock storage requirements.

Notes:

1. Refer to the parcel map showing site detail.

2. Refer to overall study map for site location.

A-4

Virginia Railway Express North Terminal Midday Storage Site Investigations

Site L - Metro Rd. at Van Dorn St. - Landmark, Alexandria, Virginia Norfolk Southern - MP 12

Site Evaluation Factors Size and ~ 62 acres Configuration Storage yard would require 45 acres of two adjacent land parcels Site conducive to yard configuration Roadway and Site located North of I-95 along Norfolk Southern rail alignment between Rail Access Clermont Ave. and Van Dorn St. in Alexandria, VA. Street access would be from Metro Road at Van Dorn St. Site allows transit access for cleaning crew employees and drivers Site is located adjacent to the rail alignment Site would accommodate a yard lead

Operational Site is located 11.3 rail miles from Union Station Efficiency Rail movements are: WUS / Amtrak: Union Station to "A" Tunnel Amtrak & CSXT: "A" Tunnel to "Virginia" CSXT RF&P Subdivision "Virginia" to "AF" CSXT RF&P Subdivision "AF" to CSXT MP104.3 NS Piedmont Division "VAL" NS MP 9.5 to "CR" Tower NS Piedmont Division "CR" Tower to NS MP 11.5 Land Use Current land use: One portion is listed Vacant - Industrial Compatibility The under-utilized yard usage description not available

Current zoning: UT - Utility / Transportation (Alexandria, VA) Community No schools or residences located within a 1000' of site Impacts Parcels are historically rail yards, eliminating noise or vibration concerns Natural Environment impacts are not expected at the existing yard sites Environmental Adjacent wooded area listed as industrial Impacts No environment impact is expected

Site Site shows minimal grade changes minimizing earthwork. Topography Site not located in a floodplain

Property Cost $9.2M - assessed value Estimate Market values for industrial sites in northern Virginia range from $375,000/acre to $469,000/acre. Sale price could range from $17M to $21M. Publicly Site owned by Norfolk Southern Railroad and yards under light continuous use Available for tanker, freight car storage and laydown areas Land Status

General Notes:

1. Refer to the parcel map showing site detail. 2. Refer to overall study map for site location. 3. The taxable land assessed value is from tax assessment records for this property. Market values are typically higher than the assessed values. The cost figures are for property cost estimating purposes only.

A-5

Virginia Railway Express North Terminal Midday Storage Site Investigations

Site N - Farrington Ave. off of S. Van Dorn St., Springfield, Virginia Norfolk Southern - MP 17

Site Evaluation Factors Size and ~ 62 acres (sum of several adjacent parcels) Configuration Site would require 45 acres from six adjacent land parcels Site adequately conducive to yard configuration Roadway and Street access to site can be achieved from Farrington Ave. off of S. Van Dorn St. Rail Access with access development required. Limited public transit opportunities are available for site worker convenience. Site located adjacent to rail alignment Operational Site is located 13 rail miles from Union Station Efficiency Rail movements are: WUS / Amtrak: Union Station to "A" Tunnel Amtrak & CSXT: "A" Tunnel to "Virginia" CSXT RF&P Subdivision "Virginia" to "AF" CSXT RF&P Subdivision "AF" to CSXT MP104.3 NS Piedmont Division "VAL" NS MP 9.5 to "CR" Tower NS Piedmont Division "CR" Tower to NS MP 14 Land Use Current land use: Public Recreation - Vacant - and Government Institution Compatibility Current zoning: Residential / Industrial

Community Residences located within 1000' of the site across the I-95 and I-495 Capital Impacts Beltway limiting possible noise and vibration impacts. Natural Site within 100 year floodplain would require earthworks affecting local Environmental watershed Impacts Site Limited grading work necessary, flooding mitigation required as property lies Topography almost entirely within 100-year floodplain Flooding and limited access present development challenges

Property Cost Assessed value not available Estimate Market values for industrial sites in Fairfax County, Virginia range from $375,000/acre to $469,000/acre. Sale price could range from $17M to $21M. Publicly Vacant Wooded Residential and/or government owned Available Land Status

General Notes:

1. Refer to the parcel map showing site detail.

2. Refer to overall study map for site location.

A-6

Virginia Railway Express North Terminal Midday Storage Site Investigations

Site P - Wheeler Ave. off of S. Gordon and Duke Streets, Franconia, Virginia Norfolk Southern Railroad - MP 10

Site Evaluation Factors Size and ~ 31 acres (sum of two adjacent parcels) Configuration Site consist of wooded lot and multiple under-utilized parallel track alignments Site adequately conducive to yard configuration Roadway and Street access to the site from Wheeler Ave. off of S. Gordon and Duke Streets Rail Access requiring pedestrian (or by transport) at-grade rail crossing Limited public transit opportunities available for site worker convenience Site located between alignments of two railroads. Operational This site is located 10.3 rail miles from Union Station. The rail movements are: Efficiency WUS / Amtrak: Union Station to "A" Tunnel Amtrak & CSXT: "A" Tunnel to "Virginia" CSXT RF&P Subdivision "Virginia" to "AF" CSXT RF&P Subdivision "AF" to CSXT MP104.3 NS Piedmont Division "VAL" NS MP 9.5 to "CR" Tower NS Piedmont Division "CR" Tower to NS MP 10

Land Use Current land use: The wooded section is listed Vacant / Industrial Compatibility The track alignment parcel listing is unavailable

Current zoning: UT- Utility / Transportation (Alexandria, VA) The track alignment parcel listing is unavailable

Community Residences located within 1000' of the site but across from active track Impacts alignments and industrial park areas limiting possible noise and vibration impacts Natural Site not in floodplain and environmentally sensitive areas not evident Environmental Impacts Site Contours indicate limited grading work would be necessary (<15ft) Topography Property Cost $4.8M - assessed value Estimate Market values for industrial sites in Fairfax County, Virginia range from $375,000/acre to $469,000/acre. Sale price could range from $11.6M to $14.5M. Publicly Vacant / Wooded or trackage and Railroad owned Available Land Status

General Notes:

1. Refer to the parcel map showing site detail.

2. Refer to overall study map for site location.

A-7

Virginia Railway Express North Terminal Midday Storage Site Investigations

Site S - Courtney Ave. off of S. Van Dorn Street - Landmark, Alexandria, Virginia Norfolk Southern Railroad - MP 12

Site Evaluation Factors Size and ~ 29 acres (sum of two and five parcels connect by underpass) Configuration Site consist of multiple parcels connected under S. Van Dorn St. Site adequately conducive to yard configuration

Roadway and Street access to the site would be from Courtney Ave. off of S. Van Dorn St. Rail Access Site allows transit access for cleaning crew employees and drivers Site located adjacent to the rail alignment Site would accommodate a yard lead

Operational This site is located 12.2 rail miles from Union Station The rail movements are: Efficiency WUS / Amtrak: Union Station to "A" Tunnel Amtrak & CSXT: "A" Tunnel to "Virginia" CSXT RF&P Subdivision "Virginia" to "AF" CSXT RF&P Subdivision "AF" to CSXT MP104.3 NS Piedmont Division "VAL" NS MP 9.5 to "CR" Tower NS Piedmont Division "CR" Tower to NS MP 12

Land Use Current land use: The parcels are mostly Vacant / Industrial showing Compatibility aggregate material handling operations

Current zoning: I- Industrial (Alexandria, VA)

Community Residences located within 1000' of site but area is of active track movement and Impacts industrial activities limiting possible noise and vibration impacts Natural 35% of site (parcels S2 and S7) shown in 100 year floodplain indicating flood Environmental mitigation earthworks would be required Impacts Site Contours indicate limited grading work would be required (<15ft) for rail Topography operations

Property Cost $25.7M - assessed value Estimate Market values for industrial sites in Fairfax County, Virginia range from $375,000/acre to $469,000/acre. A higher assessment value reflects the commercial ventures at this site Publicly This property is privately owned and shows active aggregate materials enterprise Available Land Status

General Notes:

1. Refer to the parcel map showing site detail.

2. Refer to overall study map for site location.

Site T - Farrington Ave. off of S. Van Dorn Street - Springfield, Virginia

A-8

Virginia Railway Express North Terminal Midday Storage Site Investigations

CSX RF&P Subdivision - Milepost CFP101 Norfolk Southern Railroad - MP 13

Site Evaluation Factors Size and ~ 27 acres (sum of seven parcels in an Industrial Park) Configuration Site is conducive to yard configuration

Roadway and Street access to the site would be from Farrington Ave. off of S. Van Dorn St. Rail Access Site allows transit access for cleaning crew employees and drivers Site located adjacent to the alignment Site would accommodate a yard lead

Operational Site located 11.8 rail miles from Union Station Efficiency Rail movements are: WUS / Amtrak: Union Station to "A" Tunnel Amtrak & CSXT: "A" Tunnel to "Virginia" CSXT RF&P Subdivision "Virginia" to "AF" CSXT RF&P Subdivision "AF" to CSXT MP104.3 NS Piedmont Division "VAL" NS MP 9.5 to "CR" Tower NS Piedmont Division "CR" Tower to NS MP 13 Land Use Current land use: The parcels are Industrial Warehousing and Compatibility show Townhouse development listings as well

Current zoning: I6- Heavy Industrial (Alexandria, VA) RES - Residential (Alexandria, VA)

Community Residences are located within a 1000' of the site but area is of active track Impacts movement and industrial activities limiting possible noise and vibration impacts. Natural Site is developed Industrial Warehousing Environmental Environmental impact potential is not evident at this site Impacts Site Contours indicate limited grading work required (<15ft) for rail operations Topography Site is not located in floodplain Property Cost $22.3M - assessed value Estimate Market values for industrial sites in northern Virginia range from $375,000/acre to $469,000/acre. A higher assessment value reflects the commercial ventures at this site. Publicly Property privately owned, shows active industrial warehousing activities and on- Available going development Land Status

General Notes: 1. Refer to the parcel map showing site detail. 2. Refer to overall study map for site location.

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Appendix B:

Real Estate Comparable Land Values

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Maryland Land Value – High $615,997/Acre $14.14/SF Fee Simple Maryland Land Value – Mean $201,805/Acre $4.63/SF Fee Simple Maryland Assessed Value / Sale Price Ratio – Low 0.10 – 0.314 Maryland Assessed Value / Sale Price Ratio – Mean 1.03 Washington, D.C. $508,597/Acre $11.70/SF Perpetual Easement Virginia Land Value – High $468,624/Acre $10.76/SF Fee Simple Virginia Land Value – Mean $374,472/Acre $8.60/SF Fee Simple Virginia Assessed Value / Sale Price Ratio – Low 0.35* Virginia Assessed Value / Sale Price Ratio – Mean 0.645* *insufficient data set for reliable analysis Notes: Land Value Ranges were calculated based on available market sales data of Industrial zoned land. Value Ranges are not based on appraisals, nor are they intended to represent actual current market values. MD land sales included a range of dates from 2010 – 2014. D.C. Easement (Washington Terminal Corporation to Maryland Transit Administration) dated 2004. VA land sales included a range of dates from 2011 – 2013.

B-1

Virginia Railway Express North Terminal Midday Storage Site Investigations

Appendix C:

Wedge Yard Easement Agreement

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C-2

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C-3

Appendix D:

Regional Site Location Maps – North and South

(2) - 11x17 Inch Sheets

Montgomery

Area of Detail

D.C. Arlington Fairfax Potential Site Candidate Railroad Centerline Potential Yard Candidate Locations-Montgomery and Prince Locations 1 Mile Limit From Rail Center Prince George's County, Maryland and Washington D.C. George's VRE Stations 12 Mile Limit From Union Station Union County Boundaries Station Data Source: February 4, 2015 -Rail- U.S. National Transportation Atlas Railroads, Date-2002, Scale 1:100,000 (Label = Railroad,Owner,Train) Study -Prince George's County- Alexandria Parcels,Owners, Land Use, Md Property View 2012 Area -Montgomery County- Parcels, Owners, Land Use -- Montgomery County GIS- 2013 0 0.75 1.5 Limit -Washington D.C.- North Terminal Midday Parcels, Owners, Land Use -- DC OCTO GIS- 2013 Miles Storage Site Investigation Service Layer Credits:

Montgomery

Study Area Fairfax D.C. Limit Arlington Potential Site Candidate Railroad Centerline Potential Yard Candidate Locations- Arlington, Locations 1 Mile Limit From Rail Center Alexandria, and Fairfax Virginia VRE Stations 12 Mile Limit From Union Station Union Station County Boundaries

Data Source: February 4, 2015 Alexandria -Rail- U.S. National Transportation Atlas Railroads, Date-2002, Scale 1:100,000 (Label = Railroad,Owner,Train) Area of -Arlington Va- Parcels,Owners, Land Use -- Arlington County GIS 2012 Detail -Alexandria Va. Prince Parcels, Owners, Land Use -- Alexandria Va. GIS Division 2013 -Fairfax Va.- 0 0.75 1.5 North Terminal Midday George's Parcels, Owners, Land Use -- Fairfax GIS and Mapping Services 2013 Miles Storage Site Investigation Appendix E:

Sites Identified but Disqualified From Full Study Evaluation This page intentionally left blank

Sites Identified but Disqualified from full Study Evaluation

The following sites were eliminated for consideration based on one or more fatal flaws making the sites incompatible with the storage yard activities or other requirements. The locations of these sites may be seen in Appendix D: Regional Site Location Maps – North and South

Site A Located on or within Rock Creek Stream Valley Park

Site B Located approximately 15 miles from Union Station

Site D Located on DC Metro Line requiring track crossings or over-passes in a constricted area

Site F Located on DC Metro Line requiring track crossings or over-passes in a constricted area

Site I Located on or within Long Bridge Parkland

Site J Located on Potomac Avenue preventing access to required rail line

Site K Located on land determined to be under intensive development of undesirable configuration

Site M Located on DC Metro Line requiring track crossings or over-passes in a constricted area

Site O Located on Developed USDA Land (GW Carver Center)

Site Q Former Hecht Warehouse site presently under intensive development and associated land costs

Site R Majority of parcel located inside the 100-year flood-zone

E-1

Appendix F

Land Parcel Layouts for Sites in Study (11) – 11x17 Inch Sheets

Label Account ID Land Use Owner Name Address Acres Approximate Value C1 0070185 Tax Exempt-Rural UNITED STATES OF AMERICA-USDA EDMONSTON RD-Beltsville Md. 131.00 3113920

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Area of Detail

D.C. 12 Mile Radius From Station Property Boundaries Fairfax Arlington for Potential Site Candidates -Potential Yard Candidate- Prince Milepost Site C-- USDA Property and Vicinity George's Union Track Centerlines Station Data Source: -Rail- U.S. National Transportation Atlas Railroads, Date-2002, Scale 1:100,000 (Label = Railroad,Owner,Train) Study Alexandria -Parcels,Owners, Land Use- Md Property View 2012,Prince George's County Area Rail Features - 1993 From MNCPPC 0 200 400 North Terminal Midday Limit Parcel and owner information shown on this map Feet is date sensitive and may not reflect current conditions. Storage Site Investigation Label Account ID Land Use Owner Name Address Acres Approximate Value E1 2128080 Rural CALVERT TRACT LLC ETAL BALTIMORE AVENUE RIVERDALE 16.21 1006976 E2 2128106 Rural CALVERT TRACT LLC ETAL WASHINGTON BALTIMORE BLVD 17.32 298200 E3 2128072 Rural CALVERT TRACT LLC ETAL BALTIMORE AVENUE RIVERDALE 1.68 na

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Area of Detail

D.C. 12 Mile Radius From Station Property Boundaries -Potential Yard Candidate- Fairfax Arlington for Potential Site Candidates Milepost Site E-- Property and Vicinity Prince George's Track Centerlines Union Data Source: Station -Rail- U.S. National Transportation Atlas Railroads, Date-2002, Scale 1:100,000 (Label = Railroad,Owner,Train) February 20, 2015 -Parcels,Owners, Land Use- Md Property View 2012,Prince George's County Study Alexandria Rail Features - 1993 From MNCPPC Area 0 200 400 North Terminal Midday Parcel and owner information shown on this map Feet Limit is date sensitive and may not reflect current conditions. Storage Site Investigation Label Account ID Land Use Owner Name Address Acres Approximate Value G1 2118214 INDUSTRIAL JEMALS FAIRFIELD FARMS L L C ADDISON RD 29.63 507300

Montgomery

D.C. 12 Mile Radius From Station -Potential Yard Candidate- Fairfax Arlington Area of Property Boundaries Detail for Potential Site Candidates Site G-- Properties and Vicinity Milepost Prince Track Centerlines Union George's Data Source: Station -Rail- February 20, 2015 U.S. National Transportation Atlas Railroads, Date-2002, Scale 1:100,000 (Label = Railroad,Owner,Train) -Parcels,Owners, Land Use- Md Property View 2012,Prince George's County Study Alexandria Rail Features - 1993 From MNCPPC Area 0 200 400 North Terminal Midday Parcel and owner information shown on this map Feet Limit is date sensitive and may not reflect current conditions. Storage Site Investigation Montgomery

Area of Detail Label SSL Land Type Ownername Address Acres Approximate Value H PAR 01300058 GARAGE/UNIMPROVED LAND AMTRAK 6467 NEW YORK AV NE 12.0 1942510

D.C. 12 Mile Radius From Station -Potential Yard Candidate- Arlington Property Boundaries Fairfax for Potential Site Candidates Site H-- Properties and Vicinity Milepost Prince Track Centerlines Union George's Station Data Source: February 20, 2015 -Rail- U.S. National Transportation Atlas Railroads, Date-2002, Scale 1:100,000 (Label = Railroad,Owner,Train) -Parcels,Owners, Land Use, DC OCTO GIS-2013 Study Alexandria -Rail Features, DC OCTO GIS-2011 Area 0 200 400 North Terminal Midday Parcel and owner information shown on this map Feet Limit is date sensitive and may not reflect current conditions. Storage Site Investigation East Section

Service Layer Credits: Image courtesy of USGS © 2015 MicrosoftLabel Corporation Account ID Land Use Owner Name Address Acres Approximate Value L1 068.02-05-01 NA NA NA 48.00 NA L2 069.01-01-15.S1 VACANT LAND - INDUST NORFOLK SOUTHERN RAILWAY CO 210 CLEREMONT 14.00 8180640

Montgomery

D.C. 12 Mile Radius From Station Property Boundaries -Potential Yard Candidate- Fairfax Arlington for Potential Site Candidates Milepost Site L-- East Section - Properties and Vicinity Area of Prince Track Centerlines Detail Union George's Data Source: Station -Rail- U.S. National Transportation Atlas Railroads, Date-2002, Scale 1:100,000 (Label = Railroad,Owner,Train) February 20, 2015 Flood Plains-FEMA and other County sources, Alex 2010, Arlington NA, Fairfax 2003 -Alexandria Va. Parcels, Owners, Land Use, Rail Features -- Alexandria Va. GIS Division 2013 Study Alexandria Area 0 200 400 North Terminal Midday Parcel and owner information shown on this map Feet Limit is date sensitive and may not reflect current conditions. Storage Site Investigation West Section

Label Account ID Land Use Owner Name Address Acres Approximate Value L1 068.02-05-01 NA NA NA 48.00 NA Service Layer Credits: Image courtesy of USGS © 2015 Microsoft Corporation L2 069.01-01-15.S1 VACANT LAND - INDUST NORFOLK SOUTHERN RAILWAY CO 210 CLEREMONT 14.00 8180640

Montgomery

D.C. 12 Mile Radius From Station Property Boundaries -Potential Yard Candidate- Fairfax Arlington for Potential Site Candidates Milepost Site L-- West Section - Properties and Vicinity Area of Prince Track Centerlines Detail Union George's Data Source: Station -Rail- U.S. National Transportation Atlas Railroads, Date-2002, Scale 1:100,000 (Label = Railroad,Owner,Train) February 20, 2015 Flood Plains-FEMA and other County sources, Alex 2010, Arlington NA, Fairfax 2003 -Alexandria Va. Parcels, Owners, Land Use, Rail Features -- Alexandria Va. GIS Division 2013 Study Alexandria Area 0 200 400 North Terminal Midday Parcel and owner information shown on this map Feet Limit is date sensitive and may not reflect current conditions. Storage Site Investigation Label Account ID Land Use Owner Name Address Acres Approximate Value Montgomery N1 0811 01 0010G Public Recreation EDSALLS N SIDE 95 22.00 NA N2 0811 01 0010A Public Recreation FRANCONIA N SIDE 95 17.35 NA N3 0811 01 0010B Public Recreation FRANCONIA N SIDE 95 5.19 NA N4 0811 01 0010E Government/Institution FRANCONIA N SIDE 95 5.60 NA N5 0811 01 0010C Vacant Land FRANCONIA N SIDE 95 6.15 NA N6 0811 01 0010D Public Recreation FRANCONIA N SIDE 95 5.61 NA

D.C. 12 Mile Radius From Station -Potential Yard Candidate- Fairfax Arlington Property Boundaries for Potential Site Candidates Site N-- Properties and Vicinity Area of Prince George's Track Centerlines Detail Union Data Source: Station -Rail- February 23, 2015 U.S. National Transportation Atlas Railroads, Date-2002, Scale 1:100,000 (Label = Railroad,Owner,Train) -Fairfax Va.- Parcels, Owners, Land Use, Rail Features -- Fairfax GIS and Mapping Services 2013 Study Alexandria Area 0 200 400 North Terminal Midday Parcel and owner information shown on this map Feet Limit is date sensitive and may not reflect current conditions. Storage Site Investigation Label Account ID Land Use Owner Name Address Acres Approximate Value East Section P1 060.03-04-01.S1 VACANT LAND - INDUST 4050 WHEELER AVE 800 MAIN LINE ALEXANDRIA 22030 12.00 4750000 P2 070.02-04-01 NA NA NA 19.00 NA

Montgomery

D.C. 12 Mile Radius From Station -Potential Yard Candidate- Arlington Property Boundaries Fairfax for Potential Site Candidates Site P-- East Section - Properties and Vicinity Area of Milepost Prince Detail Track Centerlines Union George's Data Source: Station -Rail- U.S. National Transportation Atlas Railroads, Date-2002, Scale 1:100,000 (Label = Railroad,Owner,Train) February 20, 2015 Flood Plains-FEMA and other County sources, Alex 2010, Arlington NA, Fairfax 2003 -Alexandria Va. Parcels, Owners, Land Use, Rail Features -- Alexandria Va. GIS Division 2013 Study Alexandria Area 0 200 400 North Terminal Midday Parcel and owner information shown on this map Feet Limit is date sensitive and may not reflect current conditions. Storage Site Investigation Label Account ID Land Use Owner Name Address Acres Approximate Value West Section P1 060.03-04-01.S1 VACANT LAND - INDUST 4050 WHEELER AVE 800 MAIN LINE ALEXANDRIA 22030 12.00 4750000 P2 070.02-04-01 NA NA NA 19.00 NA

Montgomery

D.C. 12 Mile Radius From Station -Potential Yard Candidate- Arlington Property Boundaries Fairfax for Potential Site Candidates Site P-- West Section - Properties and Vicinity Area of Milepost Prince Detail Track Centerlines Union George's Data Source: Station -Rail- U.S. National Transportation Atlas Railroads, Date-2002, Scale 1:100,000 (Label = Railroad,Owner,Train) February 20, 2015 Flood Plains-FEMA and other County sources, Alex 2010, Arlington NA, Fairfax 2003 -Alexandria Va. Parcels, Owners, Land Use, Rail Features -- Alexandria Va. GIS Division 2013 Study Alexandria 0 200 400 Area Parcel and owner information shown on this map North Terminal Midday Limit is date sensitive and may not reflect current conditions. Feet Storage Site Investigation Label Account ID Land Use Owner Name Address Acres Approximate Value

Service LayerS1 Credits: Image 067.04-02-17 courtesy of USGS © VACANT LAND - INDUST LANE CONSTRUCTION CORPORATION 730 S VAN DORN ST 0.794657507 911300 2015 MicrosoftS2 Corporation 067.04-02-13 OFFICE/COMM WHSE LANE CONSTRUCTION CORPORATION 5601 COURTNEY AV 4.359178093 4302600 S3 067.04-02-20 VACANT LAND - INDUST LANE CONSTRUCTION CORPORATION 720 S VAN DORN ST 0.537276638 615450 S4 067.03-01-17 VACANT LAND - INDUST VULCAN LANDS INC 701 S VAN DORN ST 13.89627079 13006570 S5 067.04-02-18 VACANT LAND - INDUST LANE CONSTRUCTION CORPORATION 750 S VAN DORN ST 0.715748057 820600 S6 067.03-01-21 VACANT LAND - INDUST VULCAN LANDS INC 698 BURNSIDE PL 3.945714401 1423106 S7 067.04-02-12 SUB-PARCEL LANE CONSTRUCTION CORPORATION 5603 COURTNEY AV 4.745510686 4610000

INE INL MA RN THE SOU NS

Montgomery BLUE MATA /VRE) W MTRAK CSX (A

D.C. 12 Mile Radius From Station Property Boundaries -Potential Yard Candidate- Fairfax Arlington for Potential Site Candidates Milepost Site S-- Properties and Vicinity Area of Prince Track Centerlines Detail Union George's Data Source: Station -Rail- U.S. National Transportation Atlas Railroads, Date-2002, Scale 1:100,000 (Label = Railroad,Owner,Train) February 20, 2015 Flood Plains-FEMA and other County sources, Alex 2010, Arlington NA, Fairfax 2003 -Alexandria Va. Parcels, Owners, Land Use, Rail Features -- Alexandria Va. GIS Division 2013 Study Alexandria 0 200 400 Area Parcel and owner information shown on this map North Terminal Midday Limit is date sensitive and may not reflect current conditions. Feet Storage Site Investigation Service Layer Credits: Image courtesy of USGS © 2015 Microsoft Corporation Label Account ID Land Use Owner Name Address Acres Approximate Value T1 0723 33A20269A Townhouse in ownership development NA OVERLOOK 0.04 529970 T2 0812 01 0013A Wholesale,warehousing & stg (not in IP) NA FARRINGTON AVE 5.27 5582290 T3 0812 01 0009C Wholesale,warehousing & stg (not in IP) NA FARRINGTON AVE 5.40 3403050 T4 0812 01 0009B Wholesale,warehousing & stg (not in IP) NA FARRINGTON AVE 2.04 1811740 T5 0811 01 0026 Railroad,ROW,terminals,maintenance NA NA 1.27 NA T6 0812 01 0009D Vacant Land NA FARRINGTON AVE 9.23 3873840 T7 0812 01 0011 Wholesale,warehousing & stg (not in IP) NA FARRINGTON AVE 3.44 7146750

NS MP 13

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D.C. 12 Mile Radius From Station Property Boundaries -Potential Yard Candidate- Arlington Fairfax for Potential Site Candidates Site T-- Properties and Vicinity Milepost Area of Prince Track Centerlines Detail Union George's Data Source: Station -Rail- U.S. National Transportation Atlas Railroads, Date-2002, Scale 1:100,000 (Label = Railroad,Owner,Train) February 20, 2015 Flood Plains-FEMA and other County sources, Alex 2010, Arlington NA, Fairfax 2003 -Fairfax Va.- Parcels, Owners, Land Use, Rail Features -- Fairfax GIS and Mapping Services 2013 Study Alexandria Area 0 200 400 North Terminal Midday Parcel and owner information shown on this map Feet Limit is date sensitive and may not reflect current conditions. Storage Site Investigation Appendix G:

Conceptual Yard Drawings (5) – 11x17 Inch sheets

1 2 3 45 6 7891011213 1415161718

PARKING AND CREW BUILDING

VIRGINIA RAILWAY EXPRESS C-YARD MIDDAY STORAGE SITE NORTH TERMINAL MIDDAY STORAGE SITE INVESTIGATION 1" = 200' 3 2 1 PARKING AND CREW BUILDING

TRACK COLOR LEGEND

RED - EXISTING MAIN - UNDISTURBED H-YARD MIDDAY STORAGE SITE WHITE - VRE STORAGE TRACK

VIRGINIA RAILWAY EXPRESS H-YARD MIDDAY STORAGE SITE NORTH TERMINAL MIDDAY STORAGE SITE INVESTIGATION 1" = 200' 1 2

3 4 5 6 7 8

PARKING AND CREW BUILDING

TRACK COLOR LEGEND L-YARD MIDDAY STORAGE SITE RED - EXISTING MAIN - UNDISTURBED WHITE - VRE STORAGE TRACK

VIRGINIA RAILWAY EXPRESS L-YARD MIDDAY STORAGE SITE NORTH TERMINAL MIDDAY STORAGE SITE INVESTIGATION 1" = 200' PARKING AND CREW BUILDING

2 3 4

1 4

MATCHLINE PART 2

TRACK COLOR LEGEND P-YARD MIDDAY STORAGE SITE - PART 1 RED - EXISTING MAIN - UNDISTURBED GREEN - NS THRU- TRACK (NEW-EXISTING) WHITE - VRE STORAGE TRACK

VIRGINIA RAILWAY EXPRESS P-YARD MIDDAY STORAGE SITE NORTH TERMINAL MIDDAY PART 1 STORAGE SITE INVESTIGATION 1" = 200' 1

2 5 6

MATCHLINE PART 1

TRACK COLOR LEGEND P-YARD MIDDAY STORAGE SITE - PART 2 RED - EXISTING MAIN - UNDISTURBED GREEN - NS THRU- TRACK (NEW-EXISTING) WHITE - VRE STORAGE TRACK

VIRGINIA RAILWAY EXPRESS P-YARD MIDDAY STORAGE SITE NORTH TERMINAL MIDDAY PART 2 STORAGE SITE INVESTIGATION 1" = 200'