DEVELOPMENT OF

FIFTH & LEE PARKING LOT

TOWN OF WARRENTON, VIRGINIA

UNSOLICITED PROPOSAL PURSUANT TO

THE PUBLIC-PRIVATE EDUCATIONAL AND
INFRASTRUCTURE FACILITIES ACT OF 2002
FOR DEVELOPMENT OF

FIFTH & LEE PARKING LOT

TOWN OF WARRENTON, VIRGINIA

Presented to:
The Town of Warrenton, Virginia
18 Court Street
Warrenton, Virginia 20186

147 Alexandria Pike

Warrenton, Virginia 20186
Submitted May 5, 2015

("PPEA")

May 5, 2015
13 CULPEPER STREET
WARRENTON, VA 20186
PHONE 540-347-2610
FAX 540-347-5199

Ms. Sarah Sitterlie

Director of Planning
18 Court Street
Warrenton, VA 20186
Ref: Proposal for Development of Fifth & Lee Parking Lot,
a downtown development project in the Town of Warrenton, Virginia.

Dear Ms. Sitterlie:

Woodmark, Inc. is proud to present this Public Private Education Facilities and
Infrastructure Proposal to re-develop the current parking facility located at
Fifth & Lee Streets into a mixed-use downtown complex that will significantly
increase the current public parking facility and create elegant, high-end apartments with convenience retail. This development is designed to meet Leadership in Energy and Environmental Design (LEED) or similar certification. The
project provides significant parking benefits to Old Town merchants and their
existing patrons as well as increasing their customer base with the additional
living units.
Thank you for your consideration of this proposal. Please feel free to contact
us if additional information is desired.
Sincerely,

Daniel Woodward
Principal

WOODMARK INC.

RE-DEVELOPMENT OF FIFTH & LEE STREET PARKING FACILITY

TOWN OF WARRENTON, VIRGINIA

TABLE OF CONTENTS

EXECUTIVE SUMMARY ....................................................................... 6

ORGANIZATIONAL FLOWCHART ..................................................... 7
PROJECT SCOPE .................................................................................. 8
PROJECT BENEFITS ............................................................................. 10
CONTACT INFORMATION .................................................................. 13
QUALIFICATIONS AND EXPERIENCE .............................................. 14
PROJECT SUMMARY ........................................................................... 20

APPENDIX A BUILDING RENDERINGS

APPENDIX B COMPANY PROFILES & PORTFOLIOS

TOWN OF WARRENTON

EXECUTIVE SUMMARY

Woodmark, Inc. proposes to re-develop the current public surface parking lot
at the corner of Fifth & Lee Street into a mixed-use three/four-story building
fronting on Lee Street as well as on Fifth Street. The complex would contain
a parking garage housing over 200 parking spaces, more than doubling the
current parking area and would contain a retail component to benefit the
residences, as well as extend and blend in with the current shops at Fifth and
Main Street. The entrance to the parking structure would be from Lee Street
and would descend one and one-half floors. Above the parking area would be
three (3) levels of high-end, exclusive, multi-family units predominately consisting of two (2) bedroom and two (2) bathroom rentals. The north side of the
project will have 2,500 square feet of retail at the corners of the structure to
enhance the current retail on the Fifth & Main Street area. Upon approval of
this solicitation, the Town would transfer ownership of the existing land area to
the developer for One Dollar ($1.00). The developer would retain ownership of
the proposed building and the land beneath it; the public portion of the parking structure would be leased back to the Town for One Dollar ($1.00) per year
and the Town would be responsible for all cleaning and maintenance of this
portion of the facility. The development is also designed to meet LEED (Leader
in Energy and Environmental Design) or similar certification. Under LEED certification, the buildings would have a minimum of a Silver Rating and the whole
site would have a Platinum Rating.
This venture would fit the description of place-based development and refers to any development or investment that generates a sense of place. Place
based development is objectively a better investment today, and it creates
higher values. Place-based development occurs in cities, suburbs, or rural
areas, but it works best in towns, urban centers and mixed-use corridors.
The Owner will finance construction of the private building through private
equity. It is anticipated that the public will welcome additional public parking
in the Old Town area given that it will provide parking for existing retail establishments as well as their patrons. The mixed-use building will be similar in
appearance to existing retail and office structures in Old Town.

WOODMARK INC.

GENERAL CONTRACTOR
THE WOODWARD GROUP

ARCHITECT
RICH MARKUS ARCHITECTS

DEVELOPER
WOODMARK INC.

DEVELOPER
WOODMARK INC.
147 ALEXANDRIA PIKE
WARRENTON, VA 2O186
INFO@WOODMARKUSA.COM

PROJECT MANAGER/BROKER
CRES INC.

MARKETING
MCKINSEY DEVELOPMENT

SITE DEVELOPMENT
CARSON/ASHLEY

TOWN OF WARRENTON

PROJECT SCOPE
OVERALL PHYSICAL
CHARACTERISTICS

OVERALL UNIT MATRIX

PROJECT BUDGET &

FUNDING

WOODMARK INC.

TOWN OF WARRENTON

PROJECT BENEFITS AND

COMPATIBILITY

GOAL: THE REJUVENATION OF MAIN STREET

Described below are the benefits that the parking garage project is projected
to have on the Town of Warrenton and the greater Fauquier County, from both a
community and economic perspective.
CREATION OF A LIVE/WORK COMMUNITY
The parking garage project gives Warrentonians an opportunity to live and work
in the same town, minimalizing the percentage of commuters and resolving the
challenge of roadside parking while simultaneously keeping consumers local. This
encourages local shopping, which generates new revenue streams that is funneled back into community spend.
INCREASED TAX BASE FOR DOWNTOWN WARRENTON
The development would expand the Towns tax base, with new retail opportunities
and multi-family housing as taxable entities.
INCREASED FOOT TRAFFIC
The creation of parking garage doubles the amount of public parking in this
location, which would make it simple for people to park for an extended period of
time and therefore stay in Town longer. Increased parking availability benefits the
merchants on Main Street who would experience more foot traffic in their stores
and, as a result, see an increase in their revenue.
INCREASED ACTIVITY TO STIMULATE OLD TOWNS VITALITY
The addition of parking and living accommodations empowers Old Town to attract
new retail amenities to meet added resident and visitor needs. Long term and
available parking would incentivize restaurants to stay open later and create a desire for evening activity. Increased profits from expanded revenue streams would
sustain existing businesses.
SAFETY AND SECURITY OF RESIDENTS VEHICLES
The new development would revitalize this area and create a pedestrian friendly
public space that is safe, clean and well-lit, feeding Main Street merchants with
increased day and evening business.

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WOODMARK INC.

PROJECT BENEFITS AND

COMPATIBILITY CONT

REDUCED MAIN STREET TRAFFIC

The development would begin to transform Old Town Warrenton into a walkable
community, resulting in less Main Street and side street traffic while drawing on
foot traffic that would yield higher volumes of shoppers, increased shopping time
and visits to multiple store locations.
INCREASED REVENUE THROUGH THE ADDITION OF RETAIL
The new development includes real estate for additional retail space. With increased foot traffic and the economic growth projected for existing businesses,
Old Town would attract outside businesses that had not previously considered
Warrenton. Northern Virginia businesses would be drawn to expand their branches into Fauquier County, broadening the retail sales tax base. The addition of new
retail and improvements to existing stores would increase local spending and
decrease the need to travel outside the area for shopping and services.
APPEAL FOR NEW INVESTORS IN WARRENTON
The creation of an economic hub as a result of the new development would ideally attract new investments and considerations to the Town of Warrenton, which
would transform Warrenton into an economic hotspot, a goal that aligns with the
local efforts in economic development.
BALANCE OF MARKET SECTORS
The added retail opportunities coupled with the anticipated increase in consumer
activity should generate a wider spectrum of business shops and services, creating a more diversified market place in Old Town. New entrepreneurial opportunities to local business people would allow them enter the Warrenton market.
SETTING AN EXAMPLE FOR SIMILAR TOWN DYNAMICS TO FOLLOW
In achieving the overarching goal to rejuvenate Old Town Warrenton, other towns
would use this project as an example for making improvements to their own infrastructure.
EMPTY NESTERS/MILLENNIALS COULD STAY LOCAL
The addition of rental units would benefit baby boomers, older generations who
are looking to downsize their residential property without relocating out of town.
The new development would offer Empty Nesters a lower level of maintenance

TOWN OF WARRENTON

11

PROJECT BENEFITS AND

COMPATIBILITY CONT

12

WOODMARK INC.

while living in Warrenton. Underground and secure parking would offer security to
the residents and homeowners with bigger estates and secondary properties who
cannot currently leave their vehicles unattended for long intervals. Their continued
presence in the town would account for a substantial amount of retail spending in
Warrenton. Millennials would also find this new development attractive by giving
them the opportunity to experience diverse retail opportunities as well as affordable living options as compared to Northern Virginia.

CONTACT INFORMATION

Persons to contact for further information are listed below.

DANIEL WOODWARD
WOODMARK, INC.

RICH MARKUS
RICH MARKUS ARCHITECTS

147 Alexandria Pike

Warrenton, VA 20186

2601 P Street NW, 2nd Floor

Washington, DC 20007

855-879-9663

202-333-2733

dwoodward@woodmarkusa.com

rmarkus@richmarkusarchitects.com

JIM CARSON
CARSON/ASHLEY

BILL CHIPMAN
CRES INC.

45 Main Street, 1st Floor

Warrenton, VA 22734

13 Culpeper Street
Warrenton, VA 20186

540-347-9191

540-347-2610

jcarson@carson-ashley.com

bill@chipmanrealestate.com

TOWN OF WARRENTON

13

QUALIFICATIONS
and EXPERIENCE

CARSON/ASHLEY LEADERSHIP QUALIFICATIONS & EXPERIENCE

JIM CARSON
PE, PRESIDENT
With 25 years of experience, Mr. Carson has served a widely diverse clientele,
from national concerns to our neighbors, handpicking an experienced team
and collaborating with local government to ensure proactive representation of
our clients interests.
With extensive expertise in land-use consulting, providing civil engineering,
surveying and land planning services, Mr. Carson works diligently to acquire
and maintain the necessary resources to serve each client from the beginning
of their project to its successful conclusion.
Prior to Carson/Ashley, Mr. Carson served as COO of Benchmark Engineering
& Surveying, Inc., a firm that he also co-owned. Before that, Mr. Carson was
employed by LBA Limited in Fairfax, VA. Mr. Carson graduated from University
of Pittsburgh with a BSCET in Civil Engineering and is registered as a professional engineer in Virginia.
Under Mr. Carsons leadership, Carson/Ashley has excelled as the one of the
areas top land-use consulting firms.

PAUL A. BERNARD
SENIOR ENGINEER AND MANAGER OF BUSINESS DEVELOPMENT
Paul A. Bernard, P.E., Senior Engineer and Manager of Business Development
at Carson/Ashley, has over 35 years of experience in civil and infrastructure
engineering, overseeing projects from the initial analysis and design phase
through final construction and occupancy. Mr. Bernard has earned a reputation
for preserving long-lasting client relationships and open communication between private clients and local government while managing a reliable, respected team of engineers and support staff.
Mr. Bernard serves clients in many capacities, some of which include facility
studies, site planning and engineering design, construction oversight and
support engineering services, contract administration and the evaluation and

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WOODMARK INC.

QUALIFICATIONS
and EXPERIENCE CONT

rehabilitation design for utilities and civil infrastructure. He has worked on hundreds of projects specializing in site and infrastructure related disciplines.
Projects under Mr. Bernards direction span from residential and commercial
site planning within Fauquier County and the surrounding Piedmont region to
water supply rehabilitation, wastewater collection and conveyance design and
rehabilitation in Virginia, West Virginia, Maryland, Pennsylvania, Kentucky and
North Carolina. Other markets he has served include federal, state and municipal governments, service authorities and commercial/private industry.
Mr. Bernard received a Bachelor of Science in Civil Engineering from Virginia
Military Institute and a Master of Science in Civil Infrastructure Engineering at
Virginia Tech.

TOWN OF WARRENTON

15

QUALIFICATIONS
and EXPERIENCE CONT

RMA LEADERSHIP QUALIFICATIONS & EXPERIENCE

RICH MARKUS
PRINCIPAL/OWNER
Rich Markus founded Rich Markus Architects in 2000 with an emphasis on
creative, design-oriented projects. With almost 3 decades of architectural experience, Mr. Markus has served at an executive level for numerous
award-winning firms, some of which include Inscape Architects and Travis
Price Architects.
Specializing in both residential and commercial design, Mr. Markus received
the Cutting Edge Design Award for the INARI Salon in Washington D.C. and,
while he was with Travis Price Architects, the AIA Honor Award for the Tara
Thai project in Arlington, VA. Mr. Markus has also had work published in multiple publications, Washington Spaces Magazine, Salon Today, Washington
Post, Chain Leader Magazine, Metropolitan Home, and the Herndon Journal,
to name a few.
Mr. Markus grew up in Northern Virginia and currently resides there. He completed a Master of Architecture from the Washington-Alexandria Center for
Architecture at the Virginia Polytechnic and State University, and has a Bachelor of Science of Architecture from the University of Virginia in Charlottesville.

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WOODMARK INC.

QUALIFICATIONS
and EXPERIENCE CONT

CRES INC. LEADERSHIP QUALIFICATIONS & EXPERIENCE

BILL CHIPMAN
OWNER
Owner Bill Chipman founded CRES Inc. in 1999, providing a full service real estate company that specializes in the sale, leasing and appraisal of commercial
real estate properties in the Washington D.C metropolitan area. With an extensive background in appraisals and consulting, Mr. Chipman has participated in
the sale of over $300 million in commercial real estate transactions and over
$3 billion of asset valuation over the course of his career.
In addition to his commitment to excellence in the realm of real estate, Mr.
Chipman stays involved with the community through volunteering. He has
served on the board of three different philanthropic organizations and the
Town of Warrenton Board of Zoning Appeals. He presently serves the Fauquier County Board of Zoning Appeals and the Boys and Girls Club of Fauquier.
A local native to the D.C. metro area, Mr. Chipman moved to Warrenton in
1993, where he currently lives with his wife, Karen, and two children, Kristine
and Jac.

TOWN OF WARRENTON

17

QUALIFICATIONS
and EXPERIENCE CONT

WOODWARD LEADERSHIP QUALIFICATIONS & EXPERIENCE

DANIEL WOODWARD
PRINCIPAL/OWNER
I have the greatest respect for our Town history. Over the years, there have
been areas that we have been able to improve greatly, while other areas are
still in dire need of our attention.
My mother and each of my siblings were born at the Fauquier Hospital, my
mother at the original structure on Waterloo Street and each of my siblings and
myself at the current location on Hospital Hill. As growth started to occur in the
Town and Fauquier County, the original building on Waterloo Street could no
longer handle the demands for the hospital; hence, Hospital Hill was created.
We, as a community, agreed there was need for a solution to a problem, and
Hospital Hill became a reality. No one would argue today that the fine medical
facilities that are now housed on Hospital Hill were a mistake. We, as a Town,
had an issue, and together we found an outstanding solution.
Today we are faced with a similar problem as a result of the Towns growth; if
one questions our overarching proposed solution, consider the daily struggles
we face in Old Town Warrenton: Pedestrian crossing during business hours,
parallel parking on Main Street, the lack of parking spaces throughout town,
and the wane in evening activity.
It is through concerned lenses that our team has looked long and hard at
these problems. Our solution is to resolve this by utilizing existing open space
that does not touch or impact any of our beautiful structures and force the
great majority of vehicular traffic off of Main Street, along with an easy pedestrian access to Main Street. The result would include accessible side-street
parking, which in turn would open up foot traffic to Main Street, and increased
parking spaces without time limitations, which increases commerce. Ultimately,
the construction of a parking garage below grade and hidden, with luxurious
apartments set atop the structure and facades that are in keeping with the
current Main Street structures would bring a revitalization to the Town, with
families engaged in shopping, dining, worship and entertainment.
I know what you are thinking, how do we pay for this? The short answer is that
the apartments infuse capital into the project thus creating no cost to the Town

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WOODMARK INC.

QUALIFICATIONS
and EXPERIENCE CONT

of Warrenton, other than what is currently an underutilized parking lot on the

corner of 5th and Lee Street.
Finally, it is our goal to utilize 100% Fauquier County firms in the construction
of this project, thus infusing capital back into the local economy.
Mr. Woodward has over 20 years of experience in the construction industry.
He is currently responsible for providing project executive oversight while
managing day-to-day operations, guiding projects from discovery and design
through development, implementation, and closeout. He was raised in the
construction experience, note woodwardgrp.com.
Mr. Woodward received a Master of Arts at Regent University, Virginia Beach,
Virginia and a BLG Certification for Class A Contractor in the Commonwealth
of Virginia, as well as numerous ABC Quality in Construction Awards

TOWN OF WARRENTON

19

PROJECT SUMMARY

The Masonic Building at 7-11

Culpeper Street was the first and
only structure in Old Town to get an
elevator. Technology did not always
bring the best elements to town,
and parking became an issue as
the commerical section of Warrenton grew. Many historic buildings
were lost in order to make parking
lots before Warrenton earned
historic designation. Shown are a
number of Model Ts crammed on
Main Street.
(Anderson Collection.)

TODAY WE ARE FACED WITH THE FOLLOWING CHALLENGES:

1. A shortage of parking spaces
2. Parallel parking on Main Street is dangerous
3. The congestion of street traffic is not conducive to pedestrians
4. Parking unavailability leads to illegal parking in municipal lots,
which then leads to towing
5. Low levels of activity and engagement in the evenings are not
conducive to downtown business
OUR SOLUTION:
1. Create substantial parking space and provide easy access
to Main Street
2. Provide off-street and safe parking options
3. Create a garage entrance and exit on Lee Street to redirect side-street
parking and allow pedestrians elevator access to Main Street
4. Increase municipal parking, which will increase commerce while
lessening time constraints due to time watch
5. Provide below-grade parking and luxury apartments with facades styled to
match the current Main Street structures to increase downtown excitement

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WOODMARK INC.

APPENDIX A
BUILDING RENDERING
A1

TOWN OF WARRENTON

21

APPENDIX B

CARSON/ASHLEY

COMPANY PROFILES
& PORTFOLIOS

OUR MISSION

CARSON/ASHLEY

To fulfill our clients expectations in a thoughtful, timely and cost-effective

manner while maintaining an enjoyable work environment that is productive,
responsive and within which our company, employees and clients will prosper.
COMPANY OVERVIEW
Carson/Ashley is the third-generation, land-use consulting firm based in Old
Town Warrenton. From this central location, Carson/Ashley is ideally situated
for this project.
Our firm boasts a dedicated project management team with a talented, versatile senior staff. We are focused on client satisfaction and quality service. As
such, Carson/Ashley is committed to fostering rewarding relationships with our
clients and local review agencies to assure reliable and expedient results for
our clients.
Our primary objective is to provide the most cost-effective, quality solutions to
our clients. Carson/Ashley maintains the highest level of professional standards, both in personnel and technology, to ensure that our clients needs are
fulfilled to their satisfaction and within the established parameters.
SERVICES
Carson/Ashley provides professional land-use consulting services with expertise in civil engineering, land planning, and land surveying. Particular to this
project, our services generally include:
CIVIL ENGINEERING

Site Plans

Stormwater Management & BMP Design

Storm Drainage Design

Sanitary Sewer Systems Designs

Water System Modeling & Design

Highway & Transportation System Planning and Design

TOWN OF WARRENTON

29

APPENDIX B

RICH MARKUS ARCHITECTS

COMPANY PROFILES
& PORTFOLIOS CONT

COMPANY OVERVIEW

RICH MARKUS
ARCHITECTS

Rich Markus Architects was created in 2000 with an emphasis on creative,

design-oriented projects. Our projects have included multi-family and mixed
use projects, exciting restaurants and retail spaces, dynamic commercial office
spaces, elegant residential renovations/additions and detached houses and
also efficient projects including handicap-accessible housing. We have worked
on historic properties and in many historic districts in DC and other states. We
have also created dramatic set designs for local theaters that have received
critical acclaim.
Principal Rich Markus grew up in Northern Virginia and has over 29 years of
architectural experience in the Washington Metropolitan area with firms that
have allowed him to work on a wide variety of projects differing in size, design
intent and use. A creative approach, an eye for elegance, a focus on efficiency,
and a concern for quality within budget are the key factors that characterize
his work. The firm has experience in serving all phases of projects including
feasibility studies, design development, construction documents, and overseeing projects through construction. We have many repeat clients that allow us
to evaluate design ideas, construction methods and material choices throughout the life of a project.
We strive to use ordinary materials in creative ways and develop imagery that
is appropriate for each project. We work closely with the client to express their
intent intimately in the finished project. We search for inventive solutions to pragmatic and aesthetic issues and create designs that integrate all aspects of the
project. Our designs reflect the nature of a particular project and range from historic to highly modern, many times combining the two as in the Manor Residence,
which was featured on Home and Garden Televisions (HGTVs) Before and After.
We believe that each project has its own unique design solution. The design process is a collaboration between the owners ideals, an efficient layout, a realistic
budget and the architects inventive design decisions. The project takes form
naturally, efficiently solving the functional issues, imbued with a strong sense of
design. The completed project is a creative and functional space that pleases the
eye and stirs the soul.

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WOODMARK INC.

APPENDIX B

CRES INC.

COMPANY PROFILES
& PORTFOLIOS CONT

COMPANY OVERVIEW
CRES Inc. focuses on the leasing and sales of commercial properties in Fauquier County and the surrounding Northern Virginia counties. We offer a fully
integrated platform that is designed to help owners and tenants achieve their
real estate goals.

CRES

CRES Inc. provides property owners with outstanding representation through

aggressive, proactive marketing using the latest marketing and brokerage
techniques that are necessary to navigate todays challenging real estate
environment. These techniques combine outstanding customer service with
the use of high quality signage, dynamic internet marketing, consistent cold
and warm calling efforts, diligent follow through, and results oriented closing
activities.
CRES Inc. was co-founded by Bill Chipman and Steve Athey in 1999 and has
been one of Fauquier Countys most successful commercial real estate brokers over the past 15 years. Recognizing that many owners of commercial
properties were not satisfied with their representation and that many brokers
were not satisfied with the support, training, and culture of their current firms,
Bill and Steve created CRES Inc. with the intention of addressing the needs
of both owners and brokers. Associates of CRES Inc. has taken part in a wide
assortment of sales and leasing transactions in the Washington D.C. area over
the past twenty years with an accumulated participation in the sale of over
$300 million worth of commercial real estate.
In addition to CRES Inc.s full-service commercial brokerage division, the company also has a thriving appraisal and consulting practice and has preformed
valuation and advisory services to major financial institutions as well as private
equity groups in the Washington D.C. area. To date, these assignments have
an asset value of over $3 billion dollars.

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APPENDIX B
COMPANY PROFILES
& PORTFOLIOS CONT
WOODWARD GROUP

WOODWARD GROUP

COMPANY OVERVIEW
The Woodward Group was founded in August of 1965 by Daniel Woodwards
father, John Woodward Jr. At the time, it was basically a painting and decorating firm providing services throughout the northern Virginia region. As the
company developed, it built its first residential project in 1965. The company
continued to grow and performed numerous residential, government and commercial projects. In September 2004, the company incorporated the business
and began to take on larger commercial development projects. Several projects that Woodward provided management to are in Warrenton. For example,
the Blackwell Building, the Hampton Inn, Remax Regency Building, 147 Alexandria Pike, Salvation Army, The Middleburg Bank, Bohler Engineering and The
Weissburg Corporation. The Woodward Group will be turning 50 years old in
2015.

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