county of prince williameservice.pwcgov.org/planning/documents/sup2017-00007.pdf · contain any...

COUNTY OF PRINCE WILLIAM S County Complex Court, Prince William, Virginia 22192-9201 (703) 792-7615 FAX (703) 792-4401

Internet www.pwcgov.org

PLANNING OFFICE

Christopher M. Price, Acting Planning Director

December 9, 2016

TO:

FROM:

Planning Commission

JasminKim ~ Planning OfficJ/'

RE: Special Use Permit #SUP2017-00007 Dominion Virginia Power - Wheeler Substation Brentsville Magisterial District

I. Background is as follows:

A. Request- This is a request by Dominion Virginia Power (Dominion) for a special use permit (SUP) to allow for the construction of an electric substation known as Wheeler Switching Station on a ±13.42 acre site. The site is comprised of two parcels, 15504 and 15330 Vint Hill Road, and is located to the north of the intersection of Vint Hill Road and Auburn Road. The subject substation will be limited to the 77,025 square foot fenced area of the site and the construction will include a 230kV transmission voltage switching station with power lines. Structures within the substation will have varying heights. The transmission line backbones shall not exceed 80 feet in height and the control enclosure will be approximately 12-foot tall. The remaining switching station equipment within the fenced area shall not exceed 40 feet in height.

SUP Request: To build an electric substation in Permitted Proposed A-1 zoning Lot Size 10 acres for new lots ± 13 .42 acres for the entire site

Maximum Height Building height 60' Building height 12' for new (public use) enclosure

Structure height as necessary for intended purpose

Special Use Permit #SUP2017-00007, Dominion Virginia Power – Wheeler Substation December 9, 2016

B. Site Location – The site of the proposed electric substation is located off Vint Hill

Road to the immediate east of the existing Northern Virginia Electric Cooperative (NOVEC) substation. The subject property is addressed as 15504 and 15330 Vint Hill Road and is identified on County Maps as GPINs 7295-48-6222, and 7295-48-3418 (see Attachment A for maps).

C. Comprehensive Plan – The subject site is designated AE, Agricultural or Estate,

in the Comprehensive Plan. D. Zoning/Acreage – The subject site is zoned A-1, Agricultural, and encompasses

±13.42 acres and the area within the station fence is ±77,025 square feet (SF) or ±1.77 acres. Electric substations may be permitted by SUP within any zoning district outside the Data Center Opportunity Zone Overlay District.

E. Surrounding Land Uses – The subject site for the proposed electric substation is

adjacent to an existing NOVEC electric substation to the west. To the north of the site is a fully wooded vacant parcel and a lot with a single family residence. To the east of the site is a single family residence. To the south of the site is a fully wooded vacant land and a single family residence (see Attachment A for maps).

F. Need for Public Facility – According to the Applicant, the proposed Wheeler

Substation will help to fulfill a service need for both Dominion’s and NOVEC’s customers. The Wheeler switching station will be a vital part of the electric solution in the Prince William area and will assist in relieving approximately 150 megawatts from the Gainesville station.

Buffer 15’ along front

50’ along east

50’ along rear

15’ peripheral landscape area (type A) required along western property line

15’ buffer along Vint Hill

50’ buffer along east property line

50’ buffer along rear property line

None proposed against west property line (NOVEC substation) due to similar uses-waiver requested as part of condition of approval

Setbacks Front: Min. setback 35’ Rear: Min. setback 25’ Side: Min. setback 15’

Front: 35’ Rear: 25’ Side: 15’


G. Reliability Standard – Dominion is required to evaluate its system on a routine basis in order to ensure compliance with North American Electric Reliability Corporation (NERC) Reliability Standards. These routine checks keep the transmission grids running, even during contingency situations such as storm events or equipment failure, in a reliable manner. In its assessment of the Prince William County area, Dominion has identified a critical need to expand its electric load at its Gainesville Substation. The Vint Hill-Wheeler-Gainesville 230kV project will address this potential violation and will ensure that Dominion can continue to provide reliable electric service. A switching station is used as a network point for multiple high-voltage transmission lines and typically does not contain any distribution facilities. The Wheeler Substation will serve as a network point carrying multiple high-voltage transmission lines that connect to Dominion’s Gainesville and Vint Hill stations while feeding NOVEC’s Atlantic, Linton Hall, and Wheeler substations that supply power to the end users. Dominion’s goal is to be able to network multiple transmission lines together to create a robust transmission system.

II. Current Situation is as follows:

A. Planning Office Recommendation – The Planning Office recommends approval of SUP #SUP2017-00007, Dominion Virginia Power – Wheeler Substation, subject to the conditions dated December 9, 2016, for the following primary reasons:

1. Adjacent Similar Public Facility – The proposed substation is being located

adjacent to an existing NOVEC electric substation site and will be buffered in a manner that provides compatibility with surrounding, existing, and planned land uses.

2. Screening and Buffers – The proposed switching station facility will be

located at the rear of the subject property. The applicant has proposed to install and maintain 15-foot landscape buffer along the southern property frontage to offer same screening of the new facility from Vint Hill Road. The applicant has also proposed to install and maintain 50-foot landscape buffers along the eastern and northern property lines.

B. Planning Commission Public Hearing – A public hearing before the Planning

Commission has been advertised for December 21, 2016.


III. Issues in order of importance are as follows: A. Comprehensive Plan:

1. Long-Range Land Use – Is the proposed use consistent with those uses

intended by the current AE designation?

2. Level of Service (LOS) – How does the proposal address the mitigation of impacts to existing level of service?

B. Community Input – Have members of the community raised any issues?

C. Other Jurisdictional Comments – Have other jurisdictions raised any issues?

D. Legal Uses of the Property – What uses are allowed on the property? How are

legal issues resulting from the Planning Commission action addressed?

E. Timing – When must the Planning Commission take action on this application? IV. Alternatives beginning with the staff recommendation are as follows:

A. Recommend approval of #SUP2017-00007, Dominion Virginia Power – Wheeler Substation, subject to the conditions dated December 9, 2016, as found in Attachment C.

1. Comprehensive Plan:

a) Long-Range Land Use – The subject site is zoned A-1,

Agricultural, and has a long-range land use designation of AE, Agricultural or Estate. As a public facility, electric substations are permitted in any zoning district, but require a special use permit (SUP).

b) Level of Service (LOS) – The LOS impacts would be mitigated through monetary contributions by the special use permit (SUP) conditions, as shown in the following table:

Water Quality $75 per acre ±13.424 acres $ 1,006.80

TOTAL $ 1,006.80


2. Community Input – Notice of the application has been transmitted to adjacent property owners within 200 feet. The Planning Office received a concern from the Buckland Preservation Society and the Historical Commission about the future extension of the transmission line from this station to the developments in Fauquier County. However, there has been no other demonstrated opposition or concern from the community when the Applicant coordinated outreach efforts with the adjacent property owners.

3. Other Jurisdiction Comments – Fauquier County was notified of this

application and no comments were received.

4. Legal Uses of the Property – In the A-1, Agricultural Zoning District, electric substation public facilities are permissible subject to approval of a Special Use Permit. This special use permit for the subject electrical substation facility satisfies the intent of a public facility review, pursuant to Section 15.2-2232, Code of Virginia, ann. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney’s Office.

5. Timing – The Planning Commission has until March 21, 2017, which is 90

days from the first public hearing date to take action on a proposal. Approval of the special use permit would meet the 90-day requirement.

B. Recommend denial of #SUP2017-00007, Dominion Virginia Power – Wheeler

Substation.

1. Comprehensive Plan:

a) Long-Range Land Use – If the special use permit application is denied, the electric substation would not be built. All current uses would remain unchanged.

b) Level of Service (LOS) – There would be no impact on LOS if denied.

2. Community Input – Notice of the application has been transmitted to

adjacent property owners within 200 feet. The Planning Office received a concern from the Buckland Preservation Society and the Historical Commission about the future extension of the transmission line from this station to the developments in Fauquier County. However, there has been no other demonstrated opposition or concern from the community when the Applicant coordinated outreach efforts with the adjacent property owners.


3. Other Jurisdictional Comments – Fauquier County was notified of this application and no comments were received.

4. Legal Uses of the Property – If the SUP is denied, the property would not

develop as an electric substation. The current land use would remain unchanged. Also, this would constitute a determination that the electrical substation is inconsistent with the Comprehensive Plan pursuant to Section 15.2-2232, Code of Virginia, ann. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney’s Office.

5. Timing – The Planning Commission has until March 21, 2017, which is 90 days from the first public hearing date to take action on a proposal. Planning Commission recommendation of denial of the SUP would meet this requirement.

V. Recommendation is that the Planning Commission accept Alternative A and recommend

approval of SUP #SUP2017-00007, Dominion Virginia Power – Wheeler Substation, subject to the conditions dated December 9, 2016.

Staff: Jasmin Kim, x8132 Attachments

A. Area Maps B. Staff Analysis C. Proposed SUP Conditions D. SUP Plan E. ECA Plan Map & Notes F. Site Photographs

Attachment A – Maps VICINITY MAP

#SUP2017-00007, Dominion Virginia Power – Wheeler Substation Page A-1

Attachment A – Maps AERIAL MAP


Attachment A – Maps LONG-RANGE LAND USE MAP


Attachment A – Maps EXISTING ZONING MAP


Attachment A – Maps VINT HILL/WHEELER SITE LOCATION MAP


Attachment B – Staff Analysis

#SUP2017-00007, Dominion Virginia Power – Wheeler Substation Page B-1

Part I. Summary of Comprehensive Plan Consistency Staff Recommendation: Approval The following is a summary of staff’s analysis of this SUP request to allow the installation of a new electric switching station facility known as Wheeler Switching Station on Vint Hill road. This analysis is based on the relevant Comprehensive Plan action strategies, goals, and policies. A complete analysis is provided in Part II of this report.

Comprehensive Plan Sections Plan Consistency Long-Range Land Use Yes

Community Design Yes Cultural Resources Yes

Environment Yes Fire and Rescue Yes Transportation Yes

Part II. Comprehensive Plan Consistency Analysis The following table summarizes the land use and zoning details (see maps in Attachment A):

Direction Land Use Long-Range Land Use Map

Designation

Zoning

North A fully wooded vacant land and a large tract of land with a single family residence

AE A-1

South A fully wooded vacant land and a single family residence

AE A-1

East single family residence AE A-1

West Northern Virginia Electric Cooperative Substation

AE; ER A-1



Long-Range Land Use Plan Analysis

Through wise land use planning, the County ensures that landowners are provided a reasonable use of their land while the County is able to judiciously use its resources to provide the services for residents and employers’ needs. The Long Range Land Use Plan sets out policies and action strategies that further the County’s goal of concentrating population, jobs, and infrastructure within vibrant, walkable, mixed-use centers serviced by transit. In addition to delineating land uses on the Long Range Land Use Map, the plan includes smart growth principles that promote a countywide pattern of land use that encourages fiscally sound development and achieves a high-quality living environment; promotes distinct centers of commerce and centers of community; complements and respects our cultural and natural resources, and preserves historic landscapes and site-specific cultural resources; provides adequate recreational, park, open space and trail amenities that contribute to a high quality of life for county residents; and revitalizes, protects, and preserves existing neighborhoods. According to the Zoning Ordinance Section 32-201.11, electric substations may be permitted by Special Use Permit within any zoning district outside of the Data Center Opportunity Zone Overlay District. As such, the applicant, Dominion, has requested a special use permit (SUP) for an electric switching station within a fenced in area containing 1.77 acres enclosed by a 12-foot tall fence. Adjacent to the west exists a Northern Virginia Electric Cooperative (NOVEC) electric substation. The requested substation is proposed to be located on the northern portion of the site, in the same general area as the existing NOVEC substation. This subject SUP site is located within the Rural Area of the County, and is classified as Agricultural or Estate (AE) on the Long-Range Land Use Map within the Comprehensive Plan. The following table summarizes the uses and densities intended within the AE designation:

Long-Range Land Use Map Designation

Intended Uses and Densities

Agriculture or Estate – AE

The purpose of the Agricultural or Estate classification is to protect existing agricultural lands, cultural resources, and open space, as well as other important rural environmental resources, and to provide areas within the County where large lot residential development is appropriate. The maximum density is one dwelling per 10 gross acres.

Proposal’s Strengths

Land Use Compatibility – The proposed electric switching station is proposed for a site adjacent to the NOVEC substation. This is a preferred location with respect to locating near existing similar uses.



Zoning Consistency – According to the Zoning Ordinance, Section 32-201.11 of the County’s Zoning Ordinance, electric substations may be permitted by Special Use Permit within any zoning district outside of the Data Center Opportunity Zone Overlay District.

Proposal’s Weaknesses

None Identified On balance, this application is found to be consistent with the relevant components of the Long-Range Land Use Plan.

Community Design Plan Analysis An attractive, well-designed County will attract quality development, instill civic pride, improve the visual character of the community and create a strong, positive image of Prince William County. The Community Design Plan sets out policies and action strategies that further the County’s goals of providing quality development and a quality living environment for residents, businesses and visitors, and creating livable and attractive communities. The plan includes recommendations relating to building design, site layout, circulation, signage, access to transit, landscaping and streetscaping, community open spaces, natural and cultural amenities, stormwater management, and the preservation of environmental features. The plan also includes illustrative gateway/corridor design guidelines that recommend streetscaping elements (architecture, landscaping, signage, lighting, street furnishings, and pedestrian connections) to be incorporated into projects within the five gateways and corridors. The subject property is adjacent to NOVEC substation, which already contains overhead transmission lines, utility poles, and other related infrastructure. As such, visual impacts already exist near the subject site. When locating new facilities, it must be context sensitive and in this case with the least amount of new visual impacts. Structures within the substation will have varying heights. The transmission line backbones will not exceed 80 feet in height and the control enclosure will be approximately 12-foot tall. While the monopole structures vary in height (from 65 feet to 105 feet), they are not part of this SUP because high power electrical transmission lines in excess of 150 kilovolts are considered public uses and facilities per the Zoning Ordinance Section 32-201.10. The applicant is requesting a waiver of the requirement for a 15-foot peripheral landscape area along the west property line as required by Zoning Ordinance Section 32-201.18 (a) due to the existing NOVEC substation on the adjacent parcel. Per Table 801 of the DCSM, uses do not require a buffer. Staff supports this waiver.




Setback – The proposed setback is approximately 600 feet from Vint Hill road, which meets the required setback of 35 feet in the front of the site. The proposal meets other setback requirements set forth in the Zoning Ordinance.

Screening & Buffering – Through this special use permit (SUP), the visual impacts of the electric substation site will be partially mitigated by fencing around the compound and vegetated buffering.

Context of Other Existing Public Utilities in Vicinity – Abutting to the west of the subject site lies an existing NOVEC electric substation. The adjacent substation consists of transmission lines, utility poles, and other similar infrastructure to the proposed substation.


Residual Visual Impacts – The visual impacts of the new electric switching station will be partially mitigated, but the 65 to 105-foot tall structures, not subject to the SUP, will be clearly visible. However, in consideration of other public utilities of variable heights adjacent to the subject site, the new visual impacts are minimal.

On balance, this application is found to be consistent with the relevant components of the Community Design Plan.

Cultural Resources Plan Analysis Prince William County promotes the identification, evaluation, and protection of cultural resource sites throughout the County, as well as the tourism opportunities these sites present. The Cultural Resources Plan recommends identifying, preserving, and protecting Prince William County’s significant historical, archaeological, architectural, and other cultural resources—including those significant to the County’s minority communities—for the benefit of all of the County’s citizens and visitors. To facilitate the identification and protection of known significant properties that have cultural resource values worthy of preservation, the land use classification County Registered Historic Site (CRHS) is used in the Comprehensive Plan. The plan includes areas of potentially significant known but ill-defined or suspected pre-historic sites, Civil War sites, historic viewsheds, landscapes or areas of potential impact to important historic sites, and encourages the identification, preservation, protection, and maintenance of all cemeteries and/or gravesites located within the County. A report titled A Cultural Resources Survey of the Proposed Wheeler Switching Station, Prince

William County, Virginia (William and Mary Center for Archeological Research, 2016) identified that the project area is within the Buckland Mills Battlefield (030-5152) and the Battlefield’s Study Area and Potential National Register Area as defined by the American



Battlefield Protection Program. The Battlefield was previously determined eligible for listing on the National Register of Historic Places (NRHP). The construction of an electrical switching station within the project Area of Potential Effect will have an effect, particularly on the battlefield’s landscape. The PWC Historical Commission met and reviewed this case at its November 8, 2016, meeting (Resolution to be approved at the December 13, 2016 meeting). Their recommendation was to contribute $3,000.00 to the Prince William Board of County Supervisors for the purpose of erecting an historical marker on the Property to interpret the Battle of Buckland Mills. The PWC Historical Commission will consult with the property owner to determine an appropriate location for the marker. Proposal’s Strengths

Cultural Resources Condition – As a condition of site plan approval of the subject site, the applicant has agreed to contribute $3,000.00 to the Prince William Board of County Supervisors for the purpose of erecting an historical marker on the Property to interpret the Battle of Buckland Mills.

Artifact Curation – The applicant has conditioned donation and curation of archaeological artifacts to Prince William County.


Historical Site - The subject site is within the Buckland Mills Battlefield and the Battlefield’s Study Area and Potential National Register Area as defined by the American Battlefield Protection Program. The Battlefield was previously determined eligible for listing on the National Register of Historic Places (NRHP).

On balance, this application is found to be consistent with the relevant components of the Cultural Resources Plan.

Environment Plan Analysis Prince William County has a diverse natural environment extending from sea level to mountain crest. Sound environmental protection strategies will allow the natural environment to co-exist with a vibrant, growing economy. The Environment Plan sets out policies and action strategies that further the County’s goal of preserving, protecting and enhancing significant environmental resources and features. The plan includes recommendations relating to the incorporation of environmentally sensitive development techniques, improvement of air quality, identification of problematic soil issues, preservation of native vegetation, enhancement of surface and groundwater quality, limitations on impervious surfaces, and protection of significant viewsheds.




Water Quality – A $75 monetary contribution for water quality monitoring, stream restoration, and/or drainage improvements has been conditioned for the special use permit (SUP) site.

Limits of Clearing & Grading – The SUP Plan indicates defined limits of clearing and

grading for the site. This SUP Plan has been conditioned.

Soil Restoration – To facilitate adequate expansion of tree and shrub roots to support healthy plants, the Applicant has been conditioned to remove all foreign materials (asphalt, concrete, gravel, etc.) from all areas of the proposed landscape buffers that have been subject to pavement and/or compaction. The Applicant has been conditioned to provide a top dressing of at least 6” of clean topsoil.

Natural Area Preservation – For the purpose of allowing the northern portion of the parcel identified as GPIN 7295-48-6222 to transition naturally into forest, the Applicant has been conditioned to refrain from mowing that portion of the parcel north of the intermittent stream. This is not intended to preclude future development of this parcel, but that while the parcel is not developed that it would be allowed to naturally transition into forest. Maintenance to remove diseased, noxious, hazardous and non-native vegetation shall be permitted.


Screening & Buffering – The applicant is requesting a waiver of the requirement for a 15-foot peripheral landscape area along the west property line as required by Zoning Ordinance Section 32-201.18 (a) due to the existing NOVEC substation on the adjacent parcel. Per Table 801 of the DCSM, similar uses do not require a buffer. Staff supports this waiver.

On balance, this application is found to be consistent with the relevant components of the Environment Plan.

Fire and Rescue Plan Analysis Quality fire and rescue services provide a measure of security and safety that both residents and businesses have come to expect from the County. The Fire and Rescue Plan sets out policies and action strategies that further the County’s goal of protecting lives, property, and the environment through timely, professional, humanitarian services essential to the health, safety, and well-being of the community. The plan includes recommendations relating to siting criteria, appropriate levels of service, and land use compatibility for fire and rescue facilities. The plan also includes recommendations to supplement response time and reduce risk of injury or death to County residents, establishment of educational programs, such as cardio-pulmonary resuscitation (CPR)



training, automatic external defibrillators (AED), and encourage installation of additional fire protection systems – such as sprinklers, smoke detectors, and other architectural modifications. The nearest responding fire station would be Linton Hall Fire & Rescue Station #25. The site is not located within the 4.0-minute response time for fire suppression and basic life support, nor 8.0-minute response time for advanced life support services. According to the FY 2014 figures, this station’s work load capacity was under capacity with two tactical units and 2,268 yearly first-due incidents. The site is located on Vint Hill Road and is approximately 6.2 miles to the southwest of Station #25. Proposal’s Strengths

Service Demands – The proposed electric substation use will generate minimal new fire and rescue service demands.

Station Capacity – According to the FY 2014 data, Station #25’s workload was under capacity.


8.0-Minute Response Time – The subject site is not located within the 8.0-minute response time area for advanced life support.

4.0-Minute Response Time – The site is not located within the preferred 4.0-minute

response time area for fire suppression and basic life support. On balance, this application is found to be consistent with the relevant components of the Fire and Rescue Plan.

Transportation Plan Analysis By providing a multi-modal approach to traffic circulation Prince William County promotes the safe and efficient movement of goods and people throughout the County and surrounding jurisdictions. The Transportation Plan sets out policies and action strategies that further the County’s goal of creating and sustaining an environmentally friendly, multi-modal transportation system that meets the demands for intra- and inter-county trips, is integrated with existing and planned development, and provides a network of safe, efficient, and accessible modes of travel. The plan includes recommendations addressing safety, minimizing conflicts with environmental and cultural resources, maximizing cost effectiveness, increasing accessibility of all travel modes, minimizing projected trip demand, and providing sufficient network capacity. Projects should include strategies that result in a level of service (LOS) of “D” or better on all roadway corridors and intersections, reduce traffic demand through transportation demand management



strategies, dedicate planned rights-of-way, provide and/or fund transit infrastructure, pedestrian and bicycle pathways, and improved and coordinated access to transit facilities. The proposed substation site is directly served by Vint Hill Road, a paved 22 to 23 feet wide rural road along the site frontage. Vint Hill Road is classified as a Minor Arterial in the Comprehensive Plan. The Plan calls for Vint Hill Road to be a 4-lane road within 106 feet of right-of-way which corresponds to the MA-2 standard in the County’s DCSM. There are no separate turn lanes on Vint Hill Road into the site. There are no approved public projects to widen this particular section of Vint Hill Road as this time. The VDOT Functional Classification map for Prince William County lists this segment of Vint Hill Road as a Rural Major Collector. A road dedication of 53 feet from centerline has been conditioned as requested. There are currently no pedestrian facilities on this segment of Vint Hill Road. Based on the latest available (2015) VDOT AAWDT traffic counts, the segment of Vint Hill Road in the vicinity of the site carries 10,000 annual average weekday trips. The proposed use will generate an estimated maximum of four round trips per month. As a result of this low trip generation, a TIA deferral was granted and no improvements to Vint Hill Road were recommended. Transportation staff has no objections to this proposal. Also, VDOT offers no objections. Proposal’s Strengths

Site Access – The Applicant has been conditioned to provide access to the switching station (substation) facility from the proposed 14-foot wide gravel access road with a direct access off of Vint Hill Road as shown on the SUP Plan.

Parking – To accommodate maintenance vehicles on-site, the Applicant has been conditioned to designate two parking spaces for maintenance vehicles on the site plan.

Site Entrance – The Applicant has been conditioned to propose entrance drive with a minimum of 30 feet of pavement from Vint Hill Road to help prevent gravel from depositing onto Vint Hill Road.

Road Dedication – To accommodate the planned future widening of Vint Hill Road to four lanes, the Applicant has also been conditioned to dedicate to the Board of County Supervisors right-of-way along Vint Hill Road, 53 feet from the centerline, as shown on the SUP Plan.


None identified. On balance, this application is found to be consistent with the relevant components of the Transportation Plan.



Materially Relevant Issues

This section of the report is intended to identify issues raised during the review of the proposal, which are not directly related to the policies, goals, or action strategies of the Comprehensive Plan, but which are materially relevant to the County’s responsibilities in considering land use issues. The materially relevant issues in this case are as follows:

Minimum Design Criteria – The substation proposal will be reviewed for compliance

with all minimum standards at the time that the applicant submits detailed site development information prior to the issuance of construction permits. All Zoning Ordinance, structural/building, and Design and Construction Standards Manual (DCSM) requirements must be satisfied.

Verification of Nonconforming Lots – Pursuant to Section 23-601.60 of the Zoning Ordinance, the lawful status of lot should be verified. The applicant has acknowledged this comment and has applied for the Verification of Nonconforming Lots.

Waiver of the 15-Foot Peripheral Landscape Area – Applicant has requested a waiver to the required 15-foot peripheral landscape area along the western property line due to its location underneath the transmission line easement as well as its location adjacent to property that is a like public utility use. Staff supports this waiver.

Agency Comments The following agencies have reviewed the proposal and their comments have been summarized in relevant comprehensive plan chapters of this report. Individual comments are in the case file in the Office of Planning:

County Archaeologist PWC Fire Marshal Office / Fire & Rescue PWC Historical Commission PWC Planning Office / Proffer Administration / Zoning PWC Public Works – Watershed / Environmental / Arborist PWC Transportation Virginia Department of Transportation

Attachment C – Proposed SUP Conditions Dated December 9, 2016

#SUP2017-00007, Dominion Virginia Power – Wheeler Substation Page C-1

SPECIAL USE PERMIT CONDITIONS

Owner/Applicant: Dominion Virginia Power Case Name: Dominion Virginia Power – Wheeler Substation

Case Number: SUP#2017-00007 Prince William County GPINs: 7295-48-6222 & 7295-48-3418

SUP Area: ±13.42 acres Zoning: A-1, Agricultural

Long-Range Land Use: AE, Agriculture or Estate Magisterial District: Brentsville

Date: December 9, 2016

The following conditions are intended to offset the impacts of the proposal and to render the application consistent with the applicable chapters of the Comprehensive Plan and the surrounding areas. If the conditions of this special use permit or the Special Use Permit (SUP) Plan are in conflict with the Zoning Ordinance and/or the Design and Construction Standards Manual (DCSM) at final site plan review or approval, the more restrictive standards shall apply, except as specifically allowed by this special use permit. This special use permit for the subject switching station facility satisfies the intent of a public facility review, pursuant to Section 15.2-2232, Code of Virginia, ann. The Applicant shall file a site plan within one (1) year of approval of this special use permit by the Board of County Supervisors and shall have up to five (5) years from the date of final site plan approval to commence the switching station use. If the required site plan is not submitted within one (1) year or if the proposed switching station has not commenced within five (5) years from the date of the site plan approval, this special use permit shall become void, and the use may not thereafter commence except upon approval of another special use permit. Energization of the switching station facility following final site plan approval shall constitute commencement of the switching station use. 1. Site Development – The overall site shall be developed in substantial conformance with

the plan entitled “Wheeler Switching Station Special Use Permit” as prepared by Dewberry Engineers Inc., dated August 2016 and revised through November 9, 2016 (the SUP Plan), and in accordance with all minimum standards for site plan approval and the conditions herein.

2. Use Parameters

a. Scope of SUP – This special use permit is granted only for the switching station use and purpose as indicated on the SUP Plan approved with this application. The area regulated by this SUP are two parcels (7295-48-3418 and 7295-48-6222) totaling ±13.42 acres shown on the SUP Plan. However, the 105-foot transmission line towers shown outside of the fenced switching station area, transmission lines, and lines connected to the adjacent NOVEC facility shall not be subject to these SUP conditions pursuant to Zoning Ordinance Section 32-201.10 which specifically excludes high power electrical transmission lines in



excess of 150 kilovolts which are subject to review and approval by the Virginia State Corporation Commission.

b. SUP Use Limitation – The switching station equipment shall be limited to the

fenced area shown on the SUP Plan. The fence shall consist of a 12-foot tall aluminized steel chain link fence with 5/8” mesh. The height of the backbones within the fenced switching station area shall not exceed 80 feet. The remaining switching station equipment within the fenced area shall not exceed 40 feet, with the exception of a 75-foot static pole and 65-foot a-frame transmission tower connection.

3. Landscape Enhancements

a. Perimeter Buffering – In accordance with Section 32-201.18 (a) of the Zoning Ordinance, the minimum 15-foot peripheral landscape area requirement around the perimeter of the equipment compound shall be modified or waived as follows:

(i) the Applicant shall install and maintain a 15-foot landscape buffer along the southern property frontage as shown on Sheet C1 of the SUP Plan. (ii) the Applicant shall install and maintain a 50-foot landscape buffer along the eastern property lines as shown on Sheet C1 of the SUP Plan. (iii) the Applicant shall install and maintain a 50-foot landscape buffer along the rear northern property line. Plantings within the transmission line right-of-way are limited in height due to their location underneath transmission lines. The Applicant shall use a combination of existing vegetation and supplemental plantings as shown on Sheet C1 of the SUP Plan. (iv) the 15-foot peripheral landscape area along the western property line is waived because of its location underneath the transmission line easement as well as its location adjacent to property that is a like public utility use.

b. Plant Mixture – A mixture of evergreen shrubs/trees, large and small canopy

trees, and deciduous shrubs shall be installed within the buffer areas mentioned above. Plantings shall be indigenous, drought and deer-resistant or as otherwise approved at the time of final site plan approval. In addition, for those shrubs proposed underneath the power lines, the Applicant shall plant a minimum of five different native, deer-resistant species of shrubs from a minimum of three different genera. The Applicant shall be responsible for the maintenance and upkeep of all associated landscaping.

c. Soil Restoration – To facilitate adequate expansion of tree and shrub roots to support healthy plants, all areas of the proposed landscape buffers which have been subject to pavement and/or compaction shall have all foreign materials (asphalt, concrete, gravel, debris, etc.) removed and the soil loosened to a depth of



at least three feet prior to planting. A top dressing of at least six inches of clean topsoil shall be provided. This topsoil shall be a loam, sandy loam, clay loam, silt loam, sandy clay loam, or loamy sand. The topsoil shall not be a mixture of or contain contrasting textured subsoils. The topsoil shall contain less than 5% by volume of cinders, stones, slag, course fragments, sticks, roots, trash, or other materials larger than one and half inches in diameter and shall not contain gravel. The topsoil shall contain a minimum of 5% natural fine organic matter, such as leaf mold, peat moss, etc.

4. Transportation

a. Access – Access to the switching station facility shall be from the proposed 14-foot wide gravel access road with direct access off of Vint Hill Road as shown on the Plan.

b. Entrance – The proposed entrance drive shall be provided with a minimum of 30 feet of pavement back from Vint Hill Road to help prevent gravel from depositing onto Vint Hill Road.

c. Parking – Following completion of construction, the site may be visited as needed for maintenance, security, and related upkeep functions. Two (2) parking spaces for maintenance vehicles are available within the switching station facility; however, parking for maintenance and utility work may occur as necessary within the overall SUP area

d. Road Dedication – At the time of site plan approval, the Applicant shall dedicate

to the Board of Supervisors of Prince William County right-of-way along Vint Hill Road, 53 feet from the centerline, as shown on the Plan.

e. Site Maintenance – The Applicant shall be responsible for the maintenance and

upkeep of the structures, fencing, access road to the equipment compound, and perimeter and accessory landscaping. The Applicant shall keep the fenced switching station secure and maintain access control. All onsite landscaping improvements and ongoing maintenance obligations associated with the switching station facility through this SUP shall be maintained by the Applicant.

6. Environment

a. Monetary Contribution – The Applicant shall make a monetary contribution to the Board of County Supervisors in the amount of $75 per acre for water quality monitoring, stream restoration, and/or drainage improvements, prior to and as a condition of final site plan approval.

b. Limits of Disturbance (LOD) – All proposed land disturbance, land clearing, and grading activities associated with the proposed switching substation use shall



generally be contained within the designated area, as depicted on Sheet C-2 (3 of 4) and Sheet C-3 (4of 4) of the SUP Plan, subject to final site plan design.

c. Natural Area Preservation – For the purpose of allowing the northern portion of

the parcel identified as GPIN 7295-48-6222 to transition naturally into forest, the Applicant shall refrain from mowing that portion of the parcel north of the intermittent stream. This is not intended to preclude future development of this parcel, but that while the parcel is not developed that it would be allowed to naturally transition into forest. Maintenance to remove diseased, noxious, hazardous and non-native vegetation shall be permitted.

7. Historical Marker – The Applicant shall make a $3,000 contribution to the Prince

William County Historical Commission for a historical marker to be erected along the property frontage to commemorate the Battle of Buckland Mills prior to site plan approval. The location of the marker shall not interfere with the site’s access driveway. Should Vint Hill Road be widened in the future, Dominion Virginia Power will not be responsible for relocation of marker.

8. Curation – Within two (2) months of approval of this SUP, the Applicant shall curate

with the County all artifacts, field records, laboratory records, photographic records, computerized data and other historical records recovered as a result of the excavations of archaeology site 44PW1987 outlined in the submitted Cultural Resource Report. All artifacts and records submitted for curation shall meet current professional standards and The Secretary of the Interior's Standards and Guidelines for Archeology and Historic Preservation. A curation fee identical to Virginia Department of Historic Resource’s curation fee will be paid by the Applicant at the time of delivery of the artifacts to the County. Ownership of all records submitted for curation shall be transferred to the County with a letter of gift. Compliance shall be demonstrated by a written confirmation from the County Archaeologist prior to site plan approval.

9. Monetary Escalator – In the event the monetary contributions set forth in the

development conditions are paid to the Prince William County Board of County Supervisors within eighteen (18) months of the approval of this special use permit, as applied for by the Applicant, said contributions shall be in the amounts stated herein. Any monetary contributions set forth in the development conditions which are paid after eighteen (18) months following the approval of this special use permit shall be adjusted in accordance with the Urban Consumer Price Index (CPI-U) published by the United States Department of Labor, such that at the time the contributions are paid they shall be adjusted by the percentage change in the CPI-U from the date eighteen (18) months after the approval of this special use permit to the most recently available CPI-U to the date the contributions are paid, subject to a cap of six (6%) percent per year, non-compounded.

Attachment D – SUP Plan

#SUP2017-00007, Dominion Virginia Power – Wheeler Substation Page D-1

Attachment D – GDP Layout Plan


Attachment E – ECA Plan Map & Notes

#SUP2017-00007, Dominion Virginia Power – Wheeler Substation Page E-1

Attachment E – ECA Plan Map


Attachment F – Existing Condition Photographs taken on September 27, 2016

#SUP2017-00007, Dominion Virginia Power – Wheeler Substation Page F-1

Picture 1: Site Frontage (West Side)

Picture 2: Site Frontage (North Side)



Picture 3: Site Frontage (East Side)

Picture 4: Rear View of the Site (East Side)



Picture 5: Adjacent NOVEC Electric Substation (West of the Site)

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