STAFF REPORT. Public Facility Review #PLN Dominion Nokesville Substation (Brentsville Magisterial District)

Transcription

1 COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia PLANNING (703) Metro , Ext FAX (703) OFFICE Internet Thomas J. Blaser Acting Planning Director January 21, 2011 I. Background: STAFF REPORT Public Facility Review #PLN Dominion Nokesville Substation (Brentsville Magisterial District) Planning Commission Public Hearing: February 2, 2011 Staff Recommendation: Consistent A. Request This is a request from Dominion Virginia Power for a public facility review (PFR) to determine consistency with the Comprehensive Plan for a proposed electrical substation facility to be located at Farmview Road. The applicant proposes to construct a ± 2.5 acre (108,900 square foot (SF)) electrical substation facility. Public facility reviews have a different standard of review than applications for rezonings or special use permits. Virginia Code Section requires that the Planning Commission review the general location, character, and extent of all public facilities, including electrical substations, when the proposed facility is not already clearly shown on the Comprehensive Plan map. The purpose of the Planning Commission review is to determine whether the proposed substation is substantially consistent with the adopted Comprehensive Plan. B. Location The proposed electrical substation facility is planned to be located on two parcels totaling ± 19.7 acres. The proposed facility will be located ± 625 feet southeast of the intersection of Farmview Road and Route 28. The properties are identified as GPINs and (See Attachment A for the reference maps.) C. Comprehensive Plan The properties are designated AE, Agriculture and Estate, and ER, Environmental Resource, on the Long-Range Land Use Map. D. Zoning/Acreage The ± 19.7 acre parcels are zoned A-1, Agricultural, and are located within the Rural Area. An Equal Opportunity Employer

2 January 21, 2011 Page 2 E. Surrounding Uses The subject property is predominantly surrounded by vacant wooded properties. To the north (across Farmview Road), there are two singlefamily residential detached homes. To the west is a large, 250 wide, cleared Dominion easement containing a double strand of 500 kv Dominion transmission lines, as well as two single family homes. To the east, there is one single family residential home and several vacant parcels. II. Current Situation: A. Planning Office Recommendation The Planning Office recommends a finding of consistency of Dominion Nokesville Substation, PFR #PLN See Attachment B for staff analysis and Attachment C for the PFR Plan and the ECA Plan. Attachment D is Dominion s Letter of Commitment. B. Planning Commission Public Hearing A Planning Commission public hearing has been advertised for February 2, III. Issues: A. Comprehensive Plan 1. Long-Range Land Use Map Is the proposed public facility consistent with those uses intended by the AE and ER designations? 2. Long Range Land Use Plan Public Facilities Component (Policy 3, Implementation Strategy 3.2) How does the application meet the recommendations in the Long Range Land Use Plan? B. Community Input Have members of the community raised any issues? C. Other Jurisdictional Input 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 Planning Commission action to be addressed? E. Timing When must the Planning Commission take action on this application?

3 January 21, 2011 Page 3 IV. Alternatives beginning with the staff recommendation are as follows: A. Find the PFR consistent with the Comprehensive Plan. 1. Comprehensive Plan a. Long-Range Land Use The requested public facility is consistent with the AE, Agriculture and Estate, land use designation of the Comprehensive Plan. The proposed development will not occur on the portion of the site designated as ER, Environmental Resource. Electric power substations are considered public utilities and pursuant to Section are permitted in all zoning districts provided that their impacts are properly mitigated. Further, all public facilities shall be planned, sited, and buffered in a manner so as to provide compatibility with surrounding existing and planned uses. All properties in the vicinity are similarly planned and zoned. b. Long Range Land Use Plan (Public Facilities Component (Policy 3, Implementation Strategy 3.2)) The applicant has successfully demonstrated that the proposed feature s location, character, and extent are consistent with the Comprehensive Plan. However, staff does have some concerns, including the extent of site clearance, need for additional landscaping and screening, security concerns, and that the 50 Type C buffers should remain undisturbed. As a result, the applicant has made commitments to the County in the form of a Letter of Commitment which is found in Attachment D of this staff report. 2. Community Input Notice of the application has been transmitted to adjacent property owners within 200 feet of the proposed use. No comments have been received by the Planning Office as of the date of this staff report. 3. Legal Use of the Property The proposed public facility could be constructed on the site with an approved PFR. Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney s office. 4. Timing A finding of consistency of this application would meet the requirement that the Planning Commission decide this case within 60 days of dispatch of the application package for a public facility review, which will be on February 13, The Planning Commission must take action on this case no later than February 2, 2011 to meet the 60-day deadline. Failure of the commission to act within that time will be deemed a finding of consistency.

4 January 21, 2011 Page 4 B. Find the PFR inconsistent with the Comprehensive Plan. 1. Comprehensive Plan a. Long-Range Land Use The land will continue to be designated AE and ER and the current use would remain unchanged. b. Long Range Land Use Plan (Public Facilities Component (Policy 3, Implementation Strategy 3.2)) - The proposed electrical substation will not be built on the property. The systems needs of the utility would remain unmet. 2. Community Input Notice of the application has been transmitted to adjacent property owners within 200 feet of the proposed use. No comments have been received by the Planning Office as of the date of this staff report. 3. Legal Uses of the Property If found to be inconsistent, the subject property could be used for A-1, Agricultural, by-right uses. The applicant may appeal the determination of the Planning Commission to the Board of County Supervisors within 10 days. Legal issues are appropriately addressed by the County Attorney s office. 4. Timing A finding of inconsistency of this application would meet the requirement that the Planning Commission decide this case within 60 days of dispatch of the application package for a public facility review, which will be on February 13, The Planning Commission must take action on this case no later than February 2, 2011 to meet the 60-day deadline. Failure of the commission to act within that time will be deemed a finding of consistency. V. Recommendation is that the Planning Commission accepts Alternative A and determines that the location, character, and extent of the proposed electrical substation is substantially consistent with the Comprehensive Plan. John E. Lassiter, x 7359 Attachments A. Area Maps B. Staff Analysis C. Plans PFR & ECA D. Letter of Commitment from Dominion Virginia Power

5 Attachment A Maps VICINITY MAP Page A-5

6 Attachment A Maps AERIAL MAP Page A-6

7 Attachment A Maps LONG-RANGE LAND USE MAP Page A-7

8 Attachment A Maps ZONING MAP Page A-4

9 I. Summary of Comprehensive Plan Consistency Staff Recommendation: Consistency with the Comprehensive Plan The following is a summary of staff s analysis of this public facility review request for determination. This analysis is based on the relevant Comprehensive Plan goals, policies, and action strategies. A complete analysis is provided in Part II of this report. Element Consistency Reasons Land Use Yes The proposed electrical power substation is consistent with the AE, Agriculture and Estate, use designation of the property as this is a public utility. The proposed substation does not occur on portions of the property designated as ER, Environmental Resources. Section allows electric power substations, which are considered public utilities, in all zoning districts with a PFR. Further, Land Use Policy 3, Implementation Strategy 3.2, requires that the proposed use be compatible with surrounding land uses. Surrounding land uses include a Dominion power easement, single family residential uses, and vacant forested land. Community Design Yes Substation construction is proposed at the interior of the site. The majority of the perimeter of the site is surrounded by a 50-foot Type C buffer (as required by Section 800 of the DCSM) except in areas to the west of the site which directly abut the Dominion easement. The access roadway will be constructed within the interior of the site. About 95% of the substation will be less than 25 tall. However, there will be two frame-like structures at the center of the substation known as backbones, which are ± 90 tall and serve to direct electrical lines into the substation facility. Due to the height of these structures, visual compatibility is a concern especially for the two residences which flank the Dominion power easement. The applicant has noted in their Letter of Commitment that additional screening vegetation will be provided between the substation and adjacent residences, if requested, especially for the property owners of GPIN and GPIN Page B-1

10 Community Design (cont d) Site lighting is not depicted on the PFR Plan; however, the applicant has committed that the lighting will be in conformance with DCSM standards and directed away from residential properties. Cultural Resources Yes A Phase I archaeological survey was submitted as part of the application. The survey evaluated an 11-acre area surrounding the proposed facility and resulted in the identification of two archaeological sites. One site contained domestic trash scatter dating from the late 19 th century. The other site was an early to mid 20 th century road trace. Neither of these sites contained sufficient context to qualify them as eligible for the National Register of Historic Places. The County Archaeologist concurs with this finding. Environment Yes An Environmental Constraints Analysis (ECA), with all resource features identified was submitted with this application. The ECA concluded that there were no environmental resources present in the area to be disturbed. Further, a field visit confirmed that there are no streams or wetlands. Environmental Services expressed concern about the extent of clearing proposed (7.5 acres cleared for a 2.5 acre substation) and recommends that clearing be reduced only to those areas where there is a direct risk to electrical lines. The applicant indicates that the cleared area will be reseeded with grass (outside the substation) or covered with gravel (within the substation). With the exception of footings, no impervious surfaces are proposed. The PFR Plan also indicates the location for a potential stormwater management facility. In the applicant s Letter of Commitment, Dominion has agreed to minimize clearing and grading to the extent possible for the construction of the substation and distribution lines. They have also committed to utilize innovative stormwater management approaches and low impact development (LID) techniques (such as the construction of a rain garden) should this be needed to satisfy stormwater management needs. Fire & Rescue Yes This site is within the desired 4.0-minute response time of the Nokesville Fire and Rescue Station #5. The station is currently within its workload capacity, but is not equipped with advanced life support services. Page B-2

11 Police Yes Crime Prevention Though Environmental Design (CPTED) principles were employed during the design of this facility. The applicant proposes to surround the substation with an eight foot tall chain-link fence topped with three strands of barbed wire. This conforms to Police Department recommendations and security standards. The applicant has also committed to install a security gate across the accessway into the site. Potable Water Yes The facility will be unmanned and will not be serviced by a private well. As the property is in the Rural Area, no connection to public water is being considered. Sewer Yes The facility will be unmanned and will not have restroom facilities. As the property is in the Rural Area, no connection to public sewer is being considered. Transportation Yes The proposed use does not directly access Route 28 which carries 14,500 vehicle trips per day. The facility will be accessed by an 18 gravel accessway from Farmview Road. The applicant was not required to submit a transportation impact analysis as the facility will not generate sufficient trips to warrant such a study. Several elements of the applicant s PFR Plan were not consistent with recognized transportation standards. However, design of the site entrance and access roadway will be determined at site plan and must conform to VDOT and County DCSM standards. Page B-3

12 II. Comprehensive Plan Consistency Analysis The application is a proposal by Dominion Virginia Power to construct a ± 2.5 acre electrical power substation on two properties totaling 19.7 acres. The area surrounding the subject property is primarily undeveloped forested land. However, there are several single family residential homes in the vicinity. The properties are located in the Rural Area of the County. Area Characteristics The following table summarizes the area characteristics (see maps in Attachment A): Direction Land Use Long Range Future Land Zoning Use Map Designation North Farmview Road; Two singlefamily AE A-1 residential homes (across Farmview Road) South Vacant properties CSX Railroad AE A-1 line (further south) East One single family residential AE A-1 home, forested tracts West Dominion electrical transmission lines, cleared easement, and two single-family residential homes AE, ER A-1 Procedural Information/Background Public facility reviews have a different standard of review than applications for rezonings or special use permits. Virginia Code Section requires that the Planning Commission review the general location, character, and extent of all public facilities when the proposed facility is not already clearly shown in the Comprehensive Plan. When the application was first submitted, staff noted that that the proposed facility was large in size (± 2.5 acres) and that many parameters of the final site design had not been developed. Due to this situation, together with the potential additional combined impacts, as well as the presence of five residential structures within 1,000 feet, staff recommended that the proposal should not be processed administratively but should be subject to a formal review, including a public hearing. The Brentsville Planning Commissioner concurred. Land Use Policy 3, Implementation Strategy 3.2, also requires that the public facilities should be compatible with the surrounding land uses. Many of the site layout, design, and engineering components may still need to be resolved during the site plan process. However, staff has identified a number of these concerns which the applicant has addressed through a Letter of Commitment. Page B-4

13 Long-Range Land Use Plan Analysis Attachment B Staff 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. This site is located within the Rural Area of the County and is classified as AE, Agriculture and Estate, and ER, Environmental Resource. However, no construction activities are proposed in the area designated ER. The following table summarizes the uses and densities intended within AE and ER designations. Long-Range Land Use Plan Classification Agriculture and Estate (AE) Environmental Resource (ER) Land Uses Intended The purpose of the Agricultural or Estate classification is to protect existing agricultural lands 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. This classification is explained and defined in detail within the Environment Plan. Therein are located goals, policies, action strategies, and other Plan components designed to protect the sensitive nature of the identified resources. Environmental Resources include all 100-year floodplains as determined by the Federal Emergency Management Act (FEMA) Flood Hazard Use Maps or natural 100-year floodplains as defined in the Design and Construction Standards Manual and resource protection areas (RPAs) as defined by the Chesapeake Bay Preservation Act. In addition, areas shown in an environmental constraints analysis submitted with a rezoning or special use permit application with wetlands; 25 percent or greater slopes; areas with 15 percent or greater slopes in conjunction with soils that have severe limitations; soils with a predominance of marine clays; public water supply sources; and critically erodible shorelines and stream banks are considered part of the ER designation. Page B-5

14 The facility is needed to serve the distribution needs in the Nokesville area thereby fulfilling North American Electric Reliability Council (NERC) reliability standards. Dominion proposes this facility in order to provide better service reliability to their customers and to serve project load management. This substation will provide continuity from the Bristersburg substation to the south and the Gainesville substation to the north. If approved, the substation could be energized by June Proposal s Strengths Comprehensive Plan Compatibility Provided that the public facility is compatible with surrounding land uses and its impacts are properly mitigated, it can be determined that the proposed use is consistent with the AE designation. The applicant has incorporated siting and buffering measures into the PFR plan to mitigate impacts. Additionally, Land Use Policy 3, Implementation Strategy 3.2, requires that all public facilities shall be planned, sited, and buffered in a manner so as to provide compatibility with existing and planned land uses. The areas surrounding the subject site are similarly planned and zoned. Zoning Ordinance Consistency Section allows electric power substations, which are considered public utilities, in all zoning districts. An administrative or formal PFR is required. Proposal s Weaknesses None identified. On balance, for the purposes of evaluating this proposal as a PFR, this application is found to be consistent with the relevant components of the 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. Proposal s Strengths Location The facility is being placed at this location as the project: 1) is directly adjacent to two existing 500 kilovolt (kv) Dominion transmission lines; 2) has regional transportation access via Route 28; and 3) fits well within the overall Dominion electrical infrastructure ( grid ) in the area. Page B-6

15 Distance from Community Features and Infrastructure - The proposed substation sits ± 700 from Route 28. The nearest residential dwelling is ± 650 from the proposed facility. Position Adjacent to the Transmission Corridor The applicant has located the proposed substation adjacent to a 250 wide transmission corridor. The electrical pylon structures supporting the transmission lines are well in excess of 150 tall. The location of these features may be considered when evaluating compatibility with surrounding land uses. Primary Site Work at Core of Site - The applicant has located the proposed electrical substation toward the interior of the site. The substation s distance from Route 28 reduces its visibility. With the exception of the access roadway, the applicant does not propose to clear vegetation within 300 feet of Farmview Road. The property will be forested to the north, south, and west. However, the area is partially open from the west (facing the Dominion easement). Buffering The PFR Plan has labeled a 50 Type C Buffer around the periphery of the site with the exception of where the site abuts the Dominion Power easement. The applicant has committed that buffer areas are to remain undisturbed to the extent possible for the construction of the substation and the distribution lines. At present, most of the site is mature forested area. (However, in two small areas, the buffer is labeled, but is shown cleared of vegetation. The DCSM requires a 50 Type C buffer in these locations and the applicant will have to seek a buffer modification subsequent to this application. The utilization of plantings which are less than 10 feet tall or a reduced-width buffer are possible solutions.) Lighting The PFR Plan did not provide the locations of site lighting. However, the applicant has committed that site lighting will be consistent with DCSM standards and will be oriented away from residential properties. Proposal s Weaknesses Visual Compatibility Concerns While 95% of the structure is less than 25 feet in height, there are two frame-like structures located at the center of the substation, which are ± 90 tall. These are called backbones and serve to direct electrical lines down into the substation itself. Because of the height of these two structures, some concerns regarding visual compatibility remain. The applicant has committed to the provision of screening vegetation between the substation and surrounding residential structures. Extent of Site Clearance Environmental Services expressed concern regarding the extent of clearing proposed by the applicant. The actual footprint of the proposed facility is 310 x 405 (± 2.5 acres). The applicant notes that there is a need to reduce points of conflict between electric lines and vegetation, particularly in those areas where electrical lines enter the substation facility. The PFR Plan indicates that, after the substation is developed, 12.2 acres (68%) of the site will remain undisturbed. The applicant has responded to Environmental Services recommendations and has committed that: 1) the amount of clearance will be minimized to the extent possible; and Page B-7

16 2) innovative stormwater design methods and low impact design (LID) techniques (such as a rain garden) will be employed to satisfy stormwater management needs. Additional Screening Needed Landscaping is proposed only along the western border of the substation with no other landscaping shown on the PFR Plan to screen the facility. (Although, there is a large amount of mature vegetation which will remain undisturbed.) However, due to the large amount of site clearance proposed to the north and south of the substation, adequate screening should be provided. Additional screening is needed, particularly between the proposed substation and surrounding residential structures. The applicant has agreed to provide screening vegetation, if requested, particularly between the substation and GPIN and GPIN On balance, for the purposes of evaluating this proposal as a PFR, this application is found to be consistent with the relevant components of the Community Design Plan. This is because the applicant has recognized community concerns and has sought to mitigate these concerns through a Letter of Commitment. Cultural Resources Plan Analysis Residents of and visitors to Prince William County are aware of the important links of the County today with the rich heritage of the past because of the preservation and enhancement of our cultural resources. The Cultural Resources Plan sets out policies and action strategies that further the County s goal of identifying and protecting our historical, archaeological, architectural and cultural resources, including those significant to our minority community, for the benefit of citizens and visitors. The plan includes recommendations relating to the identification of assets, preservation through the use of federal, state, local and private initiatives, mitigation of negative impacts, and public education/awareness programs. Land use applications should include appropriate records review for prehistoric and historic resources, as well as Phase I, II, and III level archaeological studies, as appropriate. A Phase I cultural resources survey report was submitted with this application. The report identified two archaeology sites and concluded that both are not eligible for listing on the National Register of Historic Places. Site 44PW1882 is a domestic site dating from the mid- 20 th century and sits on one of the applicant s properties (GPIN ). Site 44PW1883 is a late 19 th century to early 20 th century trash scatter. Although some artifacts were discovered, neither site possessed adequate context to be eligible for the National Register. Proposal s Strengths Avoidance of Site 44PW1882 The PFR Plan indicates that GPIN is not utilized with this application and lies outside the area labeled as Limits of Clearing and Grading. This avoids disturbance of this property which contains a mid-20 th century archaeological site. This forested area is used to buffer the substation from Farmview Road and surrounding areas to the north and west. Page B-8

17 Concurrence The County Archaeologist has concurred that neither 44PW1882 nor 44PW1883 are eligible for the National Register of Historic Places. Proposal s Weaknesses None identified. On balance, for the purposes of evaluating this proposal as a PFR, 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 that 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 the protection of significant viewsheds. For this subject site, no Resource Protection Area (RPA) features and no slopes greater than 15% were mapped in the vicinity of the site. The site is located in Subwatershed #302 which drains into Slate Run which is a tributary of Cedar Run and is contained within the Cedar Run Watershed. A portion of the site (10%) is designated as ER, Environmental Resource, in the Comprehensive Plan. The area designated as ER corresponds to a soil type with hydric characteristics and is located within the Dominion easement. The ER designated area does not include any portion of the site within the Limits of Clearing and Grading. Subsequent to the receipt of the ECA, a field visit to the site found that there were no streams or wetlands on the property. A letter to the Corps of Engineers documenting these findings was submitted on October 20, 2010, and concurrence is expected. A perennial flow determination (PFD) certification letter confirming that there are no streams on the site was submitted in September No threatened or endangered species were located on this site. Proposal s Strengths Environmental Features Absent The ECA did not find any Resource Protection Area or 100-year floodplain on the subject property. No environmental resources were found on the property. Stormwater Management Facility The applicant has provided a SWM facility for the subject site. The applicant has committed that this SWM facility could be expanded, if needed, to accommodate stormwater management needs. Page B-9

18 Permeable Surfaces The PFR Plan indicates that the area shown to be cleared will be reseeded (outside the substation) or covered with gravel (within the substation). Other than footings, no impervious surfaces are proposed. Proposal s Weaknesses None identified. On balance, for the purposes of evaluating this proposal as a PFR, 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 closest responding station would be Nokesville Fire and Rescue Station (Station #5). It is estimated that there were 1,343 incidents for the one tactical unit at this station, which is within the recommended standard of 2,000 incidents per unit, at a workload capacity of 68%. The site is within the preferred 4.0-minute response time for fire suppression and basic life support, but Station #5 does not have advanced life support capabilities. Proposal s Strengths 4.0-Minute Response Time The property is within the required 4.0-minute response time for fire suppression and basic life support. Capacity The nearest responding station (Nokesville Station #5) is operating within capacity. Circuit Breaker Technology The substation is designed and equipped with automatic circuit breaker technology and will take itself off-line in the event of a malfunction. Page B-10

19 Proposal s Weaknesses No Advanced Life Support Capabilities The Nokesville station had no advanced life support (ALS) capabilities or ALS equipment. On balance, for the purposes of evaluating this proposal as a PFR, this application is found to be consistent with the relevant components of the Fire and Rescue Plan. Police Plan Analysis Residents and businesses expect a high level of police service for their community. This service increases the sense of safety and protects community investments. The Police Plan is designed to promote Prince William County s public safety strategic goal to continue to be a safe community, reduce criminal activity, and prevent personal injury and loss of life and property, as well as to ensure effective and timely responses throughout the County. In order to maintain low response times and minimize the amount of crime, this chapter encourages funding and locating future police facilities to maximize public accessibility and police visibility as well as to permit effective, timely response to citizen needs and concerns. The chapter recommends educational initiatives, such as Neighborhood and Business Watch, and Crime Prevention through Environmental Design (CPTED), which encourages new development to be designed in a way that enhances crime prevention and effective. The chapter also encourages reliable public safety communications linking emergency responders in the field with the Public Safety Communications Center and ultimately to the public. Proposal s Strengths Crime Prevention Through Environmental Design (CPTED) CPTED principles were employed during the design of the substation facility. Security Fencing The applicant will surround the ± 2.5 acre substation facility with an eight foot chain link fence topped with three strands of barbed wire. This conforms to specifications recommended by the CPTED Manual. Additional Security Features Additional site layout features, such as lighting, will be applied to the overall site design and will be further evaluated during the site plan review process. Security cameras are typically located within Dominion substations. Security Gate Needed Although not shown on the PFR Plan, the applicant has committed to providing a security gate across the proposed access roadway. This should be kept closed and locked when Dominion personnel are not present. Proposal s Weaknesses None identified. Page B-11

20 On balance, for the purposes of evaluating this proposal as a PFR, this application is found to be consistent with the relevant components of the Police Plan. Potable Water Plan Analysis A safe, dependable drinking water source is a reasonable expectation of County residents and businesses. The Potable Water Plan sets out policies and action strategies that further the County s goal of providing an economically and environmentally sound drinking water system. The plan includes recommendations relating to system expansion, required connections to public water in the development area, and the use of private wells or public water in the Rural Area. The subject parcel is within the Rural Area of the County. Public water is permitted in the Rural Area of the County, but is not currently available at this location. Proposal s Strengths The proposed facility will be unmanned and has no habitable structure. For this reason, the Environmental Health Department has concluded that no water supply will be needed for this use. No well site is shown on the PFR Plan. Proposal s Weaknesses None identified. On balance, for the purposes of evaluating this proposal as a PFR, this application is found to be consistent with the relevant components of the Potable Water Plan. Sanitary Sewer Plan Analysis Appropriate wastewater and sanitary facilities provide needed public health and environmental protections. The Sanitary Sewer Plan sets out policies and action strategies that further the County s goal of providing an economically and environmentally sound sanitary sewer system. The plan includes recommendations relating to system expansion, required connections to public sewer in the development area, and the use of either private or public sewer systems in locations classified as Semi-Rural Residential (SRR), as well as the Rural Area. The property is within the Rural Area and is not required to connect to public sewer. Proposal s Strengths The proposed electrical substation will be unmanned and contains no habitable structures. No restroom facilities are proposed to be provided. Therefore, the Environmental Health Department has concluded that there are no sanitary disposal issues for this site. Proposal s Weaknesses None identified. Page B-12

21 On balance, for the purposes of evaluating this proposal as a PFR, this application is found to be consistent with the relevant components of the Sanitary Sewer 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 following table provides information concerning the most current AAWDT (weekday daily volumes) and the levels of services of roadways important to this development: Roadway Name Number of 2009 VDOT Volumes 2005 Daily LOS Lanes Route ,500 C Farmview Road 2 45 A Access to the site is taken from Farmview Road through a new 18 foot wide gravel driveway. No access is taken from Route 28. The facility will be unmanned and visited by technicians on an infrequent basis (2 visits per month). A traffic impact analysis (TIA) was not required because this use does not generate sufficient trips to exceed the thresholds shown in the Design and Constructions Standards Manual (DCSM). The applicant must comply with the appropriate requirements of the DCSM and Zoning Ordinance during site plan review. Proposal s Strengths Frequency of Use The amount of traffic (mostly from servicing the facility) to be generated by the use will be very low (estimated 2 visits per month). Minimal Impact The infrequent vehicle trips generated to and from the substation facility will have minimal impacts on area roads. Page B-13

22 Applicant Committed to Transportation Improvements - The applicant has committed to conform to Prince William County DCSM and Virginia Department of Transportation standards. This includes: 1) paving the first 20 feet of the access roadway into the site; 2) site entrance will meet the specifications of VDOT Standard PE-1 (VDOT Road and Bridge Standards); and 3) the access roadway s turnaround area will meet DCSM geometric standards. Proposal s Weaknesses None identified. On balance, for the purposes of evaluating this proposal as a PFR, 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: As previously stated, since this is a PFR, the analysis is limited based on location, character, and extent. Therefore, staff s review and analysis is limited to the relevant parameters of this PFR request and many of the design and site layout matters remain unresolved. To mitigate some of the layout, design, and outstanding issues, Dominion Virginia Power has offered a Letter of Commitment, dated January 12, 2011, which is provided as Attachment D. This letter serves as their voluntary documentation to acknowledge and provide assurances of their future intentions to address and mitigate concerns during the planning, site plan review, and building processes. In their Letter of Commitment, Dominion addressed many of staff s concerns, including: 1) conformance of the access roadway and site turnaround with DCSM geometrics and standards; 2) the pavement of the first 20 of roadway into the site; 3) minimization of site clearing to the extent possible; 4) the use of innovative and LID technology in meeting the project s storm water management needs; 5) the provision of additional landscaping and screening; and 6) standards and parameters for site lighting, if required. Dominion has reached out to the community and has mailed descriptive materials concerning the proposed facility and the review process to a large number of surrounding property owners. Page B-14

23 Minimum Design Criteria Staff and other agencies that have reviewed the proposal noted the following minimum design criteria. The development 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. The listing of these issues is provided to ensure that these concerns are a part of the review record. Such issues are more appropriately addressed during site plan review. DCSM and Zoning Ordinance requirements will pertain and must be satisfied. As previously mentioned, many of the transportation comments relate to DCSM standards, site plan layout, and design issues, which are not relevant to the this particular PFR process. All site plan requirements will pertain, where engineering/design details are to be addressed. 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 Arborist County Archaeologist Public Works Watershed/Environmental Services Police, Crime Prevention Environmental Health PWC Transportation Page B-15

24 Attachment C Plans PFR Plan Page C-1

25 Attachment C Plans ECA Plan Page C-2

26 Attachment D Letter Of Commitment Page D-1