COUNTY OF PRINCE WILLIAM

An Equal Opportunity Employer

July 22, 2011

COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia 22192-9201 PLANNING (703) 792-6830 Metro 631-1703, Ext. 6830 FAX (703) 792-4401 OFFICE Internet www.pwcgov.org/planning

Christopher M. Price, AICP

Director of Planning

STAFF REPORT

Public Facility Review #PLN2011-00410

Dominion Cloverhill Substation (Coles Magisterial District)

Planning Commission Public Hearing: August 3, 2011

Staff Recommendation: Consistent I. Background:

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 10101 Harry J. Parrish Boulevard. The applicant proposes to construct a ± 4.10 acre electrical substation facility on the ± 50.05 acre subject property. Public facility reviews have a different standard of review than applications for rezonings or special use permits. Virginia Code Section 15.2-2232 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 facility will be located ± 500’ south of the intersection

of Clover Hill Road and Harry J. Parrish Boulevard. The property is identified as GPIN 7694-85-1772 (see Attachment A for County maps).

C. Comprehensive Plan – The property is designated FEC, Flexible Use

Employment Center, and ER, Environmental Resource, on the Long-Range Land Use Map. The entire property is located within the Airport Safety Overlay District (ASOD).

D. Zoning/Acreage – The property is zoned PBD, Planned Business District, and

M/T, Industrial/Transportation, and is ± 50.05 acres in size.

http://www.pwcgov.org/planning

PFR #PLN2011-00410, Dominion Cloverhill Substation July 22, 2011

E. Surrounding Uses – The subject property is surrounded by vacant land owned by Unicorn Interests, LLC. The substation site is a portion of a tract within property planned for development as the Manassas Corporate Center (formerly known as Airport Gateway Commerce Center). That project will contain five buildings with over one million square feet of data center space and will be served by an extension of Harry J. Parrish Boulevard and a planned Airman Avenue.

II. Current Situation:

A. Planning Office Recommendation – The Planning Office recommends a finding of consistency of PFR #PLN2011-00410, Dominion Cloverhill Substation. 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. Attachment E is a layout of the Manassas Corporate Center as the substation is a component of the project.

B. Planning Commission Public Hearing – A Planning Commission public hearing has

been advertised for August 3, 2011. III. Issues:

A. Comprehensive Plan

1. Long-Range Land Use Map – Is the proposed public facility consistent with those uses intended by the FEC 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?

PFR #PLN2011-00410, Dominion Cloverhill Substation July 22, 2011 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 FEC, Flexible Use Employment Center, and the ER, Environmental Resource, land use designation of the Comprehensive Plan. A small portion of the proposed substation will be located within the ER; however, the grading of the substation will be such that runoff is designed to be collected within the enclosure and conveyed to the stormwater management (SWM) facility to the south. Therefore, the substation site will not negatively impact the ER portion of the property. Electric power substations are considered public utilities and pursuant to Section 32-201.11 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, on initial review, staff did have concerns, including contingency provisions for an access roadway in case future Airman Avenue is not constructed by the time of construction for the substation and assurances that the neighboring wetlands mitigation bank should not be negatively impacted. 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.

PFR #PLN2011-00410, Dominion Cloverhill Substation July 22, 2011

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 July 22, 2011. The Planning Commission must take action on this case no later than September 22, 2011 to meet the 60-day deadline. Failure of the commission to act within that time will be deemed a finding of consistency.

B. Find the PFR inconsistent with the Comprehensive Plan.

1. Comprehensive Plan

a. Long-Range Land Use – The land will continue to be designated FEC

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 PBD, Planned Business District, and M/T, Industrial/Transportation, 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 July 22, 2011. The Planning Commission must take action on this case no later than September 22, 2011 to meet the 60-day deadline. Failure of the commission to act within that time will be deemed a finding of consistency.

PFR #PLN2011-00410, Dominion Cloverhill Substation July 22, 2011 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 E. Manassas Corporate Center – Overall Layout F. Historical Commission Resolution

Attachment A – Maps VICINITY MAP

PFR #PLN2011-00410, Dominion Cloverhill Substation Page A-1

Attachment A – Maps Aerial Map

PFR #PLN2011-00410, Dominion Cloverhill Substation Page A-2

Attachment A – Maps Long Range Land Use Map

PFR #PLN2011-00410, Dominion Cloverhill Substation

Page A-3

Attachment A – Maps Zoning Map


Page A-4

Attachment B Staff Analysis

PFR #PLN2011-00410, Dominion Cloverhill Substation Page B-1

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 FEC and ER use designations of the property as this is a public utility. A small portion of the proposed substation will be located within the ER; however, the grading of the substation will be such that runoff is designed to be collected within the enclosure and conveyed to the stormwater management (SWM) facility to the south. Therefore, the substation site will not negatively impact the ER portion of the property. Section 32-201.11 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 vacant property planned for a data center project.

Community Design Yes Substation construction is proposed at the interior of the

subject 50.05 acre property. Along Harry J. Parrish Boulevard and future Airman Avenue, there will be a proffered streetscape pursuant to REZ PLN2002-00024 and PRA PLN2009-00557. The 4.10 acre compound is surrounded by a 15 foot wide “Type A” landscape area. It should be noted that to the northwest of the substation site is GPIN 7694-76-3569 which is a wetland mitigation bank owned by the Virginia Department of Transportation. At that location, there is an additional 100 foot landscape buffer on the wetlands bank side of the property line. 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.



Community Design (cont’d) Due to the height of the backbone structures, visual compatibility is a concern. However, as Manassas Corporate Center is proposed to be served by underground utilities, distribution lines will be directed underground within the substation compound. 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 adjacent properties.

Cultural Resources Yes A Phase I archaeological survey was performed when

the property was rezoned in 2005. The Phase I has already been reviewed by the County Archaeologist and mitigation measures for the identified archaeological sites have already been completed at the County’s request.

Environment Yes An Environmental Constraints Analysis (ECA), with all

resource features identified, was submitted with this application. The ECA concluded there is no Resource Protection Area (RPA), 100-year floodplain, or perennial streams located in the area to be disturbed. Further, a field visit confirmed that there are no streams or wetlands. The Generalized Development Plan (GDP) for REZ PLN2002-00024 depicts only a small portion of the ± 50.05 acre property which will be developed. This includes: clearance within the Dominion easement for the electrical transmission line servicing the project; construction of two stormwater management (SWM) facilities; the electrical substation; and the access road serving the substation. The entire area within the compound is underlain by gravel. With the exception of footings, no impervious surfaces are proposed. There are SWM facilities within 100’ of the substation. These have been designed to accommodate runoff from the substation.



Fire & Rescue Yes This site is within the recommended 8.0-minute response time of the Stonewall Jackson Fire Station #7. The station is currently within its workload capacity. However, the site is not within the recommended 4.0-minute response time.

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.

Transportation Yes The substation will be accessed by a 25’ gravel road

from future Airman Avenue. 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.



II. Comprehensive Plan Consistency Analysis The application is a proposal by Dominion Virginia Power to construct a ± 4.10 acre electrical power substation on a portion of a ± 50.05 acre property. The area surrounding the subject property is primarily undeveloped property owned by Unicorn Interests, LLC, and planned for a data center campus. The property is located in the Development 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 Use Map Designation

Zoning

North Vacant property, stormwater management (SWM) facility

FEC PBD

East Vacant property, future Airman Avenue, future Data Center Building #2 (across Airman Avenue) in Landbay C

FEC PBD

South Vacant property, SWM facility FEC, ER PBD, M/T

West Wetlands mitigation bank owned by the Virginia Department of Transportation

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 15.2-2232 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 (± 4.10 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, staff recommended that the proposal should not be processed administratively but should be subject to a formal review, including a public hearing. 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.”



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. This site is located within the Development Area of the County and is classified as FEC and ER. A small portion of the proposed substation will be located within the ER; however, the grading of the substation has been designed so that the ER portion of the site will not be affected. The following table summarizes the uses and densities intended within FEC and ER designations.

Long-Range Land Use Plan Classification

Land Uses Intended

Flexible Use Employment Center (FEC)

The purpose of the Flexible Use Employment Center classification is to provide for areas of employment uses situated on individual sites or in campus-style “parks.” Primary uses in the FEC classification are light manufacturing, “start-up” businesses, small assembly businesses, and office uses (including government offices, particularly those for Prince William County agencies). Retail and/or retail service uses shall be considered secondary uses and shall represent no greater than 25 percent of the total FEC project area. These retail/retail service uses shall be so located on a site that their primary purpose is to support the needs of those employed within that FEC project. Warehousing, wholesale, storage and/or distribution uses shall also be considered secondary uses within any FEC project. Outdoor storage shall also be considered a secondary use and shall be limited to no more than 25 percent of the land area of the FEC project. Within an FEC-designated project, the more intense uses shall be located in the core of the area and the less intense uses (excluding outdoor storage) at the periphery, to act as a transition between the FEC project and adjacent areas designated or developed for different uses. Office development in FEC areas is encouraged to be in accordance with the Illustrative Guidelines for Office Development, provided as a supplement to the Community Design Plan chapter of the Comprehensive Plan.



Environmental Resource (ER)

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 Environmental Resource designation.

The facility is needed to serve the distribution needs of Manassas Corporate Center which is a campus-style data center project that will comprise over one million square feet of data center space. Dominion proposes this facility in order to provide better service reliability to the data center project. The transmission line servicing the project is being extended from the Cannon Branch substation in the City of Manassas. If approved, the substation is expected to go on-line in August 2013. 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 FEC and ER. 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 32-201.11 allows electric power substations, which

are considered public utilities, in all zoning districts. An administrative or formal PFR is required.

Campus Style Development – Campus style development is specifically mentioned in the

description for the FEC land use classification. Manassas Corporate Center will be developed according to this model. The substation is located in Landbay B (see Attachment E) in the area specifically intended for it. This area is labeled as “Power Plant.”



Proposal’s Weaknesses

Supporting Transmission Line Not Designated in Comprehensive Plan – The transmission line proposed to serve the substation is not designated as a “feature shown” in the Comprehensive Plan. Figure 4 of the Land Use Plan is entitled “Designated Corridors or Routes of Electric Transmission Lines of 150 Kilovolts or More.” A 2.3 mile extension of the transmission line, from the Cannon Branch substation in the City of Manassas to the substation site, is currently under review by the Virginia State Corporation Commission.

The SCC public hearing on the Cannon Branch to Cloverhill transmission line extension will occur August 19, 2011. At that time, the SCC is expected to choose from among the three alternative transmission line alignments and select the official transmission line route. To date, SCC has issued a finding that the transmission line extension is needed (determination of project need) and that they concur with the proposed routes. However, regarding the subject application, all three of the proposed routes (provided to SCC) enter and transverse the subject property in the same alignment.

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

Position at Terminus of the Transmission Corridor – The substation is oriented in a general northwest-to-southeast axis. This orientation is positioned to receive transmission lines at the end of the Cannon Branch to Cloverhill transmission line.

Position Near Center of Manassas Corporate Center - The substation is located central to the

data center project. The property owner, Unicorn Interests, LLC, proposes to locate five data center buildings providing over one million square feet of data center space on GPINs 7694-87-3694, 7694-85-1772 (subject property), 7694-97-2419, 7694-06-4467, 7694-93-3036, and 7694-84-3044. The substation is positioned so that it will be able to meet the electrical power needs of these facilities.



Subject Action in Concert with Dominion Improvements in City of Manassas – To accommodate the proposed electrical needs of the data center project, Dominion is undertaking improvements to the existing Cannon Branch substation, as well as the Foster Drive substation. Dominion has purchased a lot north of the Cannon Branch substation and is making improvements there. These actions are occurring simultaneously with the subject PFR application.

Undergrounding of Transmission Lines – The tallest part of the substation is a structural

element known as the “backbone.” The backbone will be located at the center of the substation compound and is labeled on the PFR Plan as “Bus 1,” “Bus 2,” “Bus 3,” and “Bus 4.” On the northwest side of the substation, the transmission lines will be carried overhead. However, the backbone, which directs electrical lines down toward the substation, will also direct the transmission lines into a position so that they are conveyed underground. Southeast of the backbone structure, all lines will be located underground. Further, the structures within the Manassas Corporate Center will be served by underground utility lines.

Buffering – The PFR Plan has labeled a “15’ Type A Buffer” around the periphery of the

substation compound. The buffer will be planted in accordance with the requirements of the Design and Construction Standards Manual (DCSM), Section 800.

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.


Visual Compatibility Concerns – The backbone structure is ± 90’ in height and presents visual compatibility concerns. The 4.10 acre facility will be surrounded by an 8 foot tall chain link fence topped by three strands of wire which will negatively impact the visual appearance of the facility. The Manassas Airport Director had concerns with the appearance of Harry J. Parrish Boulevard. However, a proffered streetscape will be installed pursuant to REZ PLN2002-00024 and PRA PLN2009-00557 as part of the improvements for the Manassas Corporate Center. This will provide screening for areas along Harry J. Parrish Boulevard and Airman Avenue.

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 performed by the James River Institute for Archaeology when the parcel was first rezoned in September 2005. The Phase I has already been reviewed by the County Archaeologist and mitigation measures for the identified archaeological sites have already been completed at the County’s request. Proposal’s Strengths

Concurrence – The County Archaeologist has indicated that artifacts should be curated with the County and requests an electronic copy of the Phase I archaeological report.

Historical Commission – The Commission recommends no further archaeological work.


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. An Environmental Constraints Analysis (ECA) was submitted with PFR package. The predominant soil mapped in the area of the substation is Arcola Silt Loam (4B), 2-7% slopes. This soil complex



is moderately deep, level and nearly level and poorly to somewhat poorly drained. The developed portion of the substation is located in this soil which is usually found in upland flats and ridge crests and along swales. Permeability is moderate to moderately rapid throughout with a slow surface runoff and a slight erosion hazard. This soil is considered very poorly suited to building site development or on-site waste disposal with wetness and low strength limits being the main problems. Proposal’s Strengths

Environmental Features Absent – The ECA did not find any Resource Protection Area (RPA) on site. This assessment is based upon the results of a Preservation Area Site Assessment (PASA) and a Perennial Flow Determination (PFD) which was conducted by Angler Environmental on the overall Manassas Corporate Center. The study was initially approved by the County in February 2005 and re-verified in May 2008 (Plan #05-00220). The ECA also did not locate any 100-year floodplain areas on the property. A PFD verification letter was submitted with this application and noted that no stream was located near the substation site.

Stormwater Management Facility – There are two SWM facilities which are in close

proximity to the proposed substation. This is particularly beneficial given the proximity of the wetlands mitigation bank. The applicant has included the Letter of Commitment that all prudent measures will be taken to assure that the wetlands mitigation bank is not negatively impacted by the construction of the substation. The applicant will install redundant erosion and sedimentation control measures during the construction process, including Super Silt fencing, and check dams, to minimize impact on the wetlands bank.

Impervious Surfaces Limited – The PFR Plan calls for the construction of the substation to

be underlain by gravel to deter vegetative growth. The only portion of the gravel access road which will be paved is the first 20’ near the road apron area close to Airman Avenue. 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.


Reduction of Impact on Wetlands Mitigation Bank Required – Extreme care should be taken so that there is minimal impact from the proposed substation on the wetlands mitigation bank located on GPIN 7694-76-3569. This area is renowned as being an excellent habitat for waterfowl and native wildlife. The applicant has committed that stormwater will be directed away from wetland bank property and that no clearing will occur in the vicinity of the common property line. In their Letter of Commitment, Dominion has agreed not to clear within 10 feet of the common property line. Dominion has also agreed to redundant erosion and sedimentation control measures within



the construction process, including supersilt fencing and check dams. (Further, there is a peripheral 100 foot wide buffer (to remain undisturbed) on the wetlands bank property.)

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 Lake Jackson Fire Station (Station #7). It is estimated that there were 1,866 incidents for the two tactical units at this station, which is within the recommended standard of 2,000 incidents per unit, at a workload capacity of 47%. The site is not within the recommended 4.0-minute response time for fire suppression and basic life support, but is within the recommended 8.0-minute response time for advanced life support. Proposal’s Strengths

8.0-Minute Response Time – The property is within the recommended 4.0-minute response time for advanced life support.

Capacity – The nearest responding station (Lake Jackson – Station #7) 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.


4.0-Minute Response Time – The property is not within the recommended 4.0-minute response time for fire suppression and basic life support.

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 ± 4.10 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 – The applicant has agreed to provide a security gate across the access

roadway. This should be kept closed and locked when Dominion personnel are not present. 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 Police 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 Lanes

2009 VDOT Volumes 2005 Daily LOS

Clover Hill Road 2 1,600 C Harry J. Parrish

Boulevard 2 No data No data

Prince William Parkway

6 36,000 C

The proposed substation will gain access from Harry J. Parrish Boulevard’s eastern extension via Airman Avenue. Access to the site is taken from future Airman Avenue through a new 25 foot wide gravel roadway. The facility will be unmanned and visited by technicians on an infrequent basis. In summary, this PFR request has been found to be generally in conformance with the transportation element of the Comprehensive Plan. The applicant must comply with the appropriate requirements of the DCSM and Zoning Ordinance during site plan review. Proposal’s Strengths

TIA Not Required – A traffic impact analysis (TIA) was not required because this use does not generate sufficient traffic to exceed the thresholds shown in the DCSM.

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.



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.


Unconstructed Receiving Roadways – Neither the eastern extension of Harry J. Parrish Boulevard (currently terminates at Clover Hill Road) nor Airman Avenue exists. These roadways are currently shown on Public Improvement Plan #08-00247 which is being processed for a plan revision. It may be prudent for the applicant to identify a temporary access road until Harry J. Parrish can be extended and Airman Avenue can be constructed.

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 July 1, 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) erosion and sedimentation control during the construction process; 4) assurances that the runoff will be accommodated by the SWM facilities and will not affect environmental areas; 5) the provision of additional landscaping and screening; and 6) standards and parameters for site lighting, if required. Impacts to the wetlands mitigation bank were stressed and the applicant made provisions that this resource would not be negatively impacted.



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. A community open house for the proposed substation was held at the Manassas Regional Airport office located 10400 Terminal Road in Manassas, on July 27, 2011. Dominion has also met with community groups on a number of occasions concerning the transmission line. Dominion has also set up an e-comment site specific to this project.

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

Attachment C – Plans PFR Plan


Page C-1

Attachment C – Plans ECA Plan

PFR #PLN2011-00410, Dominion Cloverhill Substation Page C-2

Attachment C – Plans ECA Plan


Page C-2

Attachment D – Letter Of Commitment


Page D-1

Attachment E - Overall Plan View Manassas Corporate Center


Substation Site

Page E-1

Attachment F – Historical Commission Resolution

PFR #PLN2011-00410, Dominion Cloverhill Substation Page F-1

HISTORICAL COMMISSION RESOLUTION MOTION: YANKEY June 14, 2011 Regular Meeting SECOND: VAN DERLASKE Res. No. 11-026 RE: LAND DEVELOPMENT RECOMMENDATIONS ACTION: APPROVED

WHEREAS, the Prince William County Historical Commission seeks to identify, preserve and protect historic sites and structures in Prince William County; and

WHEREAS, the Prince William County Historical Commission’s review of

pending land development applications assists in determining the necessity for cultural resource surveys and other research and evaluations; and

WHEREAS, the Prince William County Historical Commission believes that the

identification, preservation and protection of historic sites and structures throughout Prince William County is well served by this action;

NOW, THEREFORE, BE IT RESOLVED, that the Prince William County

Historical Commission does hereby recommend to the Prince William County Planning Commission the action(s) noted for the following properties:

Case Number Name Recommendation REZ PLN2007-00274 Orchard Glen Rezoning No further work SUP PLN2010-00302 T-Mobile at Wines Property Table REZ PLN2010-00182 Hunter at Haymarket

As this property is adjacent to a National Scenic Byway the following proffers are recommended: Maintain the existing tree density near the Route 15 frontage Provide additional right-of-way width to support the development of a “parkway” for this segment of Route 15 as identified in the Comprehensive Plan Limit the height of non-residential structures Provide quality building materials for buildings and structural walls fronting on Route 15 Provide an entrance feature and a bifurcated site entrance Provide berms along Route 15 Accommodate a Class I trail within site design

Attachment F – Historical Commission Resolution

PFR #PLN2011-00410, Dominion Cloverhill Substation Page F-2

Case Number Name Recommendation REZ PLN2011-00359 Villages of Piedmont II As this property is adjacent to a

National Scenic Byway, recommend proffer that would provide additional right-of-way and a buffer adjacent to Route 15 (100 feet in width) to incorporate the existing wooded area. Include Buckland Mills Battlefield in the rezoning application narrative. Prepare a popular history Preservation of, or more archaeology on, sites 44PW1481, 44PW1483, 44PW1487 and curation of artifacts with the County Request opportunity for County sponsored archaeological research in the proposed conservation areas and for the opportunity for the Historical Commission and the County Archaeologist to participate in the preparation of interpretive signage within the proposed development.

REZ PLN2011-00404 Independence Realty No further work PFR PLN2011-00410 Dominion – Cloverhill

Substation No further work

PRA PLN2011-00411 Belmont Town Center No further work SUP PLN2011-00412 Belmont Town Center No further work SUP PLN2011-00418 Nissley Property No further work SUP PLN2011-00419 T-Mobile at Nissley Property No further work SUP PLN2011-00425 Fettler Drive Property No further work PFR PLN2011-00428 Dominion – Elm Farm Road No further work SUP PLN2011-00429 Orchard Glen - Self Storage No further work

Votes: Ayes: by acclamation Nays: None Absent from Vote: Turner Absent from Meeting: None MOTION CARRIED

CERTIFIED COPY Secretary to the Commission

COUNTY OF PRINCE WILLIAM

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