COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia PLANNING (703) FAX (703) OFFICE

Transcription

1 COUNTY OF PRINCE WILLIAM 5 County Complex Court, Prince William, Virginia PLANNING (703) FAX (703) OFFICE Christopher M. Price, AICP Director of Planning May 20, 2016 TO: FROM: RE: Planning Commission Scott F. Meyer Planning Office Special Use Permit Woodbridge Magisterial District I. Background is as follows: A. Request To allow a special use permit (SUP) for the installation of a telecommunications facility consisting of a 182-foot monopole structure and fenced compound with related ground equipment. There are two setback waivers being requested from adjacent property zoned as PMR, Planned Mixed Residential, to the south and east. The site is located ±225 feet north of Potomac River Boulevard and west of overhead power transmission lines within the Potomac Shores planned community, which is currently under development. SUP Request: 182-foot Telecommunications Monopole in PMR zoning Lot Size Required / Allowed One acre minimum in PMR (Residential) zoning district Provided / Proposed Development ±38.82 acres for entire property; ±13,910 SF (±0.32 acre) for telecom facility in central/southern portion of property (SUP area) Maximum Height 50 feet in PMR zoning 182 feet (with SUP) Buffer Type A 15-foot landscape buffer (around telecom compound area) Modified landscape buffer around equipment compound, through onsite tree save area and/or installation of additional trees/shrubs; 15-foot buffer along west and south; 8-foot modified buffer along east; 15-foot partial buffer along north

2 May 20, 2016 Page 2 SUP Request: 182-foot Telecommunications Monopole in PMR zoning Setbacks for Telecommunication Facilities Required / Allowed Minimum 200 feet from nearest public street (Potomac River Blvd.) 2:1 setback from adjacent Residential (PMR) zoned property (364 feet required) Provided / Proposed Development Setback from Potomac River Blvd. (south) = ±223 feet; (meets public street setback) 2 Waivers Requested with SUP: 1. Setback from Adjacent PMRzoned property to the south = ±223 feet; (141 feet reduction) 2. Setback from Adjacent PMRzoned property to the east = ±26 feet; (338 feet reduction) # Telecom Providers 3 minimum on monopole At least 4 wireless providers (Verizon Wireless as initial carrier at top antenna array) B. Site Location The subject site is located ±225 feet north of Potomac River Boulevard and is to the west of and abuts the overhead power transmission lines within the Potomac Shores planned community. The SUP site is identified on County maps as GPIN (portion) and (portion), and encompasses ±13,910 square feet (SF) (see maps in Attachment A). C. Comprehensive Plan The site for the telecommunications facility is designated SRL, Suburban Residential Low, in the Comprehensive Plan and is located within the Potomac Communities Revitalization Plan special planning area. D. Zoning/Acreage The subject property is zoned PMR, Planned Mixed Residential, as an open space land bay within the Potomac Shores planned community development, and as proffered with REZ #PLN Specific to this request for the telecommunications facility, the SUP area is ±13,910 SF or ±0.32 acres. E. Surrounding Land Uses The subject telecommunications site is located north of Potomac River Boulevard and adjacent to overhead power transmission lines that runs in a north-south alignment through the Potomac Shores planned mixed community. The immediate vicinity contains open space/wooded area, lowdensity suburban residential, and a golf course. North of the SUP site is open space/wooded areas, and south is Potomac River Boulevard and open space/golf course across the street. There is an overheard power transmission line with open space and associated easement to the east and abutting the SUP site. To the west is more open space and intact wooded areas (see Attachment A for maps).

3 May 20, 2016 Page 3 F. Background & Context The Applicant (Anthem Telecom) is requesting a special use permit (SUP) to allow for the installation of a 182-foot telecommunications monopole and fenced compound with related ground equipment to serve the Potomac Shores planned mixed use community. Also, Anthem Telecom requests two setback waivers in monopole setbacks from adjacent PMR, Planned Mixed Residential, zoned land. A 223-foot setback to the property line to the south and 26-foot setback to the property line to the east are being requested. The review and analysis through this subject SUP request satisfies the intent of a public facility review (PFR), pursuant to Section of the Code of Virginia. In conjunction with reviewing for consistency with the Comprehensive Plan through location, character, and extent, this SUP will also impose conditions to help offset or mitigate the impacts. II. Current Situation is as follows: A. Planning Office Recommendation Staff recommends approval of #SUP , Anthem Potomac Shores, subject to the conditions dated May 13, 2016 for the following reasons: The telecommunications monopole facility is being sited in an area planned as open space, adjacent to overhead power transmission lines, collocated among other transmission towers and related utility structures, and adjacent to intact wooded areas and a golf course. The proposed telecommunications monopole offers collocation opportunities for a total of four commercial wireless providers. As conditioned through this SUP, the impacts have been adequately mitigated. See Attachment B for the staff analysis and Attachment C for the proposed conditions. B. Planning Commission Public Hearing A public hearing before the Planning Commission has been advertised for June 1, 2016.

4 May 20, 2016 Page 4 III. Issues in order of importance are as follows: A. Comprehensive Plan 1. Long-Range Land Use Is the proposed use consistent with those uses intended by the current SRL designation? 2. Level of Service (LOS) How does the proposal address the Policy Guide for Monetary Contributions in effect July 1, 2014? B. Community Input Have members of the community raised any issues? C. Other Jurisdictional Comments Have other jurisdictions raised any issues? D. Legal Uses of the Property What uses are allowed on the property? How are legal issues resulting from the Planning Commission action addressed? E. Timing When must the Planning Commission take action on this application? IV. Alternatives beginning with the staff recommendation are as follows: A. Recommend approval of, subject to the conditions dated May 13, Comprehensive Plan Consistency Analysis a. Long-Range Land Use The subject property has a Comprehensive Plan long-range land use designation of SRL, Suburban Residential Low. The entire property is zoned PMR, Planned Mixed Residential, and is located in the Development Area. The proposed telecommunications site, consisting of 13,910 square feet (SF), is located north of Potomac River Boulevard and adjacent to overhead power transmission lines that runs in a northsouth alignment. Based on the approved Master Zoning Plan for Potomac Shores, the subject site has a planned land use category as Open Space. The immediate vicinity contains open space/wooded area, low-density suburban residential, and a golf course. The monopole facility is being installed amongst other existing utility infrastructure and adjacent to open space/wooded areas that surround single-family detached residential dwellings within the Potomac Shores community.

5 May 20, 2016 Page 5 According to the hierarchy/order of preference criteria matrix when considering locations for telecommunications facilities, the proposed site is within the following scenario: Areas planned and/or zoned for residential but not used for residential. The subject site is located on private property that is zoned PMR, Planned Mixed Residential, with a planned development land use as Open Space and a Comprehensive Plan land designation as SRL, Suburban Residential Low. This scenario is the among the least preferred options (#9 of 10) for siting telecommunication facilities, and is inconsistent with the policies set forth in the Telecommunications chapter of the Comprehensive Plan. However, it is important to note that the proposed telecommunications facility is being sited adjacent to and abutting overhead power transmission lines and associated utility infrastructure. In the area context, this land use/utility circumstance may cause the priority/order of preference ranking to be viewed more favorably, such as category #6 of 10, which pertains to utility rights-of-way in nonresidential areas. A commercial telecommunication facility is permissible in the PMR zoning district with an approved SUP. b. Level of Service (LOS) The LOS impacts would be mitigated through monetary contributions by the SUP conditions, as follows: Fire & Rescue $0.61 per square foot (SF) 3,500 SF lease area for telecom monopole (at final build-out) $2,135 Water Quality $75 per acre Flat fee for site $75 TOTAL $ 2, c. Community Design The proposed telecommunications monopole facility is limited to a maximum finished height of 182 feet, including all antennas and a lightning rod at the top. As conditioned through this SUP, the visual impacts are being partially mitigated by height limitations, specific design standards as a monopole, and opportunities for collocation of up to three other wireless carriers, wooden board-on-board fencing around the compound, and modified landscape buffering with a partial tree save area to be maintained around the equipment compound. Due to the orientation of the proposed facility adjacent to power utility infrastructure, intact wooded areas, and among community open space and a golf course, it has been sited in a manner that limits new visual impacts and minimizes land disturbance.

6 May 20, 2016 Page 6 d. Telecommunications The new telecommunications facility has been located in a manner that minimizes visual impact to the extent possible through appearance as a monopole adjacent to areas of mature trees on the site. The current zoning/planned land use is among the least preferred scenarios, according to the priority/hierarchy preference ranking criteria in the Telecommunications chapter of the Comprehensive Plan. However, the Applicant indicated that based on the results of a service search ring and other associated research, other more suitable locations in the vicinity were either: not available; had structural loading limitation issues that prevented collocation onto an existing structure; had land owners not interested in entering into a telecommunications lease arrangement; did not yield adequate signal strengths; or did not meet network coverage and capacity objectives. In addition to Verizon Wireless, the monopole is designed to provide collocation opportunities for up to three additional telecommunication carriers, for a total of up to four on the monopole. The ability and extent of future collocation of each subsequent wireless provider would be dependent on the structural capacity of the monopole at the time of request and the cumulative interactive impacts of radio frequencies. For the initial installation of Verizon Wireless at the top, the Department of Information Technology has verified that the proposed antenna wireless data transmittal frequencies will not result in interference with County radio systems. According to the Applicant, the proposed new site will improve overall wireless telecommunications coverage to this developing area as well as much needed wireless traffic to neighboring Verizon Wireless cell sites. The Applicant claims that other existing nearby sites are currently exhausted in terms of the number of users and data usage. The new site will offload traffic from these existing cells, thereby improving service and speeds to users in adjoining areas. The proposed site will resolve the need for adequate coverage in the area around the selected site and ensure overlapping coverage between and among existing Verizon Wireless sites. In connection with the build-out of its wireless network in the Washington, D.C. metropolitan area, the Applicant requires a wireless facility to improve coverage in and around the vicinity and the Potomac Shores planned community as it continues to develop. In addition, the site will enhance in-building coverage to homes and businesses within the area.

7 May 20, 2016 Page 7 2. Community Input Notice of the application has been transmitted to adjacent property owners within 200 feet. As of the date of this staff report, the Planning Office has not received any verbal or written comments from the community. The Applicant has partnered with the developer of the Potomac Shores community to devise a master plan to provide robust and reliable wireless broadband communications. In order to do so, as the Potomac Shores community is developed, the intent is to build an initial wireless telecommunications facility to serve the community, with Verizon Wireless as the anchor tenant in the northern part of the community. It is envisioned that there will be a need for two more such facilities to support the Potomac Shores community s wireless needs, which will likely be in the eastern area near the planned Town Center and in the southern area near the southern neighborhoods. The Applicant has provided letters of endorsement/support from the Potomac Shores developer representative and from the Potomac Shores Residential Association (see Attachment K). Staff is not aware of any community opposition at this time. 3. Other Jurisdiction Comments This project site is located outside of the required notification area from adjacent jurisdictions. 4. Legal Uses of the Property A 182-foot telecommunications monopole facility that exceeds the performance standards set forth in the Zoning Ordinance could be installed on the property, subject to the conditions of an approved SUP. In the PMR zoning district, such telecommunications facilities over 50 feet in height are permissible with an SUP. As a part of the Potomac Shores community, the planned land use of Open Space will be unaffected by the additional telecommunications use on the property, as approved with REZ #PLN Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney s Office. 5. Timing As with a typical SUP request, the Planning Commission has 90 days from the first public hearing date to take action on a proposal. However, there are regulations adopted from the Federal Communications Commission (FCC) that pertain to local review and approval of telecommunications facilities. To adhere to the Shot Clock ruling, the County has adopted the position that the governing body has to act on a proposed telecommunications facility within 150 days from when it has been deemed complete and accepted. In this case, the proposal was accepted for review on January 27, 2016 with a 150-day deadline of June 25, The Applicant has provided a waiver letter to request an extension of the review timeframe to June 30, 2016 to better accommodate the anticipated public hearing schedule (see letter in Attachment J).

8 May 20, 2016 Page 8 Planning Commission recommendation of approval of the SUP would meet these requirements. B. Recommend denial of. 1. Comprehensive Plan Consistency Analysis a. Long-Range Land Use If the SUP application is denied, the telecommunications monopole would not be built. All current uses would remain unchanged. The property would maintain its SRL Comprehensive Plan land use designation and Open Space planned land use as a part of the Potomac Shores planned mixed residential development. b. Level of Service (LOS) There would be no impact on LOS if denied. c. Community Design The overall visual appearance and character of the area would remain as it is today, with the property remaining unchanged. d. Telecommunications According to the Applicant s submission, a gap in some wireless communications services would continue to persist in the area. 2. Community Input Notice of the application has been transmitted to adjacent property owners within 200 feet. As of the date of this staff report, the Planning Office has not received any verbal or written comments from the community. The Applicant has partnered with the developer of the Potomac Shores community to devise a master plan to provide robust and reliable wireless broadband communications. In order to do so, as the Potomac Shores community is developed, the intent is to build an initial wireless telecommunications facility to serve the community, with Verizon Wireless as the anchor tenant in the northern part of the community. It is envisioned that there will be a need for two more such facilities to support the Potomac Shores community s wireless needs, which will likely be in the eastern area near the planned Town Center and in the southern area near the southern neighborhoods. The Applicant has provided letters of endorsement/support from the Potomac Shores developer representative and from the Potomac Shores Residential Association (see Attachment K). Staff is not aware of any community opposition at this time.

9 May 20, 2016 Page 9 3. Other Jurisdictional Comments This project site is located outside of the required notification area from adjacent jurisdictions. 4. Legal Uses of the Property If the SUP is denied, the proposed monopole would not be built and the property would retain its current PMR zoning. A telecommunications facility exceeding 50 feet in height and with the requested setback waivers would not permissible. The current land use would remain unchanged, and the property being planned as Open Space as a part of the Potomac Shores planned mixed residential development, as approved with REZ #PLN Legal issues resulting from Planning Commission action are appropriately addressed by the County Attorney s Office. 5. Timing As with a typical SUP request, the Planning Commission has 90 days from the first public hearing date to take action on a proposal. However, there are regulations adopted from the Federal Communications Commission (FCC) that pertain to local review and approval of telecommunications facilities. To adhere to the Shot Clock ruling, the County has adopted the position that the governing body has to act on a proposed telecommunications facility within 150 days from when it has been deemed complete and accepted. In this case, the proposal was accepted for review on January 27, 2016 with a 150-day deadline of June 25, The Applicant has provided a waiver letter to request an extension of the review timeframe to June 30, 2016 to better accommodate the anticipated public hearing schedule (see letter in Attachment J). Planning Commission recommendation of denial of the SUP would meet these requirements. V. Recommendation is that the Planning Commission concur with Alternative A and recommend approval of, subject to the conditions dated May 13, Staff: Scott F. Meyer, x 6876

10 May 20, 2016 Page 10 Attachments A. Area Maps B. Staff Analysis C. Proposed SUP Conditions D. SUP Plan E. ECA Exhibits / Maps F. Visual Photograph Simulations G. Coverage / Propagation Maps H. Inventory of Existing Verizon Wireless Facilities I. Statement of Accommodation & Future Carrier Collocation J. Review Time / Shot Clock Extension Letter K. Justification & Community Letters of Support L. Historical Commission Resolution

11 Attachment A Maps VICINITY MAP Page A-1

12 Attachment A Maps AERIAL MAP Page A-2

13 Attachment A Maps EXISTING ZONING MAP Page A-3

14 Attachment A Maps LONG-RANGE LAND USE MAP Page A-4

15 Attachment B Staff Analysis Part I. Summary of Comprehensive Plan Consistency Staff Recommendation: APPROVAL This analysis is based on the relevant Comprehensive Plan action strategies, goals, and policies. A complete analysis is provided in Part II of this report. Comprehensive Plan Sections Long-Range Land Use Community Design Cultural Resources Environment Fire and Rescue Police Telecommunications Transportation Plan Consistency Yes No Yes Yes Yes Yes Yes Yes Page B-1

16 Attachment B Staff Analysis Part II. Comprehensive Plan Consistency Analysis The following table summarizes the area characteristics (see maps in Attachment A): Direction Land Use Long Range Future Land Use Map Designation North South East West Open Space / Intact wooded areas Potomac River Boulevard; Open space / Golf course (across street) Overhead power transmission line and associated infrastructure/easements; Open Space Open Space / Intact wooded areas SRL SRL; CEC SRL SRL Zoning PMR PMR PMR PMR 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 highquality 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 subject SUP site is located within the Development Area of the County, and is classified as Suburban Residential Low (SRL) on the Long-Range Land Use Map within the Comprehensive Plan. As a part of the Potomac Shores planned mixed residential development, the site has a planned land use category of Open Space. The following table summarizes the land uses and densities intended within the Comprehensive Plan SRL use designation. Page B-2

17 Attachment B Staff Analysis Long-Range Land Use Map Designation Suburban Residential Low (SRL) (Telecommunications monopole facility at central/southern portion of property) Intended Uses and Densities The purpose of the Suburban Residential Low classification is to provide for housing opportunities at a low suburban density. The housing type in this classification is single-family detached, but up to 25 percent of the total land area may be single-family attached. The density range in SRL projects is 1-4 units per gross acre, less the ER designated portion of a property. Cluster housing and the use of the planned unit development concept may occur, provided that such clustering and planned district development furthers valuable environmental objectives as stated in EN-Policy 1 and EN-Policy 4 of the Environment Plan, the intent stated in the Cultural Resources Plan and preserves valuable cultural resources throughout the County. Anthem Telecom is seeking a Special Use Permit (SUP) to allow for the installation of an unmanned, telecommunications monopole facility to be located at 2400 Potomac River Boulevard with an access road going onto 2300 Potomac River Boulevard. Verizon Wireless ("Verizon") will be Anthem Telecom's lead/initial tenant. The height of the proposed monopole is 175 feet and Verizon's antennas will be placed at the top of the structure, with the top of the appurtenance (antennas and lightning rod) extending to 182 feet. The monopole will be constructed so that it will be able to physically and structurally house the equipment for a total of at least four (4) wireless carriers. All providers will be allowed to use the facility at fair market value. An equipment compound will be located at the base of the monopole and will have space for anchor tenant Verizon's ground equipment as well as at least three additional future carriers. Verizon's equipment is being proposed on a 20-foot X 12-foot concrete pad and separate generator pad inside the compound. As mentioned, the compound will also contain at least four future lease areas and will be surrounded by a board-on-board fence. Additionally, Anthem Telecom requests two setback waivers in monopole setbacks from adjacent PMR, Planned Mixed Residential, zoned land. A 223-foot setback to the property line to the south of the proposed monopole and 26-foot setback to the property line to the east of the proposed monopole are being requested. Proposal s Strengths Zoning Ordinance Commercial monopoles that are fifty (50) feet or greater in height and waivers for telecommunications design performance standards are permitted in the PMR, Planned Mixed Residential, zoning district with an SUP, provided that appropriate conditions are set forth to mitigate impacts. Page B-3

18 Attachment B Staff Analysis Sited Among Open Space & Utility Uses The proposed location for the telecommunications facility occupies a small portion of the entire property (±13,910 SF) that already contains open space, wooded areas, and portions of a golf course. The proposed telecommunications facility is being sited adjacent to and abutting overhead power transmission lines and associated utility infrastructure. In the area context, this specific land use/utility circumstance may cause the priority/order of preference ranking to be viewed more favorably, such as category #6 of 10, which pertains to utility rightsof-way in nonresidential areas Proposal s Weaknesses Low Siting Preference on Priority List According to the hierarchy/order of preference criteria matrix when considering locations for telecommunications facilities, the proposed site is within the following scenario: Areas planned and/or zoned for residential but not used for residential. The subject site is located on private property that is zoned PMR, Planned Mixed Residential, with a planned development land use as Open Space. This scenario is the among the least preferred options (#9 of 10) for siting telecommunication facilities, and is inconsistent with to the policies set forth in the Telecommunications chapter of the Comprehensive Plan. However, the proposed facility is also being sited adjacent to and abutting overhead power transmission lines and associated utility infrastructure. In the area context, this land use/utility circumstance may cause the priority/order of preference ranking to be viewed more favorably, such as category #6 of 10, which pertains to utility rights-of-way in nonresidential areas. On balance, this application is found to be consistent with the relevant components of the Long- Range Land Use Plan. Community Design Plan Analysis An attractive, well-designed County will attract quality development, instill civic pride, improve the visual character of the community and create a strong, positive image of Prince William County. The Community Design Plan sets out policies and action strategies that further the County s goals of providing quality development and a quality living environment for residents, businesses and visitors, and creating livable and attractive communities. The plan includes recommendations relating to building design, site layout, circulation, signage, access to transit, landscaping and streetscaping, community open spaces, natural and cultural amenities, stormwater management, and the preservation of environmental features. According to the Applicant, the reason for the location of this master planned wireless telecommunications facility is to allow visual blending to occur. The subject location allows such blending by utilizing the existing forest buffer (to the north, east, south and west) and distance separation from the present and planned residences in the community by placing the facility on the high ground elevation next to the existing treed areas, while limiting the removal of trees. Page B-4

19 Attachment B Staff Analysis The application package contains photo simulations taken from 10 vantage points with reference maps that portray the line-of-sight appearance of the proposed monopole in the adjacent communities and surrounding areas. As demonstrated by the photo simulations, the proposed facility will be visible from most areas, although the intervening tree cover and the presence of overhead power transmission lines and related towers will generally disrupt full views and help to mitigate/soften visual impacts. The proposed monopole facility will be located on the central/southern portion of the property and close to an intact area of mature trees for enhanced screening and adjacent to a significant power transmission line. The monopole is being sited ±407 feet to the northwest of the closest parcel with a residential dwelling. A modified landscape buffer will be established around the perimeter of the equipment compound at the base of the monopole structure, through installation of additional trees or preservation of existing ones. An 8-foot tall wooden board-on-board fence is to be installed around the compound area. Proposal s Strengths Landscape Buffering As conditioned by this SUP, there will be modified landscape buffering (15-foot and 8-foot) around the perimeter of the equipment compound area. There will also be additional enhancement tree plantings at the site s entrance and to the north of Potomac River Boulevard, which will help provide additional screening. Fencing A proposed 8-foot wooden board-on-board fence will help to screen the equipment area and control access, which will be maintained by the Applicant. Contextual & Compatible Siting Given the proposed location of the new telecommunications facility adjacent to an intact wooded area and abutting a significant powerline transmission infrastructure, the new visual impacts will be reduced, given the context of what already exists in the immediate vicinity. Proposal s Weaknesses Visual Impacts Although the telecommunications monopole structure has been sited in what the Applicant claims to be the area of least overall impacts on the property, it will still be clearly visible at every proposed vantage point from nearby residential neighborhoods and along Potomac River Boulevard, according to the photo simulations. Height Relative to Area Context At a proposed finished height of 182 feet, the monopole facility exceeds the height of all nearby existing transmission towers, which are ±120 feet and ±80 feet. Setback Waiver Requests Although there were limitations on siting the new monopole, the proposed location does not satisfy the 2:1 setback of 364 feet from an adjacent PMR, Planned Mixed Residential, zoned property to the south and east. Page B-5

20 Attachment B Staff Analysis Inability to Collocate onto Nearby Structures According to the Applicant, collocating onto the adjacent, existing Virginia Dominion Power transmission poles will not provide the initial carrier (Verizon) with adequate height or structural capacity needed to achieve the targeted service coverage and capacity for the area. Also, the Applicant is claiming that due to recent structural and antenna equipment loading limitation guidelines for powerline utilities and potential interference issues associated with new technology, collocating onto the adjacent existing transmission powerline structures is not a feasible option. Regardless, this is contrary to current Planning policies for siting new telecommunications facilities. Collocation is always encouraged, and since this should still be accomplished given the proximity to other structures, it is a weakness. On balance, this application is found to be inconsistent with the relevant components of the Community Design Plan. Cultural Resources Plan Analysis Prince William County promotes the identification, evaluation, and protection of cultural resource sites throughout the County, as well as the tourism opportunities these sites present. The Cultural Resources Plan recommends identifying, preserving, and protecting Prince William County s significant historical, archaeological, architectural, and other cultural resources including those significant to the County s minority communities for the benefit of all of the County s citizens and visitors. To facilitate the identification and protection of known significant properties that have cultural resource values worthy of preservation, the land use classification County Registered Historic Site (CRHS) is used in the Comprehensive Plan. The plan includes areas of potentially significant known but ill-defined or suspected pre-historic sites, Civil War sites, historic viewsheds, landscapes or areas of potential impact to important historic sites, and encourages the identification, preservation, protection, and maintenance of all cemeteries and/or gravesites located within the County. The proposed telecommunications facility is to be located on the north side of Potomac River Boulevard and adjacent to overhead power transmission lines in an area designated as Open Space, according to the approved master zoning plan for the Potomac Shores planned mixed residential development. The Historical Commission met and reviewed this case at its February 9, 2016 meeting. The recommendation was the following: "Phase I study/cemetery delineation and, if warranted, Phase II evaluation and Phase III data recovery study. Artifacts to be donated to and curated with the County." (see Attachment L). The County Archaeologist concurs with the Commission s recommendation. Proposal s Strengths Conditions to Mitigate Impacts In response to Historical Commission and County Archaeologist findings, SUP conditions have been imposed to address the following components: Phase I and Phase II Archaeological Testing and Evaluation; Mitigation Plan; and Curation. The Applicant has agreed to conditions section #4, as stated in Attachment C of this report. Page B-6

21 Attachment B Staff Analysis Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Cultural Resources Plan. Environment Plan Analysis Prince William County has a diverse natural environment, extending from sea level to mountain crest. Sound environmental protection strategies will allow the natural environment to co-exist with a vibrant, growing economy. The Environment Plan sets out policies and action strategies that further the County s goal of preserving, protecting and enhancing significant environmental resources and features. The plan includes recommendations relating to the incorporation of environmentally sensitive development techniques, improvement of air quality, identification of problematic soil issues, preservation of native vegetation, enhancement of surface and groundwater quality, limitations on impervious surfaces, and the protection of significant viewsheds. The location of the proposed monopole facility, associated access road, and equipment compound area is within areas designated as both a designated Preservation Area and Restoration Area, as proffered by REZ #PLN for Potomac Shores. The Preservation Area is forested and is relatively flat to steeply sloped (15% and greater). These slopes are on highly erodible soils adjacent to the Resource Protection Area (RPA). This area abuts one of the major overhead electric transmission line corridors that bisect Potomac Shores. SUBWATERSHED: Powells Creek subshed 700 PERCENT IMPERVIOUS / PERVIOUS: o Impervious / Pervious o Existing 0.04 acres / 2.58 acres o Proposed 0.28 acres / 0.08 acres o AREA OF DISTURBANCE: 0.36 acres REFERENCE FOR RARE, THREATENED, AND ENDANGERED SPECIES: Habitat for northern long eared bats. Soils: No. Soils name Slope Soil category Erodibility 18E Dumfries Sandy Loam 25-50% II Severe 36D Marr Very Fine Sandy Loam 7-25% II Severe Page B-7

22 Attachment B Staff Analysis The SUP Plan shows important features that govern and account for existing vs. proposed development of Potomac Shores, such as the following: area covered by Preservation Area area covered by proffered Restoration Area area covered by VA Power Esmt. Preservation Area area covered by proffered VA Power Esmt. Restoration Area area within RPA Proposal s Strengths Water Quality A $75 monetary contribution for water quality monitoring, stream restoration, and/or drainage improvements has been conditioned for the SUP site. Supplemental Planting Units To enhance buffering within the perimeter landscape buffer areas, the Applicant has been conditioned to install fifteen (15) small/medium native evergreen trees or other appropriate/equivalent planting units along both sides of the site access and north of the existing sidewalk along Potomac River Boulevard. Minimal New Disturbance The proposed location of the new telecommunications facility and access road alignment has been oriented in a manner to preserve existing tree areas, minimize additional impervious surface, and to limit the extent of clearing/grading. The access road off of Potomac River Boulevard runs partially within an existing overhead powerline easement, which avoids impacts to intact areas of trees to the south of the proposed compound area. Restoration Contingency for Alternative Facility Access If the proposed access road configuration is no longer needed, and the future access road becomes the primary site access alignment option, all land disturbances within the limits of the abandoned access road shall be stabilized and restored to a natural/vegetated state. Limits of Disturbance (LOD) As shown on the SUP Plan, there are defined/delineated limits of disturbance for grading and clearing around the subject SUP area. Proposal s Weaknesses Disturbance of Open Space Although the Applicant has attempted to limit new impacts with the proposed telecommunications facility, it is still being located among a hardwood forest area that is designated as "Preservation Areas" and another area protected as a "Restoration Area", within the Potomac Shores Natural Open Space, as proffered with REZ #PLN On balance, this application is found to be consistent with the relevant components of the Environment Plan. Page B-8

23 Fire and Rescue Plan Analysis Attachment B Staff Analysis Quality fire and rescue services provide a measure of security and safety that both residents and businesses have come to expect from the County. The Fire and Rescue Plan sets out policies and action strategies that further the County s goal of protecting lives, property, and the environment through timely, professional, humanitarian services essential to the health, safety, and well-being of the community. The plan includes recommendations relating to siting criteria, appropriate levels of service, and land use compatibility for fire and rescue facilities. The plan also includes recommendations to supplement response time and reduce risk of injury or death to County residents, establishment of educational programs, such as cardio-pulmonary resuscitation (CPR) training, automatic external defibrillators (AED), and encourage installation of additional fire protection systems such as sprinklers, smoke detectors, and other architectural modifications. The nearest responding fire station to the site would be River Oaks Fire and Rescue Station #23. According to the FY 2014 station capacity/workload figures, this station work load capacity (fire and rescue combined) was at 83.9% with four tactical units and a total of 6,707 yearly incidents. The Applicant will need to submit an emergency plan to the Fire Marshal's Office for review and approval providing details on the plan of action to be taken in the event of a hazardous materials related incident on the site. To clarify, specifically, this is dealing with the fuel (i.e., propane fuel tank) used for the generator associated with the site. Proposal s Strengths Response Times When the road network is constructed and once all water utility infrastructure is complete for this portion of Potomac Shores, the SUP site will be within the recommended 4.0-minute response time for fire suppression and basic life support and within the 8.0-minute response time for advanced life support. Minimal New Service Demand It is anticipated that the proposed telecommunications use will generate minimal new service demands. Monetary Contribution The Applicant has been conditioned to make a monetary contribution of $0.61 per square foot (SF) of proposed total lease area (3,500 SF). Telecommunications Monopole Collapsibility The monopole will be designed so that in the rare event of a structural failure, it will collapse within the confined extent of the subject property. The Applicant has been conditioned to provide acceptable certification by a licensed structural/building engineer that the monopole will collapse within the confines of the property and into various sections at structural break points. Enhanced Wireless Service The establishment of a new telecommunications facility in this area will also help improve E-911 wireless service coverage, thus also eliminating the potential for dropped calls in the event of an emergency. Page B-9

24 Attachment B Staff Analysis Emergency Plan As conditioned, the Applicant will provide an action plan to deal with potential fuel leaks or other risks related to the generator and onsite propane tank within the equipment compound. Such plan shall be submitted to the Fire Marshal Office and will need to provide specific steps/procedures for individual actions and responses. Proposal s Weaknesses None identified. On balance, 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. This plan 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 plan 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. The plan also encourages effective and reliable public safety communications linking emergency responders in the field with the Public Safety Communications Center. The Police Department does not believe that this application will create a significant impact on calls for service. However, the Police Department requests the Applicant to address concerns regarding thefts of copper and other precious metals during construction. It is recommended that the Applicant refer to the CPTED Manual, Crime Prevention Through Environmental Design: A guide to safe environments in Prince William County, Virginia, and specifically look at crime prevention techniques on the construction site. Proposal s Strengths Radio Non-Interference The Department of Information Technology has confirmed that there will be no interference to the County s public safety radio systems from the new telecommunications facility to be installed on the site. Page B-10

25 Attachment B Staff Analysis Secure Compound Access The equipment compound will be surrounded by an eightfoot tall wooden board-on-board fence with locked gate. Inside the fenced compound, an unmanned and secure equipment shelter building will be located, which will house all of the necessary technology equipment for Verizon Wireless and space available for three other future carriers. Enhanced Wireless Service The establishment of a new telecommunications facility in this area will also help improve wireless E-911 service coverage, thus also eliminating the potential for dropped wireless calls for service. Coordination During Construction As conditioned, the Applicant will complete and submit page 15 of the Crime Prevention on the Construction Site booklet to the Crime Prevention Unit, which provides a builder/contractor point of contact for the Police Department. This is helpful in coordinating and monitoring security during construction. Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Police Plan. Telecommunications Plan Analysis Mobile and land-based communication infrastructure promotes public safety and economic growth. The Telecommunications Plan sets out policies and action strategies that further the County s goals of identifying sufficient facility sites, encouraging a variety of telecommunications infrastructure to promote economic growth and public safety, complying with federal laws to promote low cost communication capabilities for our citizens, and encouraging stealth technologies to minimize negative impacts of telecommunication facilities. The plan includes recommendations relating to maximizing the use of existing structures, compatibility with adjacent uses, providing high speed internet and fiber optic access to public buildings, residences and businesses, and the use of public properties to promote beneficial public/private partnerships. In connection with the build-out of its wireless network in the Washington, D.C. metropolitan area, Verizon is claiming to require a wireless facility to improve coverage for the Potomac Shores community under development and the surrounding area. Verizon looks to better serve the County public service emergency personnel, residents, workers, visitors and commuters within this portion of Prince William County. According to the Applicant, this area is presently inadequately served as Verizon's subscribers cannot reliably transmit and receive wireless signals to and from wireless handsets and devices in the general area and hand-off of calls and connectivity to surrounding wireless facilities is uneven through the area. Due to this, the Applicant is claiming that network capacity will likely continue to be stressed as the Potomac Page B-11

26 Attachment B Staff Analysis Shores community continues to grow, especially with enhanced 4G and now 5G technologies being developed and their need to keep up with the wireless demands of the consumer. For this subject SUP request, the proposed telecommunications monopole will have a finished height of 182 feet. The Applicant claims that a monopole structure of a lesser height than the proposed 182 feet will not meet Verizon's network coverage gap and objectives in the area, which is to improve Verizon's overall wireless coverage to the Potomac Shores community. The proposed facility will also improve coverage for neighboring areas such as the River Oaks and Powells Landing communities, as well as along the rail line that runs to the east. The desired height of 182 feet has been determined by the Applicant to not only provide good overlapping coverage, but will also enable good handovers between existing Verizon wireless broadband sites, thus extending the coverage and diminishing dropped calls in the area. Proposal s Strengths Service Enhancement The telecommunications facility will fill a wireless service gap that currently exists in the area for Verizon Wireless, as there is currently a significant and constantly increasing demand for wireless network data coverage and capacity. Future Collocation Opportunities In addition to Verizon Wireless or other initial provider, future collocation opportunities for a minimum of three other wireless telecommunication providers are being proposed on the new 182-foot monopole. Future compound lease areas for other wireless carriers have already been contemplated in a phased/planned expansion and are designated within the extent of the fenced equipment. Proposal s Weaknesses Priority/Order of Preference According to the hierarchy/order of preference criteria matrix when considering locations for telecommunications facilities, the proposed site is within the following scenario: Areas planned and/or zoned for residential but not used for residential. The subject site is located on private property that is zoned PMR, Planned Mixed Residential, with a planned development land use as Open Space and a Comprehensive Plan land designation as SRL, Suburban Residential Low. This scenario is among the least preferred options (#9 of 10), with 10 being the worst, for siting telecommunication facilities, and is inconsistent with the policies set forth in the Telecommunications chapter of the Comprehensive Plan. However, the proposed facility is also being sited adjacent to and abutting overhead power transmission lines and associated utility infrastructure. In the area context, this land use/utility circumstance may cause the priority/order of preference ranking to be viewed more favorably, such as category #6 of 10, which pertains to utility rights-of-way in nonresidential areas. On balance, this application is found to be consistent with the relevant components of the Telecommunications Plan. Page B-12

27 Transportation Plan Analysis Attachment B Staff 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 Applicant (Anthem Telecom) requests a special use permit for a telecommunications facility to construct a 182-foot monopole facility and associated ground equipment. Access will be available via a proposed 12-foot driveway onto Potomac River Boulevard. The monopole and ground equipment will be designed to accommodate three additional (four total) telecommunications carriers. No onsite employees and no customers will go to the subject property. Only maintenance employees will access the site as needed. Assuming full leasing with four wireless carriers, it is estimated that the uses will generate no more than eight maintenance vehicle trips (four round trips) per month. Based on this, the estimated daily traffic for the proposed use is anticipated to be low. As a result, a deferral of a traffic impact analysis (TIA) was granted by the Department of Transportation. Proposal s Strengths Site Access Access to the telecommunications site shall be from a paved access driveway with direct access off of Potomac River Boulevard, with a 30-foot paved entrance transitioning to gravel. Alternative Facility Access In the event that the proposed access road configuration within the transmission power line utility easement is no longer available as a viable option for site access, then the alternative possible future 12-foot wide gravel access road alignment that runs outside and to the west of the powerline easement shall be utilized. Compound Parking The telecommunications facility may be visited periodically for maintenance work and related upkeep functions. One parking space, which is part of the existing adjacent gravel parking area to the north or south (depending on which access alignment is used), will be available for maintenance vehicles and loading has been identified on the SUP Plan. Page B-13

28 Attachment B Staff Analysis Proposal s Weaknesses None identified. On balance, this application is found to be consistent with the relevant components of the Transportation Plan. Materially Relevant Issues This section of the report is intended to identify issues raised during the review of the proposal, which are not directly related to the policies, goals, or action strategies of the Comprehensive Plan, but which are materially relevant to the County s responsibilities in considering land use issues. The materially relevant issues in this case are as follows: Potential Height Increase with New Regulations Under new rules recently adopted by the Federal Communications Commission (FCC) under Section 6409 of the Spectrum Act, localities are now required to allow height extensions of up to 10% of the height of an existing telecommunications facility or 20 feet, whichever is greater. In the context of this subject SUP proposal, if the 182-foot monopole is approved, there is the future possibility that it may be extended up to a maximum height of 202 feet. At this time, the Applicant has expressed no intention that any such extension would be necessary. However, this position is not binding and future circumstances may change. Agency Comments The following agencies have reviewed the proposal and their comments have been summarized in relevant comprehensive plan chapters of this report. Individual comments are in the case file in the Office of Planning: County Archaeologist PWC Fire Marshal Office / Fire & Rescue PWC Historical Commission PWC Department of Information Technology PWC Planning Office / Proffer & Zoning Administration PWC Police / Crime Prevention PWC Public Works Watershed / Environmental / Arborist PWC Transportation Virginia Department of Transportation Page B-14

29 Attachment C Proposed SUP Conditions Dated May 13, 2016 SUP CONDITIONS Owner: Harbor Station Communities, LLC Applicant/Lessee: Anthem Telecom Agent: Network Building + Consulting Case Number: Special Use Permit #SUP Case Name: Anthem Potomac Shores Prince William County GPINs: (pt.) and (pt.) Special Use Permit / Parcel(s) Area: ±13,910 SF / entire property ±38.82 acres Zoning: PMR, Planned Mixed Residential Land Use: SRL, Suburban Residential Low Magisterial District: Woodbridge Date: May 13, 2016 The following conditions are intended to offset the impacts of the proposal and to render the application consistent with the applicable chapters of the Comprehensive Plan and the surrounding areas. If the conditions of this special use permit or the Special Use Permit Plan are in conflict with the Zoning Ordinance, and/or the Design and Construction Standards Manual (DCSM), the more restrictive standards shall apply, except as specifically allowed by this special use permit. This special use permit for the subject commercial telecommunications facility satisfies the intent of a public facility review, pursuant to Section of the Code of Virginia. The Applicant shall file a site plan within one (1) year of approval of this special use permit by the Board of County Supervisors and shall have up to five (5) years from the date of final site plan approval to commence the telecommunications monopole use. If the required site plan is not submitted within one (1) year or if the proposed telecommunications use has not commenced within five (5) years from the date of the site plan approval, this special use permit shall become void, and the use may not thereafter commence except upon approval of another special use permit. Activation of service following final site plan approval shall constitute commencement of the telecommunications use. 1. Site Development The overall site shall be developed in substantial conformance with the plan entitled Potomac Shores Fairways as prepared by NB+C Engineering Services, LLC, dated October 30, 2015, and revised through April 6, 2016 (the Plan), and in accordance with all minimum standards for site plan approval and the conditions herein. 2. Special Use Permit (SUP) Parameters a. Scope of SUP The area regulated by this SUP for a telecommunications use shall pertain to the specified central/southern area of the subject property and to the west/abutting the overhead power transmission lines, encompassing an SUP area of 13,910 square feet (SF), as indicated on Sheet Z-2 of the Plan. Page C-1

30 Attachment C Proposed SUP Conditions Dated May 13, 2016 b. Use Limitation The use of the Special Use Permit (SUP) area shall be limited to a telecommunications monopole facility to be installed with a maximum finished height of 182 feet, along with access road, alternative access road, associated landscaping, and with related ground equipment and future expansion area to be enclosed within an eight (8)-foot tall wooden/composite board-on-board fence. The initial wireless carrier shall utilize the top antenna arrays on the monopole at a centerline mounting elevation of 175 feet. As shown on the SUP Plan, a minimum total of three (3) additional telecommunications wireless carriers may collocate onto the monopole structure. The collocation of additional wireless carriers shall also be permitted, provided that all related equipment is contained within the planned extent of the base compound area as shown on Sheet C-1 of the Plan. 3. Design & Architecture The Applicant shall utilize a conventional monopole design for the telecommunications facility. The overall appearance shall be in substantial conformance to the profile elevation as shown and detailed on Sheet C-1 the Plan. The monopole structure shall be limited to a maximum finished height of 182 feet (including any top appurtenances, such as a lightning rod or related antenna). The facility shall also be designed to accommodate up to 12 panel antennas and/or other supporting mounted equipment and ancillary antennas at the uppermost mounting array for the initial primary wireless provider, and future collocation opportunities for three (3) or more additional wireless providers at lower elevations/platforms on the monopole, provided that it has adequate structural capacity. No advertising shall be placed on the facility. The telecommunications monopole shall be constructed of galvanized steel or a similar material and have a neutral gray-like color. Conformance with this condition shall be demonstrated prior to final site plan approval. 4. Cultural Resources & Archaeology a. Phase I and Phase II Archaeological Testing and Evaluation The Applicant shall retain a qualified professional to conduct a Phase I Archaeological survey of the project area, including temporary staging areas, proposed utility easements, off-site wetland mitigation areas, etc. This should include a cemetery delineation if a cemetery is found. Three (3) copies of the draft report documenting the results and recommendations of the Phase I survey shall be submitted to the Planning Office for review, comment, and approval prior to site plan approval. In the event the findings of the Phase I archaeological survey indicate that a Phase II archaeological evaluation is warranted, the Applicant shall conduct such Phase II archaeological evaluation on all relevant sites and resources. All Phase I and II scopes of work shall be approved by the Planning Director or his designee. Three (3) copies of the draft report documenting the results and recommendations of the archaeological evaluation shall be submitted to the Planning Office for review, comment, and approval prior to site plan approval. The qualified professional, the archaeological testing, and the reports shall meet the standards set forth in the current version of the Virginia Department of Historic Resources (VDHR) Guidelines for Conducting Cultural Resource Survey in Virginia. Final Phase I and Phase II reports shall be submitted in quantities, formats, and media as requested by the County Archaeologist. Page C-2

31 Attachment C Proposed SUP Conditions Dated May 13, 2016 b. Mitigation Plan In the event the Phase II evaluations find an archaeology site significant and the site will be disturbed by construction, the Applicant will either initiate mitigation of the archaeology site through Section 106 of the National Historic Preservation Act (NHPA), with the County as a consulting party; or, if Section 106 review is not required, the Applicant will prepare a mitigation plan for approval by the Planning Director or his designee. If a County mitigation plan is required, its stipulations shall be completed prior to final site plan approval. The mitigation plan shall meet the standards set forth in the current version of the Virginia Department of Historic Resources (VDHR) Guidelines for Conducting Cultural Resource Survey in Virginia and also the Advisory Council on Historic Preservation's (ACHP) Recommended Approach for Consultation on Recovery of Significant Information from Archeological Sites ( Final reports shall be submitted in quantities, formats, and media as requested by the County Archaeologist after the report(s) have been approved by the County. c. Curation Within two (2) months of acceptance of the final cultural resource report, the Applicant shall curate with the County all artifacts, field records, laboratory records, photographic records, computerized data and other historical records recovered as a result of any excavations. All artifacts and records submitted for curation shall meet current professional standards and The Secretary of the Interior's Standards and Guidelines for Archeology and Historic Preservation. A curation fee identical to VDHR's curation fee will be paid by the Applicant at the time of delivery of the artifacts to the County. Ownership of all records submitted for curation shall be transferred to the County with a letter of gift. In the event the Phase I reports recommends Phase II evaluation, curation of the Phase I artifacts shall occur 2 months after acceptance of the final Phase II report. In the event Phase III/Data Recovery is warranted, curation of the Phase III artifacts shall occur 2 months after acceptance of the final Phase III report. Compliance shall be demonstrated by a written confirmation from the County Archaeologist prior to the issuance of any land disturbance permit for the area impacted by the Phase I, II and III reports. 5. Landscape Enhancements a. Perimeter Buffering In accordance with Section of the Zoning Ordinance, a modified/variable width landscape buffer shall be established and maintained around the perimeter of the equipment compound. As indicated on Sheets Z-2, L-1, and L-2 of the Plan, the Applicant shall maintain a 15-foot landscape buffer area around the western and southern sides of the telecommunications equipment compound. A partial/modified 15-foot landscape buffer shall be established around the northern equipment compound area. A modified 8-foot landscape buffer shall be established along the eastern side of the equipment compound that abuts the overhead transmission power lines. Said landscape buffers shall be installed and maintained, as shown on Sheets Z-2, L-1, and L-2 of the Plan. The Applicant shall be responsible for the maintenance and upkeep all of associated landscaping throughout all phases of the build-out of the compound facility and its access orientation, as applicable. Page C-3

32 Attachment C Proposed SUP Conditions Dated May 13, 2016 b. Supplemental Enhancement Plantings As indicated on Sheets Z-2, L-1, and L-2 of the Plan, the Applicant shall install fifteen (15) small/medium native evergreen trees or other appropriate/equivalent planting units along both sides of the site access and north of the existing sidewalk along Potomac River Boulevard. All final landscaping selections and plantings shall be reviewed/approved in coordination with the Watershed Management Branch of the Prince William County Department of Public Works prior to final site plan approval. 6. Setback Waiver Through this SUP, the required 2:1 setback of 364 feet for the telecommunications monopole from adjacent PMR, Planned Mixed Residential, zoned property shall be waived as follows, in accordance with Section of the Zoning Ordinance: a. The setback distance from the adjacent PMR-zoned property to the east shall be no less than 26 feet. b. The setback distance from the adjacent PMR-zoned property to the south shall be no less than 223 feet. 7. Telecommunications Fencing & Gates An eight (8)-foot tall wooden or composite boardon-board fence with a secure locked gate shall be installed around the compound area, as shown on Sheets C-1 and S-2 of the Plan. The surface of the opaque board-on-board fence shall be pre-treated with a protective coating to prevent or resist rot, mildew, marking, and weathering. Hardware shall include hinges, locks, and latches, as depicted in the fence and gate details on Sheet S-2 of the Plan. Compliance shall be demonstrated on the approved final site plan. 8. Site Maintenance The Applicant shall be responsible for the maintenance and upkeep of the telecommunications monopole facility, including the structure, board-on-board fence surrounding the equipment compound, access road to the equipment compound, and perimeter and accessory landscaping. The Applicant also agrees to keep the compound secure and maintain access control. All onsite landscaping improvements and ongoing maintenance obligations associated with the telecommunications facility through this SUP shall be maintained by the Applicant. 9. Site Access Configuration & Parking a. Telecommunications Facility Access Access to the telecommunications facility compound shall utilize the proposed 30-foot paved asphalt driveway with direct access off of Potomac River Boulevard, as shown on Sheets Z-1, Z-2, L-1, and L-2 of the Plan. The proposed 12-foot wide gravel access road that runs parallel to the equipment compound and along the western edge of the transmission power line utility easement shall be used for accessing the equipment compound area from the north side. One (1) parking space for maintenance vehicles and loading shall be available adjacent to and north of the compound entrance, as shown on Sheets Z-2 and L-1 of the Plan. Compliance shall be demonstrated on the approved site plan. Page C-4

33 Attachment C Proposed SUP Conditions Dated May 13, 2016 b. Alternative Facility Access In the event that the proposed access road configuration within the transmission power line utility easement, as referenced above, is no longer available as a viable option for site access, then the alternative possible future 12-foot wide gravel access road alignment that runs outside and to the west of the powerline easement shall be utilized, as shown on Sheets Z-2 and L-2 of the Plan. One (1) parking space for maintenance vehicles and loading shall be available adjacent to and south of the compound entrance, as shown on Sheets Z-2 and L-2 of the Plan. Compliance shall be demonstrated on the approved site plan. 10. Environment a. Monetary Contribution The Applicant shall make a monetary contribution to the Board of County Supervisors in the amount of $75 for water quality monitoring, stream restoration, and/or drainage improvements, prior to and as a condition of final site plan approval. b. Limits of Disturbance (LOD) All proposed land disturbance, land clearing, and grading activities associated with the proposed telecommunications use shall be contained within such LOD designated areas, as depicted on Sheets Z-2, L-1, and L-2 of the Plan. c. Restoration Contingency for Alternative Facility Access If the proposed access road configuration is no longer needed (as shown on Sheet L-2 of the Plan) within the powerline easement, and the future access road becomes the primary site access alignment option, then all land disturbances within the limits of the abandoned access road shall be stabilized and restored to the pre-existing state prior to the Applicant s occupancy. This restoration requirement shall be satisfied and confirmed prior to final site plan approval associated with the new intended access road. 11. Fire & Rescue a. The Applicant shall make a monetary contribution of $0.61 per square foot (SF) of occupied lease area (3,500 SF) for fire and rescue services to the Board of County Supervisors, prior to and as a condition of final site plan approval. b. Emergency Plan Prior to obtaining final site plan approval, the Applicant shall submit an emergency plan to the Fire Marshal s Office providing details on the plan(s) of action to be taken in the event of a hazardous materials related incident (i.e., leak) on the site due to the 500-gallon propane fuel tank for the onsite generator (as applicable) or any other associated risk(s). The Applicant shall coordinate with the Fire Marshal s Office to determine the necessary scope and level of details. The Applicant shall provide evidence of compliance with this requirement prior to final site plan approval. Page C-5

34 Attachment C Proposed SUP Conditions Dated May 13, Coordination with Police Prior to final site plan approval, the Applicant shall provide proof to the Department of Development Services that they have completed and submitted page 15 of the Crime Prevention on the Construction Site booklet to the Prince William County Police Communication Center within the Owens Building. Such information provides a builder/contractor point of contact and coordination for the Police Department. 13. Public Safety Radio Interference The Applicant shall be required to apply the recommendations of the Best Practices Guide in the design of their systems to minimize the potential of interference with the Prince William County public safety radio system. All users of this telecommunications tower facility shall coordinate with the Department of Information Technology Radio Services and provide all necessary information to verify noninterference, extent of coverage/capacity, and meet current compliance requirements. 14. Future Collocation Opportunities a. The telecommunications monopole may accommodate at least (4) wireless providers in total. As permissible through this special use permit (SUP), in addition to the primary tenant at the top antenna mounting elevation, adequate space for the collocation of three (3) or more additional future telecommunication carriers shall be provided at designated locations on the monopole as shown on Sheet C-1 of the Plan, provided that it has adequate structural capacity and there is no conflicting radio frequency interference. Siting and installation of all associated equipment to accommodate such future provider collocations shall require separate site plan review and approval by the County. b. As permissible through this SUP, all future antenna installations, upgrades, replacements, swap-outs, and other equipment additions to this subject telecommunications facility shall not be subject to a public facility review, pursuant to Section of the Code of Virginia, provided that such installations meet the approved height limitations and parameters of this SUP, do not result in radio frequency interference to County public safety systems, and are contained within the extent of the compound area as shown on Sheets Z-2, C-1, L-1, and L-2 of the Plan. However, substantial deviation from the above parameters as required with this SUP shall require an amendment to the SUP. 15. Telecommunications Monopole Collapsibility & Safety The telecommunications monopole structure shall be designed so that it will collapse within the confined extent of the subject property. Site plan approval shall not be provided until the Applicant has provided acceptable certification by a licensed structural/building engineer that the telecommunications tower will collapse within the confines of the subject property and into various sections at structural break points. Page C-6

35 Attachment C Proposed SUP Conditions Dated May 13, Telecommunications Facility Removal The Applicant shall remove the facility from its specific location as shown on the Plan at the termination of the lease with the property owner or during the term of the lease, if the facility is no longer used for telecommunications purposes for a continuous period of 90 calendar days. 17. Monetary Escalator In the event the monetary contributions set forth in the development conditions are paid to the Prince William Board of County Supervisors within eighteen (18) months of the approval of this special use permit, as applied for by the Applicant, said contributions shall be in the amounts stated herein. Any monetary contributions set forth in the development conditions which are paid after eighteen (18) months following the approval of this special use permit shall be adjusted in accordance with the Urban Consumer Price Index (CPI-U) published by the United States Department of Labor, such that at the time the contributions are paid they shall be adjusted by the percentage change in the CPI-U from the date eighteen (18) months after the approval of this special use permit to the most recently available CPI-U to the date the contributions are paid, subject to a cap of six (6%) percent per year, non-compounded. Page C-7

36 Attachment D SUP Plan Page D-1

37 Attachment D SUP Plan Page D-2

38 Attachment D SUP Plan Page D-3

39 Attachment D SUP Plan Page D-4

40 Attachment D SUP Plan Page D-5

41 Attachment D SUP Plan Page D-6

42 Attachment D SUP Plan Page D-7

43 Attachment D SUP Plan Page D-8

44 Attachment E ECA Exhibits / Maps Page E-1

45 Attachment E ECA Exhibits / Maps Page E-2

46 Attachment E ECA Exhibits / Maps Page E-3

47 Attachment E ECA Exhibits / Maps Page E-4

48 Attachment F Visual Photograph Simulations Page F-1

49 Attachment F Visual Photograph Simulations Page F-2

50 Attachment F Visual Photograph Simulations Page F-3

51 Attachment F Visual Photograph Simulations Page F-4

52 Attachment F Visual Photograph Simulations Page F-5

53 Attachment F Visual Photograph Simulations Page F-6

54 Attachment F Visual Photograph Simulations Page F-7

55 Attachment F Visual Photograph Simulations Page F-8

56 Attachment F Visual Photograph Simulations Page F-9

57 Attachment F Visual Photograph Simulations Page F-10

58 Attachment G Coverage / Propagation Maps Current Page G-1

59 Attachment G Coverage / Propagation Maps Proposed Page G-2

60 Attachment H Inventory of Existing Verizon Wireless Facilities Page H-1