Proposed Southampton Substation Microwave Tower May 31, 2017

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1 Proposed Southampton Substation Microwave Tower May 31, 2017 Summary: Dominion Virginia Energy is seeking approval for a Conditional Use Permit and a setback variance to install a wireless communication tower near Franklin, VA. Conditional Use Permit Application and Variance Request This narrative is supplemental information in support of the Conditional Use Permit application submitted by the Virginia Electric and Power Company d/b/a Dominion Energy Virginia to Southampton County, Virginia. The existing power station and substation resides at General Thomas Highway (Parcel ID 92-8B) southwest of Franklin, VA. See Appendix B for a general location map. Statement of Need The proposed use is the addition of a 263 ft self supporting lattice microwave tower with support equipment including a propane tank, generator and equipment shelter to the existing Southampton Substation that is located on the Southampton Power Station property. The tower will allow for the creation of a microwave network between Boykins, Southampton and Holland Substation. This network is designed to improve the reliability of Supervisory Control and Data Acquisition (SCADA) communications to Boykins, Southampton, Union Camp, and Watkins Corner substations, which are all currently leased from the local telephone company. The backbone microwave network that includes the proposed Southampton tower will carry important data for substation processes. It will also carry monitoring and SCADA data for the Atlantic Coast Pipeline (ACP). The Gas Control Center in Bridgeport, West Virginia will rely on this network to monitor and control the pipeline, valve sites, and stations to ensure safe operation of the pipeline. Additionally, the network allows the applicants systems control center to monitor and control the substations in real time. The communication tower will not be used for commercial or cellular telephone purposes. The tower will only be used for internal substation and pipeline communications. It is essentially a component of the substation. Site Statistics and Description The site is owned by Dominion Energy Virginia and is comprised of 24 acres total zoned Industrial M-2. The proposed tower location is completely inside the existing power station parcel. The fenced area of the proposed tower location is 0.2 acres. The expanded area will be graveled and a wire mesh fence similar to the existing fence will be used that is 7 feet tall with three strands of barbed wire on the top, for an approximate height of 8 feet. Due to the location of the tower inside of the existing power station parcel the applicant does not believe the landscaping requirements noted in Sec (f) (3) are applicable. However, the applicant will work with the staff in preparing a landscaping plan meeting the requirement if applicable. The environmental impacts are minimal due to the limited size of the development, the lack environmental features on the site and industrial development already existing on site. The land disturbance will be sq ft and there are no wetlands located on site. The applicant will obtain all permits as required to construct the tower.

2 How would this permit affect other property in the area? Would the proposed building or activity be visible from neighboring property? The proposed tower site is surrounded by industrial power station equipment and buildings as well as a substation and transmission lines. There are twelve residences within 0.5 miles of the tower location with the closest being 1650 feet away. The proposed tower may be visible from these residences, however, considering the existing tree cover, existing infrastructure including the substation, power station facility and surrounding industrial facilities the applicant believes the location and use for the tower is appropriate. Additionally, please see Appendix B - Southampton Simulations 1-5 for photo simulations from around the tower location and a map of nearby residences. Is this use generally compatible with the surrounding area? How is other property in the area used, and how will the proposed use fit in? Yes, the proposed tower is generally compatible with the surrounding area. The proposed tower site is surrounded by industrial power station equipment and buildings as well as a substation and transmission lines and the area in general is industrial. Southampton County Code states that a conditional use permit should be approved only if the following requirements are met: - the location is appropriate and not in conflict with the comprehensive plan, - that the public health, safety, morals and general welfare will not be adversely affected, - that adequate utilities and off-street parking facilities will be provided, - and that necessary safeguards will be provided for the protection of surrounding property, persons, and neighborhood values The applicant believes this project meets these requirements. The tower location is appropriate because it is utilizing existing developed industrial property and is surrounded by existing infrastructure. By keeping this tower at the existing power station and substation location, it is minimizing the impact on the rural and natural environment as envisioned in the Comprehensive Plan. This tower will not impact public health, safety, morals and general welfare as noted in the various reports included with this application. Finally, the tower will have adequate parking and utility service and it will be constructed and operated in a manner that safeguards the surround property owners. Setbacks and Variance Request Sec (e) (2) There are two setback requirements for this project: Sec Setback regulations for A-1 Zoning: Except as provided elsewhere in this chapter, structures shall be at least fifty (50) feet from any street right-of-way, except that where an addition is planned to an existing nonconforming structure, such addition may extend or project into the required front yard provided such addition does not extend or project any closer to the street right-of-way than the original structure and provided that such addition does not exceed fifty (50) percent of the gross floor area of the existing structure and except that permitted signs may be erected up to ten (10) feet

3 from the street right-of-way. On a U.S. highway structures other than signs shall be set back at least one hundred (100) feet from the right-of-way and on a state highway at least seventy-five (75) feet. Sec Yard regulations. (a) Side. The minimum sideyard for each main structure in an A-1 district shall be fifteen (15) feet and the total width of the two (2) required side yards shall be thirty-five (35) feet or more, except as provided elsewhere in this chapter. (b) Rear. Each main structure shall have a rear yard of thirty-five (35) feet or more, except as provided elsewhere in this chapter. Section (f)(1) Setbacks for Communication Towers: (1) The following setback requirements shall apply: a. All antenna support structures must be setback two hundred (200) percent of the height of the structure from the nearest residential structure, and in no case less than four hundred (400) feet. b. All antenna support structures shall be setback one hundred ten (110) percent of the height of the structure from all property lines. c. All wireless telecommunication facilities must satisfy the minimum zoning district setback requirements for primary structures. As currently proposed, the tower location will be able to meet all of the setbacks and yard regulations except for Section (f)(1)(b) regarding a setback of one hundred ten (110) percent of the height of the structure from all property lines. Note that the closest residence is over 1650 feet from the tower, meeting the (f)(1)(a) requirement for distance from residential structures. In order to obtain a variance, Virginia and Southampton County code require that the applicant show the following: a. The strict application of this chapter would produce undue hardship; b. The hardship is not shared generally by other properties in the same zoning district and the same vicinity; and c. The authorization of the variance will not be of substantial detriment to adjacent property and that the character of the district will not be changed by the granting of the variance. Due to the limited available locations for the tower in the power station parcel, without a variance on the setback requirement of Section (f)(1)(b) this tower will not be able to be constructed. We believe the location of the tower, which is required to be on the substation site, is the proper location because it utilizes the existing foot print of the substation and power station. To meet the setback requirements, the applicant would have to create a very large expansion off the substation property of

4 at least 7 acres. The availability of that much property adjacent to the existing substation station may be limited and likely very costly. The applicant does not believe the tower will create a hardship by adjacent property owners. The tower will be collocated at the existing substation and power station site which is surrounded by industrial development and power station equipment. Due to the existing infrastructure and industrial development, the applicant does not believe the tower will be substantially detrimental to the adjacent properties or detrimental to the character of the district. By co-locating the tower with adjoining infrastructure, we believe the location of the tower is reasonable and proper. The applicant is requesting a variance to Section (f)(1)(b) to reduce the set back requirements from the property line to following: Section (f)(1)(b) Required Property line Setback (263ft*110%) (ft) Proposed Setback Variance Request (ft) See Appendix A Sheet C-0 for Setback drawing.

5 Section (e) Responses Conditional use permit review process. Applications requiring a conditional use permit require approval by the board of supervisors in order to permit construction. The following information shall be supplied as a minimum requirement for application not requiring a conditional use permit: (1) Scaled drawings, signed and sealed by appropriate licensed professionals, showing the location and dimensions of all improvements, including information concerning the structure, equipment, utilities, grounding, topography, setbacks, drives, parking, fencing, landscaping, adjacent uses and other information deemed necessary to assess the proposal. See Appendix A Southampton Site Plan (2) Photographs of the site from a minimum of five (5) points surrounding the site as designated by the director of planning or his/her designee that include a simulated photographic image to scale of the proposed wireless telecommunication facility. The photograph with the simulated image shall include the foreground, mid-ground and the background of the site. A map shall be provided indicating the location and distance from the point at which the photograph was taken to the proposed site. See Appendix B - Southampton Simulations 1-5 (3) A statement from an electrical engineer attesting that the cumulative effect of all existing and proposed antennas will not result in a ground level exposure of non-ionizing electromagnetic radiation (NIER) that exceeds the lowest applicable exposure standards established by the FCC. See Appendix C - Site Safe Compliance Report (4) An inventory of the existing wireless telecommunication facilities owned and/or operated by the applicant and other entities associated with the application that are located within the jurisdiction of Southampton County or within five (5) miles of the border thereof, including specific information about the location and height of each antenna and/or antenna support structure. The applicant does not have any wireless communications facilities in Southampton County or within five miles of the site. (5) A radio frequency technician's statement that specifically describes the coverage area objective, the "hand-off" sites, equipment specifications, methodology, assumptions, constraints and other factors used in the design. The technician's statement shall be supported by propagation maps that include a legend referencing signal strength. At a minimum, the following coverage maps shall be presented: a. Existing network coverage (minimum ten-mile radius surrounding the proposed site). b. Proposed coverage from the proposed site. c. Composite network coverage (existing and proposed coverage).

6 d. Composite network coverage (existing and proposed coverage) demonstrating the effect on coverage as the height of the proposed structure is reduced at twenty-foot increments to a minimum height of eighty (80) feet AGL. See Appendix D Microwave Path Profile Items a, c and d are not applicable because the applicant does not have existing wireless communications sites in the project area. (6) Evidence demonstrating the inadequacy or unavailability of other structures within a three-mile radius of the proposed site. In assessing the adequacy of existing structures, the applicant should consider the use of one (1) or more existing structures or a combination of an existing structure and a new structure at a lower height than proposed as a means to achieve coverage objective. For logistical and security reasons, the microwave tower must be located at the substation facility it serves. Therefore, any existing nearby towers cannot be utilized. (7) An engineering report by a structural engineer describing the structure height, design, and capacity of the proposed antenna support structure including the number and type of antenna which could be accommodated in accordance with the requirements set forth in the latest revision to ANSI EIA/TIE 222. The applicant is waiting on the tower design report from Sabre Engineering who is the tower manufacturer. The report will be provided to the County as soon as it is available. Appendix E Southampton Sabre Engineering Report. (8) Applicants proposing new structures shall include a statement regarding their co-location policy. The applicant does not have a collocation policy as the microwave towers are for internal and substation use only. Commercial cellular use is not applicable. The tower itself will be collocated at the substation, essentially as a piece of substation equipment. (9) FAA Air Navigation Hazard Determination report. A consultant study will not be accepted as a substitute to this requirement. See Appendix F - FAA Air Navigation Hazard Determination report (10) FCC Environmental Compliance report identifying the impact on environmental resources, prepared in accordance with the National Environmental Policy Act of 1969 (NEPA). See Appendix G - Southampton NEPA Screening The FCC NEPA Screen review is ongoing. Based on our field visits and desktop review, the applicant does not believe there will be significant environmental impacts and expect NEPA Screening Approval from the FCC by September (11) Report describing the impact on historic resources prepared in accordance with Section 106 of the National Historic Preservation Act of 1966 (NHPA). This report should be accompanied by written comment by the State Historic Preservation Office (SHPO).

7 See Appendix H Dovetail Southampton Archeological The Tower Construction Notification System (TCNS)/E-106 review is ongoing. A determination will be made at the completion of this process. Based on our field visits, desktop review and the existing developed nature of the site, the applicant does not believe there will be historical or cultural impacts. The applicant expects SHPO Approval by September (12) FCC license for each wireless service provider associated with the application. See Appendix FCC license License number is S (13) A report prepared by a structural engineer certifying that the proposed structure is capable of supporting similar users, including the primary user, in accordance with the table below. Structure Height (AGL) Minimum Number of Antenna Positions = 80 ft. 1 > 80 ft. to < 100 ft. 2 = 100 ft. to < 120 ft. 3 = 120 ft. 5 This item is not applicable since the tower will not be available for additional cellular or commercial usage. See Appendix E Sabre Engineering Report