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HomeMy WebLinkAbout030-86 Potomac Edison Co. - (Meadow Brooke-Double Toll Gate) - Backfilei fe APPLICATION OF THE POTOMAC EDISON COMPANY FOR APPROVAL TO CONSTRUCT THE MEADOW BROOK -DOUBLE TOLLGATE 138 kv TRANSMISSION LINE TABLE OF CONTENTS Description of the Project Exhibit 1 Engineer's Drawing of Steel Pole Exhibit 2, Photocopies of a Steel Pole Mounted Electric Transmission Line Exhibit 3 Zoning Map Showing Line Route Exhibit 4 Topographical Map of Line Route Exhibit 5 • This is the application of The Potomac Edison Company, a Virginia Public Service Corporation, filed pursuant to Virginia Code Section 15.1-456, to obtain approval to construct a 138 kv electric transmission line in Frederick County, Virginia. The line will extend from the Company's Meadow Brook Substation near Vaucluse in southern Frederick County, eastward to its substation at Double Tollgate in Clarke County. The construction of this line is necessary in order for the Company to meet increasing demands for electric service within its service area. The line is 7.5 miles long and will be mounted on steel poles. It passes through both R-5 and A-2 Zoning Districts, and the line is a permitted use within both of those districts. • 0 0 1 �2 Cardinal 1 • • • • May 1986 June 1986 (Rev.) October 1986 (Rev.) 14EADOW BROOK -DOUBLE TOLLGATE DOUBLE CIRCUIT 138 kV TRANSMISSION LINE The Potomac Edison Company Part of The Allegheny Power System I• THE POTOMAC EDISON COMPANY BUILDING TO MEET GROWING ELECTRICAL NEEDS In recent years population growth and urbanization has occurred on the fringe of the larger metropolitan areas. This growth has been accompanied by an ever- increasing electrical demand. The existing transmission lines serving Clarke and Frederick Counties, Virginia are becoming overloaded and will soon be unable to adequately and reliably meet this increased demand. Recognizing this problem, The Potomac Edison Company proposes to construct a double circuit 138 kV transmission line between their Meadow Brook Substation located two miles south of Stephens City and their Double Tollgate Substation located six miles east of Stephens City. The proposed transmission line is 7.5 miles in length and is scheduled to be in operation by April 1988. ENVIRONMENTAL PLANNING Locating a transmission line route that will have a minimal effect on the existing/potential land use in a rural/urban environment requires extensive engineering and environmental planning. The technology to route the (Meadow Brook -Double Tollgate, Double Circuit 138 kV Line was provided by Allegheny Power System's (APS) engineers and environmental analysts. Following federal guidelines the APS staff accumulated data using as their sources of information U. S. Geological Survey topographic maps, aerial photographs, county development and zoning plans/regulations, soil information • and extensive field reconnaissance. All factors that might influence the potential alternate routes were recorded and after an intensive in-depth analysis of the potential environmental impacts, a route that is environmentally sound and aesthetically acceptable was recommended. To help mitigate the potential effects of their facilities and to ensure that a workable balance exists between the economic, environmental and reliability factors, the company incorporated the following series of environmental and aesthetic policies into their line route selection procedures. These policies are designed to minimize potential impacts on human and natural environments: 1. Minimize Damage to Natural S sy tems - An effort is made to minimize adverse effects to the natural environment by providing for minimum impact to the streams, woodlands, and similarly -sensitive areas especially during the time of construction. 2. Minimize Conflict with Existing and Potential Land Use -Transmission facilities are located to avoid conflict with areas of residential use (existing/planned), proposed rural development, and areas of urbanization. 3. Minimize Effects on Environmentally Significant Areas - An effort is made to avoid areas of scenic, historic, recreational, cultural, and archaeological significance. When not feasible to avoid, an attempt is • made to screen the facilities with existing natural vegetation. - 2 - • 4. Minimize Visual Exposure - Exposure of transmission facilities to both residents and travelers in the area is minimized when feasible by the judicious utilization of the terrain, natural vegetation, and existing structures for screening. 5. Maximize Potential for Right of Way Sharing - Where possible, the transmission line route will utilize existing utility corridors. ROUTE DESCRIPTION The proposed transmission line (see Figure 1) will exit the Meadow Brook Substation in a southeasterly direction in a corridor with the Ridgeley- Riverton 138 kV line and the Mt. Storm -Morrisville 500 kV Line for a distance of approximately 4,400 feet to a point on the eastern side of Interstate Route 81. The route then turns to the east for 14,070 feet to a point on the western side of Stephens Run. The alternate then angles to the northeast for 15,000 feet to an existing 34.5 kV line. Then turning to the southeast the alternate overbuilds the existing 34.5 kV line for 4,220 feet to a point approximately 2,000 feet west of the Double Tollgate Substation. Then leaving the 34.5 kV line, the alternate angles eastward for 650 feet then southeastward 1,400 feet to the Double Tollgate Substation. The proposed 7.5-mile transmission line will occupy a 100-foot right of way. • ACCESS Initial construction and future right of way and/or line maintenance requires that the entire transmission line be accessible from a public road. This access can be accomplished by using the right of way, private lanes, and/or existing farm roads. If access roads are required outside the right-of-way easement, the company will utilize existing roads, upgrading them where necessary to meet its construction specifications. Where roads do not exist, the company will construct them. Upon completion of the line, if the property owner desires, the access road will be removed with any disturbed areas being returned as near as possible to their original condition. In wooded areas the construction of access roads often provides the property owner with improved access to the property. The timber removed for the access road is the property of the landowner and will be stacked along the edge of the road. Upon completion of the line, the access road will be stabilized by the establishment of ground cover. • -3- • A 138,000 VOLT OVERHEAD LINE IS A PROVEN RELIABLE MEANS OF TRANSMITTING ELECTRICAL ENERGY 0 • The Potomac Edison Company presently owns and operates over 1,000 miles of 138 kV, 230 kV, and 500 kV transmission lines throughout its service area. The operating record of this high voltage network has justified the confidence the company has in the system's safety and reliability. UNDERGROUND TRANSMISSION INSTALLATION Underground construction for 138 kV transmission lines is estimated to be 10 times more costly than conventional overhead construction. It is, therefore, not practical nor economically feasible to consider underground construction a viable alternate. RADIO AND TELEVISION INTERFERENCE Radio and television reception should not diminish after the line is constructed. Potomac Edison's experience with similar facilities throughout its service area indicates little need for concern about diminishing reception. However, if instances of decreased radio or television reception occur as a result of the presence of the transmission line, the company will, at its cost and with the cooperation of the affected property owner, take the necessary corrective measures to remedy the situation. RIGHT OF WAY CLEARING AND MAINTENANCE Prior to construction of the transmission facilities, the right of way will be cleared of all tall -growing vegetation. This is necessary to ensure proper clearance, safe operation, and unhindered access for line construction, inspection, and maintenance operations. This clearing will be done in a manner consistent with conservation of natural resources. Trees will be removed and stacked along the edge of the right of way. Shrubs and certain small trees can remain, provided they have limited growth potential and are outside the conductor path. The permanent right-of-way width will not exceed 100 feet. Additional clearing rights outside of the right of way may be required for the removal of trees that jeopardize the safe operation of the transmission line. The timber is the property of the landowner and when possible will be stacked at the edge of the right of way. At stream crossings, where possible, sufficient natural low -growing vegetation will be preserved to prevent possible erosion. Mulch and fast-growing ground cover will be used to stabilize disturbed soil areas. Where feasible a screen of low -growing vegetation will be left intact at road crossings where the route leaves/enters a wooded area. -4- . Maintenance of the right of way will require the company to periodically control vegetation that has the potential to disrupt operation of the line. Vegetation management involves the use of herbicides and various application techniques designed to retain low -growing vegetation such as natural grasses and ferns. All herbicides used are registered and approved by the Federal Environmental Protection Agency. W", r119115YO Various structure types reflect variable characteristics which greatly influence their ability to blend with the existing surroundings. Structures for this project were selected with consideration for economics, visual impact, and the intent of environmental compatibility. Double circuit, single steel pole structures on a 100-foot right of way will be used on this line. These structure types will help minimize any impact resulting from construction of the transmission line. LAND VALIIF The objective of The Potomac Edison Company is to reach a fair and equitable agreement with each property owner while acquiring right of way at a fair price. Appraisal of transmission line easements (rights of way) is one of the more highly specialized segments in the field of land appraisal and requires substantial experience. In any real estate negotiation, fair market value is normally the accepted standard of compensation. Fair market value is defined as the highest price a property will bring if exposed for sale in an open market for a reasonable length of time and the transaction is between a willing seller and a willing buyer, both being aware of the highest and best use of the property. In order to establish fair market value in the area traversed by the proposed transmission line, the company undertakes a review of recent transactions of comparable properties within a reasonable distance of the proposed line. This value is the price paid for outright purchase which would include all available rights. However, in obtaining an easement, only the use of the land for a specific purpose is acquired. Therefore, using comparative sales as a base, an opinion of value is formulated that would adequately compensate each individual property owner according to the resulting impact on their property. A company representative will explain how property values are determined and will negotiate in good faith. Although all owners will be treated equitably, for various reasons some will receive more compensation. These reasons include: (1) the total area of the easement will vary among the properties, (2) some easement may include road frontage, and (3) location, size, shape, and other various individual property characteristics will cause land values to . vary. -5- • FUTURE ACTIVITIES 10 The first activity directly affecting the property owner is the initial contact by The Potomac Edison Company's real estate representative. The representative will explain the project and request survey permission. Shortly after securing survey permission, survey personnel will enter the property to obtain the data necessary to complete the engineering plus the preparation of various agreements. Upon completion of the property survey, the Right of Way Agreement is signed and all necessary permits are obtained. Construction personnel will then enter the property to undertake the various stages of construction; namely: 1. Right of way clearing 2. Establishment of access roads 3. Erection of structures 4. Stringing of conductor (wire) 5. Restoration of right of way/access roads fNFACT 10/3/86 N "rJ�Pk* 631, 625 641 • rQ 277J 634 ' Co co�� 11 0 638 81 •J 709 v 636 •' 637 639 1 '-2 0 1 MILE •� • 4REDE!?1 CK C0.RREN CO - 0 LINE ROUTE MAP MEADOU; BROOK — DOUBLE TOLLGATE LEGEND "" EXISTING 500 KV LINE EXISTING 138 KV LINE J RECOt-(MENDED ROUTE / 1 FIGURE 1 OVERBUILD- 1 34.5 kV LIV r� DOUBLE TOLLGATE SUBSTATION / r / C �l kCp F� / co 1 • • • 21 Cardinal • 0 ALLEGHENY POWER MTEM M.nongah.lo hwwt • FoMf o w..n • 000 Pon rear TRANSMISSION AND DISTRIWTION CONSTRUCTION STANDARDS 136 KY STEEL POLE DOUBLE CIRCUIT SUSPENSION • • 0 3 �2 Cardinal" *a • • • Cardinal M • • r� u • • A Cardinal rI C� 0 �l n • U APPLICATION OF THE POTOMAC EDISON COMPANY FOR APPROVAL TO CONSTRUCT THE MEADOW BROOK -DOUBLE TOLLGATE 138 kv TRANSMISSION LINE TABLE OF CONTENTS Description of the Project Engineer's Drawing of Steel Pole Photocopies of a Steel Pole Mounted Electric Transmission Line Zoning Map Showing Line Route Topographical Map of Line Route • �J Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 V This is the application of The Potomac Edison Company, a Virginia Public Service Corporation, filed pursuant to Virginia Code Section 15.1-456, to obtain approval to construct a 138 kv electric transmission line in Frederick County, Virginia. The line will extend from the Company's Meadow Brook Substation near Vaucluse in southern Frederick County, eastward to its substation at Double Tollgate in Clarke County. The construction of this line is necessary in order for the Company to meet increasing demands for electric service within its service area. The line is 7.5 miles long and will be mounted on steel is poles. It passes through both R-5 and A-2 Zoning Districts, and the line is a permitted use within both of those districts. E • • 1 Cardiml' 1 E C� • • 14EADOW BROOK -DOUBLE TOLLGATE DOUBLE CIRCUIT 138 kV TRANSMISSION LINE • The Potomac Edison Company Part of The Allegheny Power System • May 1986 June 1986 (Rev.) October 1986 (Rev.) THE POT014AC EDISON COMPANY BUILDING TO MEET GROWING ELECTRICAL NEEDS • In recent years population growth and urbanization has occurred on the fringe of the larger metropolitan areas. This growth has been accompanied by an ever- increasing electrical demand. The existing transmission lines serving Clarke and Frederick Counties, Virginia are becoming overloaded and will soon be unable to adequately and reliably meet this increased demand. Recognizing this problem, The Potomac Edison Company proposes to construct a double circuit 138 kV transmission line between their Meadow Brook Substation located two miles south of Stephens City and their Double Tollgate Substation located six miles east of Stephens City. The proposed transmission line is 7.5 miles in length and is scheduled to be in operation by April 1988. ENVIRONMENTAL PLANNING Locating a transmission line route that will have a minimal effect on the existing/potential land use in a rural/urban environment requires extensive engineering and environmental planning. The technology to route the Meadow Brook -Double Tollgate, Double Circuit 138 kV Line was provided by Allegheny Power System's (APS) engineers and environmental analysts. Following federal guidelines the APS staff accumulated data using as their sources of information U. S. Geological Survey topographic maps, aerial photographs, county development and zoning plans/regulations, soil information and extensive field reconnaissance. All factors that might influence the potential alternate routes were recorded and after an intensive in-depth analysis of the potential environmental impacts, a route that is environmentally sound and aesthetically acceptable was recommended. To help mitigate the potential effects of their facilities and to ensure that workable balance exists between the economic, environmental and reliability factors, the company incorporated the following series of environmental and aesthetic policies into their line route selection procedures. These policies are designed to minimize potential impacts on human and natural environments: 1. Minimize Damage to Natural Systems - An effort is made to minimize adverse effects to the natural environment by providing for minimum impact to the streams, woodlands, and similarly -sensitive areas especially during the time of construction. 2. Minimize Conflict with Existing and Potential Land Use -Transmission facilities are located to avoid conflict with areas of residential use (existiny/planned), proposed rural development, and areas of urbanization. 3. Minimize Effects on Environmentally Siqnificant Areas - An effort is made to avoid areas of scenic,-iistoric, recreational, cultural, and archaeological significance. When not feasible to avoid, an attempt is made to screen the facilities with existing natural vegetation. -2- • 4. Minimize Visual Exposure - Exposure of transmission facilities to both residents and travelers in the area is minimized when feasible by the judicious utilization of the terrain, natural vegetation, and existing structures for screening. 5. Maximize Potential for Right of Way Sharing - Where possible, the transmission line route will utilize existing utility corridors. ROUTE DESCRIPTION The proposed transmission line (see Figure 1) will exit the Meadow Brook Substation in a southeasterly direction in a corridor with the Ridgeley- Riverton 138 kV line and the Mt. Storm -Morrisville 500 kV Line for a distance of approximately 4,400 feet to a point on the eastern side of Interstate Route 81. The route then turns to the east for 14,070 feet to a point on the western side of Stephens Run. The alternate then angles to the northeast for 15,000 feet to an existing 34.5 kV line. Then turning to the southeast the alternate overbuilds the existing 34.5 kV line for 4,220 feet to a point approximately 2,000 feet west of the Double Tollgate Substation. Then leaving the 34.5 kV line, the alternate angles eastward for 650 feet then southeastward 1,400 feet to the Double Tollgate Substation. The proposed 7.5-mile transmission line will occupy a 100-foot right of way. • ACCESS Initial construction and future right of way and/or line maintenance requires that the entire transmission line be accessible from a public road. This access can be accomplished by using the right of way, private lanes, and/or existing farm roads. If access roads are required outside the right-of-way easement, the company will utilize existing roads, upgrading them where necessary to meet its construction specifications. Where roads do not exist, the company will construct them. Upon completion of the line, if the property owner desires, the access road will be removed with any disturbed areas being returned as near as possible to their original condition. In wooded areas the construction of access roads often provides the property owner with improved access to the property. The timber removed for the access road is the property of the landowner and will be stacked along the edge of the road. Upon completion of the line, the access road will be stabilized by the establishment of ground cover. 0 - 3 - • A 138,000 VOLT OVERHEAD LINE IS A PROVEN RELIABLE HEANS OF TRANSMITTING ELECTRICAL ENERGY The Potomac Edison Company presently owns and operates over 1,000 miles of 138 kV, 230 kV, and 500 kV transmission lines throughout its service area. The operating record of this high voltage network has justified the confidence the company has in the system's safety and reliability. UNDERGROUND TRANSMISSION INSTALLATION Underground construction for 138 kV transmission lines is estimated to be 10 times more costly than conventional overhead construction. It is, therefore, not practical nor economically feasible to consider underground construction a viable alternate. RADIO AND TELEVISION INTERFERENCE Radio and television reception should not diminish after the line is constructed. Potomac Edison's experience with similar facilities throughout its service area indicates little need for concern about diminishing reception. However, if instances of decreased radio or television reception occur as a result of the presence of the transmission line, the company will, at its cost and with the cooperation of the affected property owner, take the necessary corrective measures to remedy the situation. RIGHT OF WAY CLEARING AND MAINTENANCE Prior to construction of the transmission facilities, the right of way will be cleared of all tall -growing vegetation. This is necessary to ensure proper clearance, safe operation, and unhindered access for line construction, inspection, and maintenance operations. This clearing will be done in a manner consistent with conservation of natural resources. Trees will be removed and stacked along the edge of the right of way. Shrubs and certain small trees can remain, provided they have limited growth potential and are outside the conductor path. The permanent right-of-way width will not exceed 100 feet. Additional clearing rights outside of the right of way may be required for the removal of trees that jeopardize the safe operation of the transmission line. The timber is the property of the landowner and when possible will be stacked at the edge of the right of way. At stream crossings, where possible, sufficient natural low -growing vegetation will be preserved to prevent possible erosion. Mulch and fast-growing ground cover will be used to stabilize disturbed soil areas. Where feasible a screen of low -growing vegetation will be left intact at road crossings where the route leaves/enters a wooded area. - 4 - • Maintenance of the right of way will require the company to periodically control vegetation that has the potential to disrupt operation of the line. Vegetation management involves the use of herbicides and various application techniques designed to retain low -growing vegetation such as natural grasses and ferns. All herbicides used are registered and approved by the Federal Environmental Protection Agency. STRIWTIIRFS Various structure types reflect variable characteristics which greatly influence their ability to blend with the existing surroundings. Structures for this project were selected with consideration for economics, visual impact, and the intent of environmental compatibility. Double circuit, single steel pole structures on a 100-foot right of way will be used on this line. These structure types will help minimize any impact resulting from construction of the transmission line. LA14D VALUE The objective of The Potomac Edison Company is to reach a fair and equitable agreement with each property owner while acquiring right of way at a fair price. • Appraisal of transmission line easements (rights of way) is one of the more highly specialized segments in the field of land appraisal and requires substantial experience. In any real estate negotiation, fair market value is normally the accepted standard of compensation. Fair market value is defined as the highest price a property will bring if exposed for sale in an open market for a reasonable length of time and the transaction is between a willing seller and a willing buyer, both being aware of the highest and best use of the property. In order to establish fair market value in the area traversed by the proposed transmission line, the company undertakes a review of recent transactions of comparable properties within a reasonable distance of the proposed line. This value is the price paid for outright purchase which would include all available rights. However, in obtaining an easement, only the use of the land for a specific purpose is acquired. Therefore, using comparative sales as a base, an opinion of value is formulated that would adequately compensate each individual property owner according to the resulting impact on their property. A company representative will explain how property values are determined and will negotiate in good faith. Although all owners will be treated equitably, for various reasons some will receive more compensation. These reasons include: (1) the total area of the easement will vary among the properties, (2) some easement may include road frontage, and (3) location, size, shape, and other various individual property characteristics will cause land values to • vary. - 5 - • • • FUTURE ACTIVITIES The first activity directly affecting the property owner is the initial contact by The Potomac Edison Company's real estate representative. The representative will explain the project and request survey permission. Shortly after securing survey permission, survey personnel will enter the property to obtain the data necessary to complete the engineering plus the preparation of various agreements. Upon completion of the property survey, the Right of Way Ayreement is siyned and all necessary permits are obtained. Construction personnel will then enter the property to undertake the various stages of construction; namely: 1. Right of way clearing 2. Establishment of access roads 3. Erection of structures 4. Stringing of conductor (wire) 5. Restoration of right of way/access roads fNFACT 10/3/86 '638 634 709 5 40 642 277 40 • LINE ROUTE MAP N,EADOV, BROOK - DOUBLE TGLLGATE LEGEND ..................EXISTING 500 KV L,"' E EXISTING 138 KV LINE RECOMMENDED ROUTE 1 FIGURE 1 1 OVERBUILD. 1 34.6 kV LIV r/ 064 636 637 63`3 1 '-z 0 1 MILE 00 *1 FREDERICK CO- .� WARREN Co. DOUBLE TOLLGATE OT T---" SUBSTATION / C �R 5 ` 2 wqR "co. l< Co. \ • q U • • • 0 0 AUJFGHENY ►OWIR IV$TEM Yvrnpar»lo ►w • Paft uo bd6 n • Wmo titi roaM TRANSMISSION AND DISTRIBLMON CONSTRUCTION STANDARDS 138 KV STEEL POLE DOUBLE CIRCUIT SUSPENSION • • • 6K (;afdi al *- AM `v1'.�I�py�ypt��f��t � wi t� � .. .w �.�_� i�r.. ,.�`� rx •'i . , �� n +� �:�� � '���`.+. �»�7s, :�. "a�i!�':. _ .$. .. _.. �$r _rt ,1....'. _. _ .:d mm i� � • • �2c H E • • • 25': %I • • • 51 �2 Cadoral" • • 15 November 20, 1986 Mr. John E. Wetsel, Jr. Kuykendall, Wetsel & Kuykendall, P. C. P.O. Box 2760 Winchester, VA 22601 Dear Mr. Wetsel: This letter is to confirm the Frederick County Board of Supervisors' action at their meeting of November 12, 1986: Approval of Site Plan #030-86 to place a transmission line in the Opequon Magisterial District. This transmission line is in conformance with the Comphrensive Plan. If you have any questions regarding this site plan approval, please do not hesitate to contact this office. Sincerely, Robert W. Watkins Planning Director RWW/dll • 0 July 19, 1991 The Potomac Edison Company Attn: Mr. Dan Spofford Downsville Pike Hagerstown, Maryland 21740 COUNTY of FREDERICK Department of Planning and Development 703/665-5651 FAX 703/678-0682 RE: Revised Site Plan #029-85 of the Meadow Brook Substation Dear Mr. Spofford: This letter regards the above referenced site plan. This site plan was submitted to our department to show all proposed improvements on site. All revisions indicated on the revised site plan will become the final approved site plan for this project. Enclosed are two (2) copies of the approved Meadow Brook Substation site plan. Please provide your engineering/drafting department with an approved copy of this plan, and keep the -other copy for your records. I appreciate your continuous cooperation with the Potomac Edison projects in Frederick County. Please contact me if I may answer any questions regarding this letter or if I may be of any further assistance. Sincerely, T Evan A. WY attT Planner II EAW Enclosure THE COURTHOUSE COMMONS 9 N. Loudoun Street - P.O. Box 601 - Winchester, Virginia - 22601 The Potomac Edison Company Part of the Allegheny Power System Downsville Pike Hagerstown, Maryland 21740 July 5, 1991 Evan A. Wyatt County of Frederick Department of Planning & Development Box 601 Winchester, Virginia 22601 Dear Mr. W Attached are four (4) copies of our revised Site Plan No. 029-85 (Meadow Brook Substation). In order to clarify the identity of facilities within the fence line of the substation, we have made Drawing No. 408-821 a part of the revised plan. The scale of Drawing No. 408-821 is 1" = 50'. The original site plan has had the facilities removed, and in their place reference to Drawing No. 408-821 has been made. Any changes in the future should refer to both drawings. Should there be any questions concerning this information, please do not hesitate to contact me. DAN/als Attachments JUL - 8 1`91 Lve f SITE PLAN # 030-86 The Potomac Edison Company 138 kv Electric Transmission Line Meadow Brook -Double Tollgate LOCATION: The line will extend from the Company's Meadow Brook Substation near Vaucluse in southern Frederick County, eastward to its substation at Double Tollgate in Clarke County. MAGISTERIAL DISTRICT: Opequon ADJACENT LAND USE AND ZONING: A-2 (Agricultural General) and R-5 (Residential Recreational Community) Zoning and Agricultural and Residential and Open Space Land Use. PROPOSED USE AND IMPROVEMENTS: 138 kv Electric Transmission Line. This line is 7.5 miles long and will be mounted on steel poles. It passes through both R-5 and A-2 Zoning Districts and the line is a permitted use within both of those districts. REVIEW EVALUATIONS: Planning and Zoning - Under the 15.1-456 Section of the Virginia Code, when a Comprehensive Plan has been adopted, it shall control the location of features when the location of such features is specified by the Plan. Unless the location of a proposed public utility facility is specified by the Plan, the general location, character, and extent of the facility must be submitted to the Planning Commission for determination of whether the proposal is substantially in accord with the Comprehensive Plan. The Planning Commission must approve or disapprove the proposal accordingly. The adopted Frederick County Comprehensive Plan does not specify the location of any public utility facilities. Therefore, the Planning Commission must determine whether the proposal is substantially in accord with the general policies in the Plan. The Plan designates this part of the County as a generalized rural development area. It also contains the following policies which apply to rural land: Protect land from unnecessary damage due to development activities while maintaining the availability of rural housing. Maintain agriculture as a significant portion of the County's economy. Page 2 Potomac Edison SP Maintain the rural character of those areas of the County in which urban development is not proposed. The Plan proposes to achieve these policies through the development of conservation and permitting systems and through regulatory actions and voluntary incentives and programs. The Plan does not address the extension or construction of transmission lines in rural areas. It is probably obvious that there is a need to extend transmission lines through rural areas of the County at some location. There appears to be no intention expressed in the Plan to restrict such lines. Such transmission lines are specifically allowed in the A-2 (Agricultural General) District. In the R-5 District, "public utilities such as poles, transformers, lines..." are allowed. The Potomac Edison Company appears to have chosen a route with the intention of minimizing potential impacts. Therefore, it is difficult to make any case that the proposal is substantially not in accord with the Comprehensive Plan. The Planning Commission needs to communicate its approval or disapproval of the proposal to the Board of Supervisors. The Board may overrule the approval or disapproval of the Planning Commission. STAFF RECOMMENDATIONS: Approval. PLANNING COMMISSION RECOMMENDATIONS: Unanimous approval. K .00 J.SLOAN KUYKENDALL JOHN E. WETSEL, JR. J. SLOAN KUYKENDALL, III LAW OFFICES KUYKENDALL, WETSEL 6 KUYKENDALL, P. C. 208 SOUTH LOUDOUN STREET POST OFFICE BOX 2760 WINCHESTER, VIRGINIA 22601-1960 October 8, 1986 Mr. Steven M. Gyurisin Deputy Director of Planning Frederick County County Administration Building Loudoun Street Mall Winchester; VA 22601 Re: The Potomac Edison Company 138 kv Electric Transmission Line Meadow Brook -Double Tollgate Our File No. 28,585 Dear Steve: TELEPHONE 703 667-4644 PLEASE REPLY TO: P. O. BOX 2760 Enclosed you will find 20 copies of the Application of The Potomac Edison Company to the Zoning Commission and Board of Supervisors, which I am filing to obtain approval for the construction of the Company's proposed 138 kv electric transmission line in Frederick County. If at all possible, we would like to have this matter scheduled for public hearing before the Planning Commission on November 5, 1986. If after reviewing the application you have any questions about its contents, or if there is a problem with scheduling the hearing for November 5, please call me immediately. With best wishes, I am tsel, Jr. JEW/jr Enclosure cc: •-�.,- Mr. William Wolford Mr. C. Irvine Cather, Jr. FORM 29.197 REV.2 . Allegheny Power System RECEfV,ED Bulk Power Supply Al To `Office Memo Cabin Hill June 19, 1986 MEADOW BROOK -DOUBLE TOLLGATE LINE - 2 J. B. Kauffman then suggested the following agenda for the meeting and potential speakers: PUBLIC MEETING - JULY 1, 1986 MEADOW BROOK -DOUBLE TOLLGATE LINE 1. Kick-off (overview) - County Responsibility (Ken Stiles) 2. Local (needs, etc.) - C. I. Cather, Jr. 3. Planning (system needs) - W. R. Davis 4. Line Routing (contacts, constraints, methodology) - L. P. Mattei 5. Details of the line (What to Expect) - L. P. Mattei (surveying, right-of-way clearing, structure types) 6. County approval (to be applied for at a later date) - C. I. Cather, Jr. 7. General questions - All 8. Specific questions (These questions to be answered on a one-to-one basis after the meeting) Although not on the program, it was decided several real estate representatives would be available to answer questions. P. M. Horst suggested that H. A. Serafini and M. R. Watson of Potomac Edison also be at the meeting to answer questions. D. E. Thomas DET:rh c: Mr. P. M. Horst, Jr., Hagerstown Mr. W. E. Wolford, Jr., Hagerstown "Work with Care — Everywhere" 0 To Iry Cather's ment guide for Meadowbrook tc* Double Tollgmeeting, 7:30 p.m., July 8,ot®Ynn€' Fairview Methodist Church Edison Part of the Allegheny Power System 1. Relate to Chairman Stiles' reason for the meeting and the concerned property owners in the audience. 2. Mention I was born and raised in the area and can relate to their concerns. 3. Mention the tremendous growth being experienced in the Winchester - Frederick County area. Recent newspaper articles refer to "boom time in the Apple Capital", "the change is around us everywhere" and "southern Frederick is mushrooming." 4. We are all part of the growth pattern and will be affected, one way or another from time to time, by highways, water and sewer lines, telephone and electric facilities, in order to meet the needs of the general population. 5. As will be covered by Mr. Russ Davis, one of Potomac Edison's Planning Engineers, the overall growth patterns have been studied and our facilities must be upgraded to accommodate projected electrical needs. If these facilities are not installed and operational by December 1987, it is projected we will not be able to supply the electrical needs of the area, which will affect all of us to one degree or another. 6. We will work with the individual property owners, wherever possible. 7. We have studied the area thoroughly and taken everything into consideration and are striving to minimize the impact of the transmission line. 8. Thank you for coming, and we will get into a question and answer session shortly. 9. Introduce Russ Davis, Supervisor, Area Planning. "Work with Care — Everywhere" FORM 29-234 REV. 1 § 15.1- 6. Legal status of plan. — (a) When the local commission shall ha commended a comprehensive plan or jw thereof for the county or municVwlty and such plan shall have been approved and adopted by the governing body, it shall control the general or approximate location, character and extent of each feature shown on the plan. Thereafter, unless such feature is already shown on the adopted master plan or part thereof or is deemed so under paragraph (d), no street, park or other public area, public building or public structure, public utility facility or public service corporation facility other than railroad facility, whether publicly or privately owned, shall be constructed, established or authorized, unless and until the general location or approximate location, character, and extent thereof has been suhmittarl to nnrl m) i ne commission shall communicate its findings to the governing body, indicating its approval or disapproval with written reasons therefor. The governing body may overrule the action of the commission by a vote of a majority of the membership thereof. Failure of the commission to act within sixty days of such submission, unless such time shall be extended by the governing body, shall be deemed approval. In the case of approval the owner or owners or their agents may appeal the decision of the local commission to the governing body within ten days after the decision of the commission. The appeal shall be by written petition to the governing body setting forth the reasons for the appeal. A majority vote of the governing body shall overrule the commission. (c) Widening, narrowing, extension, enlargement, vacation or change of use of streets or public areas shall likewise be submitted for approval, but paving, repair, reconstruction, improvement, drainage or similar work 'and normal service extensions of public utilities or public service corporations shall not require approval unless involving a change in location or extent of a street or public area. (d) Any public area, facility or use as set forth in paragraph (a) which is identified within, but not the entire subject of, a submission under either § 15.1-475 for subdivision or § 15.1-491 (h) for development or both may be deemed a feature already shown on the adopted master plan, and, therefore, excepted from the requirement for submittal to and approval by the commis- sion or the governing body; provided, that the governing body has by ordinance or resolution defined standards governing the construction, establishment or authorization of such public area, facility or use or has approved,it through acceptance of a proffer made pursuant to § 15.1-491 (a). (Code 1950, §§ 15-909, 15-923; Code 1950 (Suppl.), § 15-964.10; 1958, c. 389; 1960, c. 567; 1962, c. 407; 1964. c. 528; 1966, c. 596; 1968, c. 290; 1975, c. 641; 1976, c. 291; 1978, c. 584.) Law Review. — For article. "Virginia Nat- Applied in Board of County Supvrs. v. City ural Resources Law and the New Virginia of Roanoke, 220 Va. 195, 257 S.E.2d 781 (1979). Wetlands Act," see 30 Wash. & Lee L. Rev. 19 (1973). § 15.1-457. Duties of State agencies. — Every department, board, bureau, commission, or other agency of the Commonwealth of Virginia, which is responsible for the construction, operation, or maintenance of any public facil- ity within the territory to be included within a comprehensive plan or any part thereof, or which is responsible for acquiring land for any public purpose, or of disposing of such land, shall, upon the request of the local commission having authority to prepare such plan, furnish reasonable information requested rela- tive to the plans of such agency which may affect the comprehensive plan; and every such agency shall collaborate and cooperate with such commission, when requested, in the preparation of the comprehensive plan to the end that the plan will coordinate the interests and responsibilities of all concerned. Nothing herein shall be deemed, however, to abridge the authority of any such State agency regarding the facilities now or liereafter coming under its jurisdiction. (Code 1950 (Suppl.), § 15-964.11; 1962, c. 407; 1975, c. 6,11.) The Official 11111p. § 15.1-458. Maps to be prepared in counties and municipalities; what map shall show. — In counties or municipalities where no official map exists, or where an existing official reap is incomplete, the local commission may make, or cause to be made, a map showing the locations of. (a) Legally established public streets, waterways, and public areas of the county or municipality; and (b) Future or proposed public streets, waterways and public areas. ' DRAFT - NOT FIOCOPY • u RESPONSE TO MEDIA QUESTIONS 1. The initial phase of construction --grading the site to prepare it for the facilities --has been started at the Meadowbrook substation. The substation should be completed by December, 1987. 2. A right-of-way is an easement that a property owner grants to the Potomac Edison Company (in this case) allowing construction of a transmission line on the property. The customer retains all rights and ownership of the property itself. The company simply is granted the right to erect and operate a transmission line. If there are tall growing trees on the right- of-way that will interfere with the reliability of service or safety, they are removed by the company. However, all trees removed are the owner's property and the owners can sell at market value, if so desired, for firewood, etc. Approximately every 5 to 7 years, the company will maintain the right-of-way, or keep it clear by applying herbicides to control vegetation that has grown up and around the line. These herbicides are registered and approved by the Federal Environmental Protection Agency and the Virginia Department of Agriculture and are applied to prevent trees from growing up into the power lines. These are some of the same herbicides that farmers currently use to control weeds on their property. If a property owner does not want the company to apply the herbicides, the company will enter into an agreement with the property owner so that the owner can maintain the right-of-way according to company specifications. The company will pay the property owner what it would cost the company to keep the right-of-way clear under this agreement. z U -2- 3. There are no health hazards, nor radio or television interference caused by a 138 kv transmission line. Additionally, studies of Extra High Voltage Lines (230 kv and above) have not revealed any harmful effects to animals, human beings or crops because of the transmission lines. 4. On the map. 5. The proposed in-service date for the line is December 1987, with construction beginning in the spring of 1987. 6. Documented growth of Frederick County requires that Potomac Edison meet the electrical needs of its customers in this rapidly expanding region. To meet these needs, additional electric facilities must be constructed. The existing facilities will not meet the electrical demand beyond 1987. 7. The entire area was studied before the proposed route was selected. Factors like environmental impact, historical districts, residential development, public facilities and aesthetics were considered before planners determined the final route. 8. Our final route is the corridor through which the transmission line will travel. The properties affected by this line have been identified. The company will work with property owners in finalizing the route on their properties. 9. The county planning commission, upon receipt of an application from Potomac Edison, will determine if the proposed route meets the guidelines of its comprehensive plan. 10. The Potomac Edison Company intends to cooperate in every way with customers and county planners to inform them of the procedures involved with transmission route of this nature. Various right-of-way agreements can be reached with customers to satisfy their individual requirements pertaining to their properties. 11. We fully intend to reach satisfactory agreement with all persons affected. AvRMQ To: P. M. Horst, Jr. U ry Potomac # t 7,. '`= f f Edison s Part of the Allegheny Power System From: C. I. Cather, Jr inchester, Virginia / June 20, 1986 Allison Colby,'of the Winchester Star, has been trying to put together a story on our proposed 138 kV line from Meadowbrook to Double Tollgate. It is my understanding, from some of our field contacts, that one or more of the customers affected by this line are prodding the news media to release a story of opposition by the citizens in the area. She wanted me to answer alot of questions about the line and related subjects. I mentioned to her that we were meeting Monday morning about this project and, if she would give me her questions, we would be glad to relate to them. She did not promise me she would wait. Following is a list of her questions: 1. Is the Meadowbrook Substation under construction? (I acknowledged it was and she has seen the site) 2. What is a right-of-way and how is it used and maintained and why? 3. The safety aspect of the 138,000 volt line. 4. The proposed route of the line. 5. When will it be built? 6. Why is the line needed? 7. Are there alternate routes? 8. Have our plans been finalized? 9. To what extent and how is the county involved? 10. How do we plan to handle the objections of the affected citizens? 11. How will we handle the objections that cannot be resolved? 'Work with Care — EvarNfwhsre" I asked Ms. Colby how soon she had to have this information. She indicated as soon as possible in order to complete her story. As mentioned above, she gave me no assurance that she would delay the story. CICJr./djm cc: H. A. Serafini W. Wolford J. B. Kauffman J. E. Paugh J. M. Russell, Jr. D. E. Wetzel D. L. Kauffman �-IXI. L. Mattei D. Thomas S. T. Elliott HEAD014 BROOK -DOUBLE TOLLGATE DOUBLE CIRCUIT 138 kV TRANSMISSION LINE The Potomac Edison Company Part of The Allegheny Power System May 1986 THE POTOiIAC EDISON C011PANY 13UILDIIIG TO HEET GROWING ELECTRICAL NEEDS In recent years population growth and urbanization has occurred on the fringe of the larger metropolitan areas. This growth has been accompanied by an ever- increasing electrical demand. The existing transmission lines serving Clarke and Frederick Counties, Virginia are becoming overloaded and will soon be unable to adequately and reliably meet this increased demand. Recognizing this problem, The Potomac Edison Company proposes to construct a double circuit 138 kV transmission line between their Meadow Brook Substation located two miles south of Stephens City and their Double Toll Gate Substation located six miles east of Stephens City. The proposed transmission line is 7.5 miles in length and is scheduled to be in operation by December 1987. ENVIRONHEHTAL PLANNING Locating a transmission line route that will have a minimal effect on the existing/potential land use in a rural/urban environment requires extensive enyineeriny and environmental planning. The technology to route the Meadow Brook -Double Toll Gate, Double Circuit 138 kV Line was provided by Allegheny Power System's (APS) engineers and environmental analysts. Following federal guidelines the APS staff accumulated data using as their sources of information U. S. Geological Survey topographic maps, aerial photographs, county development and zoning plans/regulations, soil information and extensive field reconnaissance. All factors that might influence the potential alternate routes were recorded and after an intensive in-depth analysis of the potential environmental impacts, a route that is environmentally sound and aesthetically acceptable is recommended. To help mitigate the potential effects of their facilities and to ensure that a workable balance exists between the economic, environmental and reliability factors, the company incorporated the following series of environmental and aesthetic policies into their line route selection procedures. These policies are designed to minimize potential impacts on human and natural environments: 1. Minimize Damage to Natural Systems - An effort is made to minimize adverse effects to the natural environment by providing for minimum impact to the streams, woodlands, and similarly -sensitive areas especially during the time of construction. 2. Minimize Conflict with _Existing and Potential Land Use -Transmission facilities wre located to avoid conflict with areas of residential use (existiny/planned), proposed rural development, and areas of urbanization. 3. Hinimize Effects on Environmentally Significant Areas - An effort is made to _ avoid areas of scenic, historic, recreational, cultural, and archaeological significance. When not feasible to avoid, an attempt is made to screen the facilities with existing natural vegetation. 2 - 0 4. Minimize Visual _Ex osure - Exposure of transmission facilities to both residents and travelers in the area is minimized when feasible by the judicious utilization of the terrain, natural vegetation, and existing structures for screening. 5. Maximize Potential for Right of Wly Sharing - Where possible, the transmission line route will utilize existing utility corridors. ROUTE DESCRIPTION The proposed Meadow Brook Substation is located west of U. S. Route 11 approximately two miles south of Stephens City and two miles north of Middletown in Frederick County, Virginia. The existing Double Tollgate Substation is located in Clarke County, Virginia at the intersection of U. S. Route 340 and 522 approximately six miles east of Stephens City via Virginia Route 277. The proposed transmission line (see Figure 1) will exit the Meadow Brook Substation in a southeasterly direction in a corridor with the Ridgeley- Riverton 138 kV Line and the ilt. Storm-ilorrisville 500 kV Line for a distance of approximately 4,400 feet to a point on the eastern side of Interstate Route 81. The route then turns to the east for 10,900 feet to a point southwest of Virginia Route 640. The route then angles to the northeast for 17,900 feet to an existing 34.5 kV line. Turning southeastward, the proposed line will overbuild an existing 34.5 kV line for approximately 6,200 feet to the Double Tollgate Substation. The proposed 7.5-mile transmission line will occupy a 100-foot right of way. ACCESS Initial construction and future right of way and/or line maintenance requires that the entire transmission line be accessible from a public road. This access can be accomplished by using the riyht of way, private lanes, and/or existing farm roads. If access roads are required outside the right-of-way easement, the company will utilize existing roads, upgrading them where necessary to meet their construction specifications. Where roads do not exist the company will construct them. Upon completion of the line, if the property owner desires, the access road will be removed with the easement being returned as near as possible to its original condition. In wooded areas the construction of access roads often provides the property owner with improved access to the property. The timber removed for the access road is the property of the landowner and will be stacked along the edge of the road. Upon completion of the line, the access road will be stabilized by the establishment of ground cover. A 138,000 VOLT OVERHEAD LINE IS A PROVEN RELIABLE MEANS OF TRANSMITTING ELECTRICAL ENERGY The Potomac Edison Company presently owns and operates over 1,000 miles of 138 kV, 230 kV, and 500 kV transmission lines throughout its service area. The operating record of this high voltage network has justified the confidence the company has in the system's safety and reliability. UNDEIZGIZOUND TRANSMISSION INSTALLATION The cost of underground construction for 138 kV transmission lines is estimated to be 10 times more costly than conventional overhead construction. It is, therefore, not practical nor economically feasible to consider underground construction a viable alternate. RADIO AND TELEVISION INTERFERENCE Radio and television reception should not diminish after the line is constructed. Potomac Edison's experience with similar facilities throughout its service area indicates little need for concern about diminishing reception. However, if instances of decreased radio or television reception occur as a result of the presence of the transmission line, the company will, at its cost and with the cooperation of the affected property owner, take the necessary corrective measures to remedy the situation. RIGHT OF WAY CLEARING AND MAINTENANCE Prior to construction of the transmission facilities, the right of way will be cleared of all tall -growing vegetation. This is necessary to ensure proper clearance, safe operation, and unhindered access for line construction, inspection, and maintenance operations. This clearing will be done in a manner consistent with conservation of natural resources. Trees will be removed and stacked along the edge of the right of way. Shrubs and certain small trees can remain, provided they have limited growth potential and are outside the conductor path. The permanent right-of-way width will not exceed 100 feet. Additional clearing rights outside of the right of way may be required for the removal of trees that jeopardize the safe operation of the transmission line. The timber is the property of the landowner and when possible will be stacked at the edge of the right of way. At stream crossings, where possible, sufficient natural low-yrowiny vegetation will be preserved to prevent possible erosion. Mulch and fast-growing ground cover will be used to stabilize disturbed soil areas. Where feasible a screen of low -growing vegetation will be left intact at road crossings where the route leaves/enters a wooded area. • - 4 - Maintenance of the right of way will require the company to periodically control vegetation that has the potential to disrupt operation of the line. Vegetation management involves the use of herbicides and various application techniques designed to retain low -growing vegetation such as natural grasses and ferns. All herbicides used are registered and approved by the Federal Environmental Protection Agency. STRUCTURES Various structure types reflect variable characteristics which greatly influence their ability to blend with the existing surroundings. Structures for this project were selected with consideration for economics, visual impact, and the intent of environmental compatibility. A mixture of double circuit, single steel pole and steel tower structures on a 100-foot right of way will be used on this line. These structure types will help minimize any impact resulting from construction of the transmission line. LA14D VALUE The objective of The Potomac Edison Company is to reach a fair and equitable agreement with each property owner while acquiring right of way at a fair price. Appraisal of transmission line easements (rights of way) is one of the more highly specialized segments in the field of land appraisal and requires substantial experience. In any real estate negotiation, fair market value is normally the accepted standard of compensation. Fair market value is defined as tale highest price a property will bring if exposed for sale in an open market for a reasonable length of time and the transaction is between a willing seller and a willing buyer, both being aware of the highest and best use of the property. In order to establish fair market value in the area traversed by the proposed transmission line, the company undertakes a review of recent transactions of comparable properties within a reasonable distance of the proposed line. This value is the price paid for outright purchase which would include all available rights. However, in obtaining an easement, only the use of the land for a specific purpose is acquired. Therefore, using comparative sales as a base, an opinion of value is formulated that would adequately compensate each individual property owner according to the resulting impact on their property. A company representative will explain how property values are determined and will negotiate in good faith. Although all owners will be treated equitably, for various reasons some will receive more compensation. These reasons include: (1) the total area of the easement will vary among the properties, (2) some easement may include road frontage, and (3) location, size, shape, and other various individual property characteristics will cause land values to vary. FUTURE ACTIVITIES The first activity directly affecting the property owner is the initial contact by The Potomac Edison Company's real estate representative. The representative will explain the project and request survey permission. Shortly after securing survey permission, survey personnel will enter the property to obtain the data necessary to complete the engineering plus the preparation of various agreements. Upon completion of the property survey, the Right of Way Agreement is signed and all necessary permits are obtained. Construction personnel will then enter the property to undertake the various stages of construction; namely: 1. Right of way clearing 2. Establishment of access roads 3. Erection of structures 4. 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