Planning Commission Agenda 8 - 21 - 18

AGENDA
PLANNING COMMISSION
TOWN OF WARRENTON
August 21, 2018

7:00 PM
1. CALL TO ORDER AND ESTABLISHMENT OF A QUORUM
a. APPROVAL OF MINUTES
a. DRAFT-Worksession Min-June 26, 2018
These Minutes were tabled at the July 17, 2018 meeting for allow for appropriate
review time.
b. DRAFT Minutes-June 17, 2018
2. UNFINISHED BUSINESS
a. SUP 2018-03 763 James Madison Highway
A public hearing was held on July 17, 2018 on the SUP 2018-03 application for
the purposes of propane fuel distribution and storage facility on a 1.34 acre of a
nine acre parcel located at 763 James Madison Highway. The applicant
requested action be deferred until the next Planning Commission meeting. The
applicant states to staff the intent to move the internal site access to meet the
public right-of-way and has not provided additional information for Planning
Commission consideration.
3. WORK SESSION
a. SUP 2017-03/CP 2017-01 721 Industrial Road
A Special Use Permit (SUP) and Commission Permit (CP) application to allow
for a 140' telecommunications monopole to be constructed to address a stated
Verizon service void on a 6.2 acre parcel located at 721 Industrial Road.
4. COMMENTS FROM THE COMMISSION

5. COMMENTS FROM THE STAFF
6. ADJOURN
TOWN OF WARRENTON
18 Court Street, Warrenton, Virginia
20186 PLANNING AND COMMUNITY
(540) 347-2405 - DEVELOPMENT DEPARTMENT
Planning@warrentonva.gov
Internet www.warrentonva.gov
August 21, 2018
TO: Planning Commission
FROM:
RE: DRAFT-Worksession Min-June 26, 2018
ATTACHMENTS:
Description
DRAFT-Worksession Min-June 26, 2018
PLANNING COMMISSION
WORKSESSION
TOWN OF WARRENTON
MINUTES
A WORKSESSION OF THE TOWN OF WARRENTON PLANNING COMMISSION WAS

HELD JUNE 26, 2018 AT 7:00 P.M. IN THE MUNICIPAL BUILDING IN
WARRENTON, VIRGINIA
PRESENT Ms. Susan Helander, Chair; Mr. Ali Zarabi, Vice Chair; Ms. Anna Maas;
Mr.Ryan Stewart; Mr. Mark Moore; Ms. Diane Roteman; Ms. Brandie
Schaeffer, Director of Planning and Community Development
A B S E N T Mr. Brett Hamby, Town Council Liaison; Whitson Robinson, Town
Attorney.
CALL TO ORDER AND ESTABLISHMENT OF QUORUM

Ms. Susan Helander called the meeting to order at 7:00 P.M.
WORKSESSION
SUP 2018-03 Blossman Gas
Ms. Schaeffer briefed the Commission on the requested SUP. The applicant was available
to answer any and all questions the Commission had. Ms. Harris noted there are a few things
in the statement of Justification that are no longer valid; staff has asked the applicants to
update. Ms. Schaeffer made it clear that the applicant needed to be present however, the
property owner was not required to be present.
Steve McCoy, one of the Vice Presidents of Blossman Gas addressed the Commission
and answered all questions they had. Chief Jason Golden was asked about safety
requirements and was available to address the Commission about how the Fire Department
would handle any fire event. Blossman Gas’s safety officer, Gary Sly, was available and
presented the Commission with a handout outlining safety measures as well as informative
content.
ADJOURN
With no further business this meeting was adjourned at 8:10 P.M
TOWN OF WARRENTON
August 21, 2018
FROM:
RE: DRAFT Minutes-June 17, 2018
ATTACHMENTS:
Description
DRAFT Minutes July 17, 2018
PLANNING
COMMISSION TOWN
OF WARRENTON
MINUTES
AN ADJOURNED MEETING OF THE TOWN OF WARRENTON PLANNING

COMMISSION WAS HELD JULY 17, 2018 AT 7:00 P.M. IN THE MUNICIPAL
BUILDING IN WARRENTON, VIRGINIA
PRESENT Ms. Susan Helander, Chair; Mr. Ali Zarabi, Vice Chair; Mr. Ryan
Stewart; Mr. Mark Moore (VIA TELEPHONE); Ms. Brandie Schaeffer,
Director of Planning and Community Development; Whitson Robinson,
Town Attorney.
ABSENT Ms. Anna Maas; Mr. Brett Hamby, Town Council Liaison;
CALL TO ORDER AND ESTABLISHMENT OF QUORUM

Ms. Susan Helander called the meeting to order at 7:00 P.M.
APPROVAL OF MINUTES
JUNE 19, 2018 REGULAR MEETING
Ms. Susan Helander noted Ms. Diane Roteman was erroneously marked as present in
the June 19, 2018 minutes. However, she was actually absent from the meeting. Mr. Zarabi
made a motion to approve the minutes with proposed correction and Mr. Stewart seconded.
All were in favor.
Ayes: Ms. Susan Helander, Chair; Mr. Ali Zarabi, Vice Chair;
Ms.
Mr. Ryan Stewart; Mr. Mark Moore
Nays: None
Absent During Vote: Anna Maas
Abstention: None
JUNE 26, 2018 WORKSESSION MINUTES
Ms. Susan Helander requested the Worksession Minutes be tabled until the August
meeting to allow all members enough time to approve and review.
PUBLIC HEARING
SUP 2018-03 763 James Madison Highway
Ms. Schaeffer briefed the Commission on SUP application for the purposes of propane
fuel distribution and storage facility on a 1.34 acre of a nine acre parcel located at 763 James
Madison Highway and included the Staff recommended conditions.
Steve McCoy, on behalf of Blossman Gas, gave a presentation to the Commission with a
brief history of their company. Ms. Helander asked the applicant if the applicant would be
interested in deferring the decision for the evening as there are still a few issues the Commission
would like to see sorted out. While the Commission is comfortable with the company and the
safety precautions in place, they are still a few concerns about the site location. Therefore, there
was a mutual decision to table the discussion.
Public Hearing was opened.
Cecil Cambell, property owner of 763 James Madison Highway notes there is an issue
with the location. Mr. Campbell was under the impression that he was the owner of the proposed
access point however, it has come to his attention there may be a discrepancy. Should this in fact
be the case that he is NOT the property owner he proposed the access point to the proposed
location be moved into some of his already owned property. He voiced his concern on the
timeline and is hopeful a decision can be reached soon.
James Pulchine, Fauquier County resident, spoke to his dedicated support to Blossman
for the reason of their excellent customer service.
Walter Hitchcock, represents the Drew Corporation and is the property owner of where
the proposed access point is scheduled. He noted that an appraiser has advised there will be a
negative financial impact to the Blossman Gas access point.
No one else spoke, the Public Hearing was closed.
Mr. Zarabi made a motion to table this discussion until the next meeting. All were in
favor.
Ayes: Ms. Susan Helander, Chair; Mr. Ali Zarabi, Vice Chair;
Mr. Ryan Stewart; Mr. Mark Moore
Nays: None
Absent During Vote: Ms. Anna Maas
Abstention: None
NEW BUSINESS
Nothing to report.
WORKSESSION
There will be a Work Session held during the Regular meeting on August 21, 2018
COMMENTS FROM THE COMMISSION
Ms. Helander noted her joy to see Mr. Kip in the audience. Mr. Stewart mentioned he
was happy to see the local Boy Scout Troop in the audience mentioning it is great for the scouts
to watch local government in action.
COMMENTS FROM STAFF
Ms. Schaeffer let the Commission know she has provided each member with a Land Use
Handbook at the request of Mayor Nevill as he finds the handbook very useful. She also
provided the Commission with an article as well as two copies of The Commissioner, a
publication just for Planning Commissioners. Ms. Schaeffer informed the Commission that if
they like these publications regularly to let her know and she would continue to provide them.
She also discussed training opportunities with the Commission and let them know there is
money in their budget to take trainings.
Ms. Helander discussed the fencing installed at the construction site of Popeyes. She was
under the impression this fencing was to be privacy fence however, the fence is see-through.
Ms. Schaeffer will complete a site visit to make sure the conditions are being adhered to.
ADJOURN
With no further business this meeting was adjourned at 7:48 P.M
TOWN OF WARRENTON
August 21, 2018
FROM: Brandie Schaeffer, Director Community Development
RE: SUP 2018-03 763 James Madison Highway
I. Summary
A. Applicant
Blossman Gas
B. Property Owner
Big Time, LLC
C. Request
The applicant is proposing to lease the rear 1.34 acre portion of a nine acre parcel that fronts on
James Madison Hwy. The property presently is owned by Big Time, LLC and currently used for
the business use of Cecil’s Tractors. The 1.34 acre portion that is the subject of the Special Use
Permit application will be leased to Blossman Gas for the purposes of a propane fuel distribution
and storage facility. Blossman Gas currently operates a retail store with a small storage area at the
rear of the property at 259 Broadview Avenue in Warrenton. If this application is approved, the
storage at 259 Broadview will be relocated to this parcel. The retail store will remain at 259
Broadview. The property is zoned Industrial, which allows for fuel, coal, oil distribution storage
yards with the granting of a Special Use Permit by Town Council.
D. Site Location/Surrounding Land Uses

The proposed use is located at 763 James Madison Highway and is surrounded by other industrial
uses. The site is in proximity of the Warrenton Branch Greenway Trail and U.S. 29.
E. Comprehensive Plan
Light Industrial
F. Zoning
Industrial
II. Proposal
III. Planning Commission Review

Planning Commission to held a public hearing on July 17, 2018. Due to access issues, the applicant requested
the Planning Commission defer action until the next Planning Commission meeting. At this time, the applicant
is indicating access will be adjusted on the proposed SUP site to a point meeting the public right-of-way,
which is addressed in the proposed Conditions of Approval. The Planning Commission raised concerns
about emergency services and the location of the existing fire hydrants. No additional information was
submitted by the applicant for Planning Commission consideration.
VI. Staff Recommendation
The Planning Commission may choose to explore three options. One is to recommend denial of the
SUP application; two is to allow the applicant to request postponement of Planning Commission
action until any Planning Commission concerns are further addressed; or three, recommend approval
to the Town Council based on the applicant updating the SUP Plan to be correct with the
accompanying Conditions of Approval.
V. Suggested Motions
1. I move that the Planning Commission recommend approval of SUP 2018-03 subject to the SUP Plan being
corrected prior to the Town Council legal ad deadline and the Conditions of Approval dated July 19, 2018.
OR
2. {If the applicant requests a deferral of action] I move that the Planning Commission accept the applicant’s
request to defer the action on SUP 2018-03 until the applicant has addressed the issue(s) of...
OR
3. I move that the Planning Commission recommend denial of SUP 2018-03 for the following reason(s)
[Insert].
OR
4. I move an alternative motion.

ATTACHMENTS:
Description
SUP 2018-03 Cover Memo
SUP 2018-03 Attachment A Maps
SUP 2018-03 Attachment B Staff Analysis
SUP 2018-03 Attachment C Conditions of Approval
SUP 2018-03 Application
SUP 2018-03 Statement of Justification
SUP 2018-03 SUP Plan
SUP 2018-03 Fire Safety Analysis
TOWN OF WARRENTON
18 Court Street, Warrenton, Virginia 20186 PLANNING & COMMUNITY
(540) 347-2405 - Planning@warrentonva.gov DEVELOPMENT DEPARTMENT
www.warrentonva.gov
Brandie M. Schaeffer
July 17, 2018
FROM: Brandie M. Schaeffer

Director of Community Development
RE: Special Use Permit #2018-03, 763 James Madison Highway
I. Summary:
A. Owner: Big Time, LLC

B. Applicant: Blossman Gas, LLC
C. Request - The request is for a Special Use Permit (SUP) per Article 3-4.12.3 Permissible Uses in
the Zoning Ordinance for a Fuel Distribution Storage Yard on approximately 1.34 acre of a nine
acre parcel.
Existing Proposed
Site area Industrial Fuel Distribution Storage Yard
Parking None Designated 8
None based on site, except during
Employees None Designated
transfer and distribution of fuel.
Hours of Operation None Designated None Designated
D. Site Location - The site is located at 763 James Madison Highway (see maps in Attachment A).
The SUP site is identified as GPIN 6983-67-5171-000.
E. Comprehensive Plan - The site is designated Light Industrial on the Future Land Use Map.
F. Zoning - The site is zoned Industrial.
G. Surrounding Land Uses from the SUP Site
Direction Zoning Current Land Use
North Industrial Warrenton Industrial Park
South Industrial Drew Corp – Vacant
East Industrial Drew Corp - Vacant
West Industrial Cecil’s Tractors & Groundscapes
763 James Madison Highway
July 17, 2018
Page 2
II. Outstanding Issues:
There are several outstanding issues with this application. First and foremost, access to the site. Staff
requested the applicant to 1) illustrate on the SUP Plan the existing gate on the road, and 2) indicate the
internal access across the nine acre parcel. Staff spoke to the project engineer who indicated they did not
perform a survey and are not able to confirm the proposed access to the site is outside of the current gate.
Staff has reason to believe the proposed access point is inside the gate owned by The Drew Corporation;
however, without a survey or an SUP Plan with the existing gate, staff cannot confirm with certainty its
location.
Second, the adopted Public Facilities Manual of the Town indicates fire hydrants shall be spaced 250’
maximum in commercial areas. The existing fire hydrant located on James Madison Highway, and
approximately 1,160’ from the proposed use, is able to serve the front of the nine acre parcel. The
Warrenton Volunteer Fire Company (WVFC) has indicated it is possible to serve the rear of the site by
laying all of its 1,200’ of line. However, time and safety are compromised without a hydrant located
closer. WVFC requested a fire hydrant be installed closer to the use, as well as the Town Fire Marshall
requested a fire hydrant be located closer to the site. Finally, Public Works and Utilities have
recommended a fire hydrant be installed closer to the proposed use and that the applicant demonstrate
adequate water flow as a looped system may be needed.
III. Staff Recommendation:
Staff has drafted Conditions of Approval that require the applicant to demonstrate access to the site and
750 gallons per minute (gpm) of water flow from the exiting hydrant or an installed one closer to the use
prior to commencement of use. The Planning Commission may choose to explore three options. One is to
recommend denial of the SUP application due to the outstanding issues; two is to allow the applicant to
request postponement of Planning Commission action until the outstanding issues are addressed; or three,
recommend approval to the Town Council based on the applicant updating the SUP Plan to be correct
with the accompanying Conditions of Approval.
IV. Suggested Motions:
1. I move that the Planning Commission recommend approval of SUP 2018-03 subject to the SUP Plan
being corrected prior to the Town Council legal ad deadline and the Conditions of Approval dated
July 19, 2018.
OR
2. {If the applicant requests a deferral of action] I move that the Planning Commission accept the
applicant’s request to defer the action on SUP 2018-03 until the applicant has addressed the issue of
access, the fire hydrant, and an updated SUP Plan.
OR
SUP 2018-03
763 James Madison Highway
July 17, 2018
Page 3
3. I move that the Planning Commission recommend denial of SUP 2018-03 for the following reasons:
a. The applicant has failed to demonstrate access to the site both internally and from the public
right-of-way.
b. The applicant has failed to address adequate fire protection per the Town’s adopted Public
Facilities Manual and the requests of emergency services.
c. [Insert]
OR
4. I move an alternative motion.
Attachments:
A. Area Maps
B. Staff Analysis
C. Draft Conditions of Approval
D. Exhibit of Recorded Public Right-of-Way
E. Application
SUP 2018-03
Attachment A - Map
VICINITY MAP
SUP #2018-03, 763 James Madison Hwy

Page A-1
Attachment A - Map
AERIAL MAP

Page A-2
Attachment A - Map
EXISTING ZONING MAP

Page A-3
Attachment A - Map
FUTURE LAND USE MAP

Page A-4
Attachment B – Staff Analysis
Staff Analysis
Application Background
The Special Use Permit (SUP) applicant, Blossman Gas, LLC, is proposing to operate a propane fuel distribution
and storage facility on a 1.34 acre eastern portion of a nine acre parcel that fronts on 763 James Madison Highway
(see maps in Attachment A). The property owned is by Big Time, LLC with Cecil’s Tractors and Groundscapes
utilizing the western portion of the property. Blossman Gas currently operates a retail store with a small storage
area at the rear of the property at 259 Broadview Avenue in Warrenton. If this SUP application is approved, the
storage at 259 Broadview will be relocated to this parcel. The retail store will remain at 259 Broadview. The
subject parcel is zoned Industrial, which allows for fuel, coal, oil distribution storage yards with the granting of a
SUP by Town Council.
The application contains a Statement of Justification, SUP Plan, and technical data, diagrams, and exhibits
detailing the operations at a typical Blossman Gas fuel storage facility, referred to as “bulk plant” by the industry.
The applicant is proposing two 30,000 gallon propane storage tanks and a new tank storage area with eight parking
spaces on a gravel acre. The SUP site area would be surrounded by a six foot high chained link fence with three
strand barbed wire and existing mature trees. Two access points are proposed, one off the existing road and one
internal to the site to allow emergency services two entrance gates. The fuel distribution trucks would access the
site off a 60’ public right-of-way. Employees would be on-site only during fuel delivery. Each tank is about 47.6’
long and is equipped with manual, thermal, and remote cutoff valves and other required safety equipment. Each
bulk plant is required to have an emergency system that immediately stops the flow of propane.
On June 26, 2018, the Planning Commission held a work session on the proposal. During this time the applicant
explained their safety and security business plans, as well as the regulations they are required to follow by the
federal government. The Planning Commission expressed interest in learning about emergency service needs, how
leaks and/or explosions are handled, fencing and security, access to the site, maintenance, failure rates,
transportation impacts, employee training, and economic impact.
The following is a more detailed analysis of the application.
Comprehensive Plan Future Land Use Analysis
The 2002 Comprehensive Plan designates this parcel as Light Industrial on the Future Land Use Map. The goal
for Light Industrial states “To encourage and plan for clean and light industrial activities that are economically
beneficial and compatible with the needs, character, and environment of the Town.” Light Industrial areas are
envisioned to “include light manufacturing, flex industrial uses and wholesale commercial uses, with limited
office uses. Industrial land uses should be limited to uses that do not generate inordinate amounts of noise, smoke,
dust, odors, heat, or electrical disturbances. Industrial sites should be co-located or located near one another.
Scattered or strip sites are strongly discouraged. Uses should be limited to those that will provide a variety of
light industrial uses that will contribute to the creation of new businesses and retention and expansion of existing
businesses, with very limited support for commercial uses allowed as integrated elements of the industrial
development for the purpose of reducing traffic generation from the site.”
Staff Findings: The application is in conformance with the Comprehensive Plan’s Light Industrial designation.
SUP 2018-03
Page B-1
Transportation and Circulation Analysis
The primary transportation and circulation goal for the Town of Warrenton is “To encourage the development of
a safe, efficient and multi-modal transportation system for the movement of people, goods and services, in and
around the Town that is consistent with the historic fabric, land use pattern and expected future fiscal needs of the
Town.”
The applicant is proposing to utilize the existing public right-of-way to access the site with a new entrance. The
SUP Plan dated June 4th and viewed at the Planning Commission work session showed a paved entrance. The
resubmission on June 29th modified the entrance to gravel. No transportation improvements are proposed.
Staff Findings: The applicant would access the proposed use area through an existing 60’ public right-of-way off
of James Madison Highway. Staff has several concerns regarding access to the site that the proposed Conditions
of Approval work to address. First, staff is proposing the entrance to the site be paved as originally presented to
help prevent fugitive particulate matter and gravel. The applicant will need to build a commercial entrance to
accommodate the truck traffic. Next, staff asked the applicant to indicate the location of the existing gate across
the road on the SUP Plan. However, the final submission failed to do so. Staff has reason to suspect that the gate
may be on an adjacent parcel, after the public right-of-way terminates, and the proposed entrance to the SUP use
is beyond the gate.
Water and Sewer Analysis
Blossman Gas states the use does not require any water or sewer hook ups. There are no water or fire lines
extending to the SUP site.
Staff Findings: The proposed use is for storage only. The Department of Public Works and Utilities have stated
water capacity is available. Ideally, lines would be extended from either James Madison Highway or the Eastern
Bypass. If a water or fire line is required at site plan, a designer will need to confirm adequate water flows exist
without looping the line.
Stormwater Management
The site will be planned and designed as required under Virginia’s Runoff Reduction Requirements for
Stormwater Management (SWM). The new SWM regulations for “redevelopment” will be applicable.
Staff Findings: All stormwater management will be addressed at site plan.
Emergency Services
Blossman Gas is required to submit to state inspections and audits, as well as follow federal regulations for
transport and storage. In addition, the company shall have an Emergency Response Plan. Companies that operate
these types of uses follow emergency shut off procedures that are on-site and remote. There is a fire hydrant
located on James Madison Highway, approximately 1160’ from the use. The Warrenton Volunteer Fire Company
has equipment that allows for up to 1200 of extended line.
Staff Findings: The Conditions of Approval call for the operator to keep an Emergency Response Plan on file
with Community Development and make all inspection and audit reports available upon request. In addition, there
is a condition limiting the storage to liquid propane gas (LPG) and no other types of fuels shall be present. The
Fire Marshall, Warrenton Volunteer Fire Company, and Public Works/Utilities have all requested a fire hydrant
be located closer to the proposed use. Staff is recommending a condition of approval that demonstrates 750
SUP 2018-03
Page B-2
gallons per minute is available to serve the site either from the existing fire hydrant on James Madison Highway
or a new hydrant located closer to the use.
Lighting
Lighting is noted on the SUP Plan as conceptual. The area is industrial; limitations to address impacts on
residences are set forth in the Zoning Ordinance. Full cutoff lighting is required above certain illumination
criteria, and all fixtures, including security lighting, shall be shown on a photometric plan.
Staff Findings: The Conditions of Approval reference all requirements of Article 10 Site Development Plan,
including lighting, shall apply and no waivers are allowed.
Zoning Analysis
The legislative intent of the Industrial District is “to implement the Town’s Comprehensive Plan by providing for a
variety of light manufacturing, fabricating, processing, wholesale distributing, and warehousing uses appropriately
located for access by highways and providing a controlled environment within which signing is limited, uses are to
be conducted generally within completely enclosed buildings, and a moderate amount of, landscaping is required. In
order to preserve the land for industry, to reduce extraneous traffic, and avoid future conflicts between industry and
other uses, business and service uses are limited primarily to those which will be useful to employees in the district
and future residential uses are restricted.”
The SUP use will be subject to site plan requirements under Article 10 Site Development Plan. Below is a review of
specific sections of the Zoning Ordinance that apply to this use and will be required to be demonstrated at site plan.
Article 2-19 – Fences and Walls

2-19.1 states that “walls or fences encompassing swimming pools or other uses, which are required by
law,” are “excluded” from the normal height restrictions of six (6) feet, or four (4) feet in “areas bounded
by the front setback and the side lot lines.”
Staff Findings: The facility shall be enclosed with a permissible six foot chain link fence with three strand barbed
wire security fence. Existing fencing is shown on the SUP Plan will be removed.
Article 3-4.12.4 – I District Lot Minimum Requirements

Use Minimum Lot Maximum Lot Minimum Setbacks
Frontage Coverage
Other uses (Storage) 100’ 75% 40’ front, 0’ side, 0’ rear
Staff Findings: Lot coverage appears to be under the maximum 75%.
Article 7 – Parking
The Parking standards in Article 7-7 do not list a type of use that could be said to include this type of facility. The
closest type of use appears to be Utility Facility, based on the description and anticipated traffic impacts.
Utility Facility:
SUP 2018-03
Page B-3
 One (1) space per employee calculated for the work period containing the largest number
of employees, plus one (1) space per company vehicle domiciled on-site.
 Adequate parking for the emergency maintenance of the utility facility, minimum of two
(2) spaces.
Staff Findings: Eight parking spaces are shown on the SUP Plan. In addition, employees are not slated to be on
site other than to perform regular maintenance and deliveries. There will be no office or other facility. The facility
will be unmanned and locked at all times when employees or delivery personnel are not there.
Truck turnaround is shown on the SUP Plan for the large fuel trucks that will access the site.
Article 8 – Landscaping and Article 9-2 Additional Regulations where a Grouping or More than One Use is
Planned for a Tract
This use will require screening of service areas from view and abutting roadway, from within the parking area and
adjacent properties, and for safe and efficient access to be provided.
Staff Findings: No proposed landscaping is illustrated. The existing tree area shown on the SUP Plan will
remain, which includes buffering of exiting mature trees along the property line. Buffering and screening from the
public right-of-way is required for this use. All Article 9 requirements will be addressed at site plan. The property
owner specifically included the mature trees in the SUP site area; however, the area leased to Blossman Gas
excludes the trees to provide the property owner assurance a lease will not impact them.
Article 9-14 Performance Standards for all Non-Residential Uses
Article 9-14.4 requires that all dust, dirt, fly ash and fumes, vapors and gases meet emission requirements as
stated in this section.
Staff Findings: The proposed Conditions of Approval include a paved entrance to mitigate dust, dirt and gravel
from leaving the site.
Evaluation Criteria
Below is the applicable criterion the governing body must consider when reviewing a Special Use Permit request
to uphold the public health, safety, and welfare of the Town and minimize impacts of the proposed use.
Standard Analysis
Whether the proposed Special Use Permit is The use is consistent with the Comprehensive
consistent with the Comprehensive Plan. Plan.
The Fire Marshall, Warrenton Volunteer Fire
Whether the proposed Special Use Permit will
Company, and Public Works/Utilities have
adequately provide for safety from fire hazards and
requested a fire hydrant be located closer to
have effective measures of fire control.
the use.
The level and impact of any noise emanating from the Applicant states no loud work activities to be
site, including that generated by the proposed use, in performed on site (inside or outside). Article
relation to the uses in the immediate area. 9-14.2 requirements shall be met.
SUP 2018-03
Page B-4
Standard Analysis
The glare or light that may be generated by the Proposed lighting is shown conceptually on
proposed use in relation to uses in the immediate the SUP Plan. Lighting to be in accordance
area. with Article 9.8 and full cut off.
No proposed signs shown. Signage shall meet
the adopted Article 6, Sign Regulations, in
The proposed location, lighting and type of signs in
place at time of permit. Staff recommends a
relation to the proposed use, uses in the area, and the
condition of approval that all signs related to
sign requirements of this Ordinance.
the nine acre site be co-located on one
monument sign to prevent sign clutter.
The use is adjacent to other industrial lands.
The compatibility of the proposed use with other
There is natural vegetation that can be
existing or proposed uses in the neighborhood, and
incorporated into a buffer along the rear and
adjacent parcels.
side yard.
The location and area footprint with dimensions (all Proposed fence to be six feet chain link with
drawn to scale), nature and height of existing or three strand barbed wire for required security.
proposed buildings, structures, walls, and fences on All fencing shall meet Article 2-19 – Fences
the site and in the neighborhood. and Walls.
The nature and extent of existing or proposed
Existing landscaping/screening area shown on
landscaping, screening and buffering on the site and
SUP Plan; site plan shall meet Article 8.
in the neighborhood.
The timing and phasing of the proposed development
No timing/phasing indicated.
and the duration of the proposed use.
Whether the proposed Special Use Permit will result
No significant topographic, physical, historic
in the preservation or destruction, loss or damage of
or other features have been identified on this
any significant topographic or physical, natural,
site.
scenic, archaeological or historic feature.
The proposed use is for a storage yard in an
Whether the proposed Special Use Permit at the industrial area. This will enable the use to be
specified location will contribute to or promote the away from residential and commercial uses
welfare or convenience of the public. that could be at risk from the storage of LPG
fuels in bulk.
The traffic expected to be generated by the proposed
The use is located off an existing, paved 60’
use, the adequacy of access roads and the vehicular
public right-of-way at the edge of Town. The
and pedestrian circulation elements (on and off-site)
location is in close vicinity to a major
of the proposed use, all in relation to the public's
north/south corridor of statewide significance,
interest in pedestrian and vehicular safety, efficient
where a future interchange is currently under
traffic movement and access in case of fire or
design.
catastrophe.
This use will enable truck traffic access in an
Whether the proposed use will facilitate orderly and industrial area, away from residential and
safe road development and transportation. commercial uses that could otherwise be
impacted.
SUP 2018-03
Page B-5
Standard Analysis
Whether, in the case of existing structures proposed
to be converted to uses requiring a Special Use No existing structures on this portion of the
Permit, the structures meet all code requirements of property.
the Town of Warrenton.
Whether the proposed Special Use Permit will be
Public Works stated there is adequate water
served adequately by essential public facilities,
supply to the site.
services and utilities.
The SUP proposes using an existing graded
and cleared site. Existing vegetation is
minimal, except on edges of the site. The site
The effect of the proposed Special Use Permit on slopes upward toward the rear of the property
environmentally sensitive land or natural features, and no known sensitive features, habitats, or
wildlife habitat and vegetation, water quality and air vegetation exists. There are no air quality
quality. discharges proposed from the site, and the site
is required to meet current erosion and
sediment control as well as stormwater
regulations.
The proposed use is for a fuel storage yard. It
Whether the proposed Special Use Permit use will
will enable a current retail business located in
provide desirable employment and enlarge the tax
the commercial area to remain and expand its
base by encouraging economic development activities
operations to another area within the Town,
consistent with the Comprehensive Plan.
rather than having to relocate.
Outdoor storage of empty propane tanks shall
be enclosed by fencing and shall meet
The location, character, and size of any outdoor industry separation requirements from the
storage. bulk storage tanks. A small storage shed to
contain fittings, hoses, and the like shall be
relocated on the site.
No changes to the current open space are
The proposed use of open space.
proposed.
The nearest mapped Flood Hazard Area is the
eastern tributary of Turkey Creek drainage
system, with the closest 100-year floodplain
The location of any major floodplain and steep
approximately 250 feet south of the site. No
slopes.
steep slopes are located on the site, but there
are some areas of steep slope on directly
adjacent properties.
The location and use of any existing non-conforming
None.
uses and structures.
Two bulk storage tanks are to be located on
The location and type of any fuel and fuel storage. the site, and would be required to meet Article
9-14.9.
SUP 2018-03
Page B-6
Standard Analysis
The location and use of any anticipated accessory
uses and structures. This proposal would relocate existing storage
from Broadview Avenue.
The area of each proposed use.
The proposed days/hours of operation. Exact hours unknown.
The location and screening of parking and loading Parking shown. Screening will apply at time
spaces and/or areas. of site plan.
A security fence is proposed to surround the
The location and nature of any proposed security
site with a sliding locked gate in accordance
features and provisions.
with industry standards.
The number of employees. No permanent employees on site.
The location of any existing and/or proposed On site infrastructure shown. Article 9-14.10
adequate on and off-site infrastructure. shall apply.
Any anticipated odors which may be generated by the
Article 9-14.5 shall apply.
uses on site.
Refuse and service areas. Trash enclosure shown on SUP Plan.
Agency Comments
The following agencies have reviewed the proposal.
Community Development Department

Public Works and Utilities Department
Warrenton Volunteer Fire Company
Town of Warrenton Police
Fauquier County Emergency Services
Fauquier County Sheriff
SUP 2018-03
Page B-7
Attachment C – Special Use Permit Conditions
Dated July 17, 2018
PROPOSED CONDITIONS
Applicant: Blossman Gas, LLC
Owner: Big Time, LLC
Special Use Permit: SUP #2018-03
Address: 763 James Madison Hwy
GPIN 6983-67-5171-000 (the “Property”)
Special Use Permit Area: +/- 1.34 acre portion of nine acre parcel
Zoning: Industrial
Date: July 17, 2018
In approving a Special Use Permit, the Town Council may impose such conditions, safeguards and restrictions as
may be necessary to avoid, minimize or mitigate any potentially adverse or injurious effect of such special uses
upon other properties in the neighborhood, and to carry out the general purpose and intent of this Ordinance. The
Council may require a guarantee or bond to ensure compliance with the imposed conditions. All required
conditions shall be set out in the documentation approving the Special Use Permit.
The Applicant shall file a site plan within one (1) year of approval of this Special Use Permit by the Town
Council unless waived and/or exempted under Article 10-2, and shall have up to five (5) years from the date of
final site plan approval to commence the proposed use. Issuance of an occupancy permit constitutes
commencement of the use.
1. The Applicant shall file a site plan within one (1) year of approval and is in substantial conformance of
this Special Use Permit by the Town Council. All requirements of Article 10, Site Development Plan,
shall apply. No waivers from the requirements of Article 10 shall be granted.
2. The Special Use Permit is for a specific 1.34 acre portion of a nine acre parcel. The Special Use Permit
does not grant permission for the use of fuel distribution and storage yard over the entire parcel.
3. Prior to commencement of the use, access to the site shall be established and proven per the SUP Plan. A
slight deviation of the access off the public right-of-way to the west will be accommodated as long as
there is no increase in the SUP use acreage and all other conditions are still met.
4. The entrance to the 1.34 acre SUP site shall be paved and meet commercial design standard. There shall
be no fugitive particulate matter or debris from the site on to the right-of-way.
5. Prior to commencement of use, a water flow rate of 750 gpm shall be demonstrated either by the existing
fire hydrant located on James Madison Highway or installation of a new fire hydrant on the public right-
of-way leading to the 1.34 acre SUP site.
6. The site shall maintain the existing mature landscaping as screening and buffering per Article 8 of the
Zoning Ordinance.
7. Storage on site shall be restricted to liquid propane gas (LPG) and items/vehicles related to the installation
and servicing of LPG. This will be limited to two (2) tanks and a maximum of 60,000 gallons total
storage.
8. There shall be no on site sales or customers without additional permitting approval from the Community
Development Department.
9. An Emergency Response Plan shall be submitted at time of site plan and all updates will be submitted to
Community Development to keep on file. This plan shall include an internal dedicated path to be kept
cleared at all times on the nine acre parcel to the internal gate.
Attachment C – Special Use Permit Conditions
Dated July 17, 2018
10. All inspections and audit reports shall be made available upon request by the Town.
11. The security fencing shall connect on all boundaries of the use and will be maintained in good working
order at all times.
12. The Warrenton Volunteer Fire Company, Town of Warrenton Police, County Sheriff, and County
Emergency Services shall be provided some form of access to the site, either by Supra box, gate codes, or
keys to be able to access the site in times of emergencies. The address will be predominately posted for
emergency services to find the site.
13. There shall be monitored video security on the 1.34 acre SUP site.
14. All federal, state, and local regulations and requirements for site development and the approved use shall
be followed.
15. The owner/operator shall provide annual training to emergency services in an on-going effort to ensure
the safety of the public.
16. The owner/operator shall notify emergency communications and the Town during any “off-gassing”.
17. In the event signage for the use is desired, it shall require a zoning permit under the adopted Signage
Code in Article 6 of the Zoning Ordinance in place at time of permit application. All businesses related to
the nine acre site shall be co-located on one monument sign.
STATEMENT OF JUSTIFICATION
FOR
SPECIAL USE PERMIT
BLOSSMAN GAS & APPLIANCE
763 JAMES MADISON HIGHWAY, WARRENTON VA 20186
Project Description:
This project consists of the division of a one-acre parcel of the existing approx. nine-acre parcel of Cecil’s
Tractors. The site was previously utilized by Cecil’s Tractor as a storage lot. Blossman Gas will replace the
existing fencing with a new 6’ tall fence, with three strands of barbwire on top, add screening to the 3
exterior sides of the fencing, and include two gates for entry into the property. This leased one-acre
parcel would become the Blossman Gas Bulk and Tank Storage Plant. The storage plant will consist of 2-
30,000 gallon aboveground storage tanks and associated piping, pumps, and loading risers. Blossman
Gas will receive transport loads of product which consist of approx. 9,000 gallons of propane
periodically. The product will be stored in the 30,000 gallon tanks and then used to load the 3,000-gallon
bobtail delivery trucks. These smaller bobtail trucks are then used to deliver the product to the
customer’s residence or facility. Blossman Gas will also store and repair propane tanks at this site.
The proposed use is compatible with the surrounding uses, as well as the corresponding zoning which is
industrial.
Site Data:
Zoning: Industrial (I)

Existing Building Size: N/A
Current Owner: Big Time, LLC
Contract Lease Hold: Blossman Gas & Appliance
259 Broadview Avenue
Warrenton VA 20186
540-905-7758
Parcel ID: 6983-67-5171-000

Acreage: 1 acre
Setbacks: As shown on plan
Existing Use: Tractor dealership storage lot
Proposed Use: Blossman Gas Bulk and Tank Storage Plant
Site Access: Road across from Alwington Blvd off of James Madison Highway
Potential Impacts:
• An analysis of the impact on the Town’s transportation network and the ability of adjacent
streets and intersections to efficiently and safely move the volume of traffic generated by the
development, along with estimates of cost and means of providing improvements required to
service the proposed special use.
Expected vehicle trips per day is 1 transport and 4 bobtail delivery trucks. The intersection
at James Madison Highway is currently served by a traffic light; therefore, no additional
improvements are needed for the proposed special use.
• An analysis of the impact on the Town’s community facilities including estimates of costs and
means of providing the additional community facilities which will be needed to serve the
proposed special use. Community facilities include, but shall not be limited to, sewage disposal
facilities and systems, solid waste disposal facilities and systems, water supply facilities and
systems, storm drainage facilities and systems, and electrical utility facilities and systems.
No water/sewer are needed for the proposed special use site. Electric is provided by an
existing service provided by Dominion Power and will be extended to the proposed site.
• An analysis of the ability of the Town to provide police and fire protection to the proposed
special use.
The Town currently provides police and fire protection to this site. There should be no
increased demand beyond what currently exists. The site meets the codes for necessary
water in case of an emergency, however, the fire chief and town would like to have a fire
hydrant closer to the property. Blossman gas would assist the town in its future endeavors
to make that happen. Blossman gas will install a security system with cameras for the
property. Supra boxes will be installed at each fence gate to allow emergency responder
access. Street address, as well as 24-hour emergency contact information will be posted
prominently near the front gate.
• The proposed configuration and intensity of lighting facilities to be arranged in such a manner to
protect the streets and neighboring properties from direct glare or hazardous interference.
The site new lighting will be provided by pole lighting and the fixtures are full cut-off as
required by Town ordinance. The lighting patterns will conform to the Town of Warrenton
standards.
• Noise impact and abatement studies to determine potential impact on adjoining properties and
neighborhoods.
There are no noise impacts anticipated with this use.
• Economic Impact.
Blossman Gas, Inc. expects approximately 2000 walk in customers to their
showroom each year with sales of approximately $500,000 and associated tax
revenue. These customers will shop at other Warrenton area businesses while
in town. Blossman Gas also holds several community open houses per year and
involves area charities with these events. Blossman Gas will employ, in the next
five years, approximately 20 Warrenton area employees.
Maps/Plans:
• A vicinity map depicting the adjacent and nearby (within 1,000 feet) land uses, streets and other
data customarily incidental to a vicinity map. SEE BELOW.
• A proposed site development plan indicating the location of the anticipated structures, setback
lines, street pattern, parking provisions, a screening plan, and common open space if applicable.
Such plans shall be contained on streets measuring a minimum of 18” x 24” and a maximum of
36” x 24”. SEE SITE PLAN AS SUBMITTED.
• The delineation of any necessary screening for any uses or structural features deemed to be
incompatible with the objectives of this Article, the remainder of this Zoning Ordinance, or the
Comprehensive Plan including walls, fences, plantings, and/or other enclosures. Other
landscaping to enhance the effectiveness of the screening and to insure the compatibility of use
may also be required. The existing property is currently all gravel without any landscaping
inside the fence property. The fenced in area of the property would remain all gravel.
Blossman Gas would add a storage shed and carport to the property.
• The delineation of screening and buffering of all parking areas will be required in accordance
with a landscaping plan. Parking areas forward of the established building setback line will be
prohibited. No Landscaping plan is needed or proposed.
• The delineation of major trees on the site. Except to protect the public safety, avoid property
loss, or provide for required parking, all major trees forward of the building setback line may be
required for preservation if their removal would diminish the character of the neighborhood.
THERE ARE NO TREES ON THE PROPOSED SITE.
THE INFORMATION, DESIGN AND CONTENT OF THIS PLAN ARE PROPRIETARY AND SHALL NOT BE COPIED OR USED FOR ANY PURPOSE WITHOUT PRIOR WRITTEN AUTHORIZATION
TM
FROM BOHLER ENGINEERING. ONLY APPROVED, SIGNED AND SEALED PLANS SHALL BE UTILIZED FOR CONSTRUCTION PURPOSES
SITE CIVIL AND CONSULTING ENGINEERING
TRANSPORTATION SERVICES
LANDSCAPE ARCHITECTURE
PROGRAM MANAGEMENT
PERMITTING SERVICES
SUSTAINABLE DESIGN
LAND SURVEYING
© 2018 BOHLER ENGINEERING

© 2018 Microsoft Corporation © 2018 HERE
LOCATION MAP
COPYRIGHT 2016
MICROSOFT CORPORATION REVISIONS
SCALE: 1" = 2,000'
REV DATE COMMENT BY
7 & 29
E. 15, 1
PROP 6' CHAIN LINK FENCE

WITH 3 STRAND BARBED WIRE
-VA RT
110'
KNOW WHAT'S BELOW
ALWAYS CALL 811
48'
NEW TANK STORAGE AREA BEFORE YOU DIG
HWAY
15' PROP 15'X15' It's fast. It's free. It's the law.
STORAGE SHED
PROP EMERGENCY AND CARPORT
15'
ENTRANCE GATE
NOT APPROVED FOR
CONSTRUCTION
G
24'
ON HI
AREA OF SPECIAL USE PROJECT No.: V182038

PERMIT 1.34 ACRES ± DRAWN BY: DSH
(1.00 ACRE OF USABLE AREA)
CHECKED BY: JCW
DATE: 6/29/2018
SCALE: AS NOTED
CAD I.D.:
MADIS
PROP 30,000 GALLON TANK SU0
PROP LEASE LINE

PROP SITE LIGHT PROJECT:
SPECIAL USE
PIN 6983-67-5171-000
9.0001 ACRES
11'
PROP 6' CHAIN LINK FENCE PERMIT
JAMES
8 WITH 3 STRAND BARBED WIRE
47.6'
5' 10' 15' 24'
FOR
18'
PROP 6' CHAIN LINK FENCE
BLOSSMAN GAS
AASHTO 2004 (US)

WB-67
(c) 2018 Transoft Solutions, Inc. All rights reserved.
9'
Fuel Truck
Fuel Truck
TRANSOFTS
TRANSOFTS
PROP 4'X4' FUELING PAD
.5'

PROP 4'X4' FUELING PAD
71
WITH SHUT OFF LOCATION OF SITE
47'
PORTION OF
12' BIG TIME, LLC
24'
12' PROPERTY
PROP EMERGENCY
PROP TRASH
ENCLOSURE
TOWN OF WARRENTON
SHUT OFF FAUQUIER COUNTY, VIRGINIA
PROP 6' CHAIN LINK FENCE TM
PROP GATE PROP SITE LIGHT
28 BLACKWELL PARK LANE, SUITE 201

PROP SHUT OFF WARRENTON, VIRGINIA 20186
Phone: (540) 349-4500
24' PROP TREE LINE Fax: (540) 349-0321
VA@ BohlerEng.com
25'R
5 0'R PROP GRAVEL ENTRANCE
WB-67
(c) 2018 Transoft
AASHTO 2004
Solutions, Inc.
All rights reserved.
WB-67
AASHTO 200
(c) 2018 Transoft
Solutions, Inc.
All rights reserved.
PROP TREE LINE
(US) 4 (US)
JOHN C. WRIGHT
Lic. No. 046960
6/29/2018
LEGEND 40 20 10 0 40
SHEET TITLE:
SUP AREA
1"= 40'
SPECIAL USE
GRAVEL PERMIT
SHEET NUMBER:
NOTES:
1.
2.
SECURITY SYSTEM WILL BE PROVIDED AT FINAL SITE PLAN.
MINIMUM 200 AMP ELECTRICAL SERVICE WILL BE PROVIDED TO SITE.
1
3. SITE LIGHTING AS SHOWN IS CONCEPTUAL AND WILL BE FINALIZED WITH FINAL SITE PLAN.
H:\18\V182038\DRAWINGS\PLAN SETS\SPECIAL USE PERMIT\V182038SU0.DWG PRINTED BY: DHALSEY 7.09.18 @ 2:24 PM LAST SAVED BY: DHALSEY
Form 4.1
Initial Data on the LP-Gas Facility
A B C
Item
Information Item Data
#
1
Name of the LP-Gas Facility Owner or Blossman Gas & Appliance Inc.
Operator
2 Contact Name Paul Perkins
3 Contact Telenhone & Fax Numbers Office # (540) 905-7758 NO FAX #
4 Contact Email Address phperkins@blossmangas.com
Street 1: 259 Broadview Ave.
Street 2:
5 Mailing Address
City, State, Zip: Warrenton, Va. 20186
Form 4.2
Fac1Tt ·t 1 '2'as
ltY Storage Capacny '
A B C D
Individual Total
Item Container Water Number of Water Capacity (w.c.)
Capacity (w.c.) containers of each container size
(2allonsl lnaJlons\
500
1,000
2,000
4,000
10,000
18,000
1 30,000 2 60,000
60,000
Other:
Other:
Other:
Other:
Aggregate Water
2 Capacitv4 2 60,000
Notes: (1) Column D - Column Bx Column C.
(2) Parked bobtails, transports and tank cars should not be considered for aggregate
capacity calculations.
(3) Do not consider containers that are not connected for use.
(4) For the purpose of this manual, "Aggregate Water Capacity" means any group of
single ASME storage containers separated from each other by distances less than
those stated in the aboveground containers column of Table 6.3.1.
(5) This form contains formulas that will automatically calculate results based on
the values entered in the related cells. To activate the cakulations, click in
another number field, such as one in Column C.
If the aggregate water capacity (w.c.) of the LP-Gas facility is less than
or equal to 4,000 gallons, no further assessment is required.
YOU CAN STOP HERE.

A-2
✔
Warrenton Bulkplant
✔ Woods
763 James Madison Hwy.

Warrenton, Va. 20186
N 38*41'42.88" W 77*47'03.98"
Located behind Cecil's Tractor
✔ ✔
✔
NONE
( j ) The main access is on the south side close to the end of the cul-de-sac. Another
access has been granted on the northwest corner through Cecil's Tractor porperty.
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
#3 2 2
#2 2 2
A #2 4 4
A #1 4 4
#3 2 2
#2 2 2
A #2 4 4
A #1 4 4
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
Form 5.3
Requirements for Transfer Lines of 1½-inch Diameter or Larger,
Liquid-into-Containers
A B C D E F
Installed in NFPAS8
Appurtenance
Item the facilitv? Section
(Either No. 1 or Appurtenance Provided with the Feature
# Reference
No. 2)** Yes No
(2014 edition\
Installed within 20 ft. oflineal pipe from the nearest
end of the hose or swivel-t une connections.
X 6.12.2
Automatic shutoff through thermal (fire) actuation
X 6.12.6
element with maximum meltino noint of250 "F.
Temperature-sensitive element (fusible link)
installed within 5 ft. from the nearest end of the
hose or swivel-type piping connected to liquid X 6.12.6
transfer line.
Emergency Manually operated remote shutoff feature provided
shutoff valve forESV. X 6,12.12.1
1 (ESV) Manual shutoff device provided at a remote
location, not less than 25 ft., and not more than 100 X 6.12.12.2
(Ref§ 6.12) ft. from the ESV in the nath ofe0 •ess.
An ESV is installed on each leg of a multi-leg
piping each of which is connected to a hose or a 6.12.5 and
X
swivel-type connection on one side and to a header 6.19.2.6 (I)
of 1 ½ inch in diameter or larP-er on the other side.
Breakaway protection is provided such that in any
pull-away break will occur on the hose or swivel-
X 6.12.8
type connection side while retaining intact the
valves and nining on the n]ant side.
Installed downstream of the hose or swivel-type
X 6.12.3
connection.
BCK is desi=ed for this snecific annJication. X 6.12.4
A BCK is installed on each leg of a multi-leg piping
Backflow each of which is connected to a hose or a swivel
X 6.12.5
2 check valve type connection on one side and to a header of 1 ½
(BCK)** inch in diameter or lan,er on the other side.
Breakaway protection is provided such that in any
pull-away break will occur on the hose or swivel-
X 6.12.8
type connection side while retaining intact the
valves and nipino on the n!ant side.
Debris Liquid inlet piping is designed or equipped to
3 prevent debris and foreign material from entering X 6.19.2.5
protection ++ the svstem.
Flow-through facility hose used to transfer LP-Gas
Emergency from non-metered cargo tank vehicle into
4 discharge containers will stop within 20 seconds of a X 6.19.2.6 (3)
control complete hose separation without human
intervention.
** In lieu of an emergency shutoff valve, the backflow check valve (BCK) is only permitted when flow is only
into the container and shall have a metal-to-metal seat or a primary resilient seat with metal backup, not
hinged with a combustible material (6.12.3, 6.12.4).
++ Retrofit required for existing facilities by July I, 2011.
A-6
Form 5.4
Requirements for Transfer Lines of 1½-inch Diameter or Larger,
Liquid Withdrawal from Containers
A B C D E F
Installed in the NFPA58
Item facilitv? Section
Appurtenance Appurtenance Provided with the Feature
# Reference
Yes No
12014 Editionl
Installed within 20 ft. oflineal pipe from the
nearest end of the hose or swivel-type X 6.12.2
connections.
Automatic shutoff through thermal (fire)
actuation element with maximum melting point X 6.12.6
of250 'F.
Temperature-sensitive element installed within 5
ft. from the nearest end of the hose or swivel- X 6.12.6
t,me oioin• connected to Jiouid transfer line.
Manually operated remote shutoff feature
Emergency X 6.12.12.1
orovided for ESV.
1
shutoff valve Manual shutoff device provided at a remote
(ESV) location, not less than 25 ft., and not more than X 6.12.12.2
(Ref§ 6.12) 100 ft. from the ESV in the nath of eeress.
An ESV is installed on each leg of a multi-leg
piping each of which is connected to a hose or a
swivel-type connection on one side and to a X 6.12.5 and
header of 1 ½ inch in diameter or larger on the 6.19.2.6 (])
other side.
Breakaway protection is provided such that in
any pull-away break will occur on the hose or
X 6.12.8
swivel-type connection side while retaining intact
the valves and oioin• on the nlant side.
Number of ESV's in liauid withdrawal service 3
..
Note: If more than one ESV 1s mstalled m the fac,hty, use one Form 5.4 for each ESV.
This page requires to be copied once for each ESV. Therefore 3 copies shall be
included into each FSA.
A- 7
Form 5.5
Requirements for Vapor Transfer Lines 1 ¼-inch Diameter or Larger
A B C D E F
Installed in NFPA58
Appurtenance Appurtenance Provided with the Feature
# Reference
Yes No
/2014 edition\
Installed within 20 ft. of lineal pipe from the nearest
X 6.12.2
end of the hose or swivel-tvne connections.
Automatic shutoff through thermal (fire) actuation
X 6.12.6
element with maximum meltino noint of250 °F.
Temperature-sensitive element installed within 5 ft.
from the nearest end of the hose or swivel-type piping X 6.12.6
connected to liauid transfer line.
Manually operated remote shutoff feature provided for
Emergency ESV. X 6.12.12.1
shutoff valve Manual shutoff device provided at a remote location,
1
(ESV) not less than 25 ft., and not more than 100 ft. from the X 6.12.12.2
(Ref§ 6.12) ESV in the oath of eeress.
An ESV is installed on each leg ofa multi-leg piping
each of which is connected to a hose or a swivel-type 6.12.5 and
X
connection on one side and to a header of 1-1/4 inch in 6.19.2.6 (1)
diameter or larn:er on the other side.
Breakaway protection is provided such that in any pull-
away break will occur on the hose or swivel-type
X 6.12.8
connection side while retaining intact the valves and
oioine on the olant side.
Installed downstream of the hose or swivel-type
connection. N/A N/A 6.12.3
BCK is designed for this specific application. N/A N/A 6.12.4
Backflow A BCK is installed on each leg of a multi-leg piping

2 check valve each of which is connected to a hose or a swivel-type
N/A N/A 6.12.5
connection on one side and to a header of 1-1/4 inch in
(BCK)** diameter or larsYer on the other side.
Breakaway protection is provided such that in any pull-
away break will occur on the hose or swivel-type
N/A N/A 6.12.8
connection side while retaining intact the valves and
ninino on the n!ant side.
** In lieu of an emergency shutoff valve, the backflow check valve (BCK) is only permitted when flow is only
into the container and it shall have a metal-to-metal seat or a primary resilient seat with metal backup, not
hinged with a combustible material (6.12.3, 6.12.4).
If a check mark is made in the "No" column of any one of Form 5.3, Form 5.4 or
Form 5.5, then these items must be addressed and brought into compliance with
the specific edition of NFPA 58 that the facility was constructed to.
If the LP-Gas facility is designed using ALTERNATE PROVISIONS for the

installation of ASME CONTAINERS, then continue the analysis below.
Otherwise skip Section 5.3 and go to Chapter 6.
A- 8
Form 5.6
Evaluation of Redundant Fail-Safe Design
A B C D E F
I Installed in
t NFPA58
the facilitv?
e Description Section
Features
m Reference
Yes No
# (2014 edition)
Container sizes for which Appurtenances and redundant fail-safe
I the appurtenances are equipment are provided for each container of 6.28.3 and
N/A N/A
nrovided 6.28.4
water canacity 2,00 I val. throu•h 30,000 oal.
Internal valve having internal excess-flow 6.28.3.1 and
Liquid or vapor withdrawal valve X 6.28.3.2
2
(1-1/4 in. or larger) Positive shutoff valve installed as close as
nractical to the internal valve X 6.28.3.4
Internal valve having internal excess-flow
X 6.28.3.5
valve or backflow check valve /BCK1
Liquid or vapor inlet
3 Positive shutoff valve installed as close as
possible to the internal valve or the X 6.28.3.5
backflow check valve (BCK)
Flow into or
Approved emergency shutoff valves installed
out of 6.19.2.6 (1)
in the transfer hose or the swivel-type piping N/A N/A
railroad tank
at the tank car end and 6.28.4
Railcar car
4 transfer Approved emergency shutoffvalve or back-
Flow only
flow check valve (BCK) installed in the 6.19.2.6 (2)
into railroad
transfer hose or the swivel-type piping at the N/A N/A and 6.28.4
tank car
tank car end
5 Cargo tank Protection provided in accordance with 6.12 X 6.28.4.1

transfer
Automatic closure of all By thermal (fire) actuation X 6.28.4.2
6 primary valves (IV & Actuated by a hose pull-away due to vehicle
ESV) in an emergency X 6.28.4.2
motion
Remote shutdown station within 15 ft. of the
X 6.28.4.3 (A)
noint of transfer
Another remote shutdown station between 25
ft. and I 00 ft. of the transfernoint X 6.28.4.3 (B)
Manually operated remote Shutdown stations will shut down electrical
7
shutdown ofIV and ESV power supply to the transfer equipment and
N/A 6.28.4.3
shut down all primary valves (internal & N/A
emeroency valves).
Signs complying with the requirements of
X 6.28.4.3 (C)
6.28.4.3 IC) orovided
..
Note: If the facility does not have a rail termmal, wnte "NA" m both the "Yes" column and the HNo" column m
item 4 of this Form in the railroad tank car row. Similar option is also available if there is no cargo tank
vehicle transfer station.
A-9
If the LP-Gas facility is provided with LOW EMISSION TRANSFER
EQUIPMENT, then continue the analysis below. Otherwise skip
section 5.3.2 and go to Chapter 6.
Form 5.7
Evaluation of Low Emission Transfer Equipment
A B C D E F
I Installed in
t NFPA58
the facilitv?
e Description Section
Features
m Reference
Yes No
# (2014 Edition)
Transfer into Delivery nozzle and
Fixed maximum liquid
pennanently filler valve - Max.
level gauge not used 6.28.5.3
I mounted ASME liquid release after N/A N/A
during transfer (A) and (B)
containers on transfer of 4 cm3
operations
vehicles (0.24 in 3)
Does not exceed 4 cm3
During product
Transfer into (0.24 in3) from a hose
transfer or post N/A N/A 6.28.5.4 (A)
stationary ASME of nominal size 1 inch
transfer uncoupling
containers or smaller
2 of the hose, liquid
delivery valve and Does not exceed 15
product volume
nozzle cm 3 (0.91 in3) from a
released to the N/A N/A 6.28.5.4 (B)
combination hose of nominal size
atmosphere
laroer than 1 inch
Transfer into Do containers ofless than 2,001 gal (w.c.) have
stationary ASME an overfilling prevention device or another N/A N/A 6.28.5.4 (F)
containers annroved device?
maximum filling Do containers 2,001 gal (w.c.) or greater have a
limit N/A N/A 6.28.5.4 (E)
float Paw:re or other non-ventinP" device?
Transfer into
stationary ASME Not used during routine transfer operations but
4 6.28.5.4
containers used to calibrate other non-venting liquid level N/A N/A
fixed maximum gauges in the container
(C) and (D)
linuid level oauoe
Note: 1) If the facility does not have a particular feature described in items 2 or 3, wnte "NA" in both the "Yes"
and "No" columns corresponding to its row.
If separation distance reductions are intended, check

marks made in the "No" column of either Form 5.6 or
Form 5.7 must be addressed and brought into
compliance with the specific edition of NFPA 58 that
the facility was constructed to.
A-10
Form 6.1
Evaluation of Physical Protection and Other Measures
A B C D E F
Installed in the NFPA58
Item facili ? Section
# Features
Reference
Yes No
2014 Edition
Provide lighting for nighttime operations to illuminate storage
Lighting! X 6.19.5
containers, container bein loaded, control valves, and other e ui ment
Protection against vehicular (traffic) impacts on containers, transfer
piping and other appurtenances is designed and provided
Vehicle impact 6.6.1.2 and
2 commensurate with the size of vehicles and type of traffic in the X
protection
facility. Example protection systems include but not limited to 6.9.3.10
(1) Guard rails, (2) Steel bollards or crash osts, (3 Raised sidewalks.
Protection against
Provide protection against corrosion where piping is in contact with 6.9.3.11,
3 supports or corrosion-causing substances. X 6.9.3.14
corrosion
Is an industrial type or chain link fence of at least 6 ft. high or

equivalent protection provided to enclose (all around) container
X 6.19.4.2
appurtenances, pumping equipment, loading and unloading and
container fillin facilities?
Are at least two means of emergency accesses (gates) from the
enclosure provided?
Perimeter Fence
NOTE: Write "NA" (not applicable) if: X
4A 6.19.4.2 (A)
(i) The area enclosed is less than 100 ft2 , or
(ii) The point of transfer is within 3 ft. of the gate, or
containers are not filled within the enclosure
Is a clearance of at least 3 ft. all around to allow emergency access to X
the re uired means of e ress rovided?
6.19.4.2(B)
If a guard service is provided, does this service cover the LP-Gas plant
and are the guard personnel provided with appropriate LP-Gas related 6.19.4.3
Guard Service N/A N/A
trainin , er section 4.4 ofNFPA 58?
Are Lock-in-Place devices provided to prevent unauthorized use or

Lock-in-Place
4B operation of any container appurtenance, system valves, or equipment N/A N/A 6.19.4.2 (C)
devices
in lieu of the fence re uirements above?
Note: Fill only items 1, 2, 3, and 4A or 4B. Indicate with "NA" when not filling the "Yes" or "No" column.
t Indicate with "NA" if the facility is not operated at night.
A - 11
Form 6.2
Assessment of Sources of Ignition and Adjacent Combustible Materials
A B C D E
Is the Facility NFPA58
Sources of Ignition and Requirements
com• liant? Section
# Pertaining to Adjacent Combustible
Reference
Materials Yes No
12014 Edition)
Are combustible materials not closer than
I X 6.4.4.3
IO ft. from each container?
Is a distance at least 20 ft. provided between
containers and tanks containing flammable
2 X
liquids with flash point less than 200 °F 6.4.4.6
(e.e:., _gasoline. diesel)?
Are electrical equipment and wiring installed per
3
Code reauirements? X 6.23.2
Is open flame equipment located and used
4
according: to Code? X 6.23.3.1
Are ignition control procedures and requirements
5 during liouid transfer onerations complied with? X 7.2.3.2
Is an approved, portable, dry chemical fire
6 extinguisher of minimum capacity 18 lbs. and X 6.27.4.2
havinP a B:C rating nrovided in the facility?
Is an approved, portable, dry chemical fire
extinguisher of minimum capacity 18 lbs. and 9.3.5 and
7 X
having a B:C rating provided on each truck or 9.4.7
trailer used to trancnort nortable containers?
Is the prohibition on smoking within the facility 7.2.3.2 (B) and
8 X
premises strictly enforced? 9.4.10
Note: Insert 'tNA" m both "Yes" and "No" columns of any items that are not apphcable.
A- 12
Form 6.3
Separation Distances from Containers to Buildings, Property Lines that can be
Built upon, Inter-container Distances, and Aboveground Flammable or
Combustible Storage Tanks
A B C D E F G
Container Is the
Separation between
Size Minimum Facility NFPA 58 Section
a property line, important building or
# Range in Distance com liant? Reference
other property and the nearest
gal (ft.) (2014 Edition)
/W.C.) container which is Yes No
501 Above Ground 25 X

I
through Underground or Mounded 10 N/A N/A
2,000 Between containers 3 X
2,001 Above Ground 50 X
2 through Underground or Mounded 50 N/A N/A
30,000 Between containers 5 X
Above Ground 75 N/A N/A
6.3.1,
30,001 Underground or Mounded 50 N/A N/A 6.3.2
3 through ¼ sum of and
70,000 Between containers
diameters Table 6.3.1.1
of adjacent N/A N/A
containers
Above Ground 100 N/A N/A
70,001 Underground or Mounded 50 N/A N/A
4 through ¼ sum of
90,000 Between containers diameters
of adjacent N/A N/A
containers
Separation distance between a LP-Gas
All sizes
greater
container and an above ground storage
5 tank containing flammable or 6.4.4.6 and
than 125 20 X
combustible liquids of flash points below 6.4.4.7
gal
200 °F.
Note:
..
If any of the contamer sizes md1cated m the above form are not present m the fac1hty,
enter "NA" in both Yes and No columns.
If the LP-Gas plant is provided with every one of the redundant and fail
safe product control-design equipment indicated in Form 5.6, then the
minimum distance in column D of Form 6.3 can be reduced to 10 feet for
underground and mounded containers of water capacity 2,001 gal to 30,000
gal.
A-13
Form 6.4
Separation Distances between Points of Transfer and other Exposures
A B C D E F G
Check if Minimum
Type of Exposure within or outside the facility com11iant? Section
# exposure Distance
boundary Reference
is present (ft) Yes No
(2014 Edition\
Buildings, mobile homes, recreational vehicles,
I and modular homes with at least I-hour fire-rated IO X
walls
Buildings with other than at least I-hour fire-rated
2 25 X
walls
Building wall openings or pits at or below the
3 25 X
level of the noint of transfer
4 Line of ad;oining nronertv that can be built upon 25 X
Outdoor places of public assembly, including
5 50 X
school vards, athletic fields, and n]awrounds
From points of transfer
Public ways, including
in LP-Gas dispensing
public streets, IO X
6 highways,
stations and at vehicle Table 6.5.2.1
fuel disnensers
thoroughfares, and
From other points of
sidewalks 25 X
transfer
7 Drivewavs 5 X
8 Mainline railroad track centerlines 25 X
9 Containers other than those bein• filled 10 X
Flammable and Class II combustible liquid
10 dispensers and the fill connections of non- 10 X
stationary containers
Flammable and Class II combustible liquid
II aboveground containers and filling connections of 20 X
underP-round containers
LP-Gas dispensing device located close to a
12 10 X
Class I liouid disnensin• device
..
NOTE: Place a check mark m column C agamst an exposure that 1s present m or around the fac1hty. Ftll columns
E or F for only those rows for which there is a check mark in column C.
If the facility contains low emission transfer equipment (i.e., all equipment identified in
Form 5.7 are installed and are in working order), then the minimum separation distances
in column D of Form 6.4 can be reduced to one half of the indicated values.
If the containers in the LP-Gas facility are provided with SPECIAL

PROTECTION MEASURES, then continue the analysis below.
Otherwise skip Forms 6.5 and 6.6 and go to Form 6.7. Also see
Chaoter 9.
A- 14
Form 6.5
Special Protection Measures - Passive Systems
A B C D E
comoliant? Section
Special Protection
# Question Reference
Option
Yes No (2014
Edition)
Insulation provided on each of the N/A N/A 6.27.5.1
containers?
1 Container Insulation
Insulation material complies with the 6.27.5.1 and
N/A N/A
requirements ofNFPA 58? 6.27.5.2
Each container in the facility is mounded? N/A N/A 6.27.5.3
Mounding of
2
containers Mounding complies with each requirement 6.6.6.3 and
under section 6.6.6.3 ofNFPA 58? N/A N/A
6.27.5.3
Each container in the facility is buried? N/A N/A 6.27.5.4
Burying of
3 Buried containers comply with each
containers
requirement under section 6.6.6.1 ofNFPA 6.6.6.1 and
N/A N/A 6.27.5.4
58.
Form 6.6
Special Protection Measures - Active Systems

Special
com liant? Section
# Protection Question
Option Reference
Yes No
(2014 Edition)
Are fixed water spray systems, complying with
NFPA 15 1 requirements, used for each N/A N/A 6.27.6.1
container in the facility?
Water spray
1 Do fire responsive devices actuate water spray
systems N/A N/A 6.27.6.2
svstem automaticallv?
Can the water spray systems be actuated
manually also? N/A N/A 6.27.6.2
Are the monitor nozzles located and arranged
so that the water stream can wet the surfaces of N/A N/A 6.27.6.3
all containers exnosed to a fire?
Can the water stream from a monitor nozzle
reach and wet the entire surface of, at least, one
halfof a length from one end of each of the N/A N/A 6.27.6.3
Monitor nozzle
2 containers it is desi,gned to protect?
systems
Do fixed monitor nozzles comply with NFPA 6.27.6.1
15 1 reouirements? N/A N/A
Do fire responsive devices actuate the monitor 6.27.6.2
nozzles? N/A N/A
Can the monitor nozzles be actuated manually 6.27.6.2
also? N/A N/A
1. See discussion in Section 8.2.
2. Refer to Chapter 8 for a discussion on NFPA 15, Standardfor Water Spray Fixed Systems for Fire Protection.
A-15
Form 6.7
Protection Against Vehicular Impact
Is physical NFPA 58 Section

protection Type of physical Reference
# System Protected provided? protection installed (2014 Edition)
Yes No
1 Storage containers X Bollards 6.6.1.2, 6.6.6.l(B),

6.6.6.!(C),
2 Transfer stations X Bulkheads 6.9.3.10 and
6.25.3.13
3 Entryway into plant X Locked gates
Bollards will be filled with concrete.

Bulkheads will be filled with concrete.
Gates will be closed and locked when the facility is unattended.
A- 16
Form 7.1
Types of Occupancies<1l Near or Surrounding the LP-Gas Facility
Is Occupancy
Model# Hazard located within the
Type of Occupancies from Distance<2> hazard distance
Table 7.1 (feet) from the Facilitv?
Yes No
Assembly Occupancies (Places of worship, Libraries,
Theaters and Auditoriums, Food or Drink Bars, Sports
Stadiums, Amusement Parks, Transportation Centers, etc., 2g 284' X
with 50 or more neonle).
Institutional Occupancies (Elderly Persons' Homes or
Nursing Homes, Hospitals, Alcohol & Drug Rehabilitation 2g 284' X
Centers, Prisons).
Educational Occupancies (Elementary Schools, Day Care
facilities, etc.).
2g 284' X
NOTES: (1) Different types of occupancies are defined in NFPA 5000.
(2) Table 7.1 provides a number of scenarios that can result in propane release, and the resulting area
exposed, for different ignition mechanisms. Determine the scenarios that are applicable to the
facility, for the quantities that can be released, and enter the greatest value from Table 7.1. Use the
hose diameters and length that will be used at the facility if they differ from the ones in Table 7.1
and recalculate the hazard distances using a spreadsheet method that is available at npga.org.
Some scenarios may not be applicable to an installation because of other mitigation measures
implemented, such as a hose management procedure to minimize the possibility of hose failure.
A- 18
Form 7.2
Exposure to LP-Gas Facility from External Hazards
A B C D
Hazard exists
Item to the LP-Gas
Type of Neighboring Operation Facilitv
#
Yes No
Petroleum and other hazardous material storage, wholesale
1 X
dispensine:, etc.
2 Metal cuttin,, weldin,, and metal fabrication X
3 Industrial manufacturinf! that can nose external hazards X
Ports, rail yards and trans-shipment terminals handling
4
flammable and exolosive materials X
Other operations that may pose hazards (gasoline and other
5 hazardous material dispensing stations, fertilizer storage, X
etc.)
Note: If a particular activity mdicated in column B does not exist, fiH both "Yes"
and "No" columns with "NA."
Where a "Yes" has been checked in either Form 7.1 or Form 7.2:
1. For an existing facility, communicate this information to local
emergency responders for inclusion in their emergency planning.
2. For a proposed facility, implement the actions indicated in Chapter 9.
A- 19
Warrenton Fire Dept.
William Hayes
Lieutenant
5-25-2018
Gary Sly
5
10 - 15
10 - 15
10 - 15
10 - 15
10 - 15
10 - 15
2
Warrenton Fire Dept. Comp. #1 1.5 2 4 7.5
Warrenton Training Center F.D. 1.5 2 8 11.5
New Baltimore Fire Dept. 1.5 2 15 18.5
Remington Fire Dept. 1.5 2 17 20.5
Form 8.3
Water Flow Rate and Total Water Volume
Required to Cool Containers Exposed to a Fire
A B C D E F G H
Total Surface Surface Area o Water flow Number of

ASME Total Water Total volume of
Area of each each container rate required containers of
Item# Container 1 flow rate water required for
Container to be Cooled per container the size
Size (gallons) required (gpm) JO min (gal)
(ft2) (ft2) (gpm) indicated*
500 86 43 10.8
1.000 172 86 21.5
2.000 290 145 36.3
4,000 374 187 46.8
6,500 570 285 71.3
9,200 790 395 98.8
12,000 990 495 123.8
18,000 1.160 580 145
30.000 1.610 805 201.3 2 402.6
45,000 2,366 1,183 295.8
60,000 3,090 1,545 386.3
90,000 4,600 2,300 575
Other Size 0 0.0
Calculated water flow rate for
2a container protection 402.6
Water flow rate rounded up to

2b nearest multiple of 125 500
Water for firefighter

3 protection, if required ✔ D 250
Total water flow rate and
4 volume 750 7,500
Note: Column D = (112) x Column C Column E = 0.25 (gpm/ft2) x Column D;
Column G = Column F x Column E Column H= IO x Column G
Line 2a, Column G and Column H are the sum of numbers in each row above line 2 of each column.
Line 4, Column G and Column Hare the sum of numbers in rows 2b and 3.
:f Consider only three containers for water supply evaluations even if the number of containers in a group is
more than three. See Section 8.2.
ASME container approximate dimensions.
The total water requirement for the facility is indicated in item 4, column G
(water flow rate) and column H (total water volume or quantity) of Form 8.3. If
multiple groups of containers are present in the facility, repeat the calculations
in Form 8.3 for each group of containers. The total water requirement for the
facility is the largest value for any single group of containers.
A-22
Form 8.4
Evaluation of Water Availability in or Near the LP-Gas Facility
A B C D
Item# Water from... Available? Quantitative information
Distance from
Available
Container( s)
water flow
Hydrant on which
rate from all
data water will be
Public supply or from another hydrants'
applied
piped-in supply through one or (gpm)
1
more fire hydrants in or near the
D✔ Yes ONo (feet)
facility. Hydrant 1 953' 1,971 gpm
Hydrant 2 1160' each.
3,942 gpm
Hydrant 3 total.
Distance to water source = --
2
A nearby static water source
(stream, pond, lake, etc.).
D Yes ONo
✔ Time to set up relay = �- minutes
Rate of deliverv - onm
Only through mobile water tanker
3
shuttle.
D
✔ Yes ONo Time to set up shuttle = __20 minutes
Sustainable flow rate - 400 onm
..
0btam the available flow rate from the local mumc1pal water authonty or the entity that supplies water
to the hydrant or conduct a test to determine total available flow rate.
1. For an existing facility, communicate this information to

local responders for inclusion in their emergency
planning.
2. For a proposed new facility, refer to Chapter 9.
A-23
Form 9.1
Analysis Summary on Product Control and Local Conditions of Hazard
A B C D E
Item Number of
Reference
Chapter Title Section & Title "No"
# Form#
checked
5.1 Product Control in
5.1 or 5.2i 0
Containers
5.3 0
Product Control Measures in
1 5.4 0
Containers & Transfer Piping 5.2 Product Control in
5.5 0
Transfer Piping
5.6 0
5.7 0
6.1Physical Protection
6.1 0
Measures
6.2 Ignition Source
6.2 0
Control
6.3.1 Separation distances;
Analysis of Local Conditions Container and 6.3 0
2
of Hazard outside exposures
6.3.2 Separation distances;
Transfer points and 6.4 0
outside exnosures
6.4 Special Protection 6.5 0
Measures 6.6 0
§ The number of "No" for Fonns from Chapter 5 is the difference between the required number of appurtenances
according to NFPA 58-2011, and a lesser number found to be actually installed on the container or the transfer
piping.
If, in any row of column E ("No") of Form 9.1, the entry number is greater than
zero, the proposed LP-Gas facility is not in compliance with the requirements of
NFPA 58-2014 for product control appurtenances or other safety measures. The
design of the proposed facility must be modified to conform to the code
requirements. In addition, the following items should be noted.
• If there are any "No" checks in Form 6.3, then the separation distance
requirements for containers are not satisfied. An option that may be
considered is the reduction in separation distance to 10 feet for underground
and mounded containers by providing "Redundant and Fail-Safe Product
Control Measures." In this case, complete Form 9.4 below to ensure that each
requirement of "Redundant and Fail-Safe Product Control Measures" is
provided.
• If there are any "No" checks in Form 6.4, then the separation distance
requirements for transfer points are not satisfied. In this case, relocate the
transfer points so that the separation distances conform to the code
requirements or provide the Low Emission Transfer Equipment. Complete
Form 9.5 below and ensure that all requirements for Low Emission Transfer
Equipment are fulfilled.
A-24
Form 9.2
Analysis Summary on Exposure from and to the LP-Gas Facility
A B C D E
Number of
Item Reference
Chapter Title Section & Title
Form#
"Yes"
#
checked
7.1 Exposure to off-site
properties and persons from 7.1 0
Exposure to and from Other in-olant propane releases
I
Properties
7.2 Exposure to propane facility
7.2 0
from external events
If the entry number in column E ("Yes"), Form 9.2 corresponding to Form

7 .1 is greater than zero, consider one or more of the following design
alternatives:
1. Consider moving the container or the transfer point to a different

location, if possible and space exists, so that the property or the person
is beyond the hazard distance.
2. Provide "Redundant and Fail-safe Product Control Measures."
Complete Form 9.4 to ensure compliance.
3. Institute other technical measures such as installing gas and flame
detectors (connected to facility shutdown systems), sounding alarm
outside facility premises, etc.
4. Institute administrative controls such as additional training for
personnel, more frequent inspections of hoses and transfer piping, etc.
If the entry number in column E ("Yes"), Form 9.2 corresponding to Form

7 .2 is greater than zero, consider one or more of the following design
alternatives:
1. Implement procedures to monitor neighboring activity.

2. Install means in the adjacent plant to shut down the LP-Gas plant in case
of an emergency in that plant.
A-25
Form 9.3
Analysis Summary on Fire Department Evaluations
A B C D E F
Number Number of
"zeros" "Yes',
Item entered in checked in
Reference
Chapter Title Section & Title ColumnC, Column C
# Form#
Lines 6 of Form 8.4
through 8 of
Form8.l
Fire department 8.1 Data on the Fire
8.1 0
capability, adequacy De artment
of water supply and 8.2 Fire response water
2 8.4 2
Emergency Plannin needs and availabilit
If the entry number in row 1, Column E of Form 9.3 is greater than zero,
consider one or more of the following design alternatives:
1. Discuss with the local Fire Department the needs of the LP-Gas facility
and the evaluation results on the capability and training inadequacies of
the Department.
2. Consider developing a cadre of personnel within the LP-Gas facility to
respond to emergencies.
3. Institute container special protection system based on active protection
approaches or passive approaches. Complete Form 9.6 and Form 9.7
below.
If the entry number in row 2, Column F of Form 9.3 is equal to zero, consider
one or more of the following design alternatives:
1. Provide special protection (other than water spray or monitor systems) to

containers, satisfying the requirements of section 6.27.5 of NFPA 58,
2014 edition. Complete Form 9.6 to ensure compliance.
2. Consider implementing the various options indicated in Table 9.1.
A-26
Form 9.4
Redundant and Fail-Safe Design for Containers
A B C D E F
Proposed for the NFPA58
Item facilitv? Section
Description Features
# Reference
Yes No
(2014 Edition)
Appurtenances, redundant fail-safe
Container sizes for which
1 the appurtenances are
equipment and low emission transfer 6.28.3 and
N/A N/A
provided
lines are provided for each container of 6.28.4
water canacity 2,001 val to 30,000 oal.
Liquid or vapor withdrawal
Internal valve with internal excess- 6.28.3.1 and
flow valve. X 6.28.3.2
2 (1-1/4 in. or larger)
Positive shutoff valve installed as
close as oossible to the internal valve. X 6.28.3.4
Internal valve with internal excess
flow valve or backflow check valve X 6.28.3.5
Liquid or vapor inlet (BCK).
3
Positive shutoff valve installed as
close as possible to the internal valve X 6.28.3.5
or the backflow check valve (BCK).
Flow Emergency shutoff valve installed in
into or the transfer hose or the swivel-type
out of piping at the tank car end. N/A N/A 6.19.2.6 (])
railroad
and 6.28.4.1
Railcar transfer tank car
4
Flow
Emergency shutoff valve or backflow
only
check valve (BCK) installed in the 6.19.2.6 (2)
into N/A N/A
transfer hose or the swivel-type piping and 6.28.4.1
railroad
at the tank car end.
tank car
Protection provided in accordance with
5 Cargo tank transfer X 6.28.4.1
6.28.4.1.
Automatic closure of all By thermal (fire) actuation. X 6.28.4.2
6 primary valves (IV & ESV) Actuated by a hose pull-away due to
in an emergency vehicle motion. X 6.28.4.2
Remote shutdown station within 15 ft.
of the ooint of transfer? X 6.28.4.3 (A)
Another remote shutdown station
between 25 ft. and 100 ft. of the X 6.28.4.3 (B)
transfer noint?
Manually operated remote
7 Shutdown stations will shut down
shutdown of!V and ESV
electrical power supply to the s
tran fer
equipment and all primary valves N/A N/A 6.28.4.3
/Internal and Emeroencv Valves).
Signs complying with the requirements
of6.28.4.3 (C) nrovided? DX D 6.28.4.3 (C)
Note: If your facility does not have a rail terminal, write "NA" in both the "Yes" column and the "No" column in
item 4 of the form in the railroad tank car row. Similar option is also available if there is no cargo tank
vehicle transfer station.
A-27
Form 9.5
Evaluation of Low Emission Transfer Equipment
A B C D E F
Proposed for NFPA58
Description Features
# Reference
Yes No
/2014 Edition)
Transfer into Delivery nozzle and
Fixed maximum
pennanently filler valve - Max.
1 liquid level gauge not 6.28.5.3
mounted ASME liquid release after N/A N/A
used during transfer (A) and (BJ
containers on transfer of 4 cm 3
operations
vehicles (0.24 in3)
Does not exceed 4
During product
Transfer into cm 3 (0.24 in3) from a
transfer or post N/A N/A 6.28.5.4 (A)
stationary hose of nominal size 1
transfer uncoupling
ASME containers inch or smaller
2 of the hose, liquid
delivery valve and Does not exceed 15
product volume
nozzle cm3 (0.91 in3) from a
released to the N/A N/A 6.28.5.4 (B)
combination hose of nominal size
atmosphere
lamer than 1 inch
Do containers less than 2,001 gal (w.c.) have
Transfer into
an overfilling prevention device or another N/A N/A 6.28.5.4 (F)
stationary ASME
annroved device?
3 containers
Do containers greater than 2,000 gal (w.c.)
maximum filling
have a float gauge or other non-venting N/A N/A 6.28.5.4 (E)
limit
device?
Transfer into
stationary ASME Not used during routine transfer operations
4 containers but may be used in calibrating other non� 6.28.5.4
N/A N/A (C) and (D)
fixed maximum venting liquid level gauges in the container
liauid level �auoe
Note: lfthe facility does not have a particular feature described in items 2 or 3, wnte "NA" in both the "Yes"
and "No" columns corresponding to its row.
A-28
Form 9.6
Special Protection Measures - Passive Systems
A B C D E
Proposed for NFPA58
Item Special Protection the facilitv? Section
# Qnestion
Option Reference
Yes No
/2014 Edition)
Insulation provided on each of the containers? N/A N/A 6.27.5.1
I Container insulation Insulation material complies with the 6.27.5.1 and
requirements ofNFPA 58? N/A N/A
6.27.5.2
Each container in the facility is mounded? N/A N/A 6.27.5.3
Mounding of
2
containers Mounding complies with each requirement 6.6.6.3 and
under section 6.6.6.3 ofNFPA 58? N/A N/A 6.27.5.3
Each container in the facility is buried? N/A N/A 6.27.5.4
3 Burying of containers
Buried containers comply with each 6.6.6.1 and
requirement under section 6.6.6.! ofNFPA 58. N/A N/A 6.27.5.4
Form 9.7
Special Protection Measures - Active Systems
Special Is the Facility NFPA58

Item com1 Hant? Section
Protection Question
# Reference
Option Yes No
(2014 Edition)
Are fixed water spray systems, complying with
NFPA 15 requirements, used for each container N/A N/A 6.27.6.l
in the facilitv?
Water spray
l Do fire responsive devices actuate water spray
systems N/A N/A 6.27.6.2
svstem automaticallv?
Can the water spray systems be actuated
manuallv also? N/A N/A 6.27.6.2
Are the monitor nozzles located and arranged
so that the water stream can wet the surfaces of N/A N/A 6.27.6.3
all containers exnosed to a fire?
Can the water stream from a monitor nozzle
reach and wet the entire surface of, at least, one
halfofa length from one end of each of the N/A N/A 6.27.6.3
Monitor nozzle
2 containers it is designed to protect?
systems
Do fixed monitor nozzles comply with NFPA
N/A N/A 6.27.6.l
15 fP.t1uirements?
Do fire responsive devices actuate the monitor
nozzles? N/A N/A 6.27.6.2
Can the monitor nozzles be actuated manually
also? N/A N/A 6.27.6.2
A-29
TOWN OF WARRENTON
August 21, 2018
FROM: Brandie Schaeffer, Director Community Development
RE: SUP 2017-03/CP 2017-01 721 Industrial Road
I. Summary
A. Applicant
Capital Telecom Holdings, LLC
B. Property Owner
Carter Machinery Company, Inc.
C. Request
The request is for a Special Use Permit and a Commission Permit to permit construction of a
wireless telecommunications facility consisting of a 140' tall monopole, with a 5' lighting rod, and a
60' x 60' equipment compound on a 6.2 acre parcel located at 721 Industrial Road to address a
stated Verizon service void.
D. Site Location/Surrounding Land Uses

The site is located at 721 Industrial Road on a parcel at the terminus of the road on a site used by
Carter Machinery. The parcel is adjacent to other industrial uses and the Warrenton branch
Greenway.
E. Comprehensive Plan
Light Industrial
F. Zoning
Industrial
II. Proposal
III. Planning Commission Review
The Planning Commission will hold a work session on the proposed Special Use Permit and Commission
Permit applications prior to a future Public Hearing.
VI. Staff Recommendation

Staff analysis will be provided at time of Public Hearing.
V. Suggested Motions
None.
ATTACHMENTS:
Description
SUP 2017-03 Statement of Justification
CP 2017-01 Statement of Justification
SUP 2017-03/CP 2017-01 Alternative Site Analysis
SUP 2017-03/CP 2017-01 Colocation Policy
SUP 2017-03/CP 2017-01 Alternative Tower Design Analysis
SUP 2017-03/CP 2017-01 Verizon Letter of Intent
SUP 2017-03/CP 2017-01 NEPA Summary Report with SHPO Response
SUP 2017-03/CP 2017-01 Radio Frequency Report
SUP 2017-01/CP 2017-01 Photo Simulations
SUP 2017-03/CP 2017-01 Plans
STATEMENT OF JUSTIFICATION
Special Use Permit Application

Wireless Telecommunications Facility
721 Industrial Road, Warrenton, Virginia 20186
Applicant: Capital Telecommunications Holdings LLC

15000 Mt. Kemble Avenue
Suite 203
Morristown, New Jersey 07690
Carrier: Verizon Wireless

7600 Montpelier Road
Laurel, Maryland 20723
Agent: Frank W. Stearns

Donohue & Stearns, PLC
201 Liberty Street
Leesburg, Virginia 20175
Land Owner: Carter Machinery Company, Inc.

PO Box 3096
Salem, Virginia 24153
1. Description of Property
The property is located at 721 Industrial Road, parcel identification 6983-77-6556, west of
the Warrenton Route 29/15/17 Eastern Bypass and east of East Shirley Avenue in the Warrenton
Industrial park. The overall property consists of 6.20 acres. It is currently owned and used by
Carter Machinery, a construction equipment supplier providing sales, rental and service. The
current use has two buildings used for sales, services and offices located on the eastern portion of
the property along the Warrenton Eastern Bypass and a large parking area on the western portion
of the property. The property is zoned Industrial and is designated as Light Industrial on the
Town’s Future Land Use Map. Under the Town of Warrenton Zoning Ordinance transmission and
receiving towers of a height not exceeding 125 feet are a permitted use is this Industrial District.
As the proposed monopole exceeds this limit by 15 feet, it is classified as a Permissible Use
requiring a special use permit and approval by the Town Council.
Properties in the Town immediately north, west and south of the site are also zoned and
planned for Industrial use. Properties across the Bypass are zoned by Fauquier County as
Industrial I-1 to the northeast and Residential RA to the east/southeast.
1
2. Description of the Proposed Project
Capital Telecom Holdings proposes to construct a 140-foot tall monopole with a 5-foot tall
lightning rod at the top and an equipment compound on the northwest corner of the property. The
compound measuring 60 feet by 60 feet and enclosed by an eight feet high chain link fence will
be located in the northwest corner of the property. It will contain the monopole and all related
telecommunication equipment needed to support the installation. The compound area is located
40 feet from the property line to the north, 28 feet from the property line to the west, and 222 feet
from the property line to the south along Industrial Drive. The monopole structure will be 72 feet,
6 inches, from the northern property line, 72 feet, 6 inches, from the western property line and 250
feet from the southern property line.
Both the monopole and compound area are designed to support Verizon Wireless, the
initial carrier proposed to locate at the site, and up to three additional future telecommunication
carriers. The monopole and compound area will be accessed from a 12 feet wide gravel driveway
in a 20 feet wide access easement off Industrial Road and connects with a parking area containing
two spots for service standard sized vehicles used by service technicians for routine maintenance
and service visits. The 20-foot access easement will be kept clear of any obstructions to allow
access for emergency vehicles. A 10 foot wide landscape buffer will be located along the driveway
and parking area near the fenced compound to screen and buffer the small parking area associated
with the facility used by maintenance and service technicians.
The monopole will be galvanized steel setback 250 feet north of Industrial Drive. It will
have 12 Verizon Wireless antennas on a steel platform mounted at the top of the pole with the top
of the antennas 139 feet above ground level. The antennas will be a neutral color consistent with
the structure. Space is available on the monopole to accommodate the antennas of up to 3 future
telecommunication carriers at elevations of 125 feet, 115 feet and 105 feet above ground level.
Space is also available in the compound area to accommodate all telecommunications equipment
required by future carriers. Space on the tower and ground will also be made available to the
Town, free of charge, for emergency service equipment should the need arise.
The facility will operate 24 hours a day, 7 days per week, will be unmanned with no
employees or customers visiting the site. It will not require water or sewer connections, will have
no requirements or solid waste disposal. The proposed use will not have any negative impact on
fire and police services or other community facilities provided by the Town or County. Electrical
service brought to the compound area will be monitored by a separate meter. The facility will not
generate smoke, dust or odor. Except for periodic maintenance and service visits by a technician
using a standard sized vehicle approximately 2 times per month, the facility will not generate traffic
or have any impact on local roads and highways. There will be signs on the facility and it will not
be lighted except for two security lights in the compound area set by a manual timer. As indicated
in our SUP plans, details 3 and 4 on sheet C-3, lights are pointed down, shielded, and will fall well
below the 1.0 foot candle limit at the property line.
The objective of the proposed facility primarily is to provide reliable 4G LTE coverage
and capacity relief to the Town of Warrenton including heavily traveled portions of the Eastern
2
Bypass (US 15/17/29), James Madison Highway and Falmouth Street, Shirley Avenue, Meetze
Road. Lees Ridge Road, Alwington Road and adjoining areas extending approximately 0.5 to 1
miles in all directions from the proposed facility. The proposed facility will also provide in-
building coverage to residential, educational, commercial and industrial uses in the area and
provide offloading of existing adjacent Verizon Wireless base stations.
The site plan and the compound plan and elevation prepared by NB+C and dated December
21, 2017, are included with the application package. The technical requirements of the site are
also provided.
Compatibility with Existing and Proposed Land Uses
The proposed use will be compatible with the existing and proposed land uses in this area
of the Town of Warrenton. The parcel is removed from residential areas and the general character
of the area is commercial and light industrial. All surrounding properties in the Town are non-
residential and zoned Industrial and planned for Light Industrial uses. The large property to the
immediate north is vacant and wooded on its eastern portion and partially developed with a large
unoccupied commercial/industrial building on its western portion near East Shirley Drive. The
Warrenton Branch Greenway Trail runs between this property and the subject site to the south.
The parcel to the immediate west is zoned Industrial and developed with a mini-storage facility.
The parcels further to west and abutting East Shirley Avenue is developed with an automotive
repair use. On the south side of Industrial Drive immediately across from the proposed site, the
property is zoned Industrial and vacant. Other parcels on the south side between this vacant parcel
and East Shirley Avenue are developed with building trade contractors or are vacant and wooded.
Parcels across the Bypass from the site are outside the Town and zoned by Fauquier County. To
the east/northeast they are zoned Industrial and developed with a mini-storage facility. To the
east/northeast, they are zoned Residential (RA) and vacant mostly open land.
The proposed facility will have minimal adverse visual impacts on surrounding properties,
the immediate area and travel ways. All existing residential properties and neighborhoods in the
immediate area are more than 1,000 feet from the proposed facility with the nearest residential
units to the proposed monopole approximately 1,200 feet on the north side of Old Meetze Road.
There are substantial tree cover and wooded areas that separate all residential uses and obstruct
views of the site and proposed structure. As demonstrated by the photo-simulations of the proposed
facility included with the application, the proposed structure will be compatible with the area and
will not negatively impact existing or planned residential areas. The photo-simulations show
minor views of the proposed structure from the Warrenton Branch Greenway looking west, when
looking northeast to the site from near the intersection of James Madison Highway and Alwington
Boulevard and from the northwest near the Warrenton Community Center when looking to the
southeast. Views of the structure are also minor and obstructed by trees in the area from the
northeast across the Warrenton Bypass to the southwest from near the intersection of Old Meetze
Road and maple Tree Lane. The most prominent views of the structure will be from along the
Warrenton Bypass and the vacant properties directly east and southeast of the site.
3
There will be minimal land disturbance associated with the project. The project will be
constructed on an existing cleared area of the property and will not intrude on environmentally
sensitive areas. There are no major trees on the project location and there will be no tree removal
associated with the project.
Consistency with the Comprehensive Plan
The proposed use is consistent with the Town of Warrenton 2002 – 2025 Comprehensive
Plan and the 2009 Comprehensive Plan Supplement. The property is located within a large area
of land in the southeast portion of the Town between the Eastern Bypass and James Madison
Highway designated for Light Industrial Land Use. The use is consistent with the Industrial land
use designation and compatible with adjacent land uses. It will not generate inordinate amounts
of noise, smoke, dust odors, heat or electrical disturbances as recommended by the Plan. The use
does not have vehicular access issues or impacts on adjacent properties.
The proposed use will not be located in the Town’s historic district. The use will protect
the integrity of existing residential communities from conflicting uses and will be separated from
residential uses. The nearest properties planned for residential use are approximately 1200 feet to
the north on the north side Old Meetze Road.
The proposed use and location are consistent with the Plan’s policies for Energy and
Communication Facilities. There are no existing buildings, towers, utility structures or other
telecommunication structures in this portion of the Town or County of sufficient height that offer
an opportunity for collocation to collocate on existing structures and meet the technical
requirements of the proposed initial telecommunications carrier at the site, Verizon Wireless. An
Alternate Site Analysis report, dated 6/8/18, has been prepared and submitted to further describe
the alternate locations that were reviewed before arriving at the proposed tower location. As
supported by the technical studies, radio-frequency (RF) analysis and propagation maps submitted
with the Special Use Permit Application, there is a proven need for the service and no viable
alternative locations or other ways for providing it.
Requirements of Zoning Ordinance Section 9-18 Telecommunication Facilities
As specified by Section 9-18 of the Town of Warrenton Zoning Ordinance, the Applicant has
provided the following materials to support the application:
1. A report by Millennium Engineering dated December 20, 2017 concerning the

“Radiofrequency Design of the Proposed Communication Facility” This report provides
the objective and need of the proposed facility, an inventory of existing Verizon
Wireless sites (base stations) currently serving this area, the initial telecommunications
carrier on the facility, in the Town and five miles of the border, propagation maps of the
proposed site, coverage area within the Town and surrounding 10-mile area, and
addresses the availability of other structures to meet Verizon Wireless’ service and
technical requirements.
4
2. A report by Millennium Engineering dated August 24, 2017 concerning “RF Safety
FCC Compliance of the Proposed Communications Facility”. This report provides an
independent determination and certification that the proposed Verizon Wireless facility
at the proposed facility will comply with Federal Communication Commission (FCC)
exposure guidelines to radiofrequency electromagnetic fields.
3. A report by Valmont Structures dated August 22, 2017 concerning “Design and Failure
Modes for a 140’ AGL Tapered Monopole, Quality of Steel and Fabrication of a
Monopole Structure.” This report provides the specifications of the structure and
discusses its design and structural integrity.
4. A statement, dated June 20, 2018, from Capital Telecom confirming that the
telecommunications tower will be designed to accommodate multiple carriers, that they
permit and encourage collocation by additional tenants, and will provide space on the
tower and ground for emergency service equipment as necessary.
Variance Requested by the Applicant
The proposed use does not meet the setback requirements per Section 9-18.10 of the Town
of Warrenton Zoning Ordinance. The Applicant will request a variance from the Board of Zoning
Appeals should the Special Use Permit be approved by the Town.
The location for the monopole and compound is on Industrial property abutting other
industrially zoned properties to the north, south and west and the Warrenton Bypass to the east.
The location for the monopole and compound area was established with the property owner to not
interfere with any current or future use of the industrial use property. Locating the proposed
telecommunications facility to meet the established 100 percent height setback would offer no
advantage to the adjoining industrial properties and would hinder the use of the selected site.
Additionally, the tower has been designed with a 70 foot fall zone radius which will allow the
tower to fail completely on the parent parcel should a catastrophic event occur. An explanation of
this design is described in a signed and sealed letter from Michael F. Plahovinsak, P.E., dated
10/16/17.
The proposed Facility will comply with all other local requirements and all State and
Federal requirements. The proposed use will not impact on any wetlands or other sensitive
environmental areas.
Conclusion
The applicant respectfully submits that the proposed telecommunications use is in

accordance with Zoning Ordinance requirements and fulfills the goals and policies of the Town of
Warrenton Comprehensive Plan. With approval of this Special Use Permit Application, the
Applicant will be able to fill a critical gap in its wireless coverage in this general area. The selected
site is central to the applicant’s search area and will not have significant impacts on the site or
surrounding areas.
5
Statement of Justification
Section 15.2-2232 Review
Wireless Telecommunications Facility
721 Industrial Road, Warrenton, Virginia 20186
The proposed use is consistent with the Town of Warrenton 2002 – 2025 Comprehensive
Plan and the 2009 Comprehensive Plan Supplement. The property is located within a large area
of land in the southeast portion of the Town between the Eastern Bypass and James Madison
Highway designated for Light Industrial Land Use. The use is consistent with the Industrial land
use designation and compatible with adjacent land uses. It will not generate inordinate amounts
of noise, smoke, dust odors, heat or electrical disturbances as recommended by the Plan. The use
does not have vehicular access issues or impacts on adjacent properties.
The proposed use will not be located in the Town’s historic district. The use will protect
the integrity of existing residential communities from conflicting uses and will be separated from
residential uses. The nearest properties planned for residential use are approximately 1200 feet to
the north on the north side Old Meetze Road.
The proposed use and location are consistent with the Plan’s policies for Energy and
Communication Facilities, Policies 1 through 3. There are no existing buildings, towers, utility
structures or other telecommunication structures in this portion of the Town or County of sufficient
height that offer an opportunity for collocation to collocate on existing structures and meet the
technical requirements of the proposed initial telecommunications carrier at the site, Verizon
Wireless. An Alternate Site Analysis report, dated 6/8/18, has been prepared and submitted
to further describe the alternate locations that were reviewed before arriving at the proposed tower
location. As supported by the technical studies, radio-frequency (RF) analysis and propagation
maps submitted with the Special Use Permit Application, there is a proven need for the service
and no viable alternative locations or other ways for providing it. The proposal is not applicable
to Policy 4 to revise Town land development regulations to incorporate performance and design
standards.
NEPA Report
June 2, 2017
Warrenton VA
CAP6695
721 Industrial Road
Warrenton, VA 20186
Trileaf # 629570
Prepared For: Prepared By:

Capital Telecom Holdings LLC Trileaf Corporation
1500 Mt. Kemble Ave., Suite 203 10845 Olive Blvd, Suite 260
Morristown, NJ 07960 St. Louis, MO 63141
NEPA Report Summary
Site Name/Location:
Warrenton VA / CAP6695 / Trileaf # 629570
721 Industrial Road, Warrenton, VA 20186
Latitude: 38° 41’ 51.53” N, Longitude: 77° 47’ 02.36” W
Project Description:
Capital Telecom Holdings LLC proposes the construction of a 160-foot tall monopole telecommunications tower and associated equipment within a 60-foot by 60-
foot (3,600 square feet) fenced, gravel compound. The project includes a 20-foot wide proposed access/utility easement that extends approximately 235 feet south-
southwest from the compound, connecting with Industrial Road. Currently the site is a gravel lot.
1. Is the facility located in an officially designated wilderness area? [47 CFR 1.1307 (a)(1)]
Yes No Data Sources: Site Reconnaissance
Review of 7.5-Minute USGS Topographic Map (Appendix B)
National Wilderness Preservation System Website (www.wilderness.net)
2. Is the facility located in an officially designated wildlife preserve? [47 CFR 1.1307 (a)(2)]
US Fish & Wildlife Service National Wildlife Refuge System Map (Appendix B)
3. Will the facility: (i) affect listed threatened or endangered species or designated critical habitats; or (ii) jeopardize the continued existence of any proposed
endangered or threatened species; or is it likely to result in the destruction or adverse modification of proposed critical habitats, as determined by the
Secretary of the Interior pursuant to the Endangered Species Act of 1973? [47 CFR 1.1307 (a)(3)]
Conditional US Fish & Wildlife Service Federally Listed Endangered Species
Clearance US Fish & Wildlife Service Critical Habitat Portal Map (Appendix B)
Informal Biological Assessment (Appendix D)
Virginia Department of Conservation and Recreation (Appendix D)
Virginia Department of Game and Inland Fisheries (Appendix D)
4. Will the facility affect districts, sites, buildings, structures, or objects significant in American history, architecture, archeology, engineering or culture, that
are listed, or are eligible for listing on the State or National Registers of Historic Places? [47 CFR 1.1307 (a)(4)]
Cultural Resource Investigation (Appendix E)
State Historic Preservation Office Section 106 Review (Appendix E)
5. Will the facility affect an Indian religious site? [47 CFR 1.1307 (a)(5)]
Correspondence with Native American Tribes via FCC TCNS (Appendix F)
Review of Bureau of Indian Affairs Indian Reservation Map (Appendix B)
6. Will the facility be located in a "floodplain"? [47 CFR 1.1307 (a)(6)]

Yes No Data Sources: Review of FEMA Flood Map (Appendix B)
7. Will the construction of the facility involve significant change in surface features (e.g. wetland fill, deforestation, or water diversion)? [47 CFR 1.1307 (a)(7)]
Review of US Fish & Wildlife Service National Wetlands Inventory Map (Appendix B)
Review of USDA NRCS Web Soil Survey Map (Appendix B)
8. Will the antenna tower or supporting structure be equipped with high intensity white lights and located in a residential neighborhood, as defined by the
applicable zoning law?
Yes No Data Sources: Construction Drawings (Appendix A)
It is assumed that clients will not utilize high intensity white lights in residential areas
June 2, 2017
Signature Date
Kaitlin Abrams Trileaf Corporation

Name Company
NEPA Report
Introduction
Trileaf Corporation (Trileaf) completed a NEPA Review for the above-referenced Capital Telecom
Holdings LLC (Capital Telecom) site. The purpose of a NEPA Review is to comply with the National
Environmental Policy Act (NEPA) of 1969. Trileaf performed extensive research by consulting with
appropriate state and federal agencies and reviewing readily available published lists, files, data, and maps
to provide our clients with a complete NEPA document. The following summarizes the scope of work
Trileaf performed in accordance with the Federal Communications Commission’s (FCC’s) rules
implementing NEPA (47 CFR Section 1.1307 (a) (1) through (8) to determine whether any of the below
listed FCC special interest items would be affected by the proposed action. Referenced materials are
included as attachments, where applicable and available.
Capital Telecom proposes the construction of a 160-foot tall monopole telecommunications tower and
associated equipment within a 60-foot by 60-foot (3,600 square feet) fenced, gravel compound. The project
includes a 20-foot wide proposed access/utility easement that extends approximately 235 feet south-
southwest from the compound, connecting with Industrial Road. The proposed project site is located at
approximately 721 Industrial Road, Warrenton, VA 20186 at 38° 41’ 51.53” North latitude and 77° 47’
02.36” West longitude.
During Trileaf’s site reconnaissance, it was observed that the site is currently a gravel lot, and the areas
surrounding the site are industrial development.
1. Will the facility be located in an officially designated wilderness area?
Trileaf reviewed the USGS 7.5-minute topographic map titled “Warrenton” Quadrangle, Virginia, and
information from the National Wilderness Preservation System (NWPS) (http://www.wilderness.net) to
determine if the site is located within an officially designated wilderness area.
There are currently 24 officially designated wilderness areas in the State of Virginia. The closest wilderness
area to the project site is the Shenandoah Wilderness Area, which is located approximately 20 miles west
of the project site.
Based on this review, the project site is not located within an officially designated wilderness area.
2. Will the facility be located in an officially designated wildlife preserve?
Trileaf reviewed the USGS 7.5-minute topographic map titled “Warrenton” Quadrangle, Virginia, and
information from the National Wildlife Refuge (NWR) System (http://www.fws.gov/refuges) to determine
if the site is located within an officially designated wildlife preserve or refuge.
Featherstone National Wildlife Refuge is located approximately 29 miles east of the Site. Based on this
review, the project site is not located within an officially designated wildlife preserve or refuge. A copy of
the NWR System map is located in Appendix B.
1 Capital Telecom – Warrenton VA

3. Will the facility (i) affect listed threatened or endangered species or designated critical habitat;
or (ii) likely jeopardize the continued existence of any proposed endangered or threatened species
or likely result in the destruction or adverse modification of proposed critical habitats, as
determined by the Secretary of the Interior pursuant to the Endangered Species Act of 1973?
The Endangered Species Act (ESA) of 1973 (16 U.S.C. §§ 1536), as amended, protects endangered and
threatened species and the ecosystems upon which they depend. As interpreted and implemented by 50
CFR 402, Section 7 of the ESA directs Federal agencies, in consultation with and with the assistance of the
Secretary of the Interior, to utilize their authorities to further the purposes of the ESA. It also requires every
Federal agency to ensure that any action it authorizes, funds or carries out, is not likely to jeopardize the
continued existence of any endangered or threatened species or results in the destruction or adverse
modification of critical habitat.
On April 7, 2017, a Trileaf representative visited and photographed the project site to conduct an Informal
Biological Assessment (IBA). In addition, Trileaf reviewed the USFWS Critical Habitat Portal
(https://ecos.fws.gov/ecp/report/table/critical-habitat.html) and determined that the site is not located
within designated USFWS critical habitat. Based on the results of our assessment, impacts to listed and/or
proposed, threatened and endangered species or critical habitats resulting from the proposed action are not
anticipated. Therefore, Trileaf determined that the proposed project site will have “no effect” on the species,
their habitats, or designated critical habitat. A copy of the Critical Habitat Portal is located in Appendix B
and the IBA is located in Appendix D.
FEDERAL
On April 27, 2017, Trileaf reviewed the Section 7 Consultation guidance set forth by the United States Fish
and Wildlife Services (USFWS) Virginia Field Office. According to guidance listed on the Field Office’s
website, for federal undertakings where the Northern Long-Eared Bat is listed on the IPaC Species List, the
project will not affect/is not likely to adversely affect the Northern-Long Eared Bat when no suitable habitat
is present (i.e. caves and mines during winter months and underneath bark, cavities or crevices, of both live
trees and snags) and the applicant may complete consultation with the Service by printing an online Self-
Certification Letter and submitting this letter and a copy of the project review package to the Service for
their records. Therefore, because the project does not impact suitable habitat for the Northern Long-Eared
Bat, no Eagle Act permit is required, and the site is not located within mapped critical habitat, Trileaf has
concluded that the project will not affect listed threatened or endangered species. No further coordination
with the USFWS Virginia Field Office is required. However, should project plans change or if additional
information on the distribution of proposed or listed species, proposed or designated critical habitat, or bald
eagles becomes available, this determination may be reconsidered. The conditional clearance letter
provided by the Service is valid for one year. A copy of the USFWS’ Section 7 guidance and IBA are
located in Appendix D.
STATE
On April 28, 2017, Trileaf submitted project information to the Virginia Department of Game and Inland
Fisheries (VDGIF) and the Virginia Department of Conservation and Recreation (DCR). On May 23, 2017,
the DCR responded stating that the Biotics Data System documents the presence of natural heritage
resources within two miles of the project area. However, due to the scope of the activity and the distance
to the resources, the DCR does not anticipate that this project will adversely impact these natural heritage
resources. Additionally, under a Memorandum of Agreement established between the Virginia Department
of Agricultural and Consumer Services (VDACS) and the DCR, the DCR represents the VDACS in
comments regarding potential impacts on state-listed threatened and endangered plant and insect species.
The current activity will not affect any documented state-listed plants or insects. There are no State Natural
Area Preserves under the DCR’s jurisdiction in the project vicinity. The DCR requests that a project order
form and project map be resubmitted for an update on this natural heritage information if the scope of the

project changes and/or six months has passed before the conditional clearance is utilized. A copy of the
DCR response is located in Appendix D.
On May 28, 2017, 30 days passed from the time the project review package was submitted to the VDGIF.
According to previous guidance from the VDGIF, the Fish and Wildlife Information Service Section is
unable to review or provide an assessment of any projects submitted to them for review due to staffing
limitations. No response from the VDGIF does not constitute “no comment” nor does it imply support of
the project or associated activities. It simply means that the VDGIF is unable to review the pre-application
submittal. If no comments are received from the VDGIF regarding the proposed project within 30 days of
the submittal, the consultant is advised to proceed including a copy of correspondence in our species
evaluation documentation. A copy of correspondence with the VDGIF is located in Appendix D.
The USFWS Self-Certification Letter indicates that should project plans change or if additional
information on the distribution of proposed or listed species, proposed or designated critical habitat,
or bald eagles becomes available, this determination may be reconsidered. The certification letter is
valid for one year from the date listed on the letter (April 27, 2017).
The DCR indicates that as new and updated information is continually added to Biotics, the project
should be re-submitted if the scope of the project changes and/or six months passes before the
information is utilized.
4. Will the facility affect districts, sites, buildings, structures, or objects significant in American
history, architecture, archeology, engineering, or culture that are listed, or are eligible for listing, in
the National Register of Historic Places?
Trileaf referred to Section 106 of the National Historic Preservation Act (NHPA) of 1966 as amended (16
U.S.C. §§ 470 et seq.), the Advisory Council on Historic Preservation (ACHP) implementing regulations
(36 CFR Part 800) and the Nationwide Programmatic Agreement (NPA) for Review of Effects on Historic
Properties for Certain Undertakings Approved by the Federal Communications Commission dated
September 2004 to determine if the project site is contained in, on, or within the viewshed of a building,
site, district, structure, or object, significant in American history, architecture, archaeology, engineering, or
culture, that is listed, or eligible for listing on the National Registers of Historic Places, or located in or on
an Indian Religious Site.
A search of the National Historic Landmarks (NHL), National Register of Historic Places (NRHP), State
Historic Preservation Office (SHPO) files, and a field survey was conducted by Mr. Kenneth Basalik,
Secretary of Interior-qualified Archaeologist contracted by Trileaf through CHRS, Inc., to identify any
cultural resources within the area of direct effects and within a 0.50-mile radius for visual effects.
It was determined that the project would have no adverse effect on historic properties identified within the
Area of Potential Effects (APE) for direct effects and visual effects. The identification process did not locate
archaeological materials that would be directly affected, or sites that are of cultural or religious significance
to Tribes/NHOs. Documentation of these reviews was submitted to the SHPO via Form 620 on April 5,
2017. The SHPO concurred that the proposed undertaking would have no adverse effect on historic
properties in the direct or visual APE via E106 notification on May 3, 2017. A copy of the SHPO
concurrence letter, Form 620, and associated documents are located in Appendix E.
On April 3, 2017, Ms. Sarah Sitterle with the Town of Warrenton Planning and Community Development
Department and the Fauquier Historical Society were notified of the proposed project and invited to
comment on the proposed project’s potential effect on Historic Properties as well as indicate whether they
are interested in consulting further on the proposed project. Additionally, a legal notice regarding the

proposed telecommunications tower construction was posted in the Fauquier Times on March 1, 2017. As
of the date of this report, no comments from the local government, historical society, or legal notice have
been received by Trileaf. Copies of the correspondence and legal notice are located in Appendix E.
NATIONAL SCENIC TRAILS

On October 5, 1999, the Cellular Telecommunications Industry Association, Personal Communications
Industry Association, Appalachian Trail Conference, American Hiking Society, and representative
Managing and Supporting Trails Organizations (MSTOs) for the National Scenic Trails signed a resolution
for the Siting of Wireless Telecommunications Facilities Near National Scenic Trails. This resolution states
that if a wireless telecommunications or site management company plans a new or significantly expanded
facility within one mile of a National Scenic Trail, it will notify the non-profit group that supports the trail.
In order to determine if the site is located within one mile of a National Scenic Trail, Trileaf reviewed
information from the National Park Service (NPS) National Trails System created by the National Trails
System Act of 1968.
Based on this review, the project site is not located within one (1) mile of a National Scenic or Historic
Trail. A copy of the trails map is located in Appendix B.
5. Will the facility affect any Indian religious sites?
Trileaf referred to Section 106 of the National Historic Preservation Act (NHPA) of 1966 as amended (16
U.S.C. §§ 470 et seq.), the Advisory Council on Historic Preservation (ACHP) implementing regulations
(36 CFR Part 800) and the Nationwide Programmatic Agreement (NPA) for Review of Effects on Historic
Properties for Certain Undertakings Approved by the Federal Communications Commission dated
September 2004 to determine if the project site is located in or on an Indian Religious Site.
On February 21, 2017, Trileaf submitted project information through the Tower Construction Notification
System (TCNS) to the FCC who initiated contact with the tribes on February 24, 2016. As of May 24, 2017,
all tribes have confirmed clearance either directly or by default via the FCC referral process. Trileaf
determined that the subject Property is not located on or near a Native American Religious or Sacred Site.
However, if archaeological remains or resources are unearthed during construction activities, Trileaf
recommends that the client stop construction and notify our office immediately. Tribal consultation
documentation and associated correspondence is located in Appendix F.
6. Will the facility be located in a floodplain?
Trileaf reviewed the relevant Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map
(FIRM) Panel #51061C0308C, dated February 6, 2008, to determine if the project was located within the
100-year floodplain.
Trileaf determined that the property is located in Zone X, areas determined to be outside the 500-year
floodplain. Therefore, the project site is not located within a 100-year floodplain. A copy of the FEMA
FIRM showing the project site location is located in Appendix B.

7. Will the construction of the facility involve significant change in surface features (e.g. wetland
fill, deforestation, or water diversion)?
Trileaf determined through site reconnaissance, review of the relevant USGS 7.5-minute topographic map
titled “Warrenton” Quadrangle, Virginia, and review of the relevant USFWS National Wetlands Inventory
Map (http://www.fws.gov/wetlands/Data/Mapper.html) that there are no federally designated wetlands on
or in the immediate vicinity of the proposed project site.
Trileaf’s site assessment did not reveal any evidence of potential wetlands or hydrophytic vegetation located
on or in the immediate vicinity of the project site. Additionally, a review of the United States Department
of Agriculture (USDA) Soil Survey (http://websoilsurvey.sc.egov.usda.gov) did not indicate hydric soils at
the project site.
Based on this review, no designated wetland areas were located within the vicinity of this project and no
significant changes in surface features resulting from the proposed undertaking are anticipated. Copies of
the soil map and wetlands map are located in Appendix B.
8. Zoning/High Intensity White Lights/Radio Frequency
As a standard practice, Capital Telecom does not construct facilities requiring high intensity white lights
that are to be located in residentially zoned neighborhoods. According to Capital Telecom, high intensity
white lights will not be used for towers less than 500 feet in height.
Conclusion
A NEPA Review of the proposed undertaking was performed by Trileaf Corporation in conformance with
the FCC rules and regulations for implementing NEPA; 47 CFR 1.1301 to 1.1319.
Based on data obtained during the Site visit, consultation with government agencies, and a review of readily
available information from other sources, the preparation and filing of an Environmental Assessment will
not be required and no further NEPA-related action is required for the proposed undertaking.
Qualifications
Kaitlin Abrams
Assistant Project Manager
Andrew Foreman
Project Manager

From: towernotifyinfo@fcc.gov
To: Kaitlin Abrams
Subject: Section 106 Notification of SHPO/THPO Concurrence- Email ID #2295694
Date: Wednesday, May 03, 2017 12:45:27 PM
This is to notify you that the Lead SHPO/THPO has concurred with the following filing:
Date of Action: 05/03/2017
Direct Effect: No Adverse Effect on Historic Properties in APE
Visual Effect: No Adverse Effect on Historic Properties in APE
Comment Text: None
File Number: 0007727619

TCNS Number: 152269
Purpose: New Tower Submission Packet
Notification Date: 7AM EST 04/06/2017
Applicant: Capital Telecom Holdings LLC
Consultant: CHRS, Inc., on behalf of Trileaf Corporation
Positive Train Control Filing Subject to Expedited Treatment Under Program Comment: No
Site Name: Warrenton VA
Site Address: 721 Industrial Road
Detailed Description of Project: Legal Description: No Township Found.
Site Coordinates: 38-41-51.5 N, 77-47-2.4 W
City: Warrenton
County: FAUQUIER
State:VA
Lead SHPO/THPO: Virginia Department of Historic Resources
NOTICE OF FRAUDULENT USE OF SYSTEM, ABUSE OF PASSWORD AND

RELATED MISUSE
Use of the Section 106 system is intended to facilitate consultation under Section 106 of the
National Historic Preservation Act and may contain information that is confidential,
privileged or otherwise protected from disclosure under applicable laws. Any person having
access to Section 106 information shall use it only for its intended purpose. Appropriate
action will be taken with respect to any misuse of the system.
MILLENNIUM ENGINEERING, P.C.
132 Jaffrey Road
Malvern, Pennsylvania 19355
Cell: 610-220-3820 Fax: 610-644-4355
www.millenniumeng.com Email: pdugan@millenniumeng.com
December 20, 2017
Attn: Scott Von Rein, Sr. Director of Site Development

Capital Telecom
1500 Mt. Kemble Ave., Suite 203
Columbia, MD 21046
Re: Radiofrequency Design of Proposed Communications Facility

Site Name: Alwington, Proposed 140’ Monopole (VZW @ 135’ ACL)
721 Industrial Road, Warrenton, VA 20186 (Town of Warrenton, Fauquier County)
Dear Mr. Von Rein,
I have performed an analysis to provide an independent evaluation and design review of the wireless
communications facility proposed by Verizon Wireless at the above referenced property. As a registered
professional engineer, I am under the jurisdiction of the State Registration Boards in which I am licensed to hold
paramount the safety, health, and welfare of the public and to issue all public statements in an objective and
truthful manner.
Verizon Wireless is currently licensed by the Federal Communications Commission (FCC) to provide wireless
services to Fauquier County and a large number of other counties in this region. The license specifies the
frequency band and power levels at which Verizon Wireless is authorized to operate their system.
The objective of the proposed communications facility is primarily to provide reliable 4G LTE coverage and
capacity relief to the Town of Warrenton, including heavily traveled portions of US 15/17/29 (Eastern Bypass),
US 15B/17B/29B (James Madison Highway), US 15B/29B (Fairmouth Street), US 17B/29B (E. Shirley
Avenue), SR 643 (Meetze Road), SR 684 (Lees Ridge Road), Alwington Boulevard, and the adjoining areas
extending approximately 0.5-1 mile(s) in all directions from the proposed facility location. The proposed
facility will also provide in-building coverage to the residential/educational/commercial/industrial uses in the
areas it will serve and will provide wireless traffic offloading from the existing adjacent Verizon Wireless base
stations listed below (also shown on the attached maps), in particular Warrenton West (to the north) and
Leesview (to the south).
As stated the objectives for the proposed site are for both coverage and capacity relief. In short, coverage is the
ability to provide sufficient signal levels to subscribers in the area the site is designed to serve. Sufficient signal
levels are also necessary to afford reliable in-building service to users in their residences or places of business.
Capacity is the ability to serve the volume of users in the area simultaneously and off-load traffic from other
existing adjacent facilities. Having sufficient coverage and traffic handling capacity are both necessary
components for reliable wireless networks.
The proposed communications facility consists of a proposed 140’ monopole. The proposed Verizon Wireless
antenna configuration from the information furnished to me consists of (2) 700/850 MHz (LTE) dual-band
antennas (JMA X7C-FRO-860-VRO or equivalent), (1) 1900 MHz (LTE) antenna (JMA QAP-660-VRO or
Page 1 of 5
equivalent) and (1) 2100 MHz (LTE) antenna (JMA QAP-660-VRO or equivalent) on each of three faces (total
of 12 antennas) spaced with azimuths of 30/130/260 degrees on the horizontal plane with a centerline of 135’
above ground level and mechanical downtilt of 0-10 degrees on each face. Transmitting from these antennas
will be (1) 700 MHz LTE wideband channel, (1) 850 MHz LTE wideband channel, (1) 1900 MHz LTE
wideband channel and up to (2) 2100 MHz LTE wideband channels per face.
The existing base stations currently serving this area are identified as follows:
Warrenton West – watertank off N. 4th Street, Warrenton (VZW @ 119’ c/l)
Leesview – guyed tower off SR 744 (Lovers Lane), Warrenton (VZW @ 160’ c/l)
St. Leonards – monopole off US 211 (Lee Highway), Warrenton (VZW @ 110’ c/l)
The proposed facility must be well placed in order to properly shed wireless traffic from existing base stations
and provide enhanced coverage where it is needed. For this reason, the target area for a new facility is very
specific. To deviate from this target area would only serve to proliferate the need for additional facilities where
introducing well placed base stations serves to provide reliable service to meet subscriber demand using the least
number of facilities and utilizing existing structures where possible.
The attached Delorme map (Figure 1) identifies the location of the proposed facility and the existing adjacent
Verizon Wireless facilities in the area. The 0.5 and 1 mile radius black dotted circles were placed on the map
simply as a distance reference. The particular location selected for the proposed facility was chosen
mainly due to the location to best fulfill the coverage objectives and also balancing other factors such as
ability to lease, implementation, access, etc. There are two existing lattice tower locations also identified on
the map. These existing structures are both well outside the target area for this proposed facility and are also
very close to the existing Verizon Wireless Warrenton West site and therefore would not be viable collocation
candidates for Verizon Wireless to fulfill the objectives of this proposed facility.
In performing my evaluation and rendering my opinions, I have prepared a number of exhibits which are
appended to the back of this report (Figures 1-5) as required by the Town’s wireless ordinance. In addition to
the Delorme map mentioned above (Figure 1), I have prepared the propagation plots shown in Figures 2-3. For
this application, the propagation plots were run at 2100 MHz with a Verizon Wireless antenna centerline
(“ACL”) of 135’ above ground level and depict a threshold of -85 dBm RSRP (reference signal received power).
The design threshold contains a margin of safety (aka fade margin) that should be maintained in the design for a
higher level of reliability under all reasonable conditions. Figure 2 depicts the existing coverage provided by
the adjacent Verizon Wireless sites in service today (shown in blue). Figure 3 depicts the existing coverage
provided by the adjacent Verizon Wireless sites along with the proposed coverage from the Alwington site
subject to this application (shown in rose).
The coverage from the proposed site is approximately 0.5 mile to the north and south yet approximately 1 mile
to the east and west. This footprint where the proposed site is the best serving site is expected due to the relative
proximity of the existing site locations currently serving the area. The reason the propagation is further to the
east and west is that there are no other existing sites directly east or west so the proposed site has additional
reach to the east and west than to the north and south. As mentioned above, the physical directions the antennas
are oriented are 30/130/260 degrees on the horizontal plane resulting in more signal propagation to the east and
west.
Figure 4 is a map showing all existing Verizon Wireless sites within Fauquier County as well as all future
potential planned sites and search areas. Figure 5 is a propagation plot run at 2100 MHz and 135’ ACL
depicting a threshold of -95 dBm RSRP which shows the coverage footprint of all existing Verizon Wireless
sites within 10 miles of the proposed Alwington site subject to this application.
The Verizon Wireless antennas will be mounted with an antenna centerline (ACL) of 135’, which is the
minimum height that Verizon Wireless can mount their antennas at the proposed facility in order to meet the
Page 2 of 5
coverage objectives for this facility. The ACL height for the proposed facility was determined by taking into
account a number of factors, including the topography in the area, the surrounding ground clutter (buildings,
trees, etc.) and the proximity to existing Verizon Wireless facilities. This will allow the facility to provide
enhanced reliable 4G LTE coverage to the area and also the necessary capacity offloading from the adjacent
Verizon Wireless facilities currently in service.
Representatives from the Town of Warrenton had indicated that the structure is “by-right” below 125’ and
requested an explanation of the need for the additional 15’. Verizon Wireless RF engineers had performed
evaluations at different heights to determine the minimum height required to meet objectives. The additional
15’ is needed to provide the “line-of-sight” propagation to the target coverage area and to overcome terrain
challenges. The ground elevation directly south of our proposed site location peaks at least 160’ higher in
ground elevation than the ground elevation of our proposed site location. Therefore, it was determined that at an
ACL of 125’ or less, the coverage and capacity relief afforded by the proposed site to the area would be
compromised.
In summary, upon consideration of the many factors discussed herein, it is my opinion that the proposed
communications facility is particularly suited (both in location and minimum height required for Verizon
Wireless) to provide enhanced reliable coverage and capacity relief to subscribers in the Town of
Warrenton. I am not aware of any other more feasible alternatives of providing enhanced reliable
coverage and capacity relief to this part of the Town of Warrenton. The proposed communications
facility in this location is necessary for the efficient operation and provision of wireless services to the
area for which it is proposed.
Respectfully,
Paul Dugan, P.E.

Registered Professional Engineer
Virginia License Number 036239
Page 3 of 5
DECLARATION OF ENGINEER
Paul Dugan, P.E., declares and states that he is a graduate telecommunications consulting engineer (BSE/ME
Widener University 1984/1988), whose qualifications are a matter of record with the Federal Communications
Commission (FCC). His firm, Millennium Engineering, P.C., has been retained by Capital Telecom, on behalf
of Verizon Wireless to perform an independent evaluation and design review of a proposed wireless
communications facility and to furnish a written report.
Mr. Dugan also states that the complete analysis, calculations, or measurements made in the evaluation were
made by himself or by technical associates under his direct supervision, and the letter report associated with the
foregoing document was made or prepared by him personally. Mr. Dugan is a registered professional engineer
in the Jurisdictions of Pennsylvania, New Jersey, Delaware, Maryland, Virginia, New York, Connecticut,
District of Columbia, West Virginia and Puerto Rico with over 30 years of engineering experience. Mr. Dugan
is also an active member of the Association of Federal Communications Consulting Engineers, the National
Council of Examiners for Engineering, the National Society of Professionals Engineers, the Pennsylvania
Society of Professional Engineers, and the Radio Club of America. Mr. Dugan further states that all facts and
statements contained herein are true and accurate to the best of his own knowledge, except where stated to be in
information or belief, and, as to those facts, he believes them to be true. He believes under penalty of perjury
the foregoing is true and correct.
______________________________
Paul Dugan, P.E.
Executed this the 20th day of December, 2017.
Page 4 of 5
PAUL DUGAN, P.E.
132 Jaffrey Road
Malvern, Pennsylvania 19355
Cell: 610-220-3820
Fax: 610-644-4355
Email: pauldugan@comcast.net
Web Page: www.millenniumeng.com
EDUCATION: Widener University, Chester, Pennsylvania

Master of Business Administration, July 1991
Master of Science, Electrical Engineering, December 1988
Bachelor of Science, Electrical Engineering, May 1984
PROFESSIONAL Registered Professional Engineer in the following jurisdictions:

ASSOCIATIONS:
Pennsylvania, License Number PE-045711-E
New Jersey, License Number GE41731
Maryland, License Number 24211
Delaware, License Number 11797
Virginia, License Number 36239
Connecticut, License Number 22566
New York, License Number 079144
District of Columbia, License Number PE-900355
West Virginia, License Number 20258
Puerto Rico, License Number 18946
Full member of The Association of Federal Communications Consulting Engineers

(www.afcce.org) January 1999 to Present
Elected to serve on the Board of Directors for 2006-2007
Full member of The National Society of Professional Engineers (www.nspe.org) and the
Pennsylvania Society of Professional Engineers (www.pspe.org) June 2003 to Present
Currently serving on the Board of Directors of the Valley Forge Chapter and as South East Region Vice-
Chair for the “Professional Engineers in Private Practice” Executive Committee
Actively participate in Chester County ARES/RACES (CCAR www.w3eoc.org) which prepares and
provides emergency backup communications for Chester County Department of Emergency Services,
March 2005 to Present
Full member of The National Council of Examiners for Engineering

(www.ncees.org) May 2001 to Present
Full Member of The Radio Club of America

(www.radio-club-of-america.org) December 2003 to present
PROFESSIONAL Millennium Engineering, P.C., Malvern, Pennsylvania

EXPERIENCE: Position: President, August 1999 to Present (www.millenniumeng.com)
Verizon Wireless, Plymouth Meeting, Pennsylvania

Position: Cellular RF System Design/Performance Engineer, April 1990 to August 1999
Communications Test Design, Inc., West Chester, Pennsylvania

Position: Electrical Engineer, May 1984 to April 1990
Page 5 of 5
DeLorme Street Atlas USA® 2015
Data use subject to license. TN Scale 1 : 28,125

0 800 1600 2400 3200 4000
ft
© DeLorme. DeLorme Street Atlas USA® 2015. MN (10.4°W)
0 200 400 600 800 1000
m
www.delorme.com 1" = 2,343.8 ft Data Zoom 12-7

Figure 2: ALWINGTON - EXISTING COVERAGE (2100 MHz, 135' ACL)
.
St Leonards Warrenton West
# #
Alwington
!
Leesview
#
Alwington - December 20, 2017

! Proposed Alwington Site
0 0.1250.25 0.5 0.75 1
Miles # Existing Verizon Sites
Figure 3: ALWINGTON - PROPOSED COVERAGE (2100 MHz, 135' ACL)
.
# #
Alwington
!
Leesview
#

0 0.1250.25 0.5 0.75 1
Miles # Existing Verizon Sites
Figure 4: FAUQUIER COUNTY - EXISTING SITES & PLANNED SITES/SEARCH AREAS
.
Paris
#
Atoka
#
Scuffleburg
Rectortown
Monterey Orchards Delaplane
Markham
# # Cobbler
#
Marshall
#
The Plains Town
The Plains South West
The Plains
Hume ATT #Meadowville North #
Meadowville
Blantyre Road
Vint Hill
New Baltimore
#
Misty Run # Fitzwater
Warrenton #
# #
VZW Store Warrenton
#
Warrenton Center
St Leonards Warrenton Plaza_SC
Fauquier Hospital Retrofit
# Warrenton#West
Alwington Greenwich
Alwington
!
Leesview
#
Catlett
Warrenton South Casanova
#
#
Calverton VA
Litchfield
#
# Midland VA Bristersburg
Botha # #
Cartlett Road Bealeton

Mandleys Corner
# #
Morrisville VA
#
Courtneys Corner
# Sumerduck

#

# Existing Verizon Sites
0 1.25 2.5 5 7.5 10
Miles Planned Sites/Search Areas
Figure 5: ALWINGTON - 10 MILE COVERAGE MAP (2100 MHz, 135' ACL)
29
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ENGINEER
NB+C ENGINEERING SERVICES, LLC.
1777 SENTRY PARKWAY WEST
DUBLIN HALL, SUITE 210
BLUE BELL, PA 19422
(267) 460-0122
CO-APPLICANTS
T E L E C O M
T E L E C O M
ZONING PLANS CELLCO PARTNERSHIP d/b/a
SITE NAME: ALWINGTON

721 INDUSTRIAL ROAD R 4642 JONESTOWN ROAD, SUITE 200
HARRISBURG, PA 17109
WARRENTON, VA 20186
TOWN OF WARRENTON
SITE INFORMATION
ALWINGTON
FAUQUIER COUNTY 721 INDUSTRIAL ROAD
WARRENTON, VA 20186
SITE INFORMATION VICINITY MAP DRAWING INDEX TOWN OF WARRENTON
SCOPE OF WORK: PROJECT CONSISTS OF INSTALLING A PROPOSED T-1 TITLE SHEET FAUQUIER COUNTY
WIRELESS TELECOMMUNICATIONS FACILITY.
Z-1 SITE PLAN
SITE ADDRESS: 721 INDUSTRIAL ROAD
WARRENTON, VA 20186 C-1 COMPOUND PLAN & ELEVATION
APPLICANT: CAPITAL TELECOM HOLDINGS LLC

REVISIONS
C-2 CONSTRUCTION DETAILS & NOTES
1500 MT. KEMBLE AVE., SUITE 203
MORRISTOWN, NJ 07690 C-3 DETAILS
DESIGN RECORD
LATITUDE (NAD 83): 38° 41' 51.53" C-4 GENERATOR DETAILS & NOTES 5 12/21/17 REVISE PER TOWN COMMENTS PMD
LONGITUDE (NAD 83): -77° 47' 02.36"
4 09/28/17 INCREASE BUFFER DAK
JURISDICTION: TOWN OF WARRENTON
3 08/21/17 FINAL ZDs ATD
SITE
FAUQUIER COUNTY
2 07/25/17 REVISED PER COMMENTS EMS
PARCEL NUMBER: 6983-77-6556-000
1 03/06/17 REVISED PER COMMENTS TRD
PARCEL AREA: 6.20 ACRES
0 02/21/17 PRELIMINARY ZDs TRD
DEED REFERENCE: DB 568, PG 393

REV DATE DESCRIPTION BY
ZONING CLASSIFICATION: I - INDUSTRIAL
PARCEL OWNER: CARTER MACHINERY COMPANY, INC.

ADDRESS: PO BOX 3096 DO NOT SCALE DRAWINGS
SALEM VA 24153-0618
PROFESSIONAL STAMP
THESE DRAWINGS ARE FORMATTED TO BE FULL-SIZE AT 24"X36". CONTRACTOR SHALL
GROUND ELEVATION (NAVD88): 509.5' (AMSL) VERIFY ALL PLANS AND EXISTING DIMENSIONS AND CONDITIONS ON THE JOB SITE AND
SHALL IMMEDIATELY NOTIFY THE DESIGNER / ENGINEER IN WRITING OF ANY
STRUCTURE TYPE: MONOPOLE DISCREPANCIES BEFORE PROCEEDING WITH THE WORK OR MATERIAL ORDERS OR BE
RESPONSIBLE FOR THE SAME. CONTRACTOR SHALL USE BEST MANAGEMENT PRACTICE
P
H
I
L
I
P
A
.
B
U
R
T
N
E
R
STRUCTURE HEIGHT: 140.0' (AGL) TO PREVENT STORM WATER POLLUTION DURING CONSTRUCTION. No 022023
DIRECTIONS
ER
PRO
ANTENNA CENTERLINE: 135.0' (AGL)
NE
ES
F
FROM MORRISTOWN, NJ: MERGE ONTO I-287 N VIA THE RAMP TO I-80. TAKE EXIT 37 FOR NJ-24 E TOWARD SPRINGFIELD. I
USE THE LEFT 2 LANES TO MERGE ONTO I-78 E. TAKE EXIT 52 FOR GARDEN STATE PARKWAY S. TAKE EXIT 129 FOR APPROVAL BLOCK S IO G
I-95/US-9/N.J. TURNPIKE. KEEP LEFT, FOLLOW SIGNS FOR NEW JERSEY TURNPIKE S. CONTINUE ONTO US-40 W/NJ TPKE NAL EN
DISAPPROVED/
S. MERGE ONTO I-295 S. MERGE ONTO I-95 S. USE THE RIGHT 2 LANES TO TAKE EXIT 27 W TO MERGE ONTO I-495 W
TOWARD SILVER SPRING. KEEP LEFT AT THE FORK TO STAY ON I-495 W. KEEP LEFT AT THE FORK TO CONTINUE ON 495
APPROVED
APPROVED
AS NOTED
PROJECT TEAM EXPRESS LANES/CAPITAL BELTWAY OUTER LOOP/INTERSTATE 495. USE THE LEFT LANE TO MERGE ONTO I-66 W. USE
REVISE
THE RIGHT 2 LANES TO TAKE EXIT 43A TOWARD US-29 S. KEEP LEFT AND MERGE ONTO US-29 S. KEEP LEFT TO PHILIP BURTNER, P.E.
ENGINEER
CONTINUE ON US-15 S/US-29 S, FOLLOW SIGNS FOR U.S. 17 S/CULPEPER/FREDERICKSBURG. TURN RIGHT ONTO US-15 VA PROFESSIONAL ENGINEER LIC. #022023
CO-APPLICANTS: CAPITAL TELECOM HOLDINGS LLC BUS N/US-17 BUS N/US-29 BUS N (SIGNS FOR US-15 N/US-29 N/US-17 N). TURN RIGHT ONTO INDUSTRIAL RD. TURN LEFT MD PROFESSIONAL ENGINEER LIC. #23172
1500 MT. KEMBLE AVE., SUITE 203 DE PROFESSIONAL ENGINEER LIC. #11753
MORRISTOWN, NJ 07960 NJ PROFESSIONAL ENGINEER LIC. #39503
CODE COMPLIANCE PROPERTY OWNER DATE PA PROFESSIONAL ENGINEER LIC. #043981-R
CELLCO PARTNERSHIP/DBA VERIZON WIRELESS
4642 JONESTOWN ROAD, SUITE 200 ALL WORK AND MATERIALS SHALL BE PERFORMED AND INSTALLED IN ACCORDANCE WITH THE CURRENT EDITIONS OF
HARRISBURG, PA 17109 THE FOLLOWING CODES AS ADOPTED BY THE LOCAL GOVERNING AUTHORITIES. NOTHING IN THESE PLANS IS TO BE
CONSTRUED TO PERMIT WORK NOT CONFORMING TO THE LATEST EDITIONS OF THE FOLLOWING CODES. SITE ACQUISITION DATE
ENGINEERING FIRM: NB+C ENGINEERING SERVICES, LLC.
SHEET TITLE
1777 SENTRY PARK WEST · 2012 INTERNATIONAL BUILDING CODE · ANSI/TIA-222-G
TITLE SHEET
VEVA 17, SUITE 210
BLUE BELL, PA 19422 · 2011 NATIONAL ELECTRICAL CODE · TIA 607
CONSTRUCTION MANAGER DATE
· 2009 NFPA 101, LIFE SAFETY CODE · INSTITUTE FOR ELECTRICAL & ELECTRONICS ENGINEER 81
· 2012 IFC · IEEE C2 NATIONAL ELECTRIC SAFETY CODE LATEST EDITION

ZONING DATE
· AMERICAN CONCRETE INSTITUTE · TELECORDIA GR-1275
SHEET NUMBER
T-1
· AMERICAN INSTITUTE OF STEEL CONSTRUCTION · ANSI/T 311
· MANUAL OF STEEL CONSTRUCTION 13TH EDITION RF ENGINEER DATE

WA
RR
ENGINEER
EN
T ON JURISDICTION: TOWN OF WARRENTON
BR
AN ZONING: I - INDUSTRIAL
CH
GR NB+C ENGINEERING SERVICES, LLC.
DIMENSION REQUIRED EXISTING PROPOSED
EE 1777 SENTRY PARKWAY WEST
NW DUBLIN HALL, SUITE 210
AY FRONT YARD SETBACK 65.0' 33.0' 250.0' BLUE BELL, PA 19422
(267) 460-0122
SIDE YARD SETBACK 25.0' 131.0' 72.5'
REAR YARD SETBACK 40.0' 126.0' 72.5'
TOWER SETBACK 145.0' (100% HEIGHT) N/A 72.5'
MAXIMUM LOT COVERAGE 75% 61% 62%
CO-APPLICANTS
MAXIMUMTOWER HEIGHT 199.0' N/A 145.0'
T E L E C O M
LOT AREA: 6.20 ± ACRES
(ALL MEASUREMENTS ARE IN FEET ± UNLESS OTHERWISE NOTED)
CELLCO PARTNERSHIP d/b/a
4642 JONESTOWN ROAD, SUITE 200

SITE INFORMATION
ALWINGTON
721 INDUSTRIAL ROAD
WARRENTON, VA 20186
TOWN OF WARRENTON
FAUQUIER COUNTY
REVISIONS
DESIGN RECORD
5 12/21/17 REVISE PER TOWN COMMENTS PMD
IND 4 09/28/17 INCREASE BUFFER DAK

UST
R IAL
R OAD 3 08/21/17 FINAL ZDs ATD
PROFESSIONAL STAMP
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No 022023
ER
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PHILIP BURTNER, P.E.
ENGINEER
VA PROFESSIONAL ENGINEER LIC. #022023
MD PROFESSIONAL ENGINEER LIC. #23172
DE PROFESSIONAL ENGINEER LIC. #11753
NJ PROFESSIONAL ENGINEER LIC. #39503
PA PROFESSIONAL ENGINEER LIC. #043981-R
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SHEET TITLE
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SITE PLAN
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CA
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B E FORE
VIRGINIA LAW REQUIRES
THREE WORKING DAYS NOTICE PRIOR TO
ANY EARTH MOVING ACTIVITIES
SHEET NUMBER
Z-1
GRAPHIC SCALE
40 0 20 40 80 160
1 SITE PLAN
SCALE: 1" = 40'
C-1 (IN FEET)
1 INCH = 40 FEET
ENGINEER
BLUE BELL, PA 19422
(267) 460-0122
CO-APPLICANTS
T E L E C O M

SITE INFORMATION
ALWINGTON
721 INDUSTRIAL ROAD
WARRENTON, VA 20186
TOWN OF WARRENTON
FAUQUIER COUNTY
REVISIONS
DESIGN RECORD
PROFESSIONAL STAMP
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No 022023
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ENGINEER
1 ELEVATION 2 COMPOUND PLAN MD PROFESSIONAL ENGINEER LIC. #23172
SCALE: 1" = 10' SCALE: 1" = 10'
C-1 C-1 NJ PROFESSIONAL ENGINEER LIC. #39503
GRAPHIC SCALE GRAPHIC SCALE
10 0 5 10 20 40 10 0 5 10 20 40
(IN FEET) (IN FEET)

1 INCH = 10 FEET 1 INCH = 10 FEET
SHEET TITLE
E CALL SY
COMPOUND PLAN
ON
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& ELEVATION
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IN
V IRG
, IN
1-
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C.
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2-
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SHEET NUMBER
C-1
DI
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CA
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B E FORE
VIRGINIA LAW REQUIRES
THREE WORKING DAYS NOTICE PRIOR TO
ANY EARTH MOVING ACTIVITIES
ENGINEER
BLUE BELL, PA 19422
(267) 460-0122
1 GRAVEL COMPOUND DETAIL 2 GRAVEL DRIVEWAY TYPICAL SECTION
CO-APPLICANTS
C-2
NTS
C-2
NTS 3 MUSHROOM STOP DETAIL T E L E C O M
NTS
C-2

SITE INFORMATION
ALWINGTON
721 INDUSTRIAL ROAD
WARRENTON, VA 20186
TOWN OF WARRENTON
FAUQUIER COUNTY
REVISIONS
DESIGN RECORD
4 TYPICAL FENCE AND GATE DETAIL 3 08/21/17 FINAL ZDs ATD

NTS
C-2 2 07/25/17 REVISED PER COMMENTS EMS
5 5-GANG METER BANK DETAIL
NTS 1 03/06/17 REVISED PER COMMENTS TRD
C-2
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NTS
C-2 DE PROFESSIONAL ENGINEER LIC. #11753
SHEET TITLE
T E L E C O M
CONSTRUCTION
Site: WARRENTON, VA DETAILS & NOTES
FCC#: XXXXX
www.CapitalTelecom.com
(973) 425-0606
SHEET NUMBER
4
C-2
FENCE AND GATE DETAIL
NTS
7
C-2
CONCRETE PAD DETAIL
NTS C-2
ENGINEER
BLUE BELL, PA 19422
(267) 460-0122
CO-APPLICANTS
T E L E C O M

SITE INFORMATION
ALWINGTON
1 EVERGREEN TREE PLANTING DETAIL 2 DECIDUOUS TREE PLANTING DETAIL
NTS NTS 721 INDUSTRIAL ROAD
C-3 C-3
WARRENTON, VA 20186
TOWN OF WARRENTON
PLANTING SCHEDULE FAUQUIER COUNTY
QUANTITY BOTANICAL - COMMON NAME SIZE
29 AMERICAN ARBORVITAE - THUJA OCCIDENTALALIS 5'-6' BB

57 JUNIPER VIRGINIANIA - EASTERN RED CEDAR 5'-6' BB
REVISIONS
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SHEET TITLE
DETAILS
3 ISO FOOT CANDLE PLOT 4 LED LIGHT FIXTURE DETAIL

TWO (2) RAB LIGHTING FIXTURES BULLET 2X1212AA (NTS) NTS
C-3 C-3
SHEET NUMBER
C-3
ENGINEER
BLUE BELL, PA 19422
(267) 460-0122
CO-APPLICANTS
T E L E C O M

SITE INFORMATION
ALWINGTON
721 INDUSTRIAL ROAD
WARRENTON, VA 20186
TOWN OF WARRENTON
FAUQUIER COUNTY
REVISIONS
DESIGN RECORD
PROFESSIONAL STAMP
P
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SHEET TITLE
DETAILS &
SPECIFICATIONS
SHEET NUMBER
C-4

Planning Commission Agenda 8 - 21 - 18

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AGENDA

August 21, 2018

4. COMMENTS FROM THE COMMISSION

August 21, 2018

TO: Planning Commission

RE: DRAFT-Worksession Min-June 26, 2018

A WORKSESSION OF THE TOWN OF WARRENTON PLANNING COMMISSION WAS

CALL TO ORDER AND ESTABLISHMENT OF QUORUM

August 21, 2018

TO: Planning Commission

RE: DRAFT Minutes-June 17, 2018

AN ADJOURNED MEETING OF THE TOWN OF WARRENTON PLANNING

CALL TO ORDER AND ESTABLISHMENT OF QUORUM

Public Hearing was opened.

No one else spoke, the Public Hearing was closed.

August 21, 2018

TO: Planning Commission

FROM: Brandie Schaeffer, Director Community Development

RE: SUP 2018-03 763 James Madison Highway

D. Site Location/Surrounding Land Uses

III. Planning Commission Review

VI. Staff Recommendation

4. I move an alternative motion.

TO: Planning Commission

FROM: Brandie M. Schaeffer

RE: Special Use Permit #2018-03, 763 James Madison Highway

A. Owner: Big Time, LLC

II. Outstanding Issues:

III. Staff Recommendation:

IV. Suggested Motions:

4. I move an alternative motion.

SUP #2018-03, 763 James Madison Hwy

SUP #2018-03, 763 James Madison Hwy

SUP #2018-03, 763 James Madison Hwy

SUP #2018-03, 763 James Madison Hwy

The following is a more detailed analysis of the application.

Comprehensive Plan Future Land Use Analysis

Transportation and Circulation Analysis

Water and Sewer Analysis

Staff Findings: All stormwater management will be addressed at site plan.

Article 2-19 – Fences and Walls

Article 3-4.12.4 – I District Lot Minimum Requirements

Other uses (Storage) 100’ 75% 40’ front, 0’ side, 0’ rear

Staff Findings: Lot coverage appears to be under the maximum 75%.

Article 9-14 Performance Standards for all Non-Residential Uses

The following agencies have reviewed the proposal.

Community Development Department

Zoning: Industrial (I)

Parcel ID: 6983-67-5171-000

© 2018 BOHLER ENGINEERING

PROP 6' CHAIN LINK FENCE

AREA OF SPECIAL USE PROJECT No.: V182038

PROP 30,000 GALLON TANK SU0

PROP LEASE LINE

8 WITH 3 STRAND BARBED WIRE

AASHTO 2004 (US)

(c) 2018 Transoft Solutions, Inc. All rights reserved.

(c) 2018 Transoft Solutions, Inc. All rights reserved.

PROP 6' CHAIN LINK FENCE TM

WITH 3 STRAND BARBED WIRE

PROP GATE PROP SITE LIGHT

28 BLACKWELL PARK LANE, SUITE 201

YOU CAN STOP HERE.