D3 April 10, 2013 Public Hearing APPLICANT: HOLLOMON- BROWN FUNERAL HOME, INC. PROPERTY OWNER: HOLLOMON- BROWN FUNERAL HOME, INC. & TIDEWATER CEMETERY CORP. STAFF PLANNER: Karen Prochilo REQUEST: Conditional Change of Zoning AG-2 to O-2 ADDRESS / DESCRIPTION: 3445 Princess Anne Road GPIN: 14857083610000 portion of 14858040410000 portion of ELECTION DISTRICT: PRINCESS ANNE SITE SIZE: 2.6 acres AICUZ: Less than 65 db DNL BACKGROUND / DETAILS OF PROPOSAL This application is a request to rezone 2.6 acres of a 30-acre property currently used as a cemetery. The applicant intends to construct a funeral home and crematory on this property located closest to the intersection of Princess Anne Road and Dam Neck Road. The remainder of the property will continue to be used as a cemetery. The proposed funeral home will be approximately 17,800 square feet and offer an increased range of services that will complement the existing cemetery. The proposed crematory will be approximately 2,800 square feet. Parking for the funeral home requires a large stacking area for funeral processions. The applicant has proposed parking spaces for the funeral home separate from the paved area where cars Page 1
will be parked with each behind the other for funeral processions. The facilities will operate with a staff of 10 employees. The proposed one-story funeral home will be traditional in design and similar to other funeral homes owned by the applicant. The exterior building materials of the funeral home will be primarily brick walls with architectural style asphalt shingles and colonial style windows with shutters. The crematory will utilize similar exterior building materials as the funeral home. A brick identification sign will be located at the intersection of Princess Anne Road and Dam Neck Road. Landscaped low curved brick walls have been incorporated along Princess Anne Road to reinforce the Princess Anne Commons gateway treatment. LAND USE AND COMPREHENSIVE PLAN EXISTING LAND USE: Undeveloped portion of a cemetery site SURROUNDING LAND USE AND ZONING: North: Dam Neck Road City owned park / P-1 Preservation District South: Cemetery / AG-1 & AG-2 Agricultural District Power substation / AG-1 & AG-2 Agricultural District East: Princess Anne Road Retail center / B-2 Community Business District West: Cemetery / AG-1 & AG-2 Agricultural District Power substation / AG-1 & AG-2 Agricultural District NATURAL RESOURCE AND CULTURAL FEATURES: The subject site is located in a Southern Watershed Management Area. The majority of the property is a cemetery with green lawns and trees. COMPREHENSIVE PLAN: This parcel is identified as being within the Princess Anne Special Economic Growth Area (SEGA 4). The plan for Princess Anne SEGA 4 is the Interfacility Traffic Area (ITA) and Vicinity Master Plan. The general vision for this area is for low-impact campus style developments built within an interconnected open space and trail network. The area is intended to serve as a transition between the City s developed north and rural south. Development proposals strive to achieve 50 percent open space. (p. 16, 18). Existing natural features are to be preserved as open space. Manmade features such as stormwater ponds, parks, utility corridors, and cemeteries also qualify toward the 50 percent (p.27). New development should be guided by LEED standards (p. 5). Specifically, the subject site lies within North Princess Anne Commons which houses premiere educational, recreational, and medical campuses. For this site, the ITA and Vicinity Master Plan recommends open space and parks (p.22). The Comprehensive Plan recommends preserving and protecting the large stand of mature trees at the corner of Princess Anne Road and Dam Neck Road (p. 4-9). Since Princess Anne Road is designated as Access Controlled in the Master Transportation Plan, no new direct private access is permitted (p. 4-10 and p. 6-6). The Princess Anne Commons Design Guidelines were adopted to ensure quality and create a consistent theme throughout this vicinity. The Guidelines address various site and architectural design elements, including linkages, landscaping, lighting, and signage. These guidelines should be followed for any new development in this area. Page 2
IMPACT ON CITY SERVICES MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): Princess Anne Road is a suburban major arterial. The site is located in the transition from eight-lane divided to two-lane undivided, with access to the southbound direction only. However, it is within the project limits of CIP Project #2.300.000, Princess Anne Road Phase IV, which is widening the two-lane section to four-lane divided. This VDOT-managed project is currently in the construction phase. For trip generation purposes, funeral homes and crematories are considered ancillary to cemeteries so there is no predicted change to the site s trip generation. TRAFFIC: Street Name Princess Anne Road Dam Neck Road 16,100ADT 1 Present Volume Present Capacity 20,700ADT 1 Up to 32,500 ADT 1 (Level of Service C ) up to 34,900 ADT 1 (Level of Service D )/ Capacity Generated Traffic Existing Land Use 2 142 ADT Proposed Land Use 3 142 ADT 1 Average Daily Trips 2 as defined by 30 acre cemetery 3 as defined by 28.4 acre cemetery w/ funeral home & crematory site WATER: This site connects to City water with a 1 water meter (City ID #95081209). The existing water service can be used or upgraded. There is a 12-inch City water line in Dam Neck Road. There is a 20-inch City water main in Princess Anne Road. SEWER: City sanitary sewer does not front this property, but may be extended provided future flows can be accommodated. Sanitary sewer and pump station analysis for Pump Station #647 is required to determine if future flows can be accommodated. There is a 10-inch City gravity sanitary sewer main in Recreation Drive. STORMWATER: Stormwater management. Is to be addressed during site plan review. FIRE: No comments at this time. EVALUATION AND RECOMMENDATION The proposed rezoning from AG-2 Agricultural to Conditional O-2 Office for a funeral home and crematory is substantially compatible with the Princess Anne SEGA 4 land use policies. The site layout lists the open space at 39.3% for this proposal. Keeping this subject site compact allows the majority of the cemetery land which is also owned by the applicant to remain as a visual open space amenity. The layout also is designed with one joint ingress-egress access along Princess Anne Road and no access on Dam Neck Road. The proposed use is well-matched adjacent to the cemetery. This proposal is also consistent with AICUZ restrictions. Page 3
The proposed architectural design is of quality and blends well with the architectural themes in Princess Anne Commons. The entrance to the site already exists and is intended to serve the proposed use and adjacent cemetery. The important intersection of Princess Anne Road and Dam Neck Road should provide a strong sense of arrival and be one of the principal signatures of Princess Anne Commons. Gateways are an essential component of directing residents and visitors to Princess Anne Commons. The use of low brick walls has been reinforced throughout Princess Anne Commons creating a recurring theme, especially at gateways such as this intersection. The existing mature tree stand along Dam Neck Road should be preserved to reinforce the strength of this gateway, to complement Princess Anne Park and to maintain the buffer from this use and the cemetery. Consider the use of tree species and a planting layout similar to the Princess Anne Road landscaping in this area or as found in the Princess Anne Commons Design Guidelines Staff recommends approval of this request with the landscaping considerations as indicated above. PROFFERS The following are proffers submitted by the applicant as part of a Conditional Zoning Agreement (CZA). The applicant, consistent with Section 107(h) of the City Zoning Ordinance, has voluntarily submitted these proffers in an attempt to offset identified problems to the extent that the proposed rezoning is acceptable, ( 107(h)(1)). Should this application be approved, the proffers will be recorded at the Circuit Court and serve as conditions restricting the use of the property as proposed with this change of zoning. PROFFER 1: The Property, when developed, shall be developed substantially as shown on the conceptual site plan prepared by Martin Engineering, entitled Colonial Grove Memorial Park, Conceptual Layout Plan 024 and dated March 8, 2013 (the Site Plan ), which Site Plan is on file with the City Planning Department and has been exhibited to the City Council. PROFFER 2: The architectural design and quality of materials used for the buildings, signage, knee walls and landscaping to be developed on the Re-zoning Parcel, when developed shall be in substantial conformity with the rendering entitled Holloman Brown Funeral Home Rendering, dated March 8, 2013, and prepared by Michael Ashe (the Rendering ), which exhibit is on file with the City Planning Department and has been exhibited to the City Council. PROFFER 3: The access way to the Property from Princess Anne Road shall be a permanent access way. PROFFER 4: Further conditions lawfully imposed by applicable development ordinances may be required by the Grantee during detailed site plan and/ or subdivision review and administration of applicable City Codes by all cognizant City Agencies and departments to meet all applicable City Code requirements. STAFF COMMENTS: The proffers listed above are acceptable as they dictate the level of quality of the project. The City Attorney s Office has reviewed the proffer agreement dated March 8, 2013, and found it to be legally sufficient and in acceptable legal form. Page 4
NOTE: Further conditions may be required during the administration of applicable City Ordinances. Plans submitted with this rezoning application may require revision during detailed site plan review to meet all applicable City Codes and Standards. The applicant is encouraged to contact and work with the Crime Prevention Office within the Police Department for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts and strategies as they pertain to this site. Page 5
AERIAL OF SITE LOCATION Page 6
PROPOSED SITE PLAN Page 7
PROPOSED ENLARGED SITE PLAN Page 8
PHOTOGRAPHS OF PROPOSED BUILDING / SIGN Page 9
RENDERING OF PROPOSED BUILDING / GATEWAY TREATMENTS Page 10
3 4 2 5 1 ZONING HISTORY # DATE REQUEST ACTION 1 04/24/2012 CRZ (AG-1 &AG-2 to Conditional B-2 & I1) Approved 2 02/14/2012 Modification of CRZ & CUP (indoor & Approved outdoor recreational) 05/27/2008 CRZ (AG-1 &AG-2 to B-2) & CUP (indoor Approved recreational) 3 08/22/2006 CRZ (AG-1 &AG-2 to O-2) Approved 4 08/22/2006 CRZ (AG-1 &AG-2 to O-2) Approved 5 09/14/1987 CUP (substation) Approved Page 11
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