11SN0167CASE MANAGER: Jane Peterson
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February 23, 2011 BS
STAFF' S
REQUEST ANALYSIS
AND
RECOMMENDATION
11 SN0167
Robert E. Brown
Midlothian Magisterial District
North line of Hull Street Road
RE VEST: Conditional use planned development approval to permit crematorium use in a
General Business (C-5) District.
PROPOSED LAND USE:
A crematorium associated with an existing funeral home is planned.
PLANNING COMMISSION RECOMMENDATION
RECOMMEND APPROVAL SUBJECT TO THE CONDITION AND ACCEPTANCE OF
THE PROFFERED CONDITIONS ON PAGES 1 AND 2.
STAFF RECOMMENDATION
Recommend approval for the following reason:
While the Route 360 Corridor Plan suggests the property is appropriate for general
commercial/light industrial and mixed use corridor uses, as conditioned, the proposed
crematorium is representative of and compatible with existing and anticipated area
development.
(NOTE: CONDITIONS MAY BE IMPOSED OR THE PROPERTY OWNER(S) MAY
PROFFER CONDITIONS. CONDITIONS NOTED "STAFF/CPC" WERE AGREED UPON
BY BOTH STAFF AND THE COMMISSION.)
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(STAFF/CPC) The facility shall not emit visible smoke. (P)
Providing a FIRST CHOICE community through excellence in public service
PROFFERED CONDITIONS
(STAFF/CPC) 1. The crematorium shall be operated in conjunction with a funeral
home located on the subject property. (P)
(STAFF/CPC) 2. Use of the crematorium center shall be limited to and for Bliley's
Funeral Home or their successors provided such entity operates the
funeral home located on the subject property. (P)
(STAFF/CPC) 3. The architectural treatment of the crematorium center shall be
consistent with the elevations prepared by Baskervill, dated
December 21, 2010 and titled "Bliley Funeral Home -
Chippenham Chapel Addition." (P)
(STAFF/CPC) 4. The vent stack associated with the cremator shall not exceed a
height of eight (8) feet above the building's roofline. (P)
GENERAL INFORMATION
Location:
The request property is located at the northwest corner of Hull Street Road and Dryer Lane.
Tax ID 766-698-4521.
Existing Zoning:
C-5
Size:
6.6 acres
Existing Land Use:
Commercial (Funeral home)
Adjacent Zoning and Land Use:
North - C-5 and A; Commercial or single-family residential
South - C-5; Commercial
East - C-5 and A; Commercial orsingle-family residential
West - C-5; Commercial
UTILITIES; ENVIRONMENTAL; AND PUBLIC FACILITIES
This request will have minimal impact on these facilities.
2 11SN0167-FEB23-BOS-RPT
Virginia Department of Transportation (VDOT):
VDOT has no comment on this request.
T,ANn TTCF,
Comprehensive Plan:
The subject property is located within the boundaries of the Route 360 Corridor Plan,
which suggests the southern portion of the property along Hull Street Road is appropriate
for general commercial/light industrial uses and the northern portion is appropriate for
office and residential uses of up to six (6) dwelling units per acre.
Area Development Trends:
Properties along the north and south lines of the Hull Street Road Corridor are zoned
General Business (C-5) and are developed as various commercial uses to include a shopping
center, self storage facility, fast food restaurant, contractor's storage yard, motor vehicle
repair and trucking business. Properties to the north and east along Dyer Lane are occupied
by single-family residences on acreage parcels. It is anticipated that community-scale and
general commercial uses will continue in along the Hull Street Corridor between Turner
Road and Chippenham Parkway, with a mix of office and cluster residential uses
transitioning north as suggested by the Plan.
Development Standards:
The request property lies within a Post Development Area. Improvements to the site must
conform to the requirements of the Zoning Ordinance for the Post Development District
Area. These standards address access, parking, landscaping, architectural treatment,
pedestrian access, signs, buffers, utilities and screening of dumpsters, loading areas and
setbacks.
The property is also located within the established commercial area of the 360 Corridor
East Highway District. The purpose of the Highway District is to enhance patterns of
development for unique areas of the County through specific development requirements.
These standards address enhancements to landscaping and architectural treatment of
buildings.
Uses:
Crematoriums are first permitted by conditional use in the General and Heavy Industrial (I-2
and I-3) Districts. It is the applicant's intent to operate the proposed crematorium as
accessory to the funeral home business located on the subject property. Proffered Condition
1 ensures that the crematorium use will not become a freestanding operation. Proffered
Condition 2 further limits the use of this facility whereby the crematorium does not serve
businesses outside of the applicant's operations.
3 11SN0167-FEB23-BOS-RPT
Smoke/nd~r:
The applicant proposes using a modern, dual-chamber cremator device (Facultatieve
Technologies FT III) employing atwo-step cremation process. According to the New
York State Department of Environmental Conservation, "Dual chamber retorts are now
the industry standard and are designed to routinely achieve the complete burning of
combustion gases leaving the primary chamber" (Crematory Operator Training Program,
2007). The primary combustion chamber accomplishes the actual cremation, whereas the
secondary combustion chamber burns gases and particulate matter produced by initial
combustion. This secondary combustion process mitigates smoke, ash, and odor
emissions so that they are imperceptible. Staff recommends, as a condition of approval,
that the facility not emit visible smoke. (Condition)
Architectural Treatment:
Within Post Development Districts, no building exterior visible from a public right-of
way can be constructed of unadorned concrete block or corrugated and/or sheet metal.
Further, within the Route 360 Highway Corridor East District for established commercial
areas, the architectural treatment of buildings must be compatible with existing project
buildings or with development located within the immediate area. At the request of area
property owners, elevations are proffered to addresses the exterior treatment of the
crematorium center addition (Proffered Condition 3). These elevations are compatible
with the existing funeral home facility and in compliance with Ordinance requirements
for architectural treatment.
To address concerns of area property owners, Proffered Condition 4 establishes a
maximum height for the exhaust stack associated with the cremator.
CONCLUSION
While the Plan suggests the property would be appropriate for general commercial/light industrial
and office/residential uses, the proposed use, as limited by the proffered conditions, would be no
more intense than uses currently existing or permitted on area C-5 properties located along the Hull
Street Road Corridor.
Given these considerations, approval of this request is recommended.
CASE HISTORY
Planning Commission Meeting (1/18/l l ):
The applicant accepted the recommendation. There was no opposition present.
4 11SN0167-FEB23-BOS-RPT
Mr. Waller stated that a neighborhood meeting was held; the 360 Corridor Committee
was present; there was no opposition; and, as proffered, the building addition would be an
enhancement to the area.
On motion of Mr. Waller, seconded by Mr. Gulley, the Commission recommended
approval subject to the condition and acceptance of the proffered conditions on pages 1
and 2.
AYES: Messrs. Bass, Brown, Gulley, Hassen and Waller.
The Board of Supervisors, on Wednesday, February 23, 2011, beginning at 6:30 p.m., will take
under consideration this request.
5 11SN0167-FEB23-BOS-RPT
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