CITY OF MANASSAS CITY COUNCIL STAFF REPORT ... AWS
CITY OF MANASSAS CITY COUNCIL STAFF REPORT PIERCE FUNERAL HOME SUP #2017-04 and REZ #2017-02
Proposed Use: Funeral Home, Crematory, Cemetery (columbarium area) Location: 9609 Center Street, 9406 Stonewall Road, 9412 Stonewall Road Zoning and Parcel Size: Address 9609 Center Street 9406 Stonewall Road
9412 Stonewall Road
Zoning 1-1, Light Industrial, and AOD, Airport Impact Overlay District R-5, Multifamily Residential, and AOD Airport Impact Overlay District (rezoning to I-1) I-1, Light Industrial, and AOD, Airport Impact Overlay District
Acreage Approx. 3.3062 acres Approx. 0.9985 acres
Approx. 0.0489 acres (Partial Parcel)
Comprehensive Plan Designation: Industrial/Suburban Business Date Accepted for Review: March 10, 2017 Planning Commission Hearing: November 1, 2017 City Council Hearing: December 11, 2017
MEMORANDUM CITY OF MANASSAS Department of Community Development
SUP #2017-04 and REZ #2017-02, Pierce Funeral Home 9609 Center Street, 9406 Stonewall Road, 9412 Stonewall Road Public Hearing Dates: Planning Commission: November 1, 2017 City Council: December 11, 2017 Recommendation: Staff: Approve Planning Commission: Approve OVERVIEW OF REQUEST Request: To consider a special use permit amendment and concurrent rezoning to permit a columbarium in conjunction with the existing funeral home. Surrounding Land Uses: Place of Assembly/Crematory (All Saints Catholic Church)
Vacant Land
Office (SWIFT) Construction Material Sales (Lester Lumber)
Restaurant
Multifamily Residential Multifamily Residential (Lee Square Condominiums)
SUP #2017-04 and REZ #2017-02, Pierce Funeral Home December 8, 2017 Page 2
Level of Service: Any level of service impacts related to this request would be mitigated by the conditions dated December 8, 2017 and proffers dated March 3, 2017. Public Notice: This case has been advertised in accordance with requirements of the Code of Virginia and the City of Manassas, including newspaper advertisement, adjacent property owner notification (a total of 59 mailings), and public hearing signs posted on the property. As of the date of this staff report, no written comments have been received. PLANNING COMMISSION RECOMMENDATION Planning Commission held a public hearing on November 1, 2017. One citizen spoke against the project. Planning Commission recommended approval of the special use permit by a vote of 6/0 and recommended additional conditions regarding permanent access, parking, maintenance, and a permanent covenant for the protection of the columbarium. Planning Commission minutes and resolution are attached. STAFF RECOMMENDATION Staff finds the applicant’s proposal is consistent with the Comprehensive Plan and, with the proposed mitigating conditions, is compatible with adjacent land uses. Staff recommends approval of SUP #2017-04, Pierce Funeral Home, as conditioned dated December 8, 2017 and & REZ #2017-02 as proffered dated March 3, 2017. Staff: Kelly E. Davis, AICP Contact Information: 703-257-8225, [email protected] Attachments: 1. Staff Analysis 2. Conditions dated December 8, 2017 3. Proffers dated March 3, 2017 4. Special Use Permit (SUP) Amendment Plan 5. Planning Commission Minutes (Excerpt) and Resolution Agency comments have been incorporated into Attachment 1. Staff Analysis. Application and preliminary agency comments are available at the Department of Community Development office (9027 Center Street, Room 202, Manassas, VA 20110) and can be provided upon request.
SUP #2017-04 and REZ #2017-02, Pierce Funeral Home December 8, 2017 Page 3
ATTACHMENT 1: STAFF ANALYSIS Background and History: Pierce & Price LLC is the owner of the properties located at 9609 Center Street and 9406 Stonewall Road. The property located at 9609 Center Street is zoned 1-1, light industrial and the property located at 9406 Stonewall Road is currently zoned R-5, with a concurrent rezoning application to 1-1, Light Industrial. The Applicant operates a funeral home and crematorium on the northern property, which is subject to SUP #2012-01. The Applicant is seeking this rezoning to provide a consistent zoning district across the site and to amend SUP #2012-01 to permit a columbarium. In addition, the SUP request also includes a small portion (±2,132 SF) of the property at 9412 Stonewall Road, which will be consolidated with 9406 Stonewall Road as part of the columbarium use. Comprehensive Plan Analysis: The subject property is located in the Industrial/Suburban Business character area of the Comprehensive Plan. This request is consistent with the Comprehensive Plan and, with the proposed mitigating conditions, is compatible with adjacent land uses. Land Use Manassas will maintain its existing pattern of residential, commercial, and open space land uses, emphasize improved design principles, promote mixed uses compatible with existing neighborhoods, accommodate high quality infill and redevelopment where appropriate, and reinforce the unique and positive qualities of diverse neighborhoods. The Comprehensive Plan for the City designates this property as Industrial/Suburban Business, which is intended to provide quality environments for office, manufacturing, wholesale, distribution, and vertical mixed uses. The proposed rezoning of 9406 Stonewall Road is from R5, Multifamily, to I-1, Light Industrial, is therefore compatible with the Comprehensive Plan. The addition of the columbarium use to the site through the SUP amendment is not anticipated to generate any negative external impacts and will enhance the existing funeral home and crematorium.
SUP #2017-04 and REZ #2017-02, Pierce Funeral Home December 8, 2017 Page 4
Goal/Objective/Strategy Chapter 3: Land Use (Comprehensive Plan) Objective 3.2: Reinforce positive characteristics of sub-districts and neighborhoods of the City while setting and implementing policies for long-term improvement of negative characteristics. Objective 3.2.1: Assess development or redevelopment impacts on the visual quality, markets, mobility and cohesiveness of the community and additional factors that otherwise define its character.
Staff Analysis This request provides an expansion of an existing commercial use that is consistent with the Comprehensive Plan.
The columbarium use will enhance the existing funeral home and crematorium, and is buffered from adjacent residential per the zoning ordinance. The height of the columbarium structures is restricted by the conditions to limit visual impacts on the surrounding properties.
Community Design The design of the funeral home and crematory are not proposed to be changed under this SUP amendment. The design of the columbarium area is intended to provide an aesthetically pleasing area for contemplation with landscaping, seating areas, and columbarium structures constructed of stone and/or masonry materials. Examples of the proposed columbarium structures are depicted below. The SUP conditions limit the height of the columbarium structures to 15 feet in height.
Figure 1. Illustrative Columbarium Structure SUP #2017-04 and REZ #2017-02, Pierce Funeral Home December 8, 2017 Page 5
Economic Development Manassas will have a strong and diverse economy that provides quality jobs, meets the retail needs of the community, attracts new residents, and creates tourism opportunities, while generating revenues that provide for superior public services and facilities. The Economic Development Department supports this application as an expansion of an existing, family-owned small business providing a unique service to residents. Mobility Manassas will have a safe, efficient, multi-modal transportation system with streets sufficient to support businesses and residents, providing public transportation and pedestrian- and bicyclefriendly facilities, while being sensitive to the design context of the City and its neighborhoods. The Public Works Department has no concerns relating to transportation. The site meets parking requirements, and there is no proposal to increase the number of access points onto Route 28. Access onto Stonewall Road is not proposed; however, frontage improvements will be provided. Public Safety Public Safety: Manassas City provides premier police, fire and rescue services and facilities, protecting the lives and property of our citizens with well-trained and equipped personnel closely engaged with the community. The City is prepared to respond to and protect against natural and man-made disasters and threats. The Police Department and Fire Marshal have no issues or concerns with this request. Utilities Public Utilities: City of Manassas utilities are well-maintained to provide quality, dependable service to our citizens and are carefully planned to support economic development with sufficient system capacity to meet anticipated long-term growth in an environmentally sensitive manner. The Utilities Department (including electric, water and sewer) has no issues or concerns with the proposed use. Any required relocation of on-site utilities and easement approvals will be coordinated during site plan review.
SUP #2017-04 and REZ #2017-02, Pierce Funeral Home December 8, 2017 Page 6
Environment Manassas will manage the impact of growth and development to protect and preserve the natural environment in such a way as to ensure long range environmental health and sustainability. To mitigate potential environmental impacts, the project will be subject to City development standards and conditions for landscaping and stormwater. With 23% tree canopy provided for the site, this project significantly exceeds the 10% tree canopy required by the zoning ordinance. SUP #2017-04 PROPOSED CONDITIONS Overview: The complete set of recommended conditions is provided in Attachment 2. The existing conditions under SUP #2012-01 have been edited for clarity and revised to include the amended generalized development plan, a requirement for supplemental landscaping, and a restriction limiting the height of structures within the columbarium area to 15 feet. The conditions also address permanent access, parking, maintenance, and a permanent covenant to provide for the long-term protection of the columbarium. REZ #2017-02 PROPOSED PROFFERS Overview: The proposed proffers under REZ #2017-02 will rezone ±0.9985 acres at 9406 Stonewall Road from R-5, Multifamily Residential, to I-1, Light Industrial. The proffers permit the development of the property in accordance with the I-1 Zoning District and include a prohibition on the following uses: 1. 2. 3. 4.
Heavy Equipment Sales and Rental Motor Vehicle Repair, Major Motor Vehicle Repair, Minor Motor Vehicle Sales and Rental
SUP #2017-04 and REZ #2017-02, Pierce Funeral Home December 8, 2017 Page 7
Proposed Use: Funeral Home, Crematory, Cemetery (columbarium area) Location: 9609 Center Street, 9406 Stonewall Road, 9412 Stonewall Road Zoning and Parcel Size: Address 9609 Center Street 9406 Stonewall Road
9412 Stonewall Road
Zoning 1-1, Light Industrial, and AOD, Airport Impact Overlay District R-5, Multifamily Residential, and AOD Airport Impact Overlay District (rezoning to I-1) I-1, Light Industrial, and AOD, Airport Impact Overlay District
Acreage Approx. 3.3062 acres Approx. 0.9985 acres
Approx. 0.0489 acres (Partial Parcel)
Comprehensive Plan Designation: Industrial/Suburban Business Date Accepted for Review: March 10, 2017 Planning Commission Hearing: November 1, 2017 City Council Hearing: December 11, 2017
MEMORANDUM CITY OF MANASSAS Department of Community Development
SUP #2017-04 and REZ #2017-02, Pierce Funeral Home 9609 Center Street, 9406 Stonewall Road, 9412 Stonewall Road Public Hearing Dates: Planning Commission: November 1, 2017 City Council: December 11, 2017 Recommendation: Staff: Approve Planning Commission: Approve OVERVIEW OF REQUEST Request: To consider a special use permit amendment and concurrent rezoning to permit a columbarium in conjunction with the existing funeral home. Surrounding Land Uses: Place of Assembly/Crematory (All Saints Catholic Church)
Vacant Land
Office (SWIFT) Construction Material Sales (Lester Lumber)
Restaurant
Multifamily Residential Multifamily Residential (Lee Square Condominiums)
SUP #2017-04 and REZ #2017-02, Pierce Funeral Home December 8, 2017 Page 2
Level of Service: Any level of service impacts related to this request would be mitigated by the conditions dated December 8, 2017 and proffers dated March 3, 2017. Public Notice: This case has been advertised in accordance with requirements of the Code of Virginia and the City of Manassas, including newspaper advertisement, adjacent property owner notification (a total of 59 mailings), and public hearing signs posted on the property. As of the date of this staff report, no written comments have been received. PLANNING COMMISSION RECOMMENDATION Planning Commission held a public hearing on November 1, 2017. One citizen spoke against the project. Planning Commission recommended approval of the special use permit by a vote of 6/0 and recommended additional conditions regarding permanent access, parking, maintenance, and a permanent covenant for the protection of the columbarium. Planning Commission minutes and resolution are attached. STAFF RECOMMENDATION Staff finds the applicant’s proposal is consistent with the Comprehensive Plan and, with the proposed mitigating conditions, is compatible with adjacent land uses. Staff recommends approval of SUP #2017-04, Pierce Funeral Home, as conditioned dated December 8, 2017 and & REZ #2017-02 as proffered dated March 3, 2017. Staff: Kelly E. Davis, AICP Contact Information: 703-257-8225, [email protected] Attachments: 1. Staff Analysis 2. Conditions dated December 8, 2017 3. Proffers dated March 3, 2017 4. Special Use Permit (SUP) Amendment Plan 5. Planning Commission Minutes (Excerpt) and Resolution Agency comments have been incorporated into Attachment 1. Staff Analysis. Application and preliminary agency comments are available at the Department of Community Development office (9027 Center Street, Room 202, Manassas, VA 20110) and can be provided upon request.
SUP #2017-04 and REZ #2017-02, Pierce Funeral Home December 8, 2017 Page 3
ATTACHMENT 1: STAFF ANALYSIS Background and History: Pierce & Price LLC is the owner of the properties located at 9609 Center Street and 9406 Stonewall Road. The property located at 9609 Center Street is zoned 1-1, light industrial and the property located at 9406 Stonewall Road is currently zoned R-5, with a concurrent rezoning application to 1-1, Light Industrial. The Applicant operates a funeral home and crematorium on the northern property, which is subject to SUP #2012-01. The Applicant is seeking this rezoning to provide a consistent zoning district across the site and to amend SUP #2012-01 to permit a columbarium. In addition, the SUP request also includes a small portion (±2,132 SF) of the property at 9412 Stonewall Road, which will be consolidated with 9406 Stonewall Road as part of the columbarium use. Comprehensive Plan Analysis: The subject property is located in the Industrial/Suburban Business character area of the Comprehensive Plan. This request is consistent with the Comprehensive Plan and, with the proposed mitigating conditions, is compatible with adjacent land uses. Land Use Manassas will maintain its existing pattern of residential, commercial, and open space land uses, emphasize improved design principles, promote mixed uses compatible with existing neighborhoods, accommodate high quality infill and redevelopment where appropriate, and reinforce the unique and positive qualities of diverse neighborhoods. The Comprehensive Plan for the City designates this property as Industrial/Suburban Business, which is intended to provide quality environments for office, manufacturing, wholesale, distribution, and vertical mixed uses. The proposed rezoning of 9406 Stonewall Road is from R5, Multifamily, to I-1, Light Industrial, is therefore compatible with the Comprehensive Plan. The addition of the columbarium use to the site through the SUP amendment is not anticipated to generate any negative external impacts and will enhance the existing funeral home and crematorium.
SUP #2017-04 and REZ #2017-02, Pierce Funeral Home December 8, 2017 Page 4
Goal/Objective/Strategy Chapter 3: Land Use (Comprehensive Plan) Objective 3.2: Reinforce positive characteristics of sub-districts and neighborhoods of the City while setting and implementing policies for long-term improvement of negative characteristics. Objective 3.2.1: Assess development or redevelopment impacts on the visual quality, markets, mobility and cohesiveness of the community and additional factors that otherwise define its character.
Staff Analysis This request provides an expansion of an existing commercial use that is consistent with the Comprehensive Plan.
The columbarium use will enhance the existing funeral home and crematorium, and is buffered from adjacent residential per the zoning ordinance. The height of the columbarium structures is restricted by the conditions to limit visual impacts on the surrounding properties.
Community Design The design of the funeral home and crematory are not proposed to be changed under this SUP amendment. The design of the columbarium area is intended to provide an aesthetically pleasing area for contemplation with landscaping, seating areas, and columbarium structures constructed of stone and/or masonry materials. Examples of the proposed columbarium structures are depicted below. The SUP conditions limit the height of the columbarium structures to 15 feet in height.
Figure 1. Illustrative Columbarium Structure SUP #2017-04 and REZ #2017-02, Pierce Funeral Home December 8, 2017 Page 5
Economic Development Manassas will have a strong and diverse economy that provides quality jobs, meets the retail needs of the community, attracts new residents, and creates tourism opportunities, while generating revenues that provide for superior public services and facilities. The Economic Development Department supports this application as an expansion of an existing, family-owned small business providing a unique service to residents. Mobility Manassas will have a safe, efficient, multi-modal transportation system with streets sufficient to support businesses and residents, providing public transportation and pedestrian- and bicyclefriendly facilities, while being sensitive to the design context of the City and its neighborhoods. The Public Works Department has no concerns relating to transportation. The site meets parking requirements, and there is no proposal to increase the number of access points onto Route 28. Access onto Stonewall Road is not proposed; however, frontage improvements will be provided. Public Safety Public Safety: Manassas City provides premier police, fire and rescue services and facilities, protecting the lives and property of our citizens with well-trained and equipped personnel closely engaged with the community. The City is prepared to respond to and protect against natural and man-made disasters and threats. The Police Department and Fire Marshal have no issues or concerns with this request. Utilities Public Utilities: City of Manassas utilities are well-maintained to provide quality, dependable service to our citizens and are carefully planned to support economic development with sufficient system capacity to meet anticipated long-term growth in an environmentally sensitive manner. The Utilities Department (including electric, water and sewer) has no issues or concerns with the proposed use. Any required relocation of on-site utilities and easement approvals will be coordinated during site plan review.
SUP #2017-04 and REZ #2017-02, Pierce Funeral Home December 8, 2017 Page 6
Environment Manassas will manage the impact of growth and development to protect and preserve the natural environment in such a way as to ensure long range environmental health and sustainability. To mitigate potential environmental impacts, the project will be subject to City development standards and conditions for landscaping and stormwater. With 23% tree canopy provided for the site, this project significantly exceeds the 10% tree canopy required by the zoning ordinance. SUP #2017-04 PROPOSED CONDITIONS Overview: The complete set of recommended conditions is provided in Attachment 2. The existing conditions under SUP #2012-01 have been edited for clarity and revised to include the amended generalized development plan, a requirement for supplemental landscaping, and a restriction limiting the height of structures within the columbarium area to 15 feet. The conditions also address permanent access, parking, maintenance, and a permanent covenant to provide for the long-term protection of the columbarium. REZ #2017-02 PROPOSED PROFFERS Overview: The proposed proffers under REZ #2017-02 will rezone ±0.9985 acres at 9406 Stonewall Road from R-5, Multifamily Residential, to I-1, Light Industrial. The proffers permit the development of the property in accordance with the I-1 Zoning District and include a prohibition on the following uses: 1. 2. 3. 4.
Heavy Equipment Sales and Rental Motor Vehicle Repair, Major Motor Vehicle Repair, Minor Motor Vehicle Sales and Rental
SUP #2017-04 and REZ #2017-02, Pierce Funeral Home December 8, 2017 Page 7
