SP202100009 Narrative 2021-03-16SPECIAL USE PERMIT REQUEST
A Natural Burial Ground at Panorama Farms
PREAPP202000091 Natural Cemetery at Panorama Farms /
T.M.P. 04500-00-00-00100
PROJECT PROPOSAL
NARRATIVE
Introduction. Albemarle County cemeteries in Rural Area (RA) districts are a by -right
use with a Special Use Permit (SUP). The applicant, Panorama Farms, Inc. (PFI) — 300
Panorama Rd, Earlysville, VA 22936 — is in the Rio district and also enjoys RA status. PFI
seeks an SUP in order to create a new cemetery on approximately 20 acres of the farm,
the western entrance of which is at 3550 Reas Ford Lane. There is no public access from
the eastern side of the farm and the Earlysville Road entrance. No other current
activities at Panorama Farms are affected by this use, nor will any of those activities
affect this proposed use.
A cemetery is the final resting place for those who have passed on, and a sacred space
to mourn where the remains of loved ones are interred. A green cemetery or natural
burial ground is environmentally respectful and an increasingly valuable choice for
families who seek an alternative to conventional interments, and to do so in open space.
Indeed natural burials have been the norm in both the Jewish and Muslim communities
for millennia, and standard practice before the Civil War. By nature and by definition,
this cemetery — as with any cemetery — will remain a place for families to use and visit
for generations. To protect and hold that space, a natural burial ground at Panorama
Farms will do no harm to the public health; burial service attendees and visitors will be
safe, yet free to experience the natural environment; and the general welfare of the
community will be enhanced by this option for their loved ones.
Description. A "green" cemetery (or natural burial ground) is defined as a cemetery in
which everything in the ground is biodegradable. Unlike at a conventional cemetery,
there is no embalming, no metal or exotic wood caskets, and no concrete vaults. Above
the ground, green interment sites are usually marked with flat, natural fieldstones or
with native plantings. No plastic memorials are permitted. Gravesites at the typical
green cemetery are usually accessed by foot, along mowed paths through hayfields, and
trails through wooded areas. Internal roads are unimproved gravel and, often, just
slightly improved farm tracks.
A. What is the project's public need or benefit?
SPECIAL USE PERMIT CHECKLIST MARCH 15, 2021 PAGE 1
A Natural Burial Ground at Panorama Farms would meet the increasing need for a more
environmentally responsible option for burying the dead. Its benefit to the public is that
it is another option for honoring the deceased but in what many find to be a more
intimate and respectful setting.
[The] sacredness of life and the dignity of each human person... are honored by a
natural burial... [It is] a natural returning of the body to the earth from which it
came.
http://www.virginiatrappists.org/cemetery/
As of April 2020, the Green Burial Council' estimates that there are 250 green
cemeteries in the US. This would be the first green cemetery in Albemarle County; one
of four in Virginia; and the only one within 80 miles of Charlottesville.
B. Will the use be of substantial detriment to adjacent property?
This permit seeks approval for approximately 20 acres of ground. Even if it
were larger, a green cemetery is measured by how little effect it has on the
surrounding landscape, how visually unobtrusive it is, and how proactively it
preserves the natural environment.
The new cemetery will be located at the only western entrance to Panorama
Farms at 3550 Reas Ford Lane. There is no access to the site from the east or
from Earlysville Rd. The impact on neighbors is de minimus. Virginia Code [Title
57 Ch. 3 § 57-261 however requires a 750' setback from adjacent residences
without the consent of the owner. PFI has secured setback waivers from the
owners of 95 Graemont Lane and 3600 Graemont Drive. Negotiations continue
with the owner of 3600 Reas Ford Lane for permission to waive a portion of that
setback.
Concept Plan A
"Base Map — annotated v 2A": This map shows all boundaries, state roads,
entrance(s), internal circulation, gas line and stream buffers. The property is
adjacent to, and its western boundary is Reas Ford Lane, a gravel surfaced
secondary road. It is approximately one-half mile from Reas Ford Road, the
nearest hard surfaced road. All applicable 250 yard setback areas (as required by
VA Code Section 57.26) are designated.
Concept Plan B
"Green Cemetery Footprint — v 3.0": This map shows the proposed burial
areas that include setback areas waived by the owners.
' The Green Burial Council is the nascent organization that seeks to educate the public about Green or natural
burials. https://www.greenhurialcouncil-org/
SPECIAL USE PERMIT CHECKLIST MARCH 15, 2021 PAGE 2
Waivers. Properties requiring setbacks are shown. Waivers enclosed
that have been granted.
3600 Graemont Dr.: See base map. Boundary not shown on
"footprint" map since the 2.2-acre area has already been
incorporated.
• 95 Graemont Ln. See base map. This area although a waiver has
been granted, is wholly within the setback of 3604 Reas Ford Ln.
C. Will the character of the zoning district change with this use?
A Natural Cemetery at Panorama Farms will have no visual impact, nor will it
have any negative effect on the character of the surrounding district or on
adjacent properties. Furthermore, even at full capacity it will use a fraction of
the total farm and have little effect on the remainder of it. Panorama Farms has
been an example of pragmatic, environmental stewardship consistent with
agricultural uses for almost 70 years and this use will continue that legacy.
D. Will the use be in harmQU with thepu�r ose and intent of the zoning ordinance?
The purpose and intent of Rural Areas zoning is to
"Preserve and protect agricultural, forestal, open space, and
natural, historic and scenic resources/density..."
A green cemetery at Panorama Farms embodies both the spirit and letter of the
RA district intent, especially when considering the alternative, either residential
development, or a conventional cemetery. To quote "Scientific American"
magazine,
American funerals are responsible each year for the felling of 30 million
board feel of casket wood (some of which comes from tropical
hardwoods), 90,000 tons of steel, 1.6 million tons of concrete for burial
vaults, and 800.000 gallons of embalming fluid. Even cremation is an
environmental horror story, with the incineration process emitting many
a noxious substance, including dioxin. hydrochloric acid, sulfur dioxide,
and climate -changing carbon dioxide.
htt s: wwwscientlflcameriran.com artlde(eco-aherlifegr_een-buria
Furthermore, current agricultural activities, such as haymaking will continue in
the designated burial areas until encroaching burials plots make it impractical or
inadvisable to continue. General mowing and bushhogging will continue
regardless. The most visible impact might be mowed paths through the hayfields
and paths through the woods to provide access to burial sites.
SPECIAL USE PERMIT' CHECKLIST MARCH 15, 2021 PAGE
More importantly, one of the Albemarle County Comprehensive Plan's stated
goals is, "to preserves and protects... open space and natural resources..." This
goal is one shared by the Murray family. In short, the endeavor will enable future
generations to pay for what is both an enduring family mission, as well as a
specific goal of Albemarle County's Rural Area district.
E. Will the use be in harmony with the usew-permitted by right in the zoning
ordinance?
This cemetery is compatible with current agricultural uses on Panorama Farms as
well as other by -right uses permitted in RA districts. A green cemetery will also
serve the public. Not only would this option for burying the dead be an
alternative to conventional cemeteries, but it would be all but unnoticeable from
the road and from adjoining properties.
F. Will the use be in harmony with additional regulationsin section 5?
Cemeteries are not mentioned in Section 5.0. Therefore, no additional
regulations are addressed.
G. Will the �blic health. safety and general we! are of the community be protected if
the use is approved?
Virgin ia_Department of Health. According to Josh Kirtley of VDH, reached by
phone September 8, 2020, their agency does not regulate cemeteries. Only if
one already exists, and development is proposed adjacent to it, does VDH
inspect for septic (50') and water source (100') setbacks. The site is about 2,000
feet from the South Rivanna Reservoir. All required 100' stream buffers will be
observed. No burials would occur on steep slopes or in questionable soils.
Safety. The Albemarle County Police approved the approach to the current
entrance at 3550 Reas Ford Lane in 2012. In deference to the four dwellings at
the dead end beyond the entrance, if necessary, PH will work to mitigate the
effects of burial service traffic with:
Signa&e. A sign posted saying "Cemetery entrance ahead" or a similar
message.
Hours. The site will be gated with daylight only visiting hours and with
limited operating hours within that time.
SPECIAL USE PERMIT CHECKLIST MARCH 15, 2021 PAGE 4
Earlysville Fire Company is less than two miles away on Reas Ford Road. In 2012,
the entrance at 3550 Reas Ford Ln was deemed adequate for law enforcement,
fire and rescue vehicles.
Concept Plan C
"Green Cemetery Parking and Pavilion — v 3.0 100 ft scale": This map shows
the proposed future pavilion site and "building envelope," parking and overflow
parking areas. The upgraded farm track from the "1953 entrance" to the existing
north/south internal road follows the contour. The terrain is such that little
grading would be necessary and head -in overflow parking on either side of the
track is feasible with little land disturbance. The main parking area and the
future pavilion site is flat. All road surfaces are now and would continue to be
pervious.
Parking. The main parking area is head -in with ten, 10' x 20' spaces. It is adjacent
to the future pavilion site, and is an appropriate scale for the average attendance
at a green burial service, or about six to eight persons. The main parking area is
on a level grassy area. It will have a gravel surface should future demand
indicate. Standard access to all gravesites is by foot. The terrain does permit
access to the majority of gravesites for those who might need vehicular
transportation.
Overflow parking will be on grass, head -in on both sides of the east/west "1953"
entrance. There will be a total of (50) designated overflow spaces. Should there
be the rare service exceeding that number, attendees would be directed by
temporary signage to the area south of the (future) pavilion area where there is
space for at least an additional 100 cars.
Traffic. According to the operators of eight green cemeteries in the Southeast
(VA, GA, NC, TN and SC), typical green burial services involve about six to twelve
vehicles, all coming at the same time; and leaving at about the same time. Two
of those contacted operate "hybrid" cemeteries that offer both conventional
and green burial services. They too report that green services, by comparison,
are generally smaller, more intimate and more understated.
Concept Plan D
"Green cemetery attendee data — v 3.0". This spreadsheet shows attendee
data for (10) ten existing, green, and hybrid cemeteries in the Mid -Atlantic
region.
VDOT representative has visited the site and verbally approved both entrances
for two-way access to the property.
SPECIAL USE PERMIT CHECKLIST MARCH 15, 2021 PAGE 5
CONSISTENCY WITH COMPREHENSIVE PLAN
The Albemarle County Comprehensive Plan states that the purpose and intent of
Rural Areas is to
"Preserve and protect agricultural, forestal, open space, and
natural, historic and scenic resources/density..."
From dark skies to scenic views to preserving and protecting water resources to
mitigating the effects of carbon and climate, this project meets the spirit of the
Rural Area designation in the Comprehensive Plan. The Comp Plan points out
that he 65+ population continues to grow faster than any other demographic. As
a result, the need for more environmentally friendly burial opportunities can
only grow with it. Importantly, this startup business is an alternative to
subdividing the land. For the Murray family, it stands to provide a financial
means to preserve the family farm as an agricultural, rural asset and open space.
Strategy 7a: "... the Rural Area is not intended for residential development.
Instead, emphasis is placed on stewardship of the land, retaining agricultural and
forestal activities, protecting natural resources and maintaining unfragmented
land to protect biodiversity."
https://www.albemarle-am/home show-p—ublisheddocument?id=264
IMPACTS ON PUBLIC FACILITIES & PUBLIC INFRASTRUCTURE
No public facilities are affected. Cemetery occupants no longer need to use
the schools or other public resources. Reas Ford Lane is a gravel secondary
road that adjoins the property and VDOT has verbally approved both
entrances for two-way traffic.
Based on interviews with numerous operators of green cemeteries, (see
"attendee data") a fraction of them provide toilet facilities and, aside from
the largest "hybrid" cemeteries, if facilities are provided at all, they are
exclusively portajohns or composting toilets. Should demand require it in the
future, we will incorporate an aesthetically screened and appropriately
distanced portable toilet within the proposed future pavilion area.
' Willis Bledsaul, VDOT land development engineer; Dec 23, 2020 email: "I met with Mr. Murray on
site and reviewed his (1953 existing entrance) for a low volume commercial entrance, and found it
acceptable. "
SPECIAL USE PERMIT CHECKLIST MARCH 15, 2021 PAGE 6
IMPACTS ON ENVIRONMENTAL FEATURES
At the macro level, green burials not only reduce pollutants in the ground, but
they also will help to mitigate climate change. It is worth re-emphasizing that the
success of a green cemetery is measured by how little effect it appears to have
on the surroundings landscape. Internal roads will follow long -existing farm lanes
and will have unimproved gravel surfaces. The parking area(s) will be unpaved,
pervious and on level grassy areas. The main parking area will be gravel only if
necessary to protect from erosion. Signage and way finding will be obvious but
unobtrusive. Gates will prevent trespassing onto the non -cemetery areas of the
farm or neighboring properties. 100' stream buffers will be honored. The woods
will remain along the property line and agreement has been reached with the
neighbors not to operate within 50' of the property line. The site is over 2,000'
from the reservoir and no steep slopes are in the burial area.
SPECIAL USE PERMIT CHECKLIST MARCH 15, 2021 PAGE 7
ADDENDA
Concept Plan: The following maps in the aggregate illustrate the conceptual plan
for cemetery.
A. Base Map — annotated v 2.0
B. Cemetery Footprint — v 3.0 300 ft scale
Waivers:
• 95 Graemont Lane;
• 3600 Graemont Drive
C. Green Cemetery parking and Pavilion — v 3.0 100 ft scale
D. Green cemetery attendee data — v 3.0
E. Other Documents: Metes and Bounds description — v 1.5
SPECIAL USE PERMIT CHECKLIST MARCH 15, 2021 PAGE 8