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090793 Planning' AGENDA PLANNING COMMISSION MEETING OF SEPTEMBER 7, 1993 CITY OF NEW HOPE, MINNESOTA 7:00 p.m. 1. CALL TO ORDER 2. ROLL CALL 3. PUBLIC HEARINGS 3.1 Case 93-26 Request for Preliminary Plat of Village Industrial Park 2nd Addition, 3940 Quebec Avenue North, Bruce Paddock, Petitioner 3.2 Case 93-27 Request for Site/Building Plan Review/Approval to Allow Building Addition, 9101 Science Center Drive, Avtec Finishing Systems, Inc., Petitioner 3.3 Case 93-28 Request for Site/Building Plan Review/Approval to Allow New Gas Pump Island Canopy, 4200 Winnetka Avenue North, DLE, Inc./Uno-Ven Company, Petitioners 3.4 Case 93-11 Request for PUD Conditional Use Permit for Gethsemane Cemetery, 8151- 8161 42nd Avenue North, The Catholic Cemeteries, Archdiocese of St. Paul and Minneapolis, Petitioner 4. COMMITTEE REPORTS 4.1 Report of Design and Review Committee 4.2 Report of Codes and Standards Committee 5. OLD BUSINESS 5.1 Miscellaneous Issues 6. NEW BUSINESS 6.1 Approval of Planning Commission Minutes of August 3, 1993 6.2 Review of City Council Minutes of July 26, and August 9, 1993, and City Council Work Session Minutes of August 3 and August 9, 1993 6.3 EDA Minutes of July 26, 1993 7. ANNOUNCEMENTS 8. ADJOURNMENT · CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 93-26 Request: Request for Preliminary Plat Approval Location: 3940 Quebec Avenue North PID No: 17-118-21-32-0005 Zoning: I-1 (Limited Industrial) Petitioner: Bruce Paddock/Paddock Laboratories Report Date: September 3, 1993 Meeting Date: September 7, 1993 BACKGROUND 1. The petitioner is requesting preliminary plat approval for Village Industrial Park 2nd Addition, pursuant to Chapter 13 - New Hope Code. 2. The purpose of the plat is to change the current legal description of the property where Paddock Laboratories is constructing their new facility from "Outlot A, Village Industrial Park" to "Lot 1,Block 1, Village Industrial Park 2nd Addition". 3. Earlier this year the Planning Commission and City Council approved Planning Case 93-15, Request for Variance to Rear Yard Setback Requirement and Site/Building Plan Review/ Approval for construction of a new 75,750 square foot office/warehouse building on vacant property at 3940 Quebec Avenue North. In that staff report it stated that the existing plat identified this property as Outlot A and the Zoning Code does not permit building construction on an outlot. Therefore, staff recommended that the plat be administratively revised from Outlot A to Lot 2, and the planning case was approved subject to that condition. It is now the petitioner's and City's viewpoint that the proper procedure to follow is to replat the proPerty through the public hearing process rather than to revise it administratively, thus this filing. 4. This parcel is part of the former Minnegasco site and is located on the newly constructed Quebec Avenue extension. 5. The parcel was zoned Industrial in 1956, General Industrial in 1961, and was rezoned to Limited Industrial in 1989. 6. Surrounding land uses/zoning include the MN & S Railroad and R-1 residential to the east, Bethel Cemetery to the South, Holy Nativity Lutheran Church (zoned R-O) to the west, and I-1 warehouses across Quebec Avenue to the north. 7. Paddock Labs, which produces pharmaceuticals at their existing site at 3101 Louisiana Avenue North, has outgrown the existing site and is developing this new facility on Quebec Avenue in conjunction with economic development assistance from the City and the State. In June, 1992, the City Council passed a resolution providing for the issuance and sale of $4,000,000 in Industrial Development Revenue Bonds, which essentially writes down the interest rate, and the City is please that Paddock is developing the new facility in New Hope. 8. The plat includes only Lot 1, Block 1, which contains 327,555 square feet. The site data for the development is listed below: Building Area: 58,300 square feet (footprint) Paving Area: 72,000 square feet Total 130,000 square feet Site Area: 327,555 square feet Planning Case Report 93-26 September 7, 1993 Page -2- Lot Coverage: 17.8 % building 22.0 % paving 60.2 % green Total 100% 9. The zoning codes states that "if the preliminary plat is approved by the Planning Commission and City Council, the subdivider must submit the final plat within 100 days after said approval. Copies of the final plat shah be submitted to the Planning Commission for their review and recommendation, unless this requirement is waived by the Planning Commission during their review of the preliminary plat". The petitioner is requesting that the Planning Commission waive their review of the final plat to expedite the approval process. If the review of the final plat is waived by the Commission, the City Council would consider the preliminary plat on September 13th and the f'mal plat on September 27th. The petitioner desires to start major construction by the end of September and technically the final plat should be approved prior to the start of construction (although the City can allow some flexibility on this issue). Due to the simple nature of the plat, which involves only a change in the legal description of the property, staff has no problem with the request and recommends that the Commission agree to waive its' review of the final plat. 10. As per .routine policy, the preliminary plat was submitted to City Department Heads, City Attorney, City Engineer, utility companies, and Hennepin County for review and comment. 11. Property owners within 350' of the request have been notified and staff has received no comment. ANALYSIS 1. Section 4.032 of the New Hope Zoning Code, General Building Requirements, Subsection 2, Platted and Unplatted Property, (A), Platting Required states that "No building shall be constructed on unplatted property or an outlot...except for the addition of accessory structures or additions to existing buildings. Platting is required in all instances where Industrial Development Revenue Bonds or Tax Increment Districts or like governmentally sponsored financing is involved". The existing property is currently legally described as an outlot, this is a new building (not an addition or accessory structure), and Industrial Development Revenue Bonds are involved; therefore the property needs to be replatted. 2. The total area of the plat is 327,555 square feet and the parcel has a length of 839.9 feet on the south and a width of 381.4 feet on the west. 3. The plat subdivides the property into one (1) parcel. The lot area and lot width requirements for the I-1 Limited Industrial Zoning District are compared below: I-1 Requirement Preliminary Plat Minimum Lot Area = 1 acre Lot 1, Block 1 = 327,555 square feet or 7.5 acres Minimum LOt Width = 150 feet LOt 1, Block 1 = 839.9 feet The proposed lot meets the Zoning Code lot area and lot width requirements for the I-1 Limited Industrial Zoning District. 4. The Minnesota Department of Transportation, Metropolitan Division, responded that they had no comments regarding the development of this property. 5. The City Engineer reviewed the plat and made the following comments/recommendations: A. Due to drainage concerns with the cemetery, it is recommended that a 10' wide drainage and utility easement be provided on the south lot line. Planning Case Report 93-26 · September 7, 1993 Page -3- 6. The City Attorney reviewed the plat and made the following comments/recommendations: A. A number of items required by New Hope Ordinance Section 13.041 are not shown on the plat, including but not lhnited to information on existing sewers and water mains, topographic data, proposed sewer and water mains, and building setback lines. Some of these items may not be needed for this particular project. I will leave the importance of the missing information for you to consider. The City can require all of these items in the preliminary plat if it wishes. B. Based upon information available to me, the plat boundary adjacent to Quebec Avenue (and the recently completed condemnation) appears correct. C. The property owners need to provide evidence of ownership before the time for final plat approval. The majority of the data referred to by the City Attorney under item 6A is shown on the development plans, which were approved under Planning Case 93-15. 7. The Building Official reviewed the plat and made no comments/recommendations for changes. 8. No comments were received from Hennepin County or utility companies on the plat. RECOMMENDATION Staff recommends approval of the Preliminary Plat of Village Industrial Park 2nd Addition, subject to the following conditions: 1. 10-foot wide drainage and utility easement be provided on the south lot line. 2. The Planning Commission agrees to waive its' review of the f'mal plat so the final plat can proceed directly to the City Council to expedite this process, due to the simplicity of the plat and the minor revisions requested. Attachments: Topo/Zoning/Section Maps Plat City Engineer Letter City Attorney Letter MNDOT Letter Review Letter Planning Case 93-15 Report .. NATIVITY LUTHERAN ~HURCH OFFICE ,~[ ~ : E SCHOOl. : I Y BUS | $?oo. $9¥o BETHEL ,,~ I. IONS CEMETERY , ~ PARK ii ' VILLAGE INDUSTRIAL PARK 2ND ADDITION J~IAINAI~ AJ40 UTILITY v~Y M~ -_._,,._,,.. ,.,..,. _.,..,,..,_, .... . ..... ._. ,..._J' , ~=:~-----~~.~./, I ....... ~ .... 4,~ ( .... 4, I ,, ' · --"-- ill ~'--' ~~- ' /~"~--~. -.- =~,=---~" ' ,, ............ ,..,,-,..,.-, ...... - .~,,~ ,, ,. .-,.., .... ., ,~ ~; ,,]~( .__i ~_' ~-, ... , ..~' . ~ .... ~_ , "~'"'"'-"-"-"---"'" ' ' ..... .... ....... Jgl~l / ...... '"-'~-' *'~ ~'"'-"'~'~'--'"''-*-",'----,-,.,. ............ ':q ~1'~'' ~t~us~V~U'~*E~. ~i ................... .,. ,. ,,.,,. ~,. ~ ..... :- I11~ ~ PARK B L 0 C K 1 - -' ,~ J~ql ,, ----'"'-- ...... - ...... · ........ - ...... ~I1-1_ -"--'--"-'"'- ii~ / ~ ~. ,~,. ~,..~, - [tETI.i EI."MEMORIAL PARK -'-~ '" ' ~' I '7~ ~~ :';i .~., .~, ', OtlH~SOUlHWEST [ SLCI,O. ~/ ~UWNS.~. ~..A.Ut W j SHOWN. ~IER ~ SECTI~ 17, ~P~ COUNIY, MI~SO1A ~ti I 'l.m CO. C.I.M ) ~ OUIHWESI QUARTER ~ SECTION 17. TOWNSHIP 11~. RANGE 21 [ SOUTHWEST QUARTER OF SECTION 11. IOWNS~ 118, flAN~ 21 - ~-~v~_.~'~'.,,,,,, .~ ~1 '~: ~.= ~ O~ ~ NORTH LiNE OF IE SOUIH 44000 FEET OF T~ NORIH 48 ~DS Of ~ [ ~ j ~ <: : PARK B L 0 C K I I ~ m ; ~ ~ L~ OF THE N~TH 48 RODS OF IHt SOUTHWESI QUARIER OF SEC. 17. I 118. R. 21 _ ~-,L_ PARK t~is ' 1-{NOl ,o.,.,,... :,, NEERING , ~ NORTH LINE OF THE SOU'[R 440.00 FEEl OF IHE NORIH 48 RODS THE SOUTHWEST QUARTER OF SECTION 17, TOWNSHIP 118, RANGE / = ~.~,~,, NORTHWEST ~~ LOT 1 H LIHE OF I~[ NORIH 48 RODS OF l~E 5OUIHWESI QUARTER OF SEC. 17. T. 118, R. 3 ET" PARK I-I ROBE I--ENGINEERING ~ OB-~-i@~ 10:~0 612 636 1311 BONEBTRO0 & ~BBC. ~,0~ August 24, 1993 Mr. Kirk McDonald City of New Hope 4401 Xylon Ave. N. New Hope, MN 55428 Re: Vtlla[e Industrial PLTk 2nd Addition Our ~ No. 34 Gen Dear We here reviewed the above plat nd recommend the -- Due to clFo/unge concerns with the cemetery, it's recommended a 10' wide drainage ned utility euement be provided on the south lot l~ne. you haye any questions, pleaae Contact his of:flee. Yours very tndy, BONP.,STROO, ROSEN~ ANDERLIK & ASSOCIATES, INC. ~335 West HMhw~ 36 · St. Pilaf, MN SSJJ3 *--M2'6J6-4600 A U i:~-- ~ I --9~ TUE I 6 : i 9 POt- Mr. Kirk McDonald Management Asst. City of New Hope 4401Xylon Avenue North New Hope, MN 55428 RE: Village Industrial Park 2nd Addition Our File No: 99,15037 Dear Kirk: I have reviewed the preliminary plat of Village Industrial Park And Addition and make the following comments: 1. A number of items required by New Hope Ordinance Section 13.041 are not shown on the plat, including but not 1/m/ted information on existing sewers and water mains, topographic data, proposed sewer and water mains, and building setback lines. Some of t'hese items may not be needed for this particular project. ! will leave the importance of the missing information for you to consider. The City can ~equire all of these items in the preliminary plat if it wishes. 2, Based upon information available to me, the plat boundary adjacent to Quebec Avenue (and the recently completed condemnation) appears correct. 3. The property owners need to provide evidence of ownership before the time for final plat approval. P~ease contact me if you have any questions. Sincerely, Mart in P. Mal eoha Minnesota Depa~ment of Transpo~ation Metropolitan Division Wate~ ~g~ Building 15~ West County Road B2 Ro~vill~ Minn~om 551 August 25, 1993- Kirk McDonald City of New Hope 4401 Xylon Avenue North New Hope, Minnesota 55428-4898 Dear Kirk McDonald: SUBSECT: Preliminary Plat Review Village Industrial Park 2nd Addition South of Quebec Avenue, west of M.N.&S.R.R. New Hope, FIennepin County Thank you for submitting the Village Industrial Park 2nd Addition plat for review. Since Ihe plat is not adjacent to a trunk highway, and has no apparent impact on the trunk highway syslem, Mn/DOT has no comments regarding development of this property. If you have any questions regarding this review please contact me. Sincerely, ~ Cyrus l~nutson Transportation Planner cc: I_es Weigelt, Hennepin County An F. qual Opportunity Employer 4401 Xylon Avenue North Telephone: 612-531-5100 City Hall Fax: #612-531.51~ New Hope, Minnesota 55428-4898 TDD Line: 612-531-5109 Police Fax: #612-531.517 Public Works Fax: #612~-76~ CITY OF NEW HOPE MEMORANDUM DATE: August 17, 1993 TO: Hennepin County Department of Transportation' Minnesota Department of Transportation Minnegasco Northern States Power Co. U.S. West Telephone King Cable Television New Hope Director of Public Works New Hope Director of Finance/Administrative Services New Hope City Attorney New Hope City Engineer New Hope Building Official FROM: Kirk McDonald, Management Assistant/Community Development Coordinator SUBJECT: Preliminary Plat of Village Industrial Park 2nd Addition Enclosed you will find a preliminary plat for Village Industrial Park 2nd Addition. Please review and forward comments to me prior to 4:30 p.m. on Monday, Au~l~ 31, 1993. The preliminary plat will be considered by the New Hope Planning Commission at their September 7th, 1993, meeting. "If you have questions, please feel free to contact me at 531-5119. Family Styled City'~~ For Family Living. CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 93-15 Request: ___ Request for Variance to Rear Yard Set Back Requirement and Site/Building Plan Review/Approval for Construction of Warehouse/Office Building Location: 3940 Quebec Avenue North PID No: 17-118-21-32-0005 Zoning: I- 1 (Limited Industrial) Petitioner: Bruce Paddock/Paddock Laboratories Report Date: May 28, 1993 Meeting Date: June 1, 1993 BACKGROUND 1. The petitioner is requesting site and building plan review/approval for the construction of a new warehouse/office building and a 15-foot variance to the 35-foot rear yard setback requirement, pursuant to Sections 4.039A and 4.034(3) of the New Hope Code of Ordinances. 2. Paddock Laboratories is proposing to construct a 75,750 square foot warehouse/office to accommodate company growth and increased employment on the former Minnegasco site on the newly constructed Quebec Avenue extension. 3. Proposed site information is as follows: Site & Roof Drainage: 15% to Quebec Avenue 85 % to Retention Pond Building Area: 58,300 square feet (footprint) Paving Area: 72,000 square feet Total 130,000 square feet Site Area: 327,555 square feet Lot Coverages: 17.8% building 22.0% paving 60,2 % green Total 100% 4. The new building will include warehouse, production, office and laboratory areas, with square footages for each identified below: 1. Warehouse: 32,850 square feet 2. Production: 16,700 square feet 3. Office: 18,200 square feet 4. Laboratory: 3,000 square feet Total 70,750 square feet 5. The setback requirements for the I-1 Zoning District, as applied to this parcel are as follows: Front yard - 50 feet (north side/Quebec Avenue) Side yard - 20 feet (east/west sides) Rear yard - 35 feet (south side/cemetery) All setback requirements are met except on the rear yard. Planning Case Report 93-15 June 1, 1993 Page -2- 6. Due to the existence of poor soils on the eastern 2/3 of this property and shallow groundwater conditions, l~see attached documentation), the petitioner is proposing to locate the building on the western 1/3 of the parcel. This prohibits the proposed building from complying with the 35-foot rear yard setback requirement. The building is proposed to be located 20 feet from the south/rear propertyline, therefore a IS-foot variance form the 35-foot rear yard setback requirement is needed. 7. Paddock Labs, which produces pharmaceuticals at their existing site at 3101 Louisiana Avenue North, has outgrown the existing site and is developing this new facility on Quebec Avenue in conjunction with economic development assistance from the City and State. In June, 1992, the City Council passed a resolution providing for the issuance and sale of $4,000,000 in Industrial Development Revenue Bonds, which essentially writes down the interest rate, and the City is pleased that Paddock is developing the new facility in New Hope. 8. Surrounding land uses/zoning include the MN & S Railroad and R-1 residential to the east, Bethel Cemetery to the south, Holy Nativity Lutheran Church (zoned R-O) to the west, and I-1 warehouses across Quebec Avenue to the north. 9. This parcel was zoned Industrial in 1956, General Industrial in 1961, and was rezoned to limited industrial in 1989. This development proposal is consistent with the Comprehensive Plan. 10. The topography of the site slopes over 20 feet from the high point at the southwest corner down to the east by the railroad tracks. Few trees exist on the site. 11. Property owners within 350' of the request have been notified and staff has received no comments on this request. ANALYSIS Variance 1. The purpose of a variance is to permit relief from strict application of the zoning code where undue hardships prevent reasonable use of property and where circumstances are unique to the property. A hardship may exist by reason of narrowness, shallowness, or shape of property or because of exceptional topographic or water conditions. The hardship cannot be created by the property owner and if the variance is granted, it should not alter the essential character of the neighborhood or unreasonably diminish or impair property values in the neighborhood. 2. "Undue hardship" as used in connection with the granting of a variance means the property in question cannot be put to a reasonable use if used under conditions allowed by the official controls, the plight of the landowner is due to circumstances unique to his property not created by the landowner, and the variance, if granted, will not alter the essential character of the locality. Economic considerations alone shall not constitute an undue hardship if reasonable use for the property exists under the terms of the ordinance. 3. Additional criteria to be used in considering requests for a variance includes the following and the Planning Commission/City Council shall make findings that the proposed action will not: A. Consistent With Purpose of Variance. Be contrary to the purposes of a variance. B. Light and Air. Impair an adequate supply of light and air to adjacent property. C. Street Connections. Unreasonably increase the congestion in the public street. D. Public Safe _ty. Increase the danger of fire or endanger the public safety. E.Property_ Values. Unreasonably diminish or impair established property values within the neighborhood, or in any other way be contrary to intent of City Code. Planning Case Report 93-15 June 1. 1993 Page -3- 4. The petitioner has submitted a letter that details the reasons for the variance request (see attachment), which focuses on building efficiency, potential for future expansion, subsurface soil conditions, and front yard landscaping. Staff f'mds that the variance is reasonable due to the soil conditions and also finds that the reduction in the rear setback will have a minimal impact on the cemetery property to the south. Site/Building Plan Review 5. The Design & Review Committee met with the petitioner on May 13th and a number of items were reviewed including building design for future expansion, parking, traffic/truck circulation and exits, retaining wall on south side, screened rooftop equipment, parking lot and building lighting, enclosed dumpsters, snow storage and signage. Revised plans were submitted as a result of the meeting. 6. The plans include a future second floor expansion area to accommodate future growth, with portions of the office being relocated to the second floor and the addition of an elevator. The company currently employs 63 employees on a single shift and may grow to 100 employees within the next 5 years. The expansion area is planned so that it would not interrupt production areas. 7. Parking stall numbers are detailed below, 166 spaces are required and are being provided. Required Parking: 1. Warehouse @ 90% = 29,565 sq.ft. @ 1 stall/1000 sq.ft. = 30 stalls 2. Production & Labs @ 90% = 17,730 sq.ft @ 1 stall/350 sq.ft. = 51 stalls 3. Office @ 90% = 6,389 sq.ft. @ 1 stall/200 sq.ft. + 3 = 85 stalls Total Required Stalls = 166 Parking Provided: 1. Guest parking = 24 stalls (2 Disabled Accessible) 2. Employee parking = 142 stalls (2 Disabled Accessible) Total Stalls Provided = 166 8. Landscaping improvements have been made at the request of the Design & Review Committee and include a total of 656 shrubs and trees - please refer to the enclosed landscape plan and plant schedule. 9. Building materials will consist of painted concrete, aluminum frame glazing curtain wails for executive offices, accent color band and base to be brick color, other precast to be Kasota Stone color; all rooftop equipment to be screened or painted to match building materials. A small sign with metal letters will be affixed to the north elevation and a small pylon sign erected on Quebec Avenue; both in compliance with sign ordinance regulations. 10. The plans show perimeter concrete curb and gutter around all bituminous paving, a profile of semi-truck circulation with a 50' turning radius, dumpster enclosure, snow removal area, parking lot light standards, and guest parking in front of the building. 11. The City Engineer has reviewed the plans and made the following comments: A. The retention pond located in the northeast comer of the site which was graded and developed as part of the Quebec Avenue Extension was properly sized to collect runoff from this site when developed. Therefore, it is important that the site be properly graded and storm sewer be constructed to convey all stormwater runoff to the retention pond. Attached is a marked up portion of the grading plan recommending additional storm sewer construction. Planning Case Report 93-15 June 1, 1993 Page -4- B. It is recommended the parking lot area and driveways include B612 concrete curb and gutter. It should be noted the existing soil conditions below the easterly portion of the parking lot may warrant special consideration (excavation/refill, geotextile fabric, draintile, etc.) due to poor soil. C. The grading plan does not imply any grading will be done east of the parking lot. In the event grading is being done in this area, the grading plan needs to show that grading. It is anticipated excess material will result from the site grading and be disposed of in this area. The grading in this area cannot impact the surface drainage from the cemetery. It is staff's understanding that a revised storm sewer plan is in the process of being prepared in accordance with the City Engineer's recommendation, 12. The plans show "future sidewalk to connect with Church's, per City specifications". This should be clarified, as staff would definitely like to see the sidewalk installed as part of this project. 13. Plat Revision Issue: Late into this review process, staff realized that the existing plat identifies this property as Outlot A and the Zoning Code does not permit building construction on an outlot. The petitioner has been notified and is in the process of having the plat revised, which will identify this property as Lot 2, Village Industrial Park. Staff recommends that this plat revision be approved administratively and be a condition of this development proposal approval. RECOMMENDATION Staff recommends approval of the site/building plan review and the rear yard setback variance, subject to the following conditions: 1. Performance bond/development agreement be required for major site and boulevard work; amount to be determined by Building Official and City Engineer. 2. Sidewalk issue to be clarified. 3. Plat to be administratively revised from Outlot A to Lot 2. 4. City Engineer issues to be addressed/resolved. Attachments: Zoning/Topo/Section Maps Petitioner Letter re: Variance Site Plan Site Plan Notes Traffic Circulation/Parking Plan Parking .Notes Landscape Plan Plant Schedule Floor Plan Building Elevations Certificate of Survey Soils Information Engineer Letter/Map IDB info & 6/8/92 Council minutes I I I I I I I t i I i t I I f t I i ; I ! i, CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 93-27 Request: Request for Site/Building Plan Review/Approval to Allow Building Addition Location: 9101 Science Center Drive PID No: 07-118-21-21-0004 Zoning: I- 1 Limited Industrial Petitioner: Avtec Finishing Systems, Inc. Report Date: September 3, 1993 Meeting Date: September 7, 1993 BACKGROUND 1. This is a request for site/building plan review/approval to allow a building addition at 9101 Science Center Drive, pursuant to Section 4.039A of the New Hope City Code. 2. Avtec Finishing Systems, Inc. is proposing to construct a 7,217 square foot addition to their shipping/receiving area on the southeast interior comer of the existing building, which currently contains 28,630 square feet, and the addition will bring the total building square footage to 35,847 square feet. Avtec is a plating company; where the product is shipped in, plated, and shipped back out. 3. Proposed building and site data is listed below: Area Building - Addition (including covered dock): 7,217 sq. ft. Area Building - Existing: 28,630 sq. ft. Area Building - Existing + Proposed: 35,847 sq. ft. Occupancy Group: B-2 Construction Type: IIN (sprinklered) Building Use Area Distribution (Proposed + Existing): Office- 2,705 sq. ft. Production - 11,128 sq. ft. Warehouse & Ancillary Area - 22,014 sq. ft. 35,847 sq. ft. Parking Required: 71 spaces Parking Provided: 86 spaces + 1 b.c. Site Area (5.5 acres) 241,758 sq.ft.= 100% Existing Building + Proposed Addition: 35,847 sq.ft. = 15% Existing Paved Area Less Addition = 46,497 sq.ft. = 19% Green and Unimproved = 159,414 sq. fL = 66% Impervious land cover is unchanged. Area of proposed addition is presently paved. 4. This 5.5 acre parcel is located in an I-1 Limited Industrial Zoning District and is surrounded by I-1 zoned properties, with a rail spur on the east and the rail main on the south. 5. The addition meets/exceeds the setback requirements for the I-1 District, which are as follows: Front yard - 50 feet Side yard ~ 20 feet Rear yard 35 feet Planning Case 93-27 September 7, 1993 Page -2- 6. This property was zoned Heavy Industrial in 1956 and was rezoned to Limited Industrial in 1961. The existing building was constructed in 1981 by Rosewood Corporation. 7. The topography of the property slopes gradually to the south and there is a berm in the front yard with medium sized trees. 8. Property owners within 350 feet of the property line have not been notified, as City Code does not require a public hearing for site/building plan review/approval. ANALYSIS 1. This warehouse expansion is routine and meets all of the zoning code standards. It requires site/building plan review/approval because the addition exceeds 10 % of existing building size. 2. The Building Official indicates that 42 parking spaces are required and 86 spaces plus one handicapped space are provided. 3. The building addition will not result in the loss of any green area, as the area of the proposed addition is presently paved. The site contains 66 % green area. 4. The petitioner met with the Design & Review Committee on 8/19 and the major issues discussed were building materials, track traffic flow/signage, trash enclosure, lighting, and floor plans. The petitioner indicated that the purpose of the expansion was to consolidate the shipping functions. The Design & Review Committee requested that a revised floor plan be submitted and the petitioner submitted a revised plan. 5. The petitioner has confn'med that the building materials (concrete block) will be painted to match the existing building, that the addition will match the existing building in height, and that no new rooftop equipment will be added. 6. Per the notes on the plan, no changes or modifications will be made to the grades exclusive of the addition footprint, no changes or modifications will be made to the storm drainage characteristics, snow storage remains unchanged, and no change is proposed for landscaping. 7. Refuse storage is internal and has been shown on the revised plan. 8. The addition will contain six new 8' x 9' overhead doors with two docks and one ramp, with all shipping operations being shifted to the southeast comer of the property. The existing overhead doors are being left in place for ventilation. Four down lights on the existing building will be relocated to the new addition. 9. This property shares a driveway with the adjacent warehouse to the west and the only changes to the plans that staff is recommending is the addition of a group of ONE-WAY driveway signs in the tracking area, per Exhibit A from the Building Official. The addition of the recommended signs will force all trucks to enter at the eastern driveway and exit around the southwest building comer, out the shared (west) drive onto Science Center Drive. Specifically, staff recommends that four (4) metal signs (maximum 6 square feet each) be placed as follows: A. "AVTEC TRUCKS" at eastern drive facing Science Center Drive. B. "ONE-WAY" on eastern edge of eastern driveway, near parking lot. C. "ONE-WAY DO NOT ENTER" at southwest comer of building, across drive. D. "NO AVTEC TRUCKS" on wester edge of westerly shared driveway, facing Science Center Drive. Planning Case 93-27 September 7, 1993 Page -3- RECOMMENDATION Staff recommends approval of the site/building plan review for the addition at Avtec Finishing Systems, Inc., subject to the following condition: 1. Addition of four (4) on-site traffic signs, per #9 in staff report and per "Exhibit A". Attachmems: Section/Topo/Zoning Maps Site Plans Revised Floor Plan/Elevations Certified Survey Exhibit A - Signage Building & Site Date Plan Notes R-0 PARK I-1 ATHLETIC FIELD COOPER HIOH SCHOOL SUNNY~IOE HW#D BQUND R.4 CI~IC CENTER PARK NEW H CITY HALL TAL FREE CHUJ~CH POOL FIR~ PARK I ERE~.AR'O'1 CENTER RO&D ~ CENTER RD 55OO ~' PUSL. IC '%~+~ GARAGE ~4.so ~rz,~' NORTH RIDG ..~.~ CENTER F~LD '' AVTEC ~INISHIN* SYSTEMS, INC. 1~ ~ I( WAREHOUSE ADDITION I~, ~ I~ NEW HOPE, MN. SCIENC~ C;-NT' R 'DRIVE i L. No additions, deletions or changes to site dimensions. 2. No changes to or modifications of grades exc}usive o£ addition footprint. I 3. NO changes to or modification of storm drainage characteristics exclusive of building footprint. 4. Refuse storage is internal. 5. No change or modifications to: ]) access points; 2) sidewalk plan; d) parking 4) truck exclusiv~ of areas; maneuvering l~eW docks and deletion of four docks on existing south elevation. 6. Curb types and l. ocations are unchanged. 7. Snow storage not changed. 8. No change is proposed for landscaping. ! CITY OF NEW HOPE PLANNING CASE REPORT Planning Case: 93-28 Request: Request for Site/Building Plan Review/Approval to Allow New Gas Pump Island Canopy Location: 4200 Winnetka Avenue North PID No: 17-118-21-22-0013 Zoning: B-4 Community Business Petitioner: DLE, Inc./Uno-Ven Company Report Date: September 3, 1993 Meeting Date: September 7, 1993 BACKGROUND 1. This is a request for site/building plan review/approval to allow the installation of a new gas pump island canopy at the Unocal Station, pursuant to Section 4.039A of the New Hope City Code. 2. The petitioner is proposing to remove the existing fueling islands, replace them with three (3) new islands and multi-product dispensers, a new fueling canopy over the new islands, and new green area with curbing. The petitioner states in their application that these improvements will allow them to remain competitive while improving the general appearance of the comer with their new image. 3. The proposed canopy would be approximately 120 feet in length and 28 feet in width, or cover an area of approximately 3,000 square feet and have a total height of 17 feet (including a 3- foot ridge/cap around the top). 4. The existing site contains a one-story brick structure that is located diagonally in the center of the lot and the canopy would be located on the southwest comer of the site. 5. The .9 acre parcel is located in a B-4 Community Business Zoning District at the northeast intersection of Winnetka Avenue and 42nd Avenue and is surrounded by B-4 uses: District g281 Administration Office across 42nd Avenue to the south, McDonalds located across Winnetka Avenue to the west, Hardees restaurant located to the north and Port Arthur Cafe located to the east. 6. This site was zoned Residential in 1956, Commercial in 1960, Retail Business in 1971, General Business in 1966, and in 1991 the majority of the property along 42nd Avenue between Winnetka and Louisiana was rezoned to B-4 Community Business District. 7. The topography of the property is flat and there is minimal greenery on the site. 8. Property owners within 350 feet of the property line have not been notified, as City Code does not require a public hearing for site/building plan review/approval. ANALYSIS 1. Staff finds that the large angled canopy installation is routine as long as a 14' ground clearance is provided. Detailed canopy elevation and illumination contour drawings have been submitted as requested. 2. Besides the canopy, the site plan includes a number of other significant improvements including a new green perimeter with landscaping around the entire parcel and perimeter curbing. Planning Case Report 93-28 September 7, 1993 Page -2- 3. The Design & Review Committee met with the petitioner on 8/19 and the following issues were discussed with Design & Review requesting that revised plans be submitted: -landscaping schedule is needed. -perimeter curbing is shown on the inside perimeter, but not on the outside perimeter. The petitioner agreed to install the additional curbing and show it on revised plans. -the parking layout needs to be shown on revised plans. -canopy would be of steel construction and painted to match existing building. -canopy to be of blue/white/orange colors with the top 3/4 of the canopy to be blue and lower 1/4 white. -all lights will be downlighting. -communication will be via an intercom system built into the fuel dispenser, with the base station controlled by the cashier. -trash enclosure needs to be shown on plan. -snow storage needs to be shown on plan. -the petitioner is not proposing to sprinkle the landscaping and there was discussion regarding possibly widening the green strip. 4. Note that both driveway areas beyond the green perimeter on the north and east are used by adjacent businesses, although they are part of the legal description of this property. Hardees, to the north, and Port Arthur, to the east, use the easements along the east 25 feet of this lot. The easement on the north is used primarily by Port Arthur customers. Hardees has attempted to purchase this north portion of land in the past so that they could add another row of parking, but Uno-Ven has declined. Uno-Ven has chosen not to eliminate this drive and has therefore created the green strip 25 feet from the north lot line. If the existing building is replaced/redeveloped in the furore, the property on the north side may be needed for the redevelopment. 5. Revised plans were submitted by the petitioner and include the following changes: -a canopy lighting photometrics graphic has been added to the plan. -a detail of the canopy light fixtures has been provided. -hours of operation have been added to the site plan and will be: Monday - Saturday 6 a.m. to midnight Sunday 8 a.m. to 10 p.m. -the revised plans have been changed to a conventional engineering scale, 1" = 20', as requested by 'staff. -the 25' easement on the east has been labeled "easement for driveway access". -the 25' driveway access on the north has been labeled "driveway access (no easement)". -the parking layout on the property has been added to the plan, as requested, with 18 parking stalls identified on the site, the majority of them being 45-degree angle parking on the east side of the property -the green perimeter landscaping strip has been widened to eight (8) feet on the north and east sides and the perimeter curbing has been added to both the interior and exterior portion of the property, as requested. -the route of the delivery transport is shown on the revised plan. -the snow storage area has been added to the plan, as requested, on the north side of the property (2500 square feet). -the existing trash enclosure behind the building has been added to the plan. Planning Case Report 93-28 September 7, 1993 Page -3- -the exact setback of the canopy is shown on the revised plans: 21 feet 3 inches (at the closest point) from the west property line and 16 feet 9 inches (at the closest point) from the south property line. The revised plans address a number of issues raised by Design & Review Committee and staff. 6. The City Code presently only establishes conditions for gas pump canopies for convenience stores with gasoline, which require a conditional use permit. Staff recommends that (separate from this case) an ordinance change be initiated that establishes guidelines for future requests such as this, which address setbacks, signage, and percent of yard covered by canopy. 7. The canopy signage is proposed to be four (4) 36-inch round signs and technically the City Code only allows signs 12-inches in height and 6-feet in length (6 square feet). Due to the limited amount of signage requested, staff is recommending approval with the understanding that no other building canopy or ground signage is allowed without a sign variance, except for required safety signage in the canopy/pump area. (A total of 250 square feet of front wall signage is allowed by City Code for single occupancy businesses and canopy signage is included in that calculation.) 8. In review of the revised plans, staff requests that the following revisions/additions be made: A. The 45-degree angle parking stalls should be revised to 90-degree stalls throughout the site, as shown on Attachment A. B. The parking at the southeast driveway entrance on 42nd Avenue should be revised to move parking away from 42nd Avenue by 20 feet (also shown on Attachment A). This not only will address parking/safety concerns, but also creates a more appropriate size and shaped green area. C. A detailed landscape schedule needs to be submitted showing name, size, location, and number of existing and new plantings. D. A revised illumination contour drawing for the canopy needs to be submitted for the 27 400-watt super halide lights, as the additive foot candles are not shown on the submitted photometric detail. RECOMMENDATION Staff recommends approval of site/building plan review for the addition of a canopy over gas pumps and related site improvements, subject to the following conditions: 1. Parking be revised, per 8A and 8B of staff report. 2. Landscape schedule to be submitted. 3. Revised illumination contour be submitted. Attachments: Zonlng/Section/Topo Maps Petitioner Letter Revised Plans Building Official Exhibit Original-Site Plan -Canopy Elevations -Canopy Layout Plan -Canopy Lighting Plan Certified Survey AVE. ¢OOPEI~ HIgH SCHOOL SU#NYSIOK HEW HOPE EL£MET&RY R.4 ¢IVK; NEVI N CITY HALL SWIMMING poo~ B., FIRE STATION CEldlr?E~' I-1 NEW HOPE OEL ELEMENTARY SCHOOL AVE. CIVIC ,H-TI CITY , ~, ~.~ , ~ N. OFFICE GETHSEMANE CEMETE~X SCHOOL BUS 915.3 0 z 911.9 × X 910.7 ? o o 000 N o ? ? 0 0 0 DLE Donald L. Egerer Consul~nt 5921 Fremont ^venue South, Minneapolis, Minnesota 55419 612-@66-8210 612-869-1670 Ooug Sandsted City of New Hope 4401Xylon Avenue North New Hope, MN 55428 August 11, 1993 REF: UNO-VEN "76" Serv$ce Station, 4200 Ntnnetka Ave. N. Mr. Sandstad: Please find enclosed our appIicetion ~or a site and building pian review ~or the above location, eight sets of drawSngs, an 8~ x 11 reduction, deed copy and the $150.00 fee. The plan includes removing existing ~ueling ~slands, replacing them wSth three new islands and multi-product dispensers, e new ~ueIing canopy over the new islands and severaI square ~eet o~ new green area with curbing. These kinds o~ Smprovements w~ll aIIow us to remaSn competStive wh~le improving the generai appearance of the corner with our new image. He w~li be pieased to answer your questions and supply information as we work together toward SmprovSng thSs corner. Sincerely Scott Egerer Construction · Remocieting · Maintenance · Equipment Specializing in Commercial & Petroleum-I~elated projects --- 42ND AVENUE NOfiTH HOURS Of OPERATION ~" X 2~" WITH PHOTO~ETRIC~ CANOPY L[G~TIN~ A~ SHOWN ABOVE FOR 1 ~' MTG. HT. 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F.~, ~+-,-+ .... ~-- ' F )UNDATi N PLA , i-- ', 29'-3 ;/2~ SURVEY FOR: MORIL OIL CORPORATION OESCRIPTION~ Tracts C and D, REGISTERED LANO SURVEY NO. IZdT, Files 01 Rqlflrlr CITY OF NEW HOpE PLANNING CASE REPORT Planning Case: 93-11 Request: Request for Planned Unit Development Conditional Use Permit to Allow Construction of a Mausoleum and Office Building and Various Site Improvements Location: Gethsemane Cemetery, 8151-8161 42nd Avenue North PID No: 18-118-21-13-0001 Zoning: R-1 Petitioner: Catholic Cemeteries, Archdiocese of St. Paul and Minneapolis Report Date: September 3, 1993 Meeting Date: - September 7, 1993 SUMMARY 1. The petitioner is requesting Planned Unit Development Conditional use Permit Approval, pursuant to Section 4.19 - New Hope Code, to allow construction of a mausoleum and office building and various site improvements as included on the Master Plan development for Gethsemane Cemetery. 2. The Catholic Cemeteries of the Archdiocese of St. Paul and Minneapolis have submitted a conceptual master plan of the overall site and detailed development plans for the Mausoleum and office facilities of the Gethsemane Cemetery property. The R-1 District allows cemeteries by conditional use permit. Due to the scope of the site development including multiple buildings, variety of uses, and phased development, City staff recommends that the proposal be handled as a planned unit development. As a result, the applicant is requesting a PUD conditional use permit within the R-1 Zoning District. In accordance with the PUD procedure, the applicant is pursuing conceptual approval for the entire site and development approval for the first stage of development. 3. City staff, including the City Attorney, Planning Consultant, and City Engineer, have been meeting with the Cemetery since July to resolve a number of issues that are common for a property of this size and a project of this magnitude. The City is very supportive of the master plan and the phase one development. The Design & Review Committee met with Cemetery officials both in July and August and revised plans have been submitted on several occasions. This request was tabled at the August Planning Commission meeting at the petitioner's request due to a number of issues that needed to be resolved and subsequent to that time the staff and D & R Committee met with the petitioner again and it is now felt that the majority of items have been addressed and that the application can proceed. 4. The City's Planning Consultant has prepared a detailed report on the PUD application and development plans for the first phase of construction and this report is intended only as a supplement to highlight the major issues. Please take time to review the enclosed materials so that you are familiar with the PUD process. This process in the Zoning Code is intended to allow for some flexibility in the development, which will extend over a number of years. The plans submitted to date primarily address specific building issues for the mausoleum and office and landscaping in that area. Detailed plans for other portions of the 5-year Phase One Development, such as specific landscaping and fencing plans along Rockford Road, will be submitted at a later date and will be submitted to the Planning Commission and City Council for approval at the time they are prepared. All of the proposed Planning Case Report 93-11 September 7, 1993 Page -2- improvements will be incorporated into a PUD Development Agreement to be executed between the Cemetery and the City, and which is a condition of this approval. 5. Property owners within 350 feet of the property were notified prior to the August meeting and a number were in attendance. Following the tabling of the case, the Vice-Chairman informed those present that they should return in September and no further notices would be sent. ANALYSIS 1. The primary components of the Phase One portion of the Cemetery development are the construction of a mausoleUm and office. Other components include enhancement of the existing main entrance, construction of ornamental fencing and installation of landscaping along Winnetka/42nd Avenues, construction of a corner monument and signage, and completion Sr addition of new site features in Sections 2, 3, and 5. 2. The office building is proposed to be set back to 150 feet south from the north property line and will have a total floor area of 45' x 45' and contain approximately 2,000 square feet. It will be a wood frame building with a stucco exterior and granite accents and is designed to counter balance the mausoleum. The flat-roofed portions of the building are 12' in height and the entrance/lobby gable peak will have a height of 19 feet. Both buildings are designed with gabled, standing seam metal roofs which will be copper in color. Any rooftop equipment will be screened or painted to match the building and the office meets all Zoning Code setback and height requirements. 3. The mausoleum, the main feature of the development, will be located directly south of the office building and is designed for above ground entombment, where caskets are placed in concrete crypts. The 8,000 square foot building will contain 1,080 crypt spaces and 608 cremation niches, with approximately 1/2 being accessible from the exterior and 1/2 from the interior. Exterior walls and crypt end covers will be granite and interior walls will be granite or marble. A 27' x 57' space in the center of the mausoleum will be for conducting graveside services for small groups. The building will be 16 feet in height, except for the vaulted areas above the gathering space, which will be 35 feet in height. Similar to the office building, the mausoleum will have a gabled, standing seam metal roof of copper color. The mausoleum meets all Zoning Code setback and height requirements. 4. Roadway Width. The conceptual masterplan includes a highly integrated system of private roadways which provide direct as well as recirculating connection to all portions of the property. All on-site roadways have been proposed at a 20-foot width, to be in compliance with those already existing. While the PUD regulations require a 25-foot width, flexibility may be warranted in this case given the uniqueness of the cemetery development. The applicants have provided a listing of road widths at other cemeteries throughout the Metro area. The exhibit shows the existence of many cemetery roads at a width of 20 feet, or less in some situations. Since proper functioning of cemeteries has occurred for many years at this standard and no adverse effects are apparent, the 20-foot width is viewed as acceptable for general circulation roadways through the cemetery. The 20-foot width does not allow for the passing of vehicles while cars are parked on both side of the roadway. In response to City staff concerns, the applicants have revised the plans to show that both roadways between the mausoleum and office facilities be constructed at a 24-foot width and utilized as one- ways. This is viewed as acceptable because it allows vehicles through circulation when the roadways are being used for parking. Planning Case Report 93-11 September 11, 1993 Page -3- 5. Right-of-Way. As part of Hennepin County's planned improvements to adjacent streets and intersections, additional right-of-way will need to be acquired to accommodate turn lanes. An additional 17 feet of right-of-way is desired along Rockford Road to within 400-500 feet on either side of the proposed main entrance and taper to the existing right-of-way. This right- of-way has been illustrated on submitted plans. A second issue related to the dedication of right-of-way along Rockford Road is the need for mm lanes on Rockford Road to access businesses to the north between Xylon and Winnetka Avenues. However, the cemetery is adverse to dedicating additional right-of-way for purposes not beneficial to them and would want to be compensated for land provided in addition to that necessary to the Xylon inter- section. The City understands that further discussion and final decision on this matter is needed between the applicant, City, and County to come to an agreement on amount and type of compensation which will be provided to the cemetery for additional dedicated right-of-way. 6. Wetland/Storm Drainage. The conceptual master plan indicates the inclusion of wetland areas into the design of the site, but further delineation and identification of the types and exact locations of all wetlands will be necessary as each phase of the site is developed. The wetland along Boone Avenue is intended to be utilized to control on-site drainage for the Gethsemane property and potentially neighboring properties as part of the City's Comprehensive Storm Water Drainage System. Delineation of the wetland should be coordinated with completion of the City's Storm.water Drainage Plan. An agreement must be established between the applicants and the City for construction of the pond which addresses the percentage of costs that the cemetery is responsible for, payment schedule and timeframe for construction. 7. Public Water. Water service will be needed for fire protection purposes. The Uniform Fire Code requires that water be provided within 150 feet of every building. The applicants have indicated that sprinkler systems will not be utilized in the mausoleum and office structures. Thus, a loop water main will be necessary through the site from Rockford Road as shown on submitted plans. 8. Fencing/Landscaoine. The conceptual master plan shows the establishment of a new fence line and some form of buffering along the periphery on the site to screen the cemetery from traffic and adjacent commercial/industrial uses and to add to the overall beauty and solitude of the parcel. The proposed fence design, while not definitively indicated, is very desirable and will allow for views into the site both for safety and aesthetic reasons. The concept plan indicates extensive landscaping around the perimeter of the site. Detailed design of fencing, landscape, and vegetative elements may occur with each development phase, however, this will require that plans again be submitted for Planning Commission and City Council review and approval. 9. Relocation of Main Entrance. The master plan proposes to relocate the main entrance from Rockford Road in a direct alignment with Xylon Avenue as part of the second phase of cemetery development. This is highly desirable in that it would create a full signalized intersection at Xylon and eliminate the existing curb cut onto Rockford Road. City staff suggests that some assurance be made for the timely relocation of the cemetery entrance and the elimination of the existing entrance. It is therefore recommended that the main entrance be relocated in conjunction with the City/County improvements of the Xylon intersection or within ten (10) years of the date of conceptual master plan approval. Additionally, it is recommended that some form of security deposit be required from the applicant to ensure relocation/construction of the new entrance within approved time period. Planning Case Report 93-11 September 7,1993 Page -4- 10. Please refer to the Planning Consultant's September 2nd report regarding other miscellaneous issues such as trash collection, the existing maintenance building, sidewalk, signage, and the removal of the temporary office building. RECOMMENDATION Staff recommends approval of the Conditional Use Permit for the Planned Unit Development and the approval of the Conceptual Master Plan and Phase One Development plans subject to the following conditions: 1. Relocation of the main entrance to be in alignment with Xylon Avenue occurs at the time of and is coordinated with City/County improvement of the Xylon intersection or no later than ten (10) years from the date of concept plan approval. 2. All roadways are curbed and surfaced with asphalt to match those already existing. 3. Delineation of wetland areas along Boone Avenue is completed as part of future development phases in accordance with the Wetland Conservation Act and is submitted ~br review by the Bassett Creek Watershed District and concept plan approval is subject to change based on future delineation of wetlands during subsequent development stages. 4. The establishment of easements over wetland area/swales be agreed to as deemed necessary by the City Engineer for comprehensive stormwater drainage purposes and escrow money be deposited as determined by City staff to guarantee dedication and construction of the ponding area. 5. All other drainage and utility issues are reviewed and approved by the City Engineer. 6. Flexibility is permitted by the City Council through the PUD which allows on-site signs as proposed by the applicant. 7. Detailed site plans are submitted with each subsequent development stage of Phase One which are consistent with the approved concept plan. 8. The existing chain link fence along the perimeter of the property is removed and replaced with another constructed of high quality materials reviewed and approved by the Planning Commission and City Council as part of future development stages. 9. The fenc line is set back a minimum of ten feet from all adjacent roadways, as measured from new property lines after the dedication of additional right-of-way. 10. Detail landscaping plans (coordinated with fencing plans) are submitted showing the type and location of vegetation intended around the periphery of the site for review and approval by the Planning Commission and City Council as part of future development stages. 11.' Sidewalks are installed along one side of the (new) main entrance and entrances along Boone and Winnetka Avenues to the intersection of the first cross street. 12. The stockpiling of soil from grave sites and subsequent filling of land be permitted and utilized to shape future on-site development areas, provided easement and wetland area are not filled or obstructed. 13. Revised concept plan with stormwater retention pond and revised Boone Avenue entrance to be incorporated into PUD dpocument. 14. In the event that the 30-foot roadway easement on the south side of the cemetery property is relinquished by the City, as 5-foot drainage and utility easement will be maintained. Planning Case Report 93-11 September 7, 1993 Page -5- Phase One Conditions: 1. The temporary office facility is removed with 14 days after issuance of the new office building occupancy permit (weather permitting). 2. All section features, monuments, and similar structures on site be set back a minimum of 30 feet from adjacent property lines. 3. All proposed roadways are concrete curbed, and surfaced with asphalt. 4. Loop watermain and 2 hydrants to be installed, per revised plan, in conjunction with construction of office building and mausoleum. 5. A schedule of anticipated construction timelines for remaining Phase One elements is submitted to the City for review. 6. All of the 'above stated conditions be incorporated into a Planned Unit Development Agreement to be drafted by the City Attorney and executed by representatives of the Cemetery and the City, with an appropriate type of financial security to be provided, as determined by the City Engineer, City Attorney, and Building Official, and agreed to by the Cemetery. Attachments: Planning Consultant's Report, Sept. 2, 1993 Site Location Existing Roads & Development Master Development Plan Mausoleum/Office Site Plan Mausoleum Floor Plan & Elevations Office Floor .Plan & Elevations Grading & Utility Plan Planting Plan Entrance Plan Phasing Plan Fence Detail Signage Plan and Details Itennepin County Recommendation Roadway Widths of Metro Area Cemeteries Boone Avenue Pond Concept Light Detail Rockford Right-of-Way Expansion July 30th Engineer Letter re: Storm Drainage August 26th Engineer Letter re: Right-of-Way Dedication August 13th Addendum to Gethsemane Cemetery PUD Application July Planned Unit Development Application Traffic Information Master Plan Executive Summary Landscape Schedule Building/Architectural Information Master Development Plan Nor west ssoci ed Consul ants, Inc. U R B P L A N N G · D I G N · M AR K E R E S E A R C H PLANNING REPORT TO: Kirk McDonald FROM: Elizabeth Stockman/Alan Brixius DATE: 2 September 1993 RE: New Hope - Gethsemane Cemetery PUD FILE NO: 131.01 93.11 EXECUTIVE SUMIVIARY Background The Catholic Cemeteries of the Archdiocese of St. Paul and Minneapolis have submitted a conceptual masterplan of the overall site and detailed development plans for the Mausoleum and office facilities of the Gethsemane Cemetery property. A portion of the property is currently developed. The property is located between Boone and Winnetka Avenues on the south side of Rockford Road (County Road 9) and encompasses approximately 82 acres of land. · The site is zoned R-l, Single Family Residential. The R-1 District allows cemeteries by conditional use permit. Due to the scope of the site development including multiple buildings, variety of uses, and a phased development, City Staff recommended that the proposal be handled as a planned unit development. As a result, the applicant is requesting a PUD conditional use permit within the R-1 Zoning District. In accordance with the PUD procedure, the applicant is pursuing conceptual approval for the entire site and development approval for the first stage of development. The following review addresses these areas separately as a means of providing the most comprehensive and detailed analysis. 5775 Wayzata Blvd.- Suite 555 · St. Louis Park, MN 55416 · (6!2) 595-9636.Fax. 595-9837 Attached for reference: Exhibit A Site Location Exhibit B Existing Roads & Development Exhibit C Master Development Plan Exhibit D Mausoleum/Office Site Plan Exhibit E Mausoleum Floor Plan & Elevations Exhibit F - Office Floor Plan & Elevations Exhibit G - Grading & Utility Plan Exhibit H - Planting Plan Exhibit I - Entrance Plan Exhibit J - Phasing Plan Exhibit K - Fence Detail Exhibit L - Signage Plan and Details Exhibit M - Hennepin County Recorc~endation Exhibi. t N - Roadway Widths of Metro Area Cemeteries Exhibit O - Boone Avenue Pond Concept Exhibit P - Light Detail Exhibit Q - Rockford Right-of-Way Expansion Recommendation While the land use and general layout appear to be acceptable, a number of issues exist that may influence the design and development of the cemetery. Based on staff review, we would recommend that the applicant respond to the following conditions of approval: 1. Relocation of the main entrance to be in alignment with Xylon Avenue occurs at the time of and is coordinated with City/ County improvement of the Xylon intersection or no later than ten (10) years from the date of concept plan approval. 2. Ail roadways are curbed and surfaced with asphalt to match those already existing. 3. Upon construction of other site structures as part of future development phases, including the amphitheater, future chapel and mausoleum, all adjacent roadways shall be constructed at a minimum 24 foot width. 4. Delineation of wetland areas along Boone Avenue is completed as part of future development phases in accordance with the Wetland Conservation Act and is submitted for review by the Bassett Creek Watershed District. 5. Concept plan approval is subject to change based on future delineation of wetlands during subsequent development stages. 2 6. The establishment of easements over wetland areas/swales be agreed to as deemed necessary by the City Engineer for comprehensive storm water drainage purposes and escrow money be deposited as determined by City staff to guarantee dedication and construction of the ponding area. 7. All other drainage and utility issues are reviewed and approved by the City Engineer. 8. Flexibility is permitted by the City Council through the PUD which allows on-site signs as proposed by the applicant. 9. Detailed site plans are submitted with each subsequent development stage of Phase One which are consistent with the approved concept plan. 10. The existing chain link fence along the perimeter of the property is removed and replaced with another constructed of high quality materials reviewed and approved by City staff as part of future development stages. 11. The fence line is setback a minimum of ten feet from all adjacent roadways, as measured from new property lines after the dedication of additional right-of-way. 12. Detail landscaping plans (coordinated with fencing plans) are submitted showing the type and location of vegetation intended around the periphery of the site for review and approval by the city as part of future development stages. 13. Sidewalks are installed along one side of the (new) main entrance and entrances along Boone and Winnetka Avenues to the intersection of the first cross street. 14. The stockpiling of soil from grave sites and subsequent filling of land be permitted and utilized to shape future on- site development areas, provided easement and wetland areas are not filled or obstructed. Phase One Conditions 1. The temporary office facility is removed within 14 days after issuance of the new office building occupancy permit (weather permitting). 2. Ail section features, monuments, and similar structures on site be setback a minimum of 30 feet from adjacent property lines. 3. All proposed roadways are concrete curbed, and surfaced with asphalt. 3 4. A schedule of anticipated construction timelines for remaining Phase One elements is submitted to the City for review. 5. A security, approved by the City Attorney, is provided to the City to ensure that the portion of Phase One development shown on submitted plans occurs as planned. ISSUES ANALYSIS Zoninq. The subject site is currently zoned R-i, Single Family Residential. Cemeteries are allowed by CUP in this district. The applicant is requesting approval of a Planned Unit Development Conditional Use Permit. Due to the complexity and size of the site, City staff recommended that a PUD CUP be pursued. City determinatibn on conditional use permits is based on the following factors: 1. Comprehensive Plan. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official Comprehensive Municipal Plan of the City. 2. Compatibility. The proposed use is compatible with its adjacent land uses. 3. Performance Standards. The proposed use conforms ~with all applicable performance standards contained in this Code. 4. No Depreciation in Value. The proposed use will not tend to or actually depreciate the area in which it is proposed. 5. Zoninq District Criteria. In addition to the above general criteria, the proposed CUP meets the criteria specified for the various zoning districts. 6. In Residential Districts (R-I, R-2, R-3, R-4, R-5, R-0). a. Traffic. Non residential traffic is channeled into thoroughfares or onto a street abutting business or industrial uses leading directly to thoroughfares, and not onto minor residential streets. b. Screening. The proposed use will be sufficiently separated by distance or screening from adjacent residentially zoned land so that existing homes will not be materially depreciated in value and there will be no deterrence to development of vacant land. 4 c. Compatible Appearance. The structure and site shall have an appearance that will not have an adverse effect upon adjacent residential properties. The proposed use is in compliance with all the CUP criteria as listed above. Additionally, the Planned Unit Development designation is viewed as appropriate for several reasons: 1. The land use and natural features of the site are unique to the area. 2. Multiple structures are to be developed on site. 3. The project will be the result of a single masterplan developed in several phases. 4. To allow greater variety, design, and siting of structures and site features. An R-I, CUP-PUD zoning classification is considered the best means by which to implement the coordinated development scheme over the next 10 to 20 years and into the future. Comprehensive Plan Consistency. The City of New Hope Comprehensive Plan shows the subject property as semi-public land, to be utilized as a cemetery as was originally intended by the owners. The proposed overall Conceptual Masterplan and Phase One development are consistent with the intent of the City's Comprehensive Plan. Conceptual Ma erplan The conceptual masterplan approval will establish the parameters by which the future development of the site will occur. For clarification purposes, this report addresses the review of the concept plan and portions of Phase One (mausoleum/office building) development separately to insure that they comply with City zoning standards and fulfill the City's development expectations. Land Use. The use of the subject property is generally compatible with the surrounding area land uses which are as follows: Direction Existing Land Use Northeast Commercial Northwest Residential/Municipal Facilities West Residential East Commercial/Industrial South Residential 5 While neither the cemetery or surrounding area land uses will have an extraordinarily negative effect upon one another, the installation of fencing, screening, and landscaping along the periphery of the site has been proposed to buffer the effects of adjacent traffic and noise so as to create a tranquil atmosphere. In depth discussion of screening and landscaping can be found in subsequent sections of this report. The proposed design provides an attractive open space in the center of New Hope consistent with underlying and surrounding area land uses. Site ConfiCrUration. The site exists as a ± 82 acre lot abutting Boone Avenue on the west, Rockford road on the north, and Winnetka Avenue on the east. The site area and width greatly exceed R-1 Zoning District standards. Hennepin County has requested the dedication of additional right-of-way along C.S.A.H. 9 (Rockford Road) as shown on submitted plans. Additionally, it appears as though a 30 foot easement exists on the south side of the cemetery property which was established at the time of platting, anticipating a roadway in this location. The City will relinquish any and all rights to this portion of the property if the necessary right-of-way is dedicated along the adjacent in-place roadways. The City and County Engineers should review and comment on these right-of-way issues. Vehicular Circulation. Roadway Width. The conceptual masterplan includes a highly integrated system of private roadways which provide direct as well as recirculating connection to all portions of the property. The roadways are used for the parking of vehicles during grave side services and special events. Parking occurs on either one or both sides of the roadways, depending on the number of people and proximity to the activity. All on site roadways have been proposed at a 20 foot width, to be in compliance with those already existing. While the PUD regulations require a 25 foot width, flexibility may be warranted in this case given the uniqueness of the cemetery development. The applicants have provided a listing of road widths at other cemeteries throughout the Metro Area, attached as Exhibit N. The exhibit shows the existence of many cemetery roads at a width of 20 feet, or less in some situations. Since proper functioning of cemeteries has occurred for many years at this standard and no adverse effects are apparent, the 20 foot width is viewed as acceptable for general circulation roadways throughout the cemetery. Given the usage of the mausoleum and office buildings, which may occur on a daily basis, and the multiple numbers of vehicles present during ceremonies it is necessary that through circulation be maintained at all times for emergency vehicles or otherwise. 6 The 20 foot width does not allow for the passing of vehicles while cars are parked on both sides of the roadway. In response to City staff concerns, the applicants have suggested that both roadways between the mausoleum and office facilities be constructed at a 24 foot width and utilized as one-ways. This is viewed as acceptable because it allows vehicles through circulation when the roadways are being used for parking. Upon construction of other site structures as part of future phases~ including the amphitheater, future chapel and mausoleum, it is recommended that the roadways be constructed at a 24 foot minimum width'in these locations also. Relocation'of Main Entrance. The master plan proposes to relocate the main entrance from Rockford Road in a direct alignment with Xylon Avenue as part of the second phase of cemetery development. This is highly desirable in that it would create a full signalized intersection at Xylon and eliminate the existing curb cut onto Rockford Road. Due to increasing traffic volumes on Rockford Road, City Staff believes that the future relocation of the cemetery entrance responds to existing public safety concerns. Phase Two implementation of the new entrance is not specifically defined,although the applicants have indicated that it is a priority item to be completed as it becomes financially feasible. City Staff suggests that some assurance be made for the timely relocation of the cemetery entrance and the elimination of the existing entrance. It is therefore recommended that the main entrance be relocated in conjunction with the City/County improvements of the Xylon intersection or within ten (10) years of the date of conceptual master plan approval. Additionally, it is recommended that some form of security deposit be required from the applicant to ensure relocation/construction of the new entrance within the approved time period. Riqht-of-Way. As part of Hennepin County's planned improvements to adjacent streets and intersections, additional right-of-way will need to be acquired to accommodate turn lanes. 'An additional 17 feet of right-of-way is desired along Rockford Road to within 400- 500 feet on either side of the proposed main entrance and taper to the existing right-of-way. While this provision should not be a problem on Rockford Road, the existence of graves in close proximity to Winnetka Avenue may not allow space enough for additional right-of-way to be dedicated. The increased right-of- way along Winnetka Avenue should be reviewed and determined by the County. This right-of-way has been illustrated on submitted plans and should be dedicated prior to construction of the Phase One development. Refer to the attached letter from Hennepin County, shown as Exhibit M. A second issue related to tke dedication of right-of-way along Rockford Road was raised at the August 19th Design Review meeting. It was mentioned that the need for turn lanes on Rockford Road to 7 access businesses to the north between Xylon and Winnetka Avenues should be coordinated with the dedication of right-of-way for the Xylon Avenue intersection improvements. However, the cemetery is adverse to dedicating additional right-of-way for purposes not beneficial to them and would want to be compensated for land provided in addition to that necessary for the Xylon intersection. It is recommended that additional right-of-way be shown along Rockford Road in this location and indicated on site plans. The City understands that further discussion and final decision on this matter is needed between the applicant, City and County to come to an agreement on the amount and type of compensation which will be provided to the cemetery for the additional dedicated right-of-way. Surfacing. The City Zoning Ordinance requires that all areas intended for the parking or driving of vehicles be surrounded by a perimeter curb and surfaced to control dust and drainage. Additionally, all existing drive lanes are concrete curbed and paved with asphalt. To maintain visual and functional consistency throughout the cemetery property, it is required that all proposed drive lanes and parking areas be treated the same. Utilities. Wetlands/Storm Drainage. The subject property contains several wetland areas and swales which must be protected. While the conceptual masterplan indicates the inclusion of wetland areas into the design of the site, further delineation and identification of the types and exact locations of all wetlands will be necessary as each phase of the site is developed. The wetland along Boone Avenue is intended to be utilized to control on-site drainage for the Gethsemane property and potentially neighboring properties as part of the City's Comprehensive Storm Water Drainage System. Delineation of the wetland should be coordinated with completion of the City's Stormwater Drainage Plan and need for increased storm water control. The establishment of storm water and utility easements and proper sizing of the pond will also be necessary and should be coordinated with the City Engineer's review and approval of the project. An agreement must be established between the applicants and the City for construction of the pond which addresses the percentage of costs that the cemetery is responsible for, payment schedule, timeframe for construction, terms under which costs may be challenged and the deposition of soil from grave sites elsewhere on the cemetery property. The agreement should be subject to review and comment by the City Attorney. Public Water. It is anticipated that the installation of irrigation systems and water faucets is desired similar to those which currently exist among grave site areas. Additionally, water 8 service to various structures throughout the site is likely for rest rooms or other means. The location and sizing of these systems will be subject to review and comment by the City Engineer. Water service will also be needed for fire protection purposes. The Uniform Fire Code requires that water be provided within 150 feet of every building. The applicants have indicated that sprinkler systems will not be utilized in the mausoleum and office structures. Thus, a loop water main will be necessary through the site from Rockford Road as shown on submitted plans. The location of lines, hydrants and sizing of such will be subject to review and comment by the Fire Chief. Siqnaqe. The City Sign Code (section 3.40) necessitates that all signs to be utilized on the cemetery property comply with the provisions .of this section. A signage plan has been submitted which shows the locations, sizes, materials and types of signs which are desired (Exhibit L). The following table provides a summary of what is proposed. Allowed Proposed (Phase One) .... Size ......... Size ..... Sign Type No. Area Height No. Area Height Primary and 2 75 sf 20 ft 3(p) 65.17 sf 7'8" Secondary 2(s) - not defined - Monument (Ground) Directional No established City 1 4.5 sf 5' above *5 are standards grade existing Informational No established City 4 18.24 sf 8' above *2 are standards grade existing Given the unique character of the site, land use and large parcel size, flexibility from City sign standards through the PUD is allowable. Specifically, deviation from the permitted number of signs on site should be evaluated by the Planning Commission and City Council as should the adequacy of directional and informational signs. The proposed ground/monument signs are in compliance with the City's size and height limitations, however, the number of signs exceeds the two allowed by Ordinance. A second issue is the desire to accentuate the Winnetka Avenue entrance with two secondary monuments. It may not be desirable to promote this location as an entrance, given the need to pass by the maintenance facility and the entrance distance from the office and mausoleum area. 9 The City Sign Ordinance does not address cemetery uses specifically as they relate to the usage of directional and informational signs. Review of these proposed signs in relation to typical Metro Area size and height standards indicates that they may be acceptable as shown. The sign setbacks from adjacent roadways should be a minimum of 10 feet and also appear to be sufficient. Fencing/Landscaping. The conceptual masterplan shows the establishment of a new fence line and some form of buffering along the periphery of the site to screen the cemetery from traffic and adjacent commercial/industrial uses and to add to the overall beauty and-solitude of the parcel. In order to accomplish this, the existing chain link fence which is in place along Winnetka Avenue and Rockford Road, should be removed. The new fence and landscaping should be setback a minimum of ten feet from the new property lines after the required right-of-way dedication as shown on submitted plans. No fence or landscaping setback is deemed necessary along the residential properties to the south. However, where grave sites are established along Winnetka Avenue, the fence and landscaping setback will have to vary to accommodate the existing development. The proposed fence design, shown in Exhibit K, while not definitively indicated, is very desirable and will allow for views into the site both for safety and aesthetic reasons. The location of the fence line should be incorporated into the required landscaping plans as part of future development stages. The required landscaping plans should indicate the locations of all existing and proposed vegetation and related site amenities which should be coordinated into a unified design. The concept plan indicates extensive landscaping around the perimeter of the site. Detailed design of fencing, landscape and vegetative elements may occur with each development phase, however, this will require that plans again be submitted for city review and approval. Pedestrian Circulation. As part of the proposed cemetery development, there are several issues which relate to pedestrian circulation on and surrounding the site which must be addressed prior to final plan approval. On-Site Walkways. Since the cemetery is a land use intended for the public, the site should invite persons within the gates and fence line by providing sidewalk connections from the boulevard onto the property. It is suggested that sidewalks be installed on one side of the main entrance drive and the entrance from Boone and Winnetka Avenues up to the first street intersection where the private drives serve as shared vehicular and pedestrian routes. The sidewalks should be constructed of concrete at the City's design and size specifications. 10 Existing Sidewalks. Upon recent inspection of the cemetery property and the surrounding area, concern was raised as to the condition of the existing sidewalks along Winnetka Avenue and Rockford Road. Weeds, unevenness of pavement and some cracking was apparent. It is recommended that as part of the planned on- site improvements, the peripheral walkways are also improved and coordinated with adjacent street improvements to ensure citizen safety and to present the well-kept image which is desired in the community. EmDloyee/Maintenance Area. Theemp!oyee and maintenance area for the cemetery is located in the southeast corner of the property. The single building with attached maintenance/storage garages is planned to be maintained in the existing location with vehicular access directly onto Winnetka Avenue. Upon recent site inspection, evaluation .of this access showed no problems with regard to vehicular visibility (site distances) or turning movements. While the maintenance/employee building is generally well maintained, its view from the majority of the cemetery is somewhat prevalent. It is understood that as the more dominant structures are constructed, this portion of the site will become less obvious, however consideration should still be given to providing improved screening in this area and coordinating the color of the building with others planned throughout the site.. In the future, when the maintenance facility is in need of painting, a change in color should be considered. The applicants have agreed to allow existing vegetation to grow taller and to improve the maintenance/employee area as stipulated. Trash Collection. The City Zoning Ordinance requires that provisions be made for the proper collection of trash from the subject property. The cemetery owners have stipulated that this function will occur internally through a process by which all refuse will be brought to the maintenance area to be picked up by a trash collection vehicle. This arrangement is viewed as acceptable because it eliminates the somewhat obtrusive effect of a large truck traversing the tranquil site environment and the need to design all roadways at truck sizing standards. Securities. The phasing plan to be utilized on the cemetery property necessitates that each phase of construction be completed prior to proceeding with subsequent phases. Thus, the City needs some assurance that the project will be constructed as planned and completed within the specified time period. It is recommended that a security be required for all elements which are given development approval and for any other improvements required by the City as part of concept plan or Phase One development approval. 11 Phasing Process Implementation of the conceptual masterplan is scheduled to occur in several phases. A minimum of four phases are planned over the next ten to twenty (or more) years as is indicated by the infill of grave sites and crypts. As each phase nears development, detailed site grading, utility, and landscaping plans will be required, as will City Council approval consistent with the approved conceptual masterplan. The Phase One portion of the cemetery development was outlined by the applicants to incorporate the following within the Phase One five year timeframe: 1. Mausoleum construction. 2. Office construction. 3. Enhancement of the existing main entrance and construction of segments of ornamental fencing in the entrance vicinity. 4. Reinforce landscaping along Winnetka Avenue. 5. Complete site feature in Section 3 and add a site feature in Section 2. 6. Enhance secondary (Winnetka Avenue) entrance and construct corner monument, sign, and fencing. 7. Construct a site feature and provide additional landscaping in Section 5. The application for concept plan and Phase one development approval includes the overall site conceptual masterplan and detailed plans of the mausoleum and office (and related) facilities. The application does not incorporate plans for the remaining items as .listed above which are to be developed as part of Phase One. City staff has agreed that remaining detailed plans required for Phase One development may be submitted on a time schedule (detailed phasing plan) which is approved in association with the current application. The time schedule should incorporate remaining elements of Phase One which have not yet been addressed and which must be implemented within the five year Phase One timeframe. Upon approval of the time schedule by the City Council, detailed development plans will be accepted as each portion of Phase One is implemented. Each separate submittal and application will require Planning Commission and City Council approval. This will set the course for the next five years of development and will give the City assurances that performance will occur beyond just the construction of the buildings. 12 Phase One Development Plan As shown on the phasing plan submitted by the applicant, the Phase One development of the Gethsemane Cemetery property is inclusive of that portion of the site which is already developed and new construction of the mausoleum, office building, and supporting elements as shown on submitted plans. To date, focus has been on the development of the new buildings, rather than Phase One in its entirety. Prior to final approval, it is recommended that the timing of remaining Phase One improvements are detailed within the five year Phase One timeframe. Buildinq ComDonents. Setbacks. 'The minimum building setback from adjacent roadways shall be 50 feet, as required along such thoroughfares. The required building setback for non-residential structures from residential areas is 25 feet. The proposed location of all buildings on the Gethsemane Cemetery property meet or exceed these requirements. Height. Building height limitations in a PUD are based on the requirements of the underlying zoning district. Thus, the maximum allowable structure height which is permitted in the R-1 district is 35 feet. The proposed building height of the office facility is 20 feet, 6 inches and the mausoleum height is proposed at 35 feet. Thus, both structures are in compliance with the Zoning Ordinance requirements. Architectural Compatibility. Integrated planning and architecture are key components of a Planned Unit Development project. The City's Commercial Core Design Guidelines requires that buildings be massed in such a way as to create a cohesive identity and uniform image. The color, design and materials chosen for the mausoleum and office facility are viewed as highly desirable and represent .the quality and consistency desired by the City which are in compliance with the intent of adopted regulatory documents. Ail roof-top equipment and other such necessities should be screened from view and coordinated with the building color/materials used throughout. Temporary Office Buildinq. There is currently a temporary office facility being utilized on the cemetery property. Removal of the structure should be coordinated with the occupancy permit issued for the new office facility, whereupon 14 days (weather permitting) will be allowed to remove the temporary office structure and associated elements. 13 Section Features/Statues. Many strUctural site amenities have been proposed throughout the cemetery property including monuments, statues, a main entrance gateway, and pergola. While these are to be utilized as landscape elements, they are structural in nature and will therefore be required to maintain the setback and height requirements of the underlying zoning district. In this regard, it is recommended that a minimum 30 foot setback (the base setback of the R-1 district) be imposed from all property lines after dedication of the necessary right-of-way. Since the structures are not intended for occupancy, the required 50 foot building setback is viewed as extreme. Vehicular Circulation. Parking. In association with the construction of a new office facility, parking must be provided at a ratio of three spaces plus one for each 200 square feet of floor area. In this regard, 13 total spaces are required, including one handicapped stall. The submitted plans show eighteen standard spaces and two handicapped spaces, thus meeting and exceeding Zoning Ordinance requirements. The chapel area within the mausoleum necessitates that additional parking be provided on site° A special parking lane has been established in front of the mausoleum which is separate from other drive lanes and parking areas. The adequacy of the parking lane was evaluated against the City's parking requirement for churches, since no specific parking requirement eXists for chapels or mausoleums. A standard of one space per three seats necessitates that 34 parking stalls be provided, as based on a seating capacity of 100 people. The proposed parking lane measures approximately 390 feet in length. This distance, divided by 22 feet (parking stall length) allows for the parking of 17-18 vehicles in each of two lanes, for a total of 34-36 parking stalls, depending on individual vehicle lengths. The proposed mausoleum and chapel parking is therefore in compliance with the City's Zoning Ordinance standards for the number of stalls required. Landscaping. A landscaping plan has been submitted for a portion of the Phase One development, which includes the office and mausoleum area. Our review of the plan indicates that the design and vegetative species chosen for this portion of the site represent a very aesthetic and appropriate arrangement. The proposal is consistent with the intent of the City Zoning Ordinance. A more comprehensive landscaping/fencing plan which includes all of the Phase One land area, giving specific attention to property line landscaping along Winnetka Avenue and Rockford Road, will be required for future review and approval by the City as part of subsequent development stages. 14 Lighting Plan.-The attached landscape plan shows the locations of lights provided on the subject site. Flood lights are proposed in front of the office and mausoleum buildings, primarily for security purposes. Exhibit P indicates the detailed specifications of such. Since the cemetery site is strictly used during daylight hours, the location and types of lights proposed are viewed as appropriate. When detailed plans are submitted in the future for perimeter landscaping and fencing, light specifications should be included for entrance areas and signage. Revised Plans. The applicants have indicated that implementation of the prayer garden may not be constructed as part of the Stage One development due to the unexpected cost of providing a water main loop across the site. Revised plans should be submitted which exclude the prayer garden and landscaping unless a security is posted to eDsure construction of the area prior to City review and approval of future development stages. CONCLUSION Both the Conceptual Masterplan and Phase One Development plans have been, in general, well designed and coordinated. The project is expected to be a desirable addition to the City which adds a form of beauty, character, and uniqueness to the community and promotes the gathering of residents for a common purpose. Based on the preceding review, we recommend that approval be granted for the Conceptual Masterplan and Stage One Development plans in addition to the requested conditional use permit. Our recommendation is contingent upon satisfaction of the conditions outlined in the Executive Summary of this report being met to the satisfaction of the City. 15 PL. Pt. N EXHIBIT A LOCATION ~~Tt-~S~MAN~ O~M~T~.2Y ~ ~__N N EPlN Q[OU NT'Y, · ~%'~$' ; .. .., Entrance ") ........ ' -"~':'- Maintenance Area EXHIBIT B EXISTING ..ROADS & DEVELOPMENT ° s~ ~Vc~ L,°o P.~? I 3.' CORNEI~bIONU~IE~ j > J lT. VEi~TICAI. TEI~IINU5 FEA]'U] ~. TI~FFICCIRCL~E~TU~E ~. I~OND ~E~ ~C~E~..~ ~LY. ~. ~. 61~TI I~EM~ME 6~IIDEN- ~E~ION EI~TUI~E 2]. L~C~ ~Cn~ ~ ~l.~ 10. ~UB~T~I~L ~OC~FORD i{OaD L~ND~C~PIN6 24. FUTURE ~I~U~OLEU~I 14. NElVO[FICE ~. ES'I'.&TE LOT (r~l~.) * / .x\ . I I I I I / I ' - ~ock ford ,,~,. o~ SI~ P~N EXHIBIT D ro sal for: GETHSEMANE CEMETERY ..~,~,'"c ................ NEW ilOPE, MINNESOTA 360 SINGLE CRYPT SPACES FLOOR PLAN 24 coiJcl! CRYPT SPACES SCALE: 3/16' · 1'-O~ 6~6 TANDEM CRYPT m IO80 TOTAL CRYPT SPACES 608 TOTAL NICHE SPACES ~ ............ Proposal- for: 'GETHSEMANE' CEMETERY' ...~ ................ NEW tlOPEr MINNESOTA ,".,~.~.,,,'~.~: .... ,, .. rn ) ! / I~1~-I': II.-I .I-I '.'I I/iff .". I'~.H. ::.: I~ttT~l?i:l~J-I "il..?..l':l'.l '!~~~1'! I/ / I'l.JJ:.~.JT_l:jj.,:L,_U;: :~'..;..i, ,.I,.IJ~.~:':::IZL-I_~.I..I....L?.I.:i:..,_I.,_I_,. I',_l.;flLJ_:.l..l_;_l] H I/ FRONT ELEVATION I1"1 'rITT'qTT ' ~' 1' [~!ii'ii:i'~i:i:i!~, i-:[ i.~ ~'. i-~?i: .-.,~"~ .... ..,.~ ~~:.~.,---.,,...~_ ...].1., ELEVATIONS S.~.~LI::-' ~lll&' - 1'-0' .......... ~"' Proposal for: GETHSEMANE CEMETERY 1~'~,~,:"~~:~'2 NE~ !~OPE, MINNESOTA ......... ELEVATIONS $CAL~ 3;16' · 1'.-0'. LEFT SlOE ELEVATION u,': f.o' FRONT ELEVATION \ \ \x \\ I ;' ' / ./ I I ~ I ~ ', ~ I /,~ ~ ~ ', ![ ', //-/ ' ' ' x ill X / // I ~-- I ii' Ged[hsemane Cemetery . MASTER DEVELOPMENT PLAN PHASING PLA rtl NEW HOPE, MINNESOT~a~ J ..... ,. TYPICAL. FENCE/COLUMN ELEVATION EXHIBIT K ~EXISTING ~ I J I I I' .i~ ,-' ..-- ~ -- _~/ %./ ~ ,/ ' '5 . / i II i.l I l I I ~ .. I I . .... ~ ~ . ' I ~E MA~ ~Y SIGNAGE PLAN LEGEND PRIMARY MONUMENT SECONDARY MONUMENT DIRECTIONAL SIGN EXHIBIT L- 1 INFORMATIONAL SIGN SCALE: i~1 {)[ ROCKFORD ROAD 0 $10 20 30 60 ' ~ SCALE IN FEET NORTH .. A/:I [ S-T~' ~ ROCk'~3RD MoNuMENT ,(~. EXHIBIT L-2 TOP VIEW · · 11'-5' -_ · GRANITE FRONT VIEW SIDE VIEW (~)' PRIMARY MONUMENT ELEVATIONS ".'. EXHIBIT L-3 · _(~_DIRECTIONAL SIGN % EXHIBIT (~ DIRECTIONAL SIGN EXHIBIT L-~ I ~268 _~ .. HOURS M0n. - Fri. .m. - 4:: Sat. lO.a ~.-12~ _. ...... ~Sun. '~ .. GATES ~.~ ~,,~y- Open 8 a.m. : ~,..,, Closed p.m~ :~~. I Cut ers only, ~'~ -No' d~oratio~. EXHIBIT ' ' DEPARTMENT OF PUBLIC WORKS ' E] 320 WashingtOn Avenue South Hopkins, Minnesota 55343-8468 HENNEPIN PHONE: {612) 930-2500 j L FAX [6~2]930-25~3 TDD: [6~2] 930-2696 July 23, 1993 Kirk McDonald Community Development Coordinator City of New Hope 4401Xylon Avenue North New Hope, MN 55428-4898 Dear ~r. McDonald: REi Proposed Development Plan - Gethsemane Cemetery CSAH 9, North side, between Boone Ave. and CSAH 156 (Winnetka Ave) Section 18, Township 118, Range 21 Hennepin County Plat No. 2076 Review and Recommendations We reviewed the above development plan and make the following comments: · To provide adequate right of way for future improvements to CSAH g, the developer should dedicate an additional 17' of right.of way, measured from the existing right of way line, along this segment of CSAH 9. · Based on projected traffic volumes future channelization and upgrading of CSAH 156 {Winnetka Ave.) would normally require a right of way width of 50' from the center of CSAH 156; but because of the proximity of the graves along CSAH 156 the developer should dedicate as much right of way as possible along this segment of CSAH 156 without interfering with the grave sites but provide a minimum width of 43' from the center of CSAH 156. It must be noted that any right of way width less than 50' east'and 50' west of the CSAH 156 centerline will likely result in a roadway shift and/or other compromises, in.the functioning of CSAH 156. · Hennepin County requests the opportunity to review all future phases of this development. ' · The proposal of relocating the main cemetery entrance to directly opposite Xylon Avenue and closing the existing driveways is acceptable to Hennepin County. · All proposed construction within County right of way requires an approved utility permit prior to beginning construction. This includes, but is not limited to driveway removal, drainage and utility construction, trail development and landscaping. Contact our Permits Section at 930-2550 for utility permit forms. HENNEPIN COUNTY an eqUal oppodunlty employer EXHIBIT M Kirk McDonald July 23, 1993 ~-~ Page 2 ~ · The developer must restore all areas disturbed during construction within County right of way. Please direct any response to Les Weigelt. Sincerely, Thomas D. Transportation Planning Engineer TDJ/L~W:lw CEMETERY ROADWAY WIDTHS · From: John Bergly, SWWB Planning Consultant For purposes of comparison, I visited several Twin City Area cemeteries to determine road widths. Findings are as follows: MAiN ENTRANCE OTFrER CEM]&TERY CEMETERY DRIVES. ROADS Gethsemane 20' in/20' out 20' - All but a short segment is curbed Lakewood, ~vfirmeapolis 15' in~15' Out 18' - Near the entrance and chapel is 24' to 28" St. Mary's, Minneapolis 18' ird18' out 15' to 18' - No curbs except at entry. Hillside, Minneapolis 15' in~15' out Most 17' to 18' - A few 20'. No curbs. Sunset, St. Anthony 20' in/20' out 20' - Old brick curbs on some roads. Adath, 37th & Winnetka 16' in/out 15' to 16' - No curbs. Bethel, 37th & Wirmetlm 17' in/out 17' - One way, no curbs. Roselawn 20' in/20' out 20'. Resurrection,Mendota Hts. 22' in/22' Out 20' - Some curbs. No cemeteries surveyed had over 20' wide roads. Lakewood Cemetery which is widely used as a model for cemetery development has 18 foot roadways throughout except for 24' to 28' near the entrance/chapel/mausoleum area. The Planned Unit Development District regulations refers to "private roadways" in the general introduction to all types of PUD's - multi-family, business, industrial or mixed use developments - all with high life/safety and property protection concerns. So the last half of the sentence that talks about private roadways, talks about designing the roads to "...permit the city f~re trucks to provide protection to each building." The extremely low intensity of use, the granite and marble mausoleum and the small office building with the lowest type of occupancy rating, all indicate that fire vehicles will have no problem either accessing the site or circulating to the buildings on 20 foot roadways (22 ft. for the mausoleum parking lane). An issue raised was to allow a moving vehicle to pass between vehicles parked on both sides of a road for some graveside services. Several factors should be considered: EXHIBIT 1. Through traffic is not intended (or wanted) to pass by a bur/al site. 2. Other occasional visitors to the cemetery - as well as those visiting a burial site - travel at very slow speeds and there is virtually no through traffic going into the cemetery. 3. Graveside services can be seen Well in advance and alternate routes can easily be taken to avoid them within the cemetery road system. 4. In the winter, parking for graveside services is limited to one side if in rare cases the full width of the road is not plowed. The cemetery knows that'with colder weather, parking near the gravesite is important so roads are thoroughly plowed. 5. .The inten.t is to keep cemetery traffic slow-moving and not to make the roads look like regular streets or highways. 6. For comparison: a. Two lanes of interstate highway is 24' wide - allowing for 65 mph traffic; b. The one-way Minneapolis parkway system is designed with one parking lane (actual curbed parking bays) and one wide driving lane and is a total of 22' wide. 7. The 18 or 20 foot wide drives in virtually all the larger cemeteries have been found to work very effectively in accomplishing the cemeterys' needs and serving the public. Several cemetery directors were contacted and none reported any problems with parldng or traffic on their roads. MICROLITER® METAL HALIDE A compact H.I.D. floodlight for energy efficient outdoor lighting and specifically the retroliting of PAR and R lamp fixtures and 500 watt Quartz floods. The floodlight utilizes the efficient H.I.D. source of metal halide. The Microliter luminaire provides an optical assembly with controlled NEMA beam spread. Ideal for floodlighting applications such as building facade, sign lighting, display, as well as general safety and security lighting. Housing .--- Die cast for lightweight, durable construction. Housing has a bronze LEKTROCOTE® finish. Reflector-- One-piece aluminum hydrof0rmed parabolic reflector, exclusive ANODAL® finish /'~ for maximum reflectivity and specularity. The metal halide reflector system is designed with a wide horizontal and vertical beam spread or narrow horizontal and vertical beam spread. Lens Assembly -- Tempered, shock and impact resistant glass lens assembly. High.qual~ gasket provides positive seal to housing. Mounting -- ~/~" knuckle mount with a bronze Lektmcote finish. Ballast -- Class "H" HPF ballast, -30°F starting, 60 Hz standard, available in QUAD'TAP'" 120/208/240/277 in metal halide. Additional Features Luminaire shipped with lam~3 installed in socket for quick and easy installation. Lamp is a single ended medium base style. U.I.. 1572. listed, suitable, for wet ORDERING INFORMATION w... vo,,.0..' ,. :--.:- MiC-OO70H-358'".-".~. 70 5 (81°1 x 4 (60') Clear 120/208/240/277 9.0 4.1 .71 .1 , ~::.;MIC-O100H-3S~:~(~t'' 100 5 (86') x 4 (62°) Clear 120/2081240/27'7 10.0 4.6 .71 .1 MIC-0175H-3S~ ! 175 -- -- 6 (103°) x 5 (81'~ Clear 1201208/240/277 11.0 5.0 .71 .1 :,; MIC-0070H-328-':-' · 70 2 (22') x 2 {19") Clea~ 120/208/240/277 9.0 4.1 .71 .1 -': MIC-01OOH;328',' 100 2 (27'} x 3 (32') Clear 120/208/240/277 10.0 4.6 .71 .1 :-=, MiC.0175H.338:_~- 175 3 (32') x 3 (36') Clear 1201208/2401277 11.0 5.0 .71 .1 I 4~/~ ' (118 mm) NOT~ FOR ELECTRICAL DATA, SEE PAGES 272-276. 'Luminaire,s are shipped wired for 277V, eas~y changed to olha' voltages in Ihe field. CATALOG LOGIC MIC-0100S- 8-XX ,.,. n- -I-TT T Microliter ! PC-PhotocontroP MHS-21 / Voltage Wattage '. 1 - 120 volt N.EE HPS MH 6 - 220-240 volt 50 Hz. ("/OW HPS only) 50 70 8 - Quad,Tap"'; 120/208/2401277 vott 70 100 9 - Dual Tap;, 120/27'7vo~ 100 175 150 Lamp Type . Beam Dlatrlbution $ - High Pressure Sodium 2 - Nat'mw {Type 2~ H - MetaJ HaJide Ballast Type 3 - Narrow ~'ype 3)~ 2 - HPF (HP$) $ - Wide ~ype 5} 3 - HPF 6 - NPF {HP$) 120 volt only;, ~ 50 and 70W HP$ (H.P.E'J only;, ~ 70 and 100W Metal Halide only ' 175W Metal Halide only. MIC-GS-2 · A_CC_ESSORIES- n.~e~o %. ~0. , ,, _ "-,,,,MINIFLOODTM NRG®900 SERIES:. ORD, ERING INFORMATION ' M~C-SPC-2 4-,. ~::~:$ .~ N RG: 907 '~.:,.~:~"~[-~.~ r~ Flood 70 120 'includes lamp. ACCESSORIES FLOOD LENS For field installation with separately. :", .~.~ ~4,:~.,. ~.~: J ~ . Weight : :~'20~-BC3B~ ~'"~c~st box cover is finished in black and has three V="~ed .5 ?~..'~.:~.,~ / hubs and ~vo plugs. · .'4024C";:~?~ ' $1eel slipfitle~ fo~ 2' pipe (2%' O.D.) tenon. ~ 4 1.8 :~.NRG~-.W~ Wire guard . ~ _ .3 '~~ Lighting Division characteristics and lamp information, see page 272-276. % EXHIBIT P Joseph C. *nderlil(, PE I~oDert R PfefferJe. PE Agnes M Ring. * lC P L Phlltlp Gravei Ill PE Rosene Ma .... L Sorvala. PE. Richard ~/ Foster. PE. Thomas ~/ Pe[erson PEKaren L W,emer, PE Richard E Turner. PE David O. Losko[a. PE.M~chael C Lynch. PE Gary D Kns[of~tz. PE Glenn R Cook. PE ~oDe~ C Russek. ~1 A James R Ma~and. PE F Todd Foster PE Associates Thomas E Noyes PE. Jer~ A Bourdon. PE. Jer~ D Pe~scn. PE Ke,th R Yapp, PE SuSa~ M Ebedin. CPA Michael T Rautmann. PE MarR R Roils. RE. Shawn O Guscafson PE "~n~or Consul[an[ Ted K Field. PE. Mark A ~ip. PE Ceol~o Ohwer. PE Thomas R AnderSon A iA Ga~ ~ Morlen, PE Char~es A Enckson --'=nglneers & Architects ~o~ c Burgardt. RE Dan,et ~ Edge~on, PE Leo M Paweisky July 30, 1993 City of New Hope 4401 Xylon Avenue N. New Hope, MN 55428 Attention: Mr. Kirk McDonald Re: Gethsen~ane Cemetery Development Plans Our File No. 34-Gen Dear Kirk: We have reviewed the storm water drainage for the Gethsemane Cemetery and recommend' the following: Storm Water Drainage: Gethsemane Cemetery is included in both Shingle Creek and Bassett Creek Watershed. The Shingle Creek Watershed includes that area (19.3 acres) which drains directly to 42nd Avenue while Bassett Creek Watershed includes that area (57.9 acres) which drains directly to Boone Avenue. Presently there is no ponding on the site. The area proposed to be developed as part of Phase I is included in both watersheds. Existing downstream ponding areas which receive storm water from the cemetery include Memory Pond in Crystal and Northwood Lake in New Hope. Both of these ponding areas experience flooding during intense storms. Therefore it's important to the City of Crystal and New Hope to develop new ponding areas upstream from each of these areas to reduce flooding. Gethsemane Cemetery is approximately 80 acres in size. Based on todays standards its not uncommon for a parcel of land or development this size to dedicate 3-5% of it's land for ponding. In conjunction with the preparation of New Hope's Comprehensive Storm Sewer Plan and reviewing Gethsemane's Master Plan it's recommended two ponding areas be included in the ultimate development of the cemetery. Pond No. 1 would be located directly east of the low point in Boone Avenue opposite 4075 Boone Avenue. Pond No. 2 is shown on Gethsemane Master Plan and is located 500' south of 42nd Avenue approximately 200' west of Xylon Avenue if it were extended south. This location is the easterly end of the existing open ditch that flows westerly to Boone Avenue. Attached is a preliminary sketch for Pond No. 1 which includes approximately 3 acres - feet of storage (NWL 902, HWL 906) and incorporates approximately 1.6 acres of land (450'x150'). It's recommended Pond No. 1 be required as part of Phase I development which includes land dedication and a cash escrow towards it's construction. 2335 ~/est Highway 36 * St. Paul, MN 55113 * 612-636-4600 It's recommended Pond No. 1 not be constructed until New Hope's Comprehensive Storm Sewer Plan is completed and accepted by the City. The Comprehensive Plan will include Pond No..1 in it's overall storm water plan for the City. It's suggested the cash escrow equal the cost to move 5,000 cubic yards of material (3 acre - feet) to construct Pond No. 1 ($15,000). The excess material will be spread on the cemetery property in accordance with their requirements. It's suggested the City be responsible for pipe modification in Boone Avenue and the restoration associated with the ponding area (landscape, etc.). It's recommended Pond No. I be constructed by the City utilizing the easement provided from the cemetery and it's cash escrow. It's not recommended Pond No. 2 be. required until Phase II is constructed which will include relocating the main entrance to the cemetery on 42nd Avenue to Xylon Avenue. The sp. ecifics for Pond No. 2 will be determined when the Comprehensive Storm Sewer Plan is completed. It's recommended the private storm sewer reconstruction required on the cemetery property to accommodate Phase I discharge directly into the open ditch which flows westerly to Pond No. 1. In summary the conditions for Phase I Storm Water Drainage include: · Dedicate Pond Easement for Pond No. 1 · Cash Escrow ($15,000) toward Pond COnstruction · Allow Pond Excavation to be spread on Cemetery Property If you have any questions please contact this office. Yours truly, BONESTRO~O, R.O~ENE, ANDERL1K & ASSOCIATES, INC. Mark A. Hanson MAH:dh Enclosure 918.8 908.3 908.6 X ! 912.1~< gl~ x x 9oz.~ NORTH .... o O ~ gig.4 916.2 Bonestroo ~o G. Bonestroo. PE. Howard ^. Sanford. PE. Michael P Rau. PE Mark D W'atlis. RoDert V~'. Rosene. PE.' ~tn A. ~rdon. RE. Philip J. Pyne. RE. Miles B Jensen. RE Joseph C. Anderlik. PERoOe~ R. P~ffede. PE.~nes M. Ring. AfC P L. Ph~llJp Gravel III, ~ Matin L. ~ala. PE Richard ~ ~ster. PE. Thomas W. ~ter~n. RE.~n L. Wiemen. PE. Rosene ,ic,ard E. Turne, PE. Oav~ O. Los,ia. PE. Michael C. Lynch. PE.~a~ O. Kr,stofi~. ~ Glenn R C~k. PE. Ro~e~ C. Russek. PE A.LA. James Maland. T~d ~s~er. ~ AsSOCl~es ,,o~,, E. NO~S. RE. Jerry A. Bou~on. RE. Jer~ D. Pe~sc~. PE. ~i[~ ~. Yapp, ~E ~ der?k& Robe, G ~unicht. RE. Mark A. Han~n. PE. ~nneth , Anderson. RE. Douglas J. Beno~ Susan M Eberlin. C.RA.Michael ~ ~autmann. RE. Mark ~. ~1¢~. PE. ~n Q Gusta~o~. PE. ~ *~n~or Consultant Ted K. Field, ~E. Mark A. ~ip. PE. Cecilia Oliwec Thoma~ R. Ander~n. AJ.A. Ga~ ~ Morien. PE. Charles A. Er~ckson Engineers & Architects ~on~u c. Burgardt PE. Daniel J. Edge~on. PE.L~ M P~el~ky Thomas E. Angus. PE. Allan ~ick ~hmidt. RE.Hartan M. Ismael Ma~inez. RE. Phdip J. Caswell. RE. James F. August 26, 1993 City of New Hope 4401 Xylon Ave. N. New Hope, MN 55428 Attention: Mr. Kirk McDonald Re: Gethsemane Cemetery File 34-gen Dear Kirk: Attached is a plan showing the additional right-of-way requirement to construct left turn lanes at Xlyon Avenue and left turn lanes at Xylon Avenue including a two way left turn lane between Winnetka Avenue and Xylon Avenue. The right-of-way requirement for each plan is summarized below: Left Turn Lanes at Xylon Avenue 12,000 S.F. Two-way Left Turn Lane (Xylon Avenue to Winnetka Avenue) 22,400 S.F. Basically, an additional 17' of right-of-way is required where the full left turn lane is required. A detailed survey is required to accurately define the additional right-of-way. If you have any questions please contact this office. Yours very truly, BONESTROO, ROSENE, ANDERLIK & ASSOCIATES, INC. Mark A. Hanson Attachment cc: Steve Sondrall, City Attorney John Bergly, SWWB 2335 West Highway 36 · St. Paul, MN 55113 · 612-636-4600 I~N LANE STORAGE = 125 ~URN LANE STORAGE' = 200' LEI Z K-MART CD BANK ~ ',' x CS 9 0'-17' ADD'L ROW REQ'D 17' ADD'L ROW REQ'D 17' TO O' ADD'L ROW REQ'D NOTE: LEFT TURN LANE IS WARRANTED BASED ON 1989 TRAFFIC COUNTS PROJECTED TO 1993 AND IN ACCORDANCE WITH MN/DOT ROADWAY DESIGN MANUAl,, LEFT TURN LANES @ XYLON AVf APPROXIMATE ADD'L ROW REQ'D = 1 ,OOO S. AUG-- 17-- ~ :~; T U E 1 ~ : 06 S A N ]~E R A N3D A $ S O C ~ A T ~ S P . O 1 Po~" ~rand ' .Fax Transmittal Memo 7672 . ¢ ~cat~on Location Dept. Charge Comments Original ~ Deslroy ~ Return O Call ,o, pickug O~osition: SANDERS ~ LANDSCAPE 365 East Kellogg Boulevard WACKER ~ ARCHITECTS Saint Paul, Minnesota 55101 WEHRII,~dq AND 612-221-0401 BERGLY PLANNERS Fax: 612-297-6817 ADDENDUM TO GETHSEMANE CEMETERY PUD APPLICATION TO: The City of New Hope S[TBMITTED BY: The Catholic Cemeteries DATE: August 13, 1993 SUBJECT: Phasing and Response to Issues Raised in Staff Report It was obvious from our discussion with City Staff on August 5, 1993 that the "phasing" in thc Master Plan report and the "3-stage' procedure in the City's PUD regulations was causing considerable confusion. I believe our written document submitted with the PUD Application clearly stated our proposal for the plan components for each of the 3 stage~ in the PUD procedure, but it Unintentionally overlooked the possibility of confusion with the phasing portion in the Master Plan Report. I believe that at the end of the meeting on the 5th we all were relieved when we finally understood the cause of the confusion and were able to get to the point of sort/ng out the factors that were misunderstood. In order to clarify the intent of our Proposal, I'll summarize the proposed PUD staging, but ftrst, an explanation of' the Cemetery Master Plan. THE CEMETERY MASTER PLAN was prepared for the purpose of guiding orderly development of all the components that will comprise the completed Cemetery in the distant future. The phasing portion of the Master Plan defines 4 development phases: Phase [: Development intended to occur in the next 5 years. Phase ri: Development intended to be started shortly after Phase I/ Phases II1 and IV: Development beyond Phase II into the distant future. 'the Phases merely indicated the general sequence of development - without specific projects or budgets due to the long term nature of the~ later phases. t ne t'nases merely mmcarea me generat sequence o~ aeve~opment - wxmout specific projects or budgets due to the long term nature of these later phases. Tlxere was never any intent to coordinate these Master Plan Pha_.hg~ with stages in the PUD procedure. As a matter of fact,, the possibility of a PUD was not even considered during the Master Planning process. The Master Plan was intended as a tool to be used by the Catholic Cemeteries in establishing a commonly understood vision for the futfire and preparing development budgets. ~ ~UG-- t 7--9~ TUE 14 ~ 08 S~H~ER ~H~ ~$SOC I ~TES P . 02 Stage I Concept Stage: The Cemetery Master Plan Repo~X has been submitted to satisfy the requirements of the .QQNC_EPT. STAGE of the PUD. It is a general, long range plan of our intentions for eventual development of the entire Cemetery. The early foreseeable years of development are more detailed with specific budgets and time frames. Later stages of development are more gener'alized and are more subject to change to keep abreast of a changing market and new technology. Stage 2 Development Stage: This ~ will include a few of the high priority components shown in Phase ! of the Master Plan which are proposed to be developed either in the next 5 years or shortly there, after. These improvements include: 1. The ..N. ew Eh. trance at .the Xylon/Rockford Road ~[r~tersection. The City and County are in the early stages of discussing intersection improvements including widening, to provide turn:lanes.and new-signalization. When these improvements are ready to be made, the Cemetery will be given the opportunity to construct the new entrance at that time and take advantage of cost-saving construction, or the Cemetery could delay the entrance-construction and face additional development costs at a later date. Obviously, the Cemetery hopes it is in a position to coordinate its entrance improvements with the intersection upgrading. The entrance plan submitted with this Application depicts the character and location of the entrance. Site plans will be submitted for approval, prior to construction. 2. Divided Axial Entrgnce Drive Egtending South from tlae Entrance. This would be constructed along with the new entrance - which would dictate the timing. The entrance plan submitt~-.xt with this Application shows the proposed Axial Drive. 3. Ornamental Fence Along Rockford Road and Winnetka_Frontage. Plans for the fence design have to be developed and approved by the Cemetery Master Plan Committee. The Development Stage Plan for the fence, submitted with this Application, indicates the character and quality of wrought iron fence intended. When the plans are completed, perhaps this winter, site plan documents will be presented to the City. Our intention is to have the new fence along Rockford Road under construction in Spring, 1994. To provide a degree of security, the existing chain link fence will remain in place until the new fence is installed. 2 AUG-- 17--9~ TUE 14 : 09 SANDER AND ASSOC I ATES P . 0~ The ornamental fence along Winnetka together with reinforcement of the landscaping along the fence is planned for installation within the next 5 years. Its design will be compatible with the proposed Rockford Road Fence. For purposes of this application, th:is project will remain in the PUD ~ (as shown and discussed in the Master Plan Report). Development stage plans and/or site plan documents will be submitted to the City prior to construction. ~[he Mausoleum/Office buildings with related site improvements and the Winnetka/Rockford Road corner feature are PUD Stage 3, Detailed Site Plan Improvements and will thhrefore skip the Stage 2: Development Stage. Stage 3 Detailed Site Plan Stage The plans subjnitted for Detailed Site Plan 'Approval consist of those components that will be constn~cted immediately.. The mausoleum and cemetery offices together with related site improvements will be started this fall. Completion of the Cemetery office building is expected in January or February, 1994 and the mausoleum is expected to be completed in spring or early summer, 1994. The Winnetka/Rockford Road corner feature will be constructed in spring, 1994. I. ~i$cellaneous Improvements a. Maintenance Building. Landscape screening at the maintenance building was designed to effectively screen the area from views from outside the Cemetery as well as from visitors in the Cemetery. During the time when the Cemetery offices were housed in the maintenance building, it was essential to have surveillance of the Cemetery from the offices - so the screening was trimmed accordingly. Now that the offices axe no longer there, the screen will again be allowed to grow to its mature height. b. Temporary Building. We anticipate completion of the office building in January or February, 1994. We are currently leasing the temporary building so it is in our interests to remove it as early as possible. We plan to remove it within 14 days of the Occupancy Permit for the new offices as requested by New Hope staff, with the stipulation that weather conditions may dictate when the unit can be physically moved. c. Pedestrian Trail from Boone Avenue to New Xylon Entrance. Staff has suggested that we look at the possibility of a woodchip or gravel trail for pedestrians living west of the Cemetery to gain foot access from Boone Avenue to the Cemetery Road System. The Cemetery has agreed to allow such access to continue via the present dirt foot path that cuts diagonally across the NV/corner of the Cemetery. A whole host of questions arise regarding an officially sanctioned City walking trail (cost of initial construction, cost of maintenance, liability, offering an "attract nuisance", 3 AUG-- 17--9~ TUE 1 ~ : 10 SANDER AND ASSOC [ AT~$ P . 04 setting a precedence, offering unwanted trespassing - like beer parties - an easy access to the vacant portions of the Cemetery, etc.). That part of the Cemetery can not be seen from the developed portions of the Cemetery so normal surveillance would not be possible. This type of trail would not in any way be beneficial to the Cemetery - as would such a trail thxough an industrial park, apartment complex or shopping area. d. Proposed Water Management Holding Pond in SW Corner of Site. In preliminary work on the Master Storm Water Management Plan, the City Engineer has ident{fied a need for a 3 + acre-feet holding pond on the west end of the Cemetery property. As plans evolve, the portion of the benefit to the Cemetery, adjoining residential areas and the City will be determined. 'the Cemetery agrees in principal to pay for its fair share of . the cost, based on proportion of benefit. One of the Cemetery's.concerns is that the proportion of land value dedicated to a pond easement that' is utilized for non-Cemetery run-off be considered as an 'in-kind" contribution that will be off set in the assignment of costs. We propose that a payment schedule over a period of years be developed for costs to the Cemetery. ¢. Wetland Delineation. Normally, wetlands are delineated either when development occurs in the proximity of the wetlands or when platting occurs. As neither of these events are proposed actions, the Cemetery - proposes that this delineation occur at such time as the City Engineer investigates potential pond sites as noted in /f4 above. If there are sufficient wetland areas to accommodate the pond, we request that, if possible, they be used for the pond and associated drainage easements. f. Site Lighting. The Cemetery office and mausoleum will be open to the public only during daylight hours, so site lighting is not necessary. Oround-mounted, metal halide flood lights will be used to highlight the buildings at night - 4 directed at the front (north side) of the mausoleum and 2 directed at the Rockford Road frontage of the office building. Soffit mounted lights at the main entrance to the office building will provide a dom-wash of low level illumination. The catalog specifications for the ground mounted flood lights are attached and the locations of the lights are shown on the Planting Plan. A flood light will highlight the sign and comer feature at the intersection of Rockford Road and Winnetlta Avenue. g. Additional Right-of-Way. Hennepin County has requested that the Cemetery dedicate 17 feet of additional R/W along the south side of the Rockford Road and that as much as possible additional R/W along the west side of Winnetlm be provided. 4 AU~-- 17--9~ TUE 14 ~ I I SANDER AND ASSOC I ATES P . 05 A uniform, symmetrical PUW now exists from Winnetka to Highway 169. ~" At the key signalized intersections additional flared sections of the R/W has been provided for turn lanes. The one exception to the symmetrical R/W is at Xylon Avenue, where 12 feet of additional R/W has been acquired on the north but not on the south. The Cemetery will provide additional R/W as required in the vicinity of Xylon Avenue to accommodate the intersection upgrade. The Cemetery will not provide R/W where there is not a need for specific roadway improvements. Property along the' entire length of Rockford Road between Winnetka and Highway 169 is developed. The roadway (and signalization) has also been improved for the entire length excep~ for the upgrade of the Xylon Avenue intersection. There is no need for providing additional R/W on the Cemetery property except at the Xylon intersection. When the roadway requirements are known, the Cemetery will work with the City in defining R/W needs. We feel that if we provide the land, the City or County should provide the necessary surveying and .legal services to accomplish platting, dedication, easements, etc. The Cemetery has provided as much additional right-of-way along Winnetka Avenue as is possible due to the location of graves along the east side of the Cemetery. The maximum distance between graves and R/W is now 14 feet with tapers to about 10 feet at Rockford Road and the entrance at the Cemetery maintenance area. Maneuvering space for motorized burial equipment on all sides of the graves in addition to the landscape buffer along the fence is at a bare minimum. The chain link fence will be replaced by a permanent ornamental fence (see #3 above) in the same location as the existing fence. h. Disposal of Excess Burial Excavation Material. One of' the by-products of the Master Plan is to determine where various roadway and Cemetery improvements will occur so that such excess material can be used to reshape the land forms to benefit the Cemetery environment. Since this is such a long-term, evolving process, we do not feel that it is reasonable to submit plans for such redistribution of material on the site. As has occurred in the past, we will use grave excavation material to improve and reshape future expansion areas. We will not encroach on any wetlands, as regulated by the Minnesota Wetlands Preservation Act and delineated as noted above in Paragraph 'e'. i. Turning Radius for Large Fire Trucks onto Mausoleum Parking Drive. The mausoleum drive and the drive in front of the office building, have been revised to become a pair of one-way drives. As these drives have been widened to 24 feet, parking will be allowed on one side of each of 5 the one-way drives. The median will be shortened on the east end to allow easier tums from the existing entrance; and straightened on the west end with a wider opening in the north-south median to allow direct left turn access when the new entrance is in place. j. Cemetery Roadway Widths. The PUD regulations specify that private roadways should be 25 feet in width. The following memorandum was presented to the Staff at the August 5th meeting. Staff concurred that 20 foot wide roadways, with concrete curbs to match the existing roadway system would be a'ppropfiate for new development areas. The exception would be the roads in the area of the office and 'mausoleum where the roads will be 24 feet with concrete curbs making a total width of 25 feet. All roads will be bituminous surfaced. From: 1ohn BergIy, SWWB Planning Consultant For purposes of comparison, I visited several Twin City Area cemeteries to determine road widths. Findings are as follows: MAIN ENTRANCE OTHER CEMETF_RY CF~d~ETF~R'¥ DRIVES ROADS Gethsemane 20' in/20' out 20' - Ail but a short segment is curbed Lakewood, Minneapolis 15' in/15' out 18' - But 24' to 28' near the entrance and chapel St. Mary's, Minneapolis 18' in/18' out 15' to 18' - bio curbs except at entry. Hillside, Minneapolis 15' in/15' out Most 17' to 18' - A few 20'. No curbs. Sunset, St. Anthony 20' in/20' out 20' - Old brick curbs on somo roads. Adath, 37th & Winnetka I6' in/out 15' to 16' - bio curbs. Bethel, 37th & Winnetlca 17' in/out 17' - One way, no curbs. Roselawn 20' irt/20' out 20'. Resurre~tion,Mendota Hts. 22' in/22' out 20' - Some curbs. AUG-- 1T--9~ TU~ 1 4 : i ~ SA~ER AN~ A$SOC I ~T~$ P . 06 No cemeteries surveyed had over 20' wide roads. Lakewood Cemetery which is widely used as a model for cemetery development has lg foot roadways throughout except for 24' to 28' near thc entrance/chapel/mausoleum area. The Planned Unit Development District regulations refers to "private roadways' in the general introduction to all types ofPUD's - multi-family, business, industr/al or mixed use developments - all with high life/safety and property protection concerns. So the last half of the sentence that talk.q about private roadways, talks about designing the roads to '...permit the city fire trucks to provide protection to each building.' Th.e extremely low intensity of use, the granite and marble mausoleum and the small office building with the lowest type of occupancy rating, all indicate that fire vehicle.~ will have no problem either accessing the site or circulating to the buildings on 20 f,>t roadways (24 ft. for the mausoleum and office area). One issue raised by staff was to have wider roads that would allow a moving vehicle to pass between vehicles parked on both sides of a road for some graveside services. Several factors should be considered: 1. Through traffic is not intended (or wanted) to pass by a burial site. 2. Other occasional Visitors to the cemetery - as well as those visiting a burial site - travel at very slow speeds and there is virtually no through traffic going into the cemetery. 3. Grave, side services can be seen well in advance and alternate routes can easily be taken to avoid them within the cemetery road system. 4. .In the winter, parking for grave, side services is limited to one side if in rare cases the full width of the road is not plowed. The cemetery knows that with colder weather, parking near the gravesite is important so roads are thoroughly plowed. 5. The intent is to keep cemetery traffic slow-moving and not to make the roads look like regular streets or highways. 6. For comparison: a. Two lanes of interstate highway are 24' wide - allowing for 65 mph traffic; b. The one-way Minneapolis parkway system is designed with one parking lane {actual curbed parking bays) and one wide driving lane and is a total of 22' wide. The 18 or 20 foot wide drives in virtually all the larger cemeteries have been found to work very effectively in accomplishing the cemeterys' needs and serving tl~.e public. Several cemetery directors were personally contacted along with the surveys and none reported any problems with parking or traffic on their roads. 7 PLANNED UNIT DEVELOPMENT GETI-IS~ C _EMERY New Hope, Minnesota ARCWDIOCESE OF ST. PAUL AND MINNEAPOLIS 244 Dayton Avenue St. Paul, Minnesota 55102 Ph: 291-4533 PLANNING CONSULTANTS: SANDERS WACKER WEHRMAN BERGLY, INC. Landscape Architects and Planners 365 East Kellogg Boulevard St. Paul, Minnesota 55101 Ph: 221-0401 ARCHITECTS: o Mausoleum: McF Architects, Inc. McClesky Mausoleum Associates 6244 Crooked Creek Road Norcross, Georgia 30092 o Office Building: Habitat Architecture Harold Kashani, AIA 9901 Harrison Road Suite 318 Minneapolis, Minnesota 55437 o Consulting Architect: William T. Farnan, AIA 2303 Fifth Street White Bear Lake, Minnesota 55110 The Catholic Cemeteries, Archdiocese of St. Paul and Minneapolis is the Fee Owner. July, 1993 GETFgSEMANE CEMETERY New Hope, Minnesota PLANNED UNIT DEVELOPMF~NT I. PURPOSE Gethsemane Cemetery has planned for many years to construct a mausoleum and an office building, and make other improvements as allowed by the budget. As part of the process of determining specific improvements and the most appropriate long-term locations, the Cemetery felt it was critical to prepare a long-range Master Plan. On April 13, 199.3 the Master Plan was presented to the New Hope staff and consultants. It was determined at that meeting that the PUD procedure would provide a very workable approach for Cemetery development, providing flexibility for a Unique, non-traditional land use. Standard parcel-by-parcel development as envisioned in the basic zoning district regulations simply does not relate well to Cemetery development and use. II. PROPOSAL All three stages 'of the PUD Procedure are contained in this Application as follows: A. PUD Concept Staee The attached Executive Summary of the Master Plan Report and the Illustrative Master Plan constitutes the Concept Plan Stage. The complete Master Plan report contains: 1. A glossary of terminology used in the Cemetery Master Plan 2. Issues, Goals and Objectives 3. The Development Plan 4. Phasing 5. Cost Estimates B. PUD Development Stage The Mausoleum, Office Building and adjoining site improvements are 1st Stage Improvements for immediate development proposed in the "Detailed Site Plan Stage" and will therefore, skip the "Development Stage". Improvements proposed for 2nd Phase development will be shown in a schematic form. These improvements include: i. New entrance at Xylon/Rockford Road intersection. 2. Divided axial entrance drive, extending south from the new entrance. 3. Fence design along Rockford Road frontage. Plans for these components are developed to the point where they represent our design intent for the improvements but the details may change when we submit the plans for the Detailed Plan Stage prior to development. C. PUD Detailed-Site Plan Stage First phase improvements proposed in this application will be confined to the area lying between Xylon Avenue and the existing entrance and-extending from Rockford Road south approximately 600 feet to an existing Cemetery drive. All improvements are designed to meet the objectives in the Master Plan: high quality materials and timeless design; integration of design, materials, massing and .detailing; significant glimpses of buildings from outside the Cemetery; orientation to major Cemetery axis. 1. Indoor Mausoleum - A building designed for above ground entombment, where caskets are placed in concrete crypts. a. Building contains 1,080 crypt spaces and 608 cremation niches approximately 1/2 are accessible from the exterior and 1/2 from the interior. b. Exterior walls (crypt end covers) will be granite, vaulted roof will be metal sanding seam; interior walls will be either granite or marble and floor will be granite,, marble and carpet. e. A 27' x 57' space in the center of the mausoleum will be for conducting the ~graveside' services and for small groups of visitors. d. The building is approximately 16 feet high except for the vaulted areas above the gathering space (35') and front access hallway (23'); and is approximately 69' x 109' with an 8' overhang on the north and south sides and over the east and west entry points. 2. Office Building a. Building is designed to reflect the. character of the mausoleum to cream a feeling of completeness and balance to this key 'area of the Cemetery. Wood frame building with exterior of stucco with granite accents and detailed features balances the scale and permanence of the mausoleum but at a smaller scale. b. Total floor area is about 45' x 45' or 2000 sf. c. The flat roofed portions are 12' high with the peak of the entrance/lobby gable about 19 feet. 2 3. Site Plan The symmetry of the 2 buildings is extended into the site giving a sense of order and stability. a." The site can be divided into 3 basic user areas: (1) The site area between Rockford Road and the office building will be treated as the 'front yard' for the view from Rockford Road. (2) The site area between the office building and the mausoleum will be treated as an interior court with short range views and attention drawn to the site features and the building facades. (3) The site area south of the mausoleum will be a secluded., quiet area surrounded on the south, east and west by-.a series of six granite garden mausolea. The structures are not proposed to be constructed until the later years of the first phase, but the 'Prayer Garden' within the space defined by the structures is planned for early construction. b. Interlocking precast pavers will extend across the drives connecting the two buildings with a strong visual and functional linkage. A pair of obelisks along the walks in front of both buildings will add a vertical feature to enhance the dramatic building entrances. Another larger obelisk will be the focal point in the Prayer Garden. 4. Corner Feature The Winnetka/Rockford Road intersection feature. MAPS AND PLANS A. Existing Conditions The following maps and graphics depict various aspects of the existing Cemetery site and its context in the City: 1. Location 5. Existing Topography 2. Ownership (includes wetlands and 3. Existing Zoning surface drainage) 4. Fffdsting Roads and 6. Existing Conditions Development 7. Existing On-site Utilities o Existing City Utilities (see Site Plan) o Slope analysis (the portion of the Cemetery in which development is to be done as part of this Application was graded in 1960 for Cemetery use. Consequently only minor regmding will occur. The steepest existing slopes are in the 6% to 7% rang_e). B. Pr0posed-tJevel0pment 1. Site Plan 2. Grading and Utilities Plan 3. Planting 4. Mausoleum Perspective (see Landscape Plan for actual tree and shrub locations) 5. Mausoleum Floor Plan 6. Mausoleum Elevations 7. Office Building Floor Plan 8. Office Building Elevations 9. Winnetka Avenue/Rockford Road Intersection Feature (8lb x 11 only) C. PI)D Development Sta~e (Schematic) 1. Proposed Xylon entrance (with signage) and Main Cemetery axis. 2. Typical fence elevation (8lb x 11 only). D. Simaa~e Plan (8ah x 11 only) 1. Sign Location Plan 2. Winnetka/Rockford Feature Plan (lst Phase Construction) 3. Primary Monument Elevations (Winnetka/Rockford Feature and Main Entrance) 4-6. Directional Signs (lst Phase) 7. Informational Sign (lst Phase) 4 PARKING/TRAFFIC COMPONF2qT Gethsemane Cemetery I. GENERAL A. As noted in the Cemetery Master Plan, the existing Rockford Road Entrance will be utili?ed during the 1st Phase (years 1-5). B. The Xylon Avenue entrance will be constructed during the 2nd Phase (after year 5), at which time the existing entrance will be closed. C. The Winnetka Avenue maintenance area entrance will remain open as a secondary entrance. A. Graveside Services 1. Over the latest two years, 29 to 30 processions per month have occurred. 2. Funerals occur at off-peak traffic hours. 3. Size of processions: a. Large processions will generally consist of 40 to 50 vehicles and occur perhaps once or twice per month, or less than 10% of all processions. b. Small processions of fewer than 10 cars occur frequently, estimated at about 20 to 30% of all processions or about 10 processions per month. The remaining 60% to 70% would be in the range between 10 and 40 cars and would account for the remaining 10 to 20 processions per month. 4. Funeral processions are led by traffic patrolmen usually on a motorcycle. Through traffic on Rockford Road is stopped at the Cemetery entrance while the procession enters the Cemetery. Traffic safety is protected by the presence of the patrolman and the potential for traffic conflicts is lessened by the off peak hour schedule of funerals. 5. While traffic ~ the Cemetery for graveside services is in a continuous procession, traffic leaving the Cemetery 1.) is staggered over a longer period of time; 2.) will use both the main entrance and the maintenance entrance; and 3.) will be travelling in several directions with a mixture of right and left roms. The Cemetery reports that this procedure has never resulted in traffic problems or long delays in exiting. The use of the Cemetery for grave, side services is scheduled for off-peak traffic hours so conflict with the external street traffic is negligible. 5 B. Visitors 1. Except for special holidays, not more than 3 or 4 visitors are at the Cemetery at any one time and most often there are no visitors. 2. Merfiorial Day is the peak visitor day, but it corresponds to a very low level of us~ on public streets. Major street volumes are down roughly 37% from average weekday traffic. (See attached letter from SEH Engineers.) C. Staff 1. Eight to ten employees are present on the site at one point in time. 2. Employees arrive between 7:30 and 8:30 a.m. and leave between 4:30 and 5:00 p.m. D. Overall Trip Generation 1. From the trip purposes above, it is estimated that total average number of trips per day would be in the range of 100 to i50, with most of these occurring at the one or two graveside services. 2. Approximately 20 trips per day would occur during the morning and evening peak travel times on Rockford Road and Winnetka Avenue with 3/4 of the trips using Rockford Road. E. Traffic on Surrounding Street System (Data from Hennepin Co. Transportation Dept.) 1. Rockford Road west. of Winnetka: 26,300 ADT a. 7:00 a.m. - 8:00 a.m.: 56% east bound; 44% west bound b. 4:15 p.m. - 5:15 p.m.: 45% east bound; 55% west bound 2. Winnetka Avenue south of Rockford Road: 13,600 ADT a. 7:00 a.m~ - 8:00 a.m.: 25% east bound; 75% west bound b. 4:15 p.m. - 5:15 p.m.: 63% east bound; 37% west bound 3. Signal Lights at the Xylon Avenue/Rockford Road intersection (west of the exist- lng entrance) and Winnetka Avenue/Rockford Road intersection (east of the exist- ing entrance) create breaks in the traffic facilitating, Cemetery access and egress in all but the most extreme traffic conditions. 1Iio PARKING 1. The parking pattern for cemeteries is u~like parking for any other use because of several unique characteristics: a. Cemeteries have all private streets used only by Cemetery staff and visito:~ - no through traffic. b. Group parking for graveside services is carefully planned and led by the C_ emetery staff. c. _ Parking is short term - usually 15 to 20 minutes. d. - The practice has been continuing unchanged since motor vehicles have been used; and by horse and carriage long before that. 2. Office (proposed) - 2000 sf Building a. Required: 3 spaces plus one for each 200 sf of floor area 2000 + 200 = 10 + 3 = 13 total spaces required b. Provided: 20 spaces (10 east of office, 10 wes0 3. Maintenance Area (existing) a. Now has 7 spaces in lot east of building (actual need is 4 or 5) b. Considerable space is available west of building to construct additional parking if needed. 4. Graveside Services (funeral procession) a. Processions are led by Cemetery Superintendent to burial site. Cars park single file along curb behind lead car. Both sides of road are used for large processions. b. All parking is short-term on Cemetery drives. 5. Mausoleum Services (funeral procession) a. Processions are led by Cemetery Superintendent to mausoleum. Proces- sion would circle mausoleum block; lead car would park in front of mausoleum along curb followed by other ears parking in single file; both sides of road would be used for large Processions. b. The drive immediately north of the mausoleum is reserved for mausoleum parking °nly - no other Cemetery traffic. The adjacent road to the north is the Cemetery drive serving the office area and general circulation 6. Special Holiday Group Events . (Memorial DaY, Veteran's Day, Special Church Holidays) a. All parking is on Cemetery drives. b. For occasional large events, parking would be allowed on unused turf areas near the gathering place. c. Past experience has shown that up to 1000 visitors can be expected on the peak Memorial Day Service. At 2.5 people per vehicle, 400 parking spaces would be needed. No problems have ever been experienced for these occasions. 7 7. Visitors to Graves a. All parking is curb-side near the gravesite. b. In all but very unique cases, only 1 car is involved. o 8 ~ ~ VADNAIS CENTER DRIVE. 200 SEPt CENTER. ST, PAUL. MN 5.5110 61E 490-£000 800 325-205,5 · ad~CHITECTURE ENGINEERING * ENVIRONMENTAL TRANSPO,OTATION July 26,1993 RE: Sanders, Wacker, Wehrman, Bergly Gethsemane Cemetm'y SEH File No. A-MISCE3023.00 Mr. John Bergly , Sanders, Wacker, Wehrman, Bergly, Inc. Landscape A~chitects and Planners 365 E. K~llogg Blvd. St.. Paul, MN 55101 Dear John: I have reviewed the parking/traffic component of the Planned Urdt Development Report you prepared for Gethsemane Cemetery in New Hope, Minnesota. I am in concurrence with the parking and traffic aspects of the report. Cemeteries appear to be a very unique traffic generaton A review of our library did not find any information relating to traffic generation and parking at cemeteries. Therefore, I believe past experience to be the best indicator of accommodating a cemetery's traffic and parking needs. The small volume of daily traffic generated by the cemetery does not pose any unique problems for the adjoining roadways. The second phase of construction, which would create a new entrance at;the Xylon Avenue intersection, will definitely enhance traffic control and access becau.~iof the permanent presence of the traffic signal. The design of the Xylon Avenue entrance is adequate for accepting the inbound funeral processions and accommodating the storage for the outbound traffic. With regard to parking for the mausoleum, the design of the mausoleum procession lane adequately accommodates the immediate stacking and parking needs for the mausoleum, as well as allowing for other traffic to. bypass those parked vehicles and circulate through the cemetery. The time of most concern for a cemetery's impact on the surrounding area is generally Memorial Day. This appears to be the time when cemeteries generate most traffic Gethsemane Cemetery will have room to meet the park/rig demand for Memorial Day on the cemetery roadways and on turf areas within the cemetery site. There is no indication of problems in the past relating to the use of the cemetery on this particular day. As mentioned in the report, traffic volumes on most public streets are generally down on Memorial Day. This is substantiated from Hennepin County's automatic traffic recording SHORT ELL IO TT HENORtCK$ON INC. MINNEAPOLIS. MN ST. CLOUD, MN CHIPPEWA FALLS. WI MADtSON, Mr. John Bergly July 26, 1995 Page 2 s~ation located on Broadway Avenue between 42nd Avenue amd I-Iighway 100. For the month of May 1995, the aver?ge daily traffic at this location wins 19,063 while the average weekday traffic w~ 20,442. These bofft compare to the Memorial Day traffic which was 12,951, or a reduction ofapproxim'm~ely $7% from the average weekday ~affic volume. This information confirms that the traffic generated by the cemetery on Memorial Day will create minimal impact on the surrounding stree~ because of their lower volumes. In closing, it is impormn~ ~:o note that the operation of the cemetery has not changed and, to my knowledge, there are no reported problems with the opera6on. Sincerely, Thomas A. Sohrweide, P.E. Traffic Engineer TAS/karn Enclosure '. 8I TRAFfiC ~ATA AH~ AN~YS~S DAILY AUTOMATZO TRAFFIC RECORDE~ ~ATA STA NO MO YRm HO TOT AUG DAY AVO HKDAY AVG SAT AVQ SUN AVERAGE DAILY RELATED TO 93.25 l~g.7~ 137.53 ~AY ~AT~ ~A~LY TOTAL 9 '~5,~00 16 ~q,091 23 30 '11,~98 69,503 MaN ~ 20,6 56 10 '19,65~ _ TUES ~ 21,273~ l1 Zl,269 18 2D, 354 Z5 20,375 HEO 5 2Q,678 lZ Z~ 20~ THUR 6 2 0,806 L3 21,06~ 20 20, ~4 3 7 2~ 21,631 429,301 SAT 1 Z7,96~ 6 16,5~9 15 L7,51Z '- 2Z [7,263 Z9 15,785 a6,S52 -Process of Development of Plan At the June 11, 1992 Board meeting, Board Members directed John Cherek to develop a comprehensive plan of development for Gethsemane Cemetery wkich encompassed both a master iam~dscaping plan and a financial plan. The primary factors providing the impetus for such a plan were: ~ 1) To Determlneanappropriate location for the construction ~f a mausoleum and cemetery office 2) To Rec _ognize the need for a dramatic facelift of the overall cemetery thereby improving its marketability. In response to this directive~ a pla~ming committee was formed. During the months of October 1992 through January 1993, a master.' plan was fo~.~nulated in.consultation with John Bergley and Mark' Salzman, Sanders-Wacker-Wehrman-Bergley, Inc., landscape architects and planners. Following thecompletion of theM aster Plan, Boulay, Heutmaker, Zibell & Co. prepared a fin~lcial plan for the first phase of the Plan which is projected to occur over a five .year period,. 1993 - !997. Overall Development Concept The cemetery is at once a place of the living and of the dead.., it is a fam~iy place, a social space and a focal point wf~ch draws people together by the common experience of death... Gethsemane Cemetery utilizes fluTd, winding drives, formal axes and a subtle grid pattern to encompass a variety of landscape experiences ... building and arcP~tectural features are pOsitioned to create a sequence of focal connections with a'varied sense of scale ... creating smaller scale, more intimate areas'which encourage family visits and private meditation .... .Key Objectives of Master Plan * To provide a choice of burial options that will provide flexibility in response to current needs and.future burial trends * To develop the cemetery in a staged manner in accord w/aru%ual goals and landscaping standards * TO provide opportunities for local parishes to become involved in section development/utilization * ~'o determine the most apprOpriate access (e~rtrance) point * To establish an attractive definition of all Cemetery property lines * ?o relate all buildings and architectural com.oonents directly to a central~ ~xis * To provide large ~.nd small scale gathering spaces for use by individuals or parish groups ?o use l~_dscaping to create a feel.Lng of sanctuary, worsllip, reflection, and a sacred place Synopsis of ~-~ter r~-a~caping Pla- The n~ster landscaping plan envisions a cemetery which is totally integrated in design yet provides for staged development which can be ad.apted to changir~g burial trends as well as future creative ei~ancements or ].and use. The plan assumes a major change in the location of the m~ain entrance from its curre~%t position to a more centralized ga-teway at Xylon Avenue and Rockford Road. It assumes the const=uction-of a ~200'~ crypt chapel m~usoleum, a new office. facility, the incorporation of several architectural features/shrines at key perimeter and section locations., and a landscapiP~g initiative .to 'screen off 'the. cemetery from 'traf_~ic -and local businesses as well as to add overall beauty to the cemetery. Future-development will seek to encourage a variety of church activities' by utilization.---of the mausoleum chapel, an outdoor chapel and gathering 'space, a prayer/meditation garden, and an amphitheater _positioned near a pond area. 'f.~ lementation Lmpiementation .of the plan is scheduled to occur in four (4) major phases: Phase I-(1 to 5 years): * Constmaction of Mausoleum and cemetery office ar~ top priority * Landscaping treatments to' screen Sections cu~-rently utii~zed for burial * Section features / shrines promised to present lot owners several years ago * Other significant features/shrines/landscaping elements to em~sting key location in order to increase curb appeal and overall marketability of new burial sections Estimated Cost: 2,039,425 Phase II (Be(3~--~ after completion of Ph~-~e I) * Construction of new entrance at Xylon Avenue is top Driority * Constructio~n of new roadways and grave sections in central-~rea of cemetery * Continue w/perimeter landscaping treatments Est/mated Cost: 542,070 Phase TTT & ~ (T-aef~-~te term) * dompletes development of remaining 40A as future burial needs dictate '. Est/mated Cost: Ph~-~e TTI 21 5,000 (incomplete) .. Phase IV undetermined AVl '-- CIVIC CENTER --"~,-- PARK "5 - NEW ~ CITY HALL ;._._._ SWIMMING POOL Bm ITE FIRE STATION NO. ADM oFFIC GE Phase B, =tion Area SC: E ~woo° LA. F' ~o~' LUTP HWOOD BOONe FXISTING ZONING .i .~l~~, -" ~ 'i '-~-~:L '" " "L ~.?1~ ..... ' ".-'" '" ...... 'i.? ' .... i'" ............... ., - ... ,, ~.,. ~ :: See Site Plan For Current Wetlands In This Area Topography Direction of Surface Drainage NOTE: This Sheet And All Subsequent Plan Sheets Are Oriented With North To The Bottom Of The Page EXISTING TOPOGRAPHY GETHSEMANE CE, E E Y _~._-_,~= ~ New Hope :~- ~ r 'r in s a ~-.-- ON-SITE UTILITIES PLANT LIST GETHSEMANE CEMETERY i TREES As 4 Acer saccharum 'Green Mountian' Green Mountian Sugar Maple 2-1/2" Cal. BB Fp 4 Fraxinus pennsylvanica ~atmore' Patmore Ash 2-1/2" Cal. BB Gb 18 Ginkgo biloba . Maidenhair Tree 1-1/2" Cal. BB Gt 2 Gleditsia triacanthos inermis 'Skyline' Skyline Honeylocust 2-1/2" Cal. BB Tc 16 Tilia Cordata Greenspire Linden 2-1/2" Cal. BB ORNAMENTAL TREES , Ag 3 Acer ginnala Amur Maple 5' Hr. BB Clump, 3 stem min. , 'Ax $ Amelanchier x grandiflora 'Autumn Autumn Brillance Serviceberry 6' Ht. BB Clump, 3 stem min. Brillance' Ms 5 Malus 'Snowdri~' Snowdrift Crabapple Transplanted from site Sr 3 Syringa reticulata Japanese Tree-Lilac 1-1/2" Cal. BB EVERGREEN TREES Pg 4 Picea glauca densata Black Hill Spruce 6' Hr. BB Pp 10 Picea pungens Colorado Spruce 6' Hr. BB Pn 9 Pinus nigra Austrian Pine 6' Ht. BB Ps 11 Pinus sylvestris Scotch Pine 6' Ht. BB DECIDUOUS SHRUBS CI 114 Cotoneaster lucida Hedge Cotoneaster Bare root Is 48 Juniperus chinensis 'Sea green' Sea Green Juniper 18", BB PERENNIALS ANNUALS/BULBS ') WILLIAM T. FARNAN A.I.A. 2 03 Fifth Street White Bear Lake, MN 55110 (612)426-9312 Date: July 23, 1993 To: New Hope Planning Commission and Staff From: Willaim T. Farnan AIA Architectural Consultant to Gethsemane Cemetery meeting on July 15, 1993, regarding.' the "proposed office building and Mausoleum at Gethsemane Cemetery in New Hope. 1. We anticipate locating two mechanical units 'on the roof of the Mausoleum. We propose placing them on the south side of the raised central portion so that they will not be visible form the street and painting them to match the adjacent construction to minimize any visibility from within the site. 2. After consideration of the uses, construction, and code provisions, we do not anticipate installation of automatic sprinkling systems in either building. The Office will be one hour fire-rated construction with a noncombustable stucco exterior. The code would anticipate a maximum occupancy of 23 persons which would require one exit. We are providing six exits (1 or 2 direct exits from 3 rooms plus 2 exits from circulation spaces) with a total exit width of 27 feet, which would by code be sufficient exit width to accommodate 1350 occupants, in addition, the ehtire building will be at grade with numerous operable windows, so the danger to Qccupants seems to be extremely s~all. The i-iau~oieum will be primarily constructed of.precast and cast in place concrete with ..granite and stucco exterior finishes and marble interior finishes. A small amount of wood will be used for the construction of the raised gable roofs. The.crypts themselves will be totally non-combustable with a granite or marble covering on the exposed side and all other walls, floor, and ceiling of concrete. It would be impractical to sprinkle them, both because of their small size and since they are- unheated water pipes would be in danger of freezing, and obviously with this rather specialized use, life safety is not an issue. The common, habitable spaces are approximately 2830 square feet, including the central gathering space and the four access corridors. We anticipate gatherings of less than 100 occupants, but using the maximum occupant load of 7 square feet per occupant specified in the building code and including all corridors, would give us a maximum of 405 occupants. This would require two exits. We are providing four exits with enough width to accommodate 1200 occupants, nearly three times the strictest requirement. Because of the specialized use, non-combustable construction, wide separation distance from other structures, proximity to the fire station, and vast excess exit capacity, we are confident that automatic sprinkler systems are not needed to protect the occupants or the buildings. 3. The buildings..are designed with gabled, standing seam metal roofs which are compatible with nearby city buildings. There was some discussion about the color of the roofs, we propose using a copper colored metal roof. While the primary blue color is appropriate for the civic buildings, especially the rather festive swimming pool cabanas, the different use of this building requires a more serene design and color reflecting the.timelessness of its use. While the material and roof pitch are harmonious with the the public buildings, we wish to use a different color so as to create no confusion for the public between the religious building and the taxpayer funded buildings. We look forward to cooperating with the City of New Hope in resolving any issues that may arise in completing the project. MASTER PLAN FOR GETHSEMANE CEMETERY Prepared for The Catholic Cemeteries Board of Directors of the Archdiocese of St. Paul/Minneapolis MASTER PLAN COMMITTEE Representing The Catholic Cemeteries of the John Cherek, Director of The Catholic Cemeteries ~4rchdiocese of St. Paul/Minneapolis Representing Gethsemane Cemetery Al Stabenow, Superintendent Representing the ~4esthetic and Liturgical Relevancy Interests Father James Notebaart, Director of Indian Ministries of the ~lrchdiocese of St. Paul~Minneapolis Father Walter Sochacki, Church of the Immaculate Conception Representing Consumer Interests Byron Scheick, Long-standing lot owner in Gethsemane Lisa Lange-Louris, Mortician with Kapala-Glodek Funeral Service Representing John Bergly, Planner The Catholic Cemeteries Planning Consultants Mark Salzman, Landscape Architect Prepared October 1992 through January 1993 Prepared with the ~lssistance of Sanders Wacker Wehrman Bergly, Inc. The Catholic Cemeteries Planning Consultants Landscape Architects and Planners 365 East Kellogg Boulevard Saint Paul, Minnesota 55101 TABLE OF CONTENTS Introduction ........................... 1 SECTION 4 Development Concepts .................... 2 Implementation'. .................... 35 Phase 1 ..................... 39 Purpose ............................... 2 Phase 2 ..................... 41 Phase 3 ..................... 41 Terminology ........................... 3 All Phases .................... 41 Cost Estimate ...................... 42 SECTION 1 Attitudes Toward Death ............... 7 SECTION 5 SECTION 2 Images .......................... 45 Issue Identification Goals/Objectives ....... 15 Issues ...................... 17 Goals & Objectives .............. 18 SECTION 3 The Illustrative Master Plan ............ 27 INTRODUCTION Three separate Master Planning Programs for Gethsemane Cemetery have occurred over the past 30 years: of the exclusively "lawn park" concept, this study presented several overall development concepts 1. The initial Development Plan was developed in the (within the framework of the existing road pattern) late 1950's'- early 60's. This plan resulted in the and investigated various options for the cemetery first stage of site development including grading, road perimeter treatment, entrance area, and landscaping. construction, underground drainage, landscaping and Section features in the eastern developed sections of fencing - much as it exists today. The original the cemetery were constructed and landscaping was development was based on the 'Memorial Park" or used in Section 8 to create smaller, more intimate 'Lawn Park" concept. Over the 40 or 50 years spaces. previous to this first Master Plan, this open park concept, without raised headstones, was gaining 3. The Gethsemane Cemetery Master Plan presented in acceptance across the country. Enthusiastic reception this report continues the planning process by (a) of this new idea by the mid-1900's prompted The establishing long-range development and improvement Catholic Cemeteries to plan their newest cemetery in Goals and Objectives, (b) p.resenting a long range this contemporary form. The exclusive use of *flush" Master Development Plan, based on the Goals and markers (flush with the ground) instead of the Objectives, and (c) outlining a Staged Implementation traditional headstones, characterizes the cemetery Strategy. development over its first 30 years. Two factors provided the impetus for initiating this 2. In 1983, another step was taken in the planning phase of planning: process. This study critically evaluated the physical and visual image of the cemetery after two decades of 1. Determining an appropriate location for the growth and looked particularly at the liturgical mausoleum and cemetery office. significance of the death/burial/mourning process as it relates to cemetery design. (Section 1 of this report 2. Recognizing the need for a dramatic facelift of expands on this aspect and is taken directly from the the overall cemetery. 1983 Study). Besides setting the stage for phasing out DEVELOPMENT CONCEPT 'PURPOSE The foundation of the Master Plan is the overall "Development The Master Plan provides a series of guidelines that together form Concept" as follows: an integrated framework for future development functions and activities. The cemetery witnesses to the Christian mystery ' of death, namely, in I~fe and in death we belong · It provides a vision of opportunities. to the Lord. Thus the cemetery is at once a place · It establishes a deliberate course of action to of the living and of the dead where memories, guide decisions. prayers and sorrow mingle with an expectation of · It presents design guidelines and realistic a final reunion in Christ. scheduling for future improvements. · It shows responsible stewardship of available It is also a place where we announce Christ's resources. victory over sin and death and express our hope · It presents budgeting needs for making the Plan a in the resurrection. Thus it is a family place, a reality. social space and a focal point which draws people together by the common experience of death. Gethsemane Cemetery utilizes fluid, winding drives, formal axes and a subtle grid pattern to encompass a variety of landscape experiences. Some spaces are formal and highly structured, others are pastoral landscapes, prairie lands, wetlands and woodlands. Buildings and architectural features are positioned to create a sequence of focal connections with a varied sense of scale. This design approach creates smaller scale more intimate areas, encouraging family visits and private meditation while providing a feeling of quiet orderliness. Integration of formal and informal areas lends a classical, timeless environment without being excessively thematic or constricted by a particular style. TERMINOLOGY Terms used throughout this Master Plan Report have the following definitions. : 1. At-Need. At-need burial facilities. Ground spaces, 8. Cremains. Cremated remains; ashes of the dead. mausoleum or lawn crypts, niches or urn spaces (cemetery jargon) bought at the time of need. 9. Crypt. A pre-placed fully enclosed chamber used as 2. Block. A defined area of land within a Hsection or a durable, outer enclosure for burial caskets. They garden# of the cemetery, identified by a number or are usually constructed of reinforced concrete, poured letter. Ordinarily, several adjoining "blocks" in place or pre-cast, and are installed in quantity. comprise a Hsecfion* and several *lotsu comprise a "block". 10. Double-depth Lawn Crypts. Lawn crypts which are placed one on top of the other, rather than side-by- 3. Casket. A container in which the deceased is side as in single-depth crypts. interred. 11. Entombment. The act of placing casketed or 4. Cemetery Master Plan. A written and graphic guide cremated remains in a mausoleum crypt. This would to the development of the Cemetery. include the removing of the crypt front, placing the casket or urn containing the remains in the crypt, 5. Cenotaphs. Memorializafion provided for those sealing the crypt and replacing the crypt front. interred elsewhere. 12. Estate Lot. Large lots containing several graves and 6. Columbarium. A structure or room or space in a intended to be used by several members of a family. building used for the entombment of cremated human remains. 13. Feature. Sculpture, shrines or iconography placed within sections/gardens creating focal points that 7. Concrete or Sectional Box. An outer enclosure reinforce the section/garden theme. A main feature constructed of concrete. The box is usually in each section/garden will be the focal point of the unpainted, very simple, and uses no type of sealing entire section/garden while smaller, subordinate compound or mechanism normally found in vaults, features will provide focal points and meditation areas (See liner, vault and lawn crypt definitions.) of smaller, more intimate spaces. 3 14. Garden. A defined space of land within the 21. Mausoleum (Garden). A building designed and Cemetery often bordered by streets and identified by constructed to provide crypt spaces with an outdoors a garden name or theme, setting. Crypts are generally placed three' to eight crypts high. Six high is an industry standard. 15. Grave. One ground interment space. Often, two or more "graves" are purchased as a single "lot". 22. Mausoleum (Indoor). A building designed and constructed to provide crypt spaces_within an enclosed 16. Interment. The act of burying casketed or cremated structure, usually heated and air conditioned. These remains in the ground, buildings may include offices, storage areas, and restrooms. If the mausoleum also contains a chapel it 17. Inurnment. The act of burying cremated remains in may be referred to as a chapel mausoleum. These the ground or replacing cremated remains in a buildings can be several stories high, each floor being mausoleum, columbarium niche or niche wall. five to eight crypts high, thereby making more efficient use of limited ground space. 18. Lawn Crypt. Each crypt is identified by number and is an integral part of a given garden or section, drawn 23. Mausoleum Crypt. A crypt in a mausoleum, on a map and so designated as each are built or constructed of concrete, with reinforced steel installed. Usually lawn crypts are planned and support, and is fronted by a marble or granite shutter. installed in groups rather than singularly as needed at time of interment. (See crypt, concrete/section box, Mausoleum crypts may include singles, double, or liner and vault definitions.) side-by-side companions, tandems or true companions, couches and Westminster Abbeys. 19. Liner. A rigid container into which a casket is These different types of mausoleum crypt spaces are placed, or which is placed over the casket. It is described as follows: designed to remain intact after the casket deteriorates, thereby preventing the surface of the grave from a. Singles: A crypt space with the casket space sinking. (See lawn crypt, concrete/sectional box and oriented end-wise. A shutter fits the end of vault definitions.) the sealed crypt and bears the entombment inscription. Commonly 36" wide x 7'-6" deep 20. Lot. An area of ground consisting of one or more x 28" high. graves or casket spaces. A casket is placed in a vault, a liner or a concrete/sectional box in a defined lot. b. Double or Side-by-Side Companion: 27. Memorials. Permanent bronze or stone identification Horizontally adjacent casket spaces which have pieces that memorialize or mark the grave(s) of a a one piece shutter covering the two crypt deceased person(s). They may be level with the ends. Commonly' 72" wide x 7'-6" deep x 28" ground (flush markers) or upright stone monuments or high. headstones. c. Tandem or True Companion: A double length 28. Monument Garden. An area designated for use of crypt with two casket spaces placed end-to-end upright grave stones. Monument privileges are and having a single width shutter. Commonly usually granted every other row to facilitate 36" wide x 15' deep x 28" high. maintenance. d. Couch: A crypt space with the casket space(s) 29. Niche. A space within an above ground structure in oriented lengthwise. A single piece shutter which cremated remains are placed (e.g. matches the crypt length. Commonly 8' wide columbarium, niche wall or niche bank). x 3' deep x 28" high. 30. Niche Wall. A wall containing recesses or niches in e. Westminster Abbeys: A crypt space with one which cremated remains are placed. or more of the casket spaces below floor level. 31. Opening/Closing. Collective acts required to prepare 24. Mausoleum Niche. A small space in a mausoleum an interment or inurnment site, place the remains in for the inurnment of cremated remains. Glass or the grave or burial unit, close the grave and finally granite fronts are common, dress any disturbed area. 25. Mausoleum, Private. A free-standing mausoleum 32. Pre-Need. Pre-need purchases are generally designed and constructed to provide enclosed crypt purchases made in advance of need. spaces_for one family. 33. Section Plat Map. A drawing which shows the 26. Memorialization. This term refers to any permanent locations and number designations of individual system designed to mark the names and other data interment spaces within a section of a cemetery. Can pertaining to deceased persons, be for garden, mausoleum, niches, wall and/or lawn crypt areas. 34. Section (or Garden). A group of blocks and lots whether for conventional or crypt or laWn crypt spaces, often bounded by roads, paths or other barriers and assigned a name or theme. 35. Single Depth Crypts. Lawn crypts which are placed side-by-side rather than one on top of the other as in double depth crypts. 36. Urn Space.. An area of ground (e.g. urn garden) in a cemetery 'used for the placement of cremated remains in urns. 37. Vault. A fully enclosed chamber used as an outer enclosure for the burial casket. Vaults are normally constructed of concrete, steel, polymer, fiberglass, or like materials. Vaults are usually installed at the time of interment and not installed in groups or clusters. (See concrete/sectional box, lawn crypt and liner definitions.) 38. Wall Crypt. A crypt placed in a retaining wall structure. Similar to mausoleum crypts except they are not contained in, or as part of a building. 'r~ , · ~,~. ~ /' ,, - . ,' :...... ...-.~-';:,,:.~ ,-.,' .... - ... .. . ....: ,.,.:, ,..,- .::: -,, -<.,. : : · ' ' ' ' :' " : i-. " - . . .:-_; - ~ .... f.'. · , . - .., ~ ,.. --': SECTION 1 Attitudes Toward ~ath SECTION1 This corporate attitude toward death was strengthened by tile theology which predominated during the period. That theology was marked by a Paschal hope rooted in tile ATTITUDES TOWARD DEATtl conviction that all who are baptized belong to Christ. Once an individual belongs to Christ, his or her future is By James Notebaart Christ's. That me~ns to die with Jesus is also to rise with him. This attitude gave an immense sense of hope The following is a summary of four major periods in history and the and confidence to the dying as well as a conviction that attitude toward death and burial which developed during these the com~nunity somehow shared in an individual's passage to death. The practice of giving Viaticum or centuries, placing the consecrated host on the tongue of the deceased or in the coffin, is symbolic of tile relationship A. THE FIRST 1100 YEARS the dead and the living share. The first 1100 years of the Church were marked by a strong sense of the community. Individuals saw their own life The role of the individual in the dying process was to patterns in terms of a larger social and human order. This is preside, that is orchestrate ali the dying moments so true that individuals understood their own death to be a themselves. They did this by making the death bed a participation in ali who die. It wasn't simply my death but public arena inviting friends and relatives into the my joining the co~nmunity of the dead. This attitude helped bedroom, sharing in farewell and turning over to the the person face their own individual death within a broader family one's body. The family then assumed context because it was based in the community, the responsibility for washing, clothing, and waking the individual. individual saw a relationship between the community of the living and the community of the dead (the Church militant The rites of burial had four focuses: the home, the and the Church triumphant), procession to the Church, a service of the Word in the Augustine portrayed the relationship between the living and Church and a procession to the grave where Psalms of [he dead as both sailing on the same boat with the living confidence and praise were sung. There was no funeral Eucharist at this time, but rather the focus of the funeral responsible for rowing the boat and the dead at the rest from was Christian hope and confidence that a relationship still their labors. It was a single economy in which the living and continued between the living and the dead. the dead have a share. 1o Cemeteries were part of the domestic environment. They As one might suspect, tile dying moments were still were places where the living gathered not only to bury their orchestrated by the individual but there was now a dead, but to join in festival memorial meals, etc. Because heightened moral sense in which individuals expected to the period was marked by a sense of corporate identity, this summarize their own lives and lo ask pardon and prayers. period did not distinguish individual graves by name. Rather burial was anonymous yet at the same time associated with The cultural practica following death still paralleled the particular places, first one thousand years, namely, the family assumed responsibility for washing, clothing and preparing the B. TIlE TWELFT.H AND TIIIRTEENTH CENTURY body for a wake. The funeral rites still consisted of four moments: one at the home, a second in procession to the There was a great shift of attitude beginning during the church, a third at the church and a fourth station at tile twelfth and thirteenth centuries. This is due in part to the grave. The major change was the addition of a Eucharist growing sense of the individual and a weakened sense of at the church. The funeral mass which was begun under corporate identity. At this same time society began to the Franciscans became a mass of petition for the recognize its key figures; artists began signing their works, forgiveness of the deceased. and the growth of individualism took hold. This loss of a sense of the corporate existence shattered the relationship The sense of solidarity which existed in the first eleven between the living and the dead. Unlike Augustine's image hundred years and the Paschal spirituality was now no where the living and dead shared existence on a common longer the key theological perspective. boat, now there was a growing chasm between the living and the dead. The relationship had not been completely severed, The graveyard began changing, too, because of the however, because with the growing sense of the individual widened chasm between the living and the dead, the there was also a growing sense of the need for supplication graveyards bec~,,c ~nore isolated from the domestic and prayers to aid in the forgiveness of an individual's sin. areas. The heightened sense of the individual also established a practice of marking individual graves. The twelfth and thirteenth century period was marked by a growing sense that individuals were to be judged for their C. TItE EIGtiTEENTll AND NINETEENTtl CENTURY own particular deeds. This judgment was both an immediate experience and one which/aas an absolute finality at the end The eighteenth and nineteenth century mark a shifting of time. The sense of final judgement allowed for the cultural attitude toward death. Unlike the earlier growth of prayers for the deceased. These prayers were centuries in which death was considered part of a normal meant to contribute to the good deeds of the individuals and life process, now death was seen as disruptive. Death add to their forgiveness of sin. was the robber, the destroyer of what should be. The cultural attitude was to deny death or to fight it with technology. This changing attitude deepened the chasm interruption of it. The development of hospice centers between the living and the dead. it also disrupted the and especially home hospice care is an attempt lo return individual role in presiding over his/her own death because death to the individual and place it in a family context. technology attempted to overcome it. This is in short a return to an attitude of death which The more death was thought of as an alien, the more the involves the family and one which is more in keeping family also turned over its responsibility to outsiders. The with the first eleven hundred years of Western culture. development of the professional undertaker took place during this period. These changes in attitudes are complemented by the shifting role of the undertaker. We see evidence of this As one might suspect with the individual losing control of in the critique of the funeral industry by people such as their own dying and, with the family relegating its traditional Jessica Mitford. The developing role is to undertake role to others, the Rite of Funerals was considered to be a certain specific tasks, yet to involve the family as much single focus at the Church. The traditional wake in a home, as possible. the procession to the Church, the Church Rite and the grave commitment no longer composed the entire process of burial. In addition to a changing practice in the funeral industry as well as a shifting role of the family, there is an Cemeteries, too, took on an atmosphere of nostalgia in which expansion of the religious rite. As in the ancient past, the dead were no longer visited and the places of burial the ritual pattern has been developed to mark certain became isolated, eg. burial on estates rather than community moments in the process of dying. We see this clearly in cemeteries, the renewed understanding of anointing as anointing in illness rather than death. At the same time we have a revalidation of the "last rite" which is Viaticum. The D. T!lE TWENTIETH CENTURY REVIVAL renewal of that sacrament reinforces the relationship between the cmnmunion of the faithful and the In the 1950's and 1960's there was a major revolution which community of the dead. Thus reinforcing the most began a change in the cultural perception of death. This ancient understanding of the Body of Christ. happened in part because of the clinical study of attitudes of the dying. People like Elizabeth Kubler-Ross established Likewise the Church's insistence of the renewal of psychological attitudes of the dying person. These attitudes baptismal commitment before death reestablishes the reinforced the importance of individuals who can take hold of fundamental link to baptismal entry at birth. This tells us their own dying. The importance of the dying person's role theologically that at death because of baptism the newness has also .begun to shift medical practice to the extent of of life does not end. understanding death as a final stage of life rather than an 11 12 A further expansion of the rites of death is the renewal of the the whole experience of death and burial, but this process wake in the home, church or funeral parlor. This too is part will take one or two generations to accomplish. of the ancient tradition and expands the liturgy beyond simply the funeral and introduces a sense of the Paschal Watch for the Lord. The funeral liturgy is arranged in a series of stations marked by the procession from the home to the grave. This procession is the most ancient element of the Christian funeral. The stational character consists of a greeting at the doors of the church, an affirmation of baptismal com~nitment, a Eucharist within the church, a final commendation and leading forth to burial. At the grave there is a blessing and a commitment to the earth. What is happening in the religious ritual, then, is an expansion of elements which parallel what is going on culturally. Theologically, the Rite of Funerals emphasizes a paschal spirituality rather than a theology of suffrage or petition. CONCLUSION The shifting attitude toward death, the role of the individual and the family, and the changing character of the funeral industry as well as the shifting attitude of the rites, is just now beginning to have an impact on our cultural practice. If these tendencies continue, we will be abandoning the eighteenth and nineteenth century attitude which narrowed E. TIlE PROBLEMATIC F. LITURGICAL CONCLUSIONS Althougb it is quite clear that attitudes have begun to change, 1. The liturgical rites of death and burial clearly indicate there are growing pressures from the funeral industry to an expansion of the ritual rather than a contraction of maintain a commercial market. Examples of this are direct it. cremation or cemeteries which have mortuaries and burial chapels connected with them. 2. There is a pastoral concern for maintaining the multiple stations: home, church, procession and While these elements are economically more feasible, they graveyard. go against the practice which sees burial as a multi-stage, multi-faceted reality. They also will tend to diminish the 3. The place of burial is important theologically both for responsibility of the family. Here we have a questions of the family and as a witness to the com~nunity. theological values which are being overridden by commercial ones. 4. The cemetery should represent in its iconography the present understanding of Christian death. There are other problems too. With a mobile society the graveyard is no longer visited nor is the sense of a family 5. The cemetery should not try to avoid the symbolism plot as important as it had been in previous centuries. Yet of the grave. this does not relegate the cemetery to an anonymous place, but rather it makes it more important in terms of the actual 6. Because burial at the grave is the last stage of the burial rite. This is true because the funeral rite, like the funeral, care should be taken to personalize the place perception of death itself, is expanding, of burial not in an isolated or private way, but by locating the grave in an easily identifiable location. Whether the tensions between the funeral industry and the expanding perception of the process of death will be 7. The place of burial is a place for the continued reconciled is a difficult question to answer. At best one can memory of the dead, both by the family and the say that the cemetery will grow in its responsibility to create parish community, yet the memories are not meant to a special place of burial which is in tune with the theology of be anonymous but personal so a personal, scale of christian death, burial is preferred to a larger field of the dead. 8. The understanding that the dead are part of the larger church, living and dead reinforces the value of cemeteries as places for the living as well as the dead. This too, indicates so~nething about scale and place. 13 SECTION 2 Issue Identification, Goals/Objectives SECTION ISSUE IDENTIFICATION/GOALS AND OBJECTIVES In order to establish tile challenges to be addressed in the Master Plan, a list of issues were identified ear!y in the planning program. This list helps to define the direction and extent of the Goals and Objectives, which in turn, impacts the Master Plan. As we progressed through the various planning stages, the list was amended to include new or redefined issues. ISSUES TO BE ADDRESSED IN MASTER PLANNING PROGRAM: 1. Changing the basic development concept - extent of change. 15. Level of detail to achieve a "comprehensive" Master 2. Philosophical approach - aesthetics, function, liturgical. Plan. 3. Landscaping/plantings along perimeter fences - available 16. Level of involvement by parishes and families in Master land. Plan development, site improvelnents and maintenance. 4. Most appropriate major entrance location. 17. Space Utilization - maximizing use, staged intensity (fill- 5. Screening adjacent uses - K-Mart, Applebees to north, school in later stages), maintenance implications. bus parking to east, residences to the south and west. 18. Use of excess land - how much is needed, appropriate 6. Problems affecting survival of trees - soils, auto emissions, interim uses, liability, reclaiming land for cemetery use. road chemicals, water, maintenance. 19. Responsibilities to lot owners/families - expectations. 7. Natural vs. tailored landscape - species selection, pruning, 20. Terminology/glossary - common understanding of terms. location. 21. Gathering spaces for large groups - special event services 8. Different grass textures for different environments. (Easter sunrise service, National holidays, etc.) parish 9. Character of buildings, features, architectural elements - use, service organizations. material, design, images, location, proximity. 22. Variety of scales for cemetery spaces - different needs, 10. Implications of a crematory on site. moods. 11. Signage - establishing image. 23. Maintenance considerations - Special equipment, 12. Curb appeal - image portrayed to passerby, visitors, family, accessibility, level of grooming, man-power. parishes, City of New Hope. 24. Proximity of major attractors to entrance - mausoleum, 13. Mix of burial types - conventional, crypts (single and offices, large group gathering spaces. double), estate types, mausoleum, private mausolea. 14. Exposure of major buildings to Rockford. 17 18 GOALS AND OBJECTIVES: A. OVERALL DEVELOPMENT CONCEPT OBJECTIVES: A 1. To provide a choice of interment types The cemetery witnesses to the Christian mystery of death, namely, in life and in death we belong to the Lord. Thus the a. Conventional monument cemetery is at once a place of the living and of the dead b. Conventional 'non-monument where memories, prayers and sorrow mingle with an c. Lawn crypts - monument expectation of a final reunion in Christ. d. Lawn crypts - non-monument e. Wall crypts It is also a place where we announce Christ's victory over f. Above ground mausoleum crypts sin and death and express our hope in the resurrection. Thus g. Mausoleum (building) crypts it is a family place, a social space and a focal point which h. Estate lots draws people together by the common experience of death, i. Cremation niches - floor, lawn, wail, mausoleum j. Columbarium Gethsemane Cemetery utilizes fluid, winding drives, formal k. Ethnic forms axes and a subtle grid pattern to encompass a variety of landscape experiences. Some spaces are formal and highly A2. To provide a sense of "place" with variety in the scale of structured formal spaces, other are pastoral landscapes, outdoor spaces - from intimate, personal areas to larger prairie lands, wetlands and woodlands, congregating spaces. Buildings and architectural features are positioned to create a a. Architecture, architectural elements, landscape sequence of focal connections with a varied sense of scale, elements and circulation systems will be used to define spaces. The impact of this design approach creates smaller scale more intimate areas which encourage family visits and b. Architecture, features, shrines, iconography, private meditation while providing a feeling of quiet surfacing, benches and plantings will provide focal orderliness. The integration of formal and informal areas points for defined spaces. lends a classical, timeless environment without being excessively thematic or constricted by a particular style, c. Sections and subsections will be named to reinforce the overall development concept. Names should relate thematically and be timeless. A3. To address and enhance the hierarchy of spaces considering c. Sub-Sections: context, scale and appropriate materials. (1) Focal point(s): Subsection Feature. An a. The overall Cemetery: intimate garden or structure comprised of a sculptural element, landscaping, paving and (1) Focal point(s): Main entry, central axis, 1-2 benches for prayer, grieving or buildings and other architectural components, reflection. landscape features, major outdoor gathering spaces. (2) Perimeter treatment: Shrubs, ornamental trees, occasional shade trees to create an (2) Perimeter treatment: Encloses the Cemetery intimate, quiet space (outdoor room). with edge plantings, fences and walls. (3) Circulation system: Narrow grass paths (3) Circulation system: Primarily vehicular connecting to the road and to the section (except for occasional walkers through the feature. Cemetery) on the Cemetery roads. (4) The main orientation of graves will be b. Sections (defined by the Cemetery roads and east/west with other orientation used Cemetery perimeter): occasionally to add visual interest. (1) Focal point(s): Central dominate feature in A4. To develop the Cemetery in a staged manner in accord section that reinforces the theme of the section with annual goals, that allows economical improvements and is of a scale to be seen from all areas of and maintenance but does not give a feeling of crowding the section and designed to provide a private or maximizing development intensity. meditation space as well as being capable of handling small groups such as a funeral, ethnic a. Open spaces within sections will be landscaped to worship services, etc. break large sections into smaller more personal spaces. In the future, when trees mature, some of (2) Perimeter treatment: Cemetery roads, these spaces could be used for burials. groupings or individual, ornamental or shade trees, b. Staged development will offer a variety of interment types in a variety of environments with (3) Circulation system: Wide paths to feature a variety of section themes. area, perhaps with special surface treatment in solne cases. 19 2O A5. To provide a plan that will allow flexibility and adjustments b. Turns in the roads, intersections and existing land in the number and type of iuterment types, forms will be enhanced with landscape and architectural elements. a. The plan will begin as a framework with specific development plans for the near term future and c. The existing developed roadway pattern will be general plans for later phases, utilized whenever possible when it does not compromise .opportunities. b. As each new development phase occurs, plans will be kept open-ended to allow planning flexibility when A8. To provide paths within sections to facilitate movement of expansion is warranted, people walking from the roadway to section features, sub-section features and individual graves. A6.To provide section and sub-section features as new sections are opened. A9. To plan for reuse of some of these paths as future burial sites when other expansion space in the Cemetery is not a. Features will be used as focal points for orientation, available. to give identity lo a "place", to communicate a sense of reverence and to assist in the Cemetery's Al0. To provide opportunities for local parishes Io adopt a marketing efforts, portion of a section and encourage parishes to undertake one or more of the following: b. Features will be professionally designed and project a lasting, majestic quality. Private features such as a. Utilizing the space as a "parish cemetery". mausolea subject to review. b. Determining the theme. c. Features will be visible from Cemetery roads and passers-by and will be especially meaningful froln the c. Participating in the planning, funding and close-up, personal scale, development of improvements. A7. To provide a sense of progression for people driving or d. Committing to maintain the space. walking through the Cemetery - not just a path to reach a destination, or an endless array of monuments. Al 1. To investigate opportunities for using privately or corporately donated features, shrines, mausolea, a. Trees, shrubs, flower beds, features, buildings and iandscaiiing (and maybe even buildings) as significant landforms and the pattern and size of grave markers cemetery components. will all be used to add interest, variety and continuity to-the circulation system. B. ENTRY C. AXIAL PLAN' GOAL: The Cemetery entrance tells the passer-by that this is tile GOAL: The central axis extending south from the entrance, is gateway to a special place of enduring quality. It will be large the spine of the Cemetery Plan. All components in the enough to provide a transition from the community-at-large to a Cemetery - roads, buildings, features, landscaping and entrance - quiet, reverent place where mourners can grieve, reflect and are all related to this dominant visual and functional feature. meditate. OBJECTIVES: OBJECTIVES ~' Cl. To relate ali major Cemetery buildings and other BI. To determine the most appropriate access point on Rockford architectural components directly to the axis. Road as both the physical and symbo!i~ entrance to the Cemetery. ~: C2. To form a di'amatic transition through the entrance and into the central axis (name). a. The configuration of the entrance area, including roads, fences, gates, landscaping and feature area will C3. To provide a principle architectural monument feature at be redesigned as necessary to achieve the following: the south terminus of the axis. (a) To invite C4. To use landscaping, earthforms, architecture and (b) To establish a tone of reverence as one enters architectural elements and roadway widths lo achieve a the Cemetery natural sequence of "entry". (c) To serve as the Cemetery portal and be scaled appropriately (d) To be constructed of permanent D. PERIMETER TREATMENT materials (e) To allow safe access and egress GOAL: The perimeter establishes a very positive image of the (f) To provide traffic control Cemetery to the external community and it sets the Cemetery (g) To symbolically relate to other elements in the apart from the outside world for those meditating and mourning Cemetery in terms of materials, scale and within the Cemetery. symbolism - must not be too complex OBJECTIVES: DI. To establish an attractive definition of ali Cemetery property lines. 21 22 D2. To reflect the character and quality of Cemetery developinent E. ARCillTECTURE/ARCIlITECTURAL ELEMENTS by using high quality materials on the perimeter of the cemetery. GOAL: Architecture/architectural elements reinforce the overall development concept. D3. To be compatible with the monumental scale of the Cemetery and the distance from which the perimeter is seen. El. A cohesive framework. D4. To create a broader "front yard" by moving the fence further E2. To incorporate high quality materials and timeless into the site and articulating the edge to create interest and design. variety. E3. To integrate design, materials, massing, detailing to be DS. To use landscaping with seasonal color and texture, part of a collective whole. o Spring - Flowering ornamental trees and FA. To establish permanent sites for buildings and perennial flowers, architectural features. o Summer - Variety of colors, textures and scales in trees, shrubs, perennial and anm,als, a. Orient ali major buildings to the main entrance o Fall - Colors of foliage, and central axis. o Winter - Evergreens, colored twigs and branches; interesting forms, textures b. Take full advantage of prominent terrain features. and structure. c. Provide significant "glimpses" of buildings from D6. To provide for occasional glimpses through the landscaped outside the Cemetery. edge to view site and architectural features, d. Appropriately screen maintenance buildings and service areas. DT. To provide relatively mature landscaping (1 ~h" caliper ornamental trees, 2lA'' caliper overstory trees, 6' upright E5. To incorporate symbolism. evergreens, 3' shrubs) in the perimeter of the presently developed (east area) and to plan for the future by using E6. To plan for the following anticipated architectural smaller plant material (1" - l lb'' ornamental and overstory elements: trees, 3' -4' upright evergreens, 2' shrubs) and allowing more years for maturing to occur in the undeveloped areas, a. Public Mausolea b. Private Mausolea DS. To provide controlled access, c. Office building d. Chapel e. Maintenance building (existing) F2. To use a mixture of tree and shrub sizes depending on f. Columbarium the need: g. Pergola h. Crematorium a. Larger plants for immediate impact in developing i. Outdoor chapel/gathering area sections. j. Entry gateway b. Smaller trees in more remote areas where k. Section features developmen~ is not eminent F. LANDSCAPING/PLANTING. F3. To provide a dense landscape screening for the street frontages on Winnetka Avenue and Rockford Road and The abundant use of trees, shrubs and flowers creates a wide variety the maintenance area. of comfortable, attractive and interesting spaces. Some are oriented to the individual on foot,others to groups of people and others to a. The screening will present an attractive view of views from a vehicle. Some are broad, sweeping lawns defined and the Cemetery from passing traffic. accented by bordering trees and shrubs; others are intimate, b. The screening will block out objectional views enclosed spaces and still others are linear, long vistas that focus on from within the Cemetery to the bus garages east major features or buildings. Some are spaces that offer solitude and of Winnetka and to the K-Mart and business uses privacy while others are expansive, limited only by distant forested north of Rockford Road and the maintenance area. edges. Some are open to the sky while others are sheltered with a c. The screening will provide a degree of isolation canopy of branches. The landscape consoles, offers hope and for burial services and visitors in the sections directs one to God's infinite love and compassion, nearest either of the streets. OBJECTIVES: F4. To generally use low maintenance landscape materials. Fl. To use landscaping to: FS. To maintain all landscape materials in a timely and appropriate manner in accordance with established a. Create an overall feeling of a sanctuary guidelines. A place for refuge and protection A place for worship, grieving and reflection a. Allow trees and shrubs to mature in their natural A consecrated place form except where pruning is occasionally needed b. Provide strong focal points to achieve formality. c. Define spaces d. Provide shade b. Recognize the need for cost effective maintenance e. Provide interest (color, texture, scale) of open lawn areas when developing planting plans. 23 24 G. PUBLIC ACTIVITIES 1N CEMETERY 11. PROPERTY UTILIZATION GOAL: The Cemelery recognizes that maintaining a good GOAL: As responsible stewards of the 80 acre Gethsemane relationship with neighbors, the City, parishes and organizations is Cemetery property, the Catholic Ce~neteries organization has important; that the Cemetery environment is conducive to limited determined that the Master Plan will show ultimate utilization of public use; and that certain activities should be encouraged to occur the entire property as a cemetery. However, at a continuation of when they do not interfere'with Cemetery functions, the absorption rate that has occurred over the last 31 years, the total cemetery property will not be needed for burials for another OBJECTIVES: 150+ years. The decision to retain the property at this time recognizes that the rate of interments may increase with some G 1. To allow neighbors within walking distance of the Cemetery major i~nprovements and a heightened presence in the NW to walk or jog on the Cemetery roadways. Metropolitan area. The decision to retain or sell will therefore be delayed - perhaps for the next generation. G2. To allow special groups, such as authorized parish congregations or groups, to use the Cemetery for worship, OBJECTIVES: memorial services, etc. HI. To allow only those interim uses, (or eventually sale for G3. To provide large and small scale gathering spaces for use by long term uses), that will be compatible with the individuals or groups. Cemetery operation. G4. To use beds of annual and perennial flowers to create accent H2. To assure that a suitable buffer will be provided between points throughout the Cemetery, especially at the entrance, the Cemetery property and the excess land to be used (or feature areas and key road intersections. Encourage sold). parishes, individuals and organizations to assist in planting and maintaining (or sponsoring) individual beds. H3. To encourage only those uses that will provide a reasonable return to the Cemetery for use in its G5. To establish guidelines for liability - related issues for public development program. use of Cemetery grounds. H4. To provide necessary safeguards that will assure G6. To'establish guidelines for appropriate long term use of conversion back to the Cemetery at some future date. unused Cemetery land and assuring protection of Cemetery (This may be difficult.) interests. 1. ABSORPTION/NEED (1) Traditional ground: 23% (2) Side by Side Lawn Crypt: 25% OBJECTIVES: (3) Double Depth Lawn crypt 20% (4) Mausoleum (Crypt & Niche): 32% I1. To establish a base line of data which represents historical burial and sales information as Well as providing projected e. Total Area - 80 Acres rates of growth in the future. (1) Undeveloped: 45 acres I2. Points of consideration: (2) Currently maintained: 35 acres (15 acres a. Average annual number of interments 1980 - 1992 is of which are surveyed) 241 with a high of 279 in 1988 and a low of 212 in (3) Utilized for burials: 15 acres 1990; for the period 1961-1980, the number of (4) Opened for burials in 1992:5 acres average annual interments is 233. b. Average number of cremation burials 1980 - 1991 is J. MARKETING STRATEGY 10 with a high of 26 in 1990 and a low of 0 in 1981; however, for the period of 1986 - 1991, the average OBJECTIVES: number of cremations is 16. This equates to an annual average of 7%. il. To develop a comprehensive marketing program for The c. The regional annual cremation rate in 1991 is 10.6% Catholic Cemeteries by April, 1993. of all burials compared to 7% at Gethsemane. The projected regional annual rate in 2000 is 16.3% and J2. Points of Consideration: in 2010 is 23.4%. Primary reasons attributed to this 20 year increase are: a. Gethsemane Cemetery will be marketed on an archdiocesan wide basis as one of the five (1) aging population cemeteries owned and operated by the (2) higher educational and economic strata have a Archdiocese; the focus of the marketing initiative cremation preference will be parish oriented. (3) increase in Asian population view cremation as normative (4) regional differences in burial traditions b. A market analysis should be conducted to determine the number of parish households within decrease the immediate parish and parish age and death d. Assuming 1991 - 1992 as a base line for sales projections within the marketing area of the programs, sales of burial Options breakdown in this cemetery i.e. the northwest quadrant of the manner: archdiocese. 25 26 c. Ongoing development of a parish-based pre-need sales b. Current financial assets to be considered in the program must be maintained in order to develop mix of financing options. cemetery heritage. (1) Expansion and Development Fund d. Promotion of a variety of burial alternatives and ($450,000) product lines must continue in order to develop a new cemetery image and visibility to the community. (2) Permanent Care Fund ($7,000,000) restricted. e. Projected suburban growth rates from 1990 - 2030 in ' people and in jobs substantially favors the southern c. In the long-term, development of non-Catholic and western suburbs of the Twin Cities. Eden Cemeteries generated revenues (i.e. development Prairie, Plymouth, Maple Grove, Brooklyn Park, and of consulting and direct service provider) to parish Andover will experience consistent growth in this cemeteries of the archdiocese. timeframe. L. SPECIAL BURIALS f. Per cemetery development standards, sales volumes and product mix should be projected in 5 year LI. OBJECTIVE: increments based on community needs. To develop a cemetery image which promotes an K. .FINANCING FOR IMPROVEMENTS integrated, non-exclusionary practice of burying the dead and ministering to bereaved families. KI. OBJECTIVES: L2. POINTS OF CONSIDERATION: To develop a comprehensive near-term and long-range financial plan. a. The cemetery will primarily be representative of the catholic faith tradition, yet will strive to K2. POINTS OF CONSIDERATION maintain an ecumenical posture which invites participation of all faiths. a. A variety of near-term funding options needs to be examined, to include, but not limited, to the b. The cemetery will attempt to relate to ethnic, following: cultural, and societal burial needs and traditions in a manner which is accommodating yet compatible (1) Potential utilization of a portion of to our Catholic tradition. undeveloped acreage of Gethsemane Cemetery. c. If developed, special burial sections for parishes, (2) Utilization of a financial institution loan single persons, various ethnic groups, veterans, package for near-term construction, the unborn and infants, and indigents will be (3) Determination of projected sales growth for integrated into the whole of the cemetery. long-range funding of improvements. SECTION 3 The Illustrative Master Plan 27 SECTION 3 THE ILLUSTRATIVE MASTER PLAN The plan evolved through a series of several overall development The level of detail on the Illustrative Plan is intended to provide options and several concepts for each of the major components - guidance for the subsequent design development stages without entrance, major axis, building groupings, large group gathering limiting the creativity involved in further study. spaces, columbarium, section layout, etc. Committee discussions lead to further options and refinements to be studied and reviewed Individual components in the plan will not be discussed in detail again, as they portray the ideas established in the Goals and Objectives. · It may be helpful, however, to present some of the major concepts that contribute to the integrated plan. EX~TI~G RE~$ (PR(~r4~)E BUFFER.) -- Plapning for future develop-' ....... ,-' (. ,, ._.~-&- .;-'-.. ment recognizes that many ,, . ,.,, ..... , : ' feaures of the existing " ':_:i~' "... .:>: - , ,_.';, , ' ' .-~'--.~'x. ~ '""' :.2>" _ ...... Cemetery will remain as the = :~,~' starting point from which we -- SOI~STAHII-ALLY""'" -' '" '-' '"" ---'--: '2~22.-~', oE.v~oP~ A~::,/' ," enhance, deviate or expand. ~ ,, , ' -~, ,/., '~:--..~.~ ....... :~' ' ,, .~ ., , ... :.'/.:..;'-"~'-:'-:~" The Existing Conditions Plan ~ ".3 :~ ~ ' , - \ \ , .- ; identifies some of these 1[ ......... ' " " t" features and characteristics. ~ ' ~'_,. ~------ ~, "-- ',',': .{ , ~).: :~:-,-' ::- II (.s~,~o4.u~ m~ SCm;~NED.) Gdhseman¢ Ccmdery NEW IIOPE, MINNI~O'I'A 3O :-'--' ~ LEGEND 1, NEW MINOR GATEWAY ~. CORNER MONUMENT 17. VERTICAL TER24INUS FEATURE /~ ~(~'~'~"~'(~ ~'~'~ (~'~ '4, COMPLETE SECTION FEATURE 15. WALLCRYPTS MASTER DEVELOPMENT PLAN s' ADDSECTIONFEATURE 19. AMPitITltEATER ILLUSTRATIVE PLAN NEW HOPE, MINNESOTA ?. SVa-SECr~ONFEATU~a~W.) 2~.~rV~Cm, PE~. J ..... y, 1993 8. TRAPFICCIRCLE/FEATURE 22. POND ~j~~ ~ SANDBRS W~,C£~a W~tm~AN n~RO~,¥. INC. 9. G~HS~ GALEN- S~ION FEATURE 23. FOU~AIN L~~C~&PL~ 10. SU~T~LR~KFO~ROAD~CAPING 24. FUTURE~USOLEU~ o~55o zoo tso 200 300 ~orth l 1. ~USOLEU~C~PEL 25. EXISTING W~DS - RETAIN 13. P~MEDITATION GARDEN 27. ~USOLEUM LOTS 14. NEW OFFICE 28. ~TATE LOT ~.) 15. E~NCE MONUHE~ 29. WET~D Entrances (gl New Minor Gateway and//15 Entrance Monument). The Main Entrance from Rockford Road will remain at its present location for the short term with minor enhancement and -- moved to the Xylon intersection in the second stage development. With increasing traffic congestion on Rockford Road, the unsignalized 'present entry is becoming increasingly hazardous and difficult. The Xylon entrance will be at a presently signalized intersection and will afford excellent access to the expanded Cemetery. The new entrance (#15) will be spacious and monumental in scale, reflecting the new image of the Cemetery. Upon entering, a stately, divided boulevard will direct attention across the entire site to a dramatic vertical terminus feature (//17). Two stone crypt walls (//18) will intersect the road as it rises up the hill on the south. The Exisling Secondary Entrance from Winnetka will be enhanced ~ and treated as an accent point on the site's periphery. The Boone ~ ' .'~~ Avenue Entrance is long-range pending the decision to retain all ofthe Cemetery site. ~ i ~~"-~~" 31 32 Maior Buildings (fill Mausoleum, //14 Office, //21 Chapel, f24 these axes. The Cemetery office (//14) and the mausoleum, the Future Mausoleum [if needed]) first buildings constructed, will be equally accessible from both the existing inierim entrance and the proposed permanent Xyion All the major buildings are clustered near the major Cemetery entrance. The "front yard" facing Rockford Road will be entrance on Rockford Road. Visibility from the surrounding between the existing and proposed entrances, offering excellent arterials and accessibility from the entrance were key factors in exposure for immediate impact. locating the buildings. Orientation to all parts of the Ce~netery - the presently developed eastern portion, the long range development ' planned in the western area, and all the areas immediately surrounding the buildings, is accomplished by the intersection of axes through the mausoleum (#11) and linking the other buildings on Group Gathering Space (#19) Large groups will have a permanent gathering space identitied as an services, special church holiday functions, Memorial Day services and a wide range of other large group fUnctions will be encouraged to utilize this outdoor chapel. The Prayer/meditation Garden (//13) just south of the Mausoleum (//11) provides an outdoor gathering space, as well, especially for smaller groups and as a large group space until the Amphitheater is constructed. Major Architectural Site Fealures (//12 Columbarium/Garden ~;; .. Mausolea,//17 Vertical Axis Termination Feature,//18 Wall Crypts and//26 Pergola) Throughout the Cemetery, these architectural features provide important major points of interest. Some are functional (provide alternative burial types) while others are aesthetic landmarks providing significant focal points. 33 34 Sections Individual sections are further divided by landscape enclosures into subsections, thereby creating smaller scale spaces that feel more private and personal. Each section has a principal section feature (#6 is typical) that serves as the central focus of the entire section. Landscaping, a few benches and a shrine, sculpture or feature symbol, are designed to co~nmunicate a section theme-. Subsection features are smaller in scale but designed around the main section theme. Estate Lots (#28 is typical) Estate lots generally consist of a number of graves and are suitable for either a private family mausoleum or conventional burial spaces for a family, usually with a large monument for a family head stone. Spaces for estate lots are reserved along the roadways at the corners of sections. SECTION 4 Implementation SECTION 4 IMPLEMENTATION Obviously development of the Cemetery needs to respond to the demand for burial space. The total development will not occur until well into the 21st Century or beyond. Therefore, a phased development approach is a critical part of the Master Plan. The next pages will define the order of development with cost estimates for the near term phases. Only the first phase will be discussed in detail. See Master Plan for the key to improvements in Phases 2 - 4. 37 ".. \...1.._~/~ /:'" ~ - ""' ' ' .... ' ....... """ ' ':': .................... '" , ~ ,, '~ j ~' ,. , .- ..-,. , ~- __ ..~~.~ - .. .... , ~.. . ,, ,~ . ( e{hsemane eme ery LEGEND AgAr' 1. b~USOLEU~DSCAPING 9. CREATION SECTION FEATURE NEW HOPE, MINNESOTA 4. TEMPO~RY E~RY ENH~CEME~ 12. ~INFORCE WINNET~ L~NDSCAPING PIIASE I PLAN S~OERS w~c[na WEll'MAN BERGLY. INC. fi. P~YER GARDEN 15. 8E~ION $ FEATURE Janu.rr, 1995 L~D~APB ARCItlT~8 ~O PLgN~RS 6. CO~ER MONUME~ 14. SUrE.ION FEATUR~DSCAPING PHASE 1, ...1 TO 5 YEARS Enhance the present main entrance to make it more attractive 4. Add Landscaping - # 12). Reinforce the present and functional. Construct segments of ornamental fencing in landscaping along Winnetka to screen objectional views entrance vicinity, and to provide a backdrop for Sections 1, 2, and 3. 2. Construct Mausoleum (#1 - Top Priority). The success of 5. Complete Feature' (#8) in Section 3 and Add Feature (#7) this major building ~will be a determining factor in the in Section 2. This is necessary to meet the responsibility viability of all subsequent Cemetery development. It must to present lot owners and families concerned about these have a dramatic impact on the public's image of the sections. This was the first area to be utilized for burials Cemetery and must increase public awareness and acceptance in the Cemetery so these improvements are critical. of Gethsemane as a quality Cemetery. ~ 4. Enhance Secondary Entrance and Construct Corner 3. Construct Office - (#3 - Top Priority). Currently the Monument and Sign (#6). The Cemetery's image to a Cemetery ~nanagement and sales staff is operating out of a passerby can be strengthened substantially with these two temporary building with a permit that is scheduled to relatively minor enhancements. Minor ornamental terminate in 1993. A new permanent office building will be fencing could be constructed in conjunction with the located between the present entrance and the proposed Xylon proposed monuments. entrance. Although the structure will not be large, it is in a very prominent location and must be well designed with 7. Section 5 Features/Landscaping (#'s 13 & 14). As this is materials and massing compatible with the mausoleum, the newest section opened-up for sales (both crypts and conventional graves) section features and landscaping The turn-a-round and parking area will be constructed in should be added to make the section appealing to conjunction with the mausoleum and office, prospective purchasers. 39 40 MASTER DEVELOPMENT PLaiN PItASING PLA] NEW HOPE, bIINIqESOTA I'IIASE 2: BEGINS IMMEDIATELY AFTER PIIASE 1 ALL PIIASES COMPLETION YEAR Development of new grave sites will occur as needed. Specific 1. Construct new entrance (//15 &//16) and convert present tasks will include: entrance (//9) to a section feature. 1. Developing plans for grave layouts and coustruction 2. Construct central axis road frown new entrance to south documents for crypt, installation. terminus (//17). 2. Development irrigation plans. 3. Construction as needed. 3. Construct east/west road north of Section 11. 4. Planning and developing features. 5. Planning and installing detailed landscaping. 4. Continue with perimeter treatment (fencing and landscaping) 6. Planning and developing estate lots as the demand and interior landscaping, warrants. 7. Preparing grading and road plans for sections in the next 5. Continue to provide new lawn crypt and conventional burial phase of development. Earth material excavated for areas as needed. As new sections are opened, section and burial sites will be used to create interesting earth forms. subsection features and landscaping will be added. After rough grading, areas can.be planted with small trees to allow more time for maturing by tile time tile sections are opened for burials. PIIASE 3 AND 4: INDEFINITE TERM Phases beyoud the 2nd Phase, only show the general sequence of development. Due to the distant time when these phases will be undertaken, a detailed breakdown of improvements and related cost estimates would be of little value. 41 42 GETHSEMANE CEMETERY MASTER PLAN Cost Estimate/By Phase ASSUMPTIONS: 1. Costs used are based on Current, January, 1993, prices assuming a single construction contract for all work. 2. Cost estimate for planning purposes only. , 3. New central drive off of Xylon requires City and County approval. Cost of traffic light requires in depth study as well as negotiation with City and County. 4. Recommend test study for variety of solutions on planting adjoining Rockford Road and Winnetka. 5. Grading for Xylon not included. Grading for central spine, Sections 11, 14, 15 and 16 require detailed study.. PHASE 1 Qty. Unit Price Total 1. MAUSOLEUM A. Structure 1 LS $1,500,000.00 $1,500,000.00 B. Landscaping 1 LS $43,000.00 $43,000.00 (walks, landscaping, lighting) $1,543,000.00 2. OFFICE/MAUSOLEUM TURN AROUND A. Bituminous Removal 900 sy $4.00 $3,600.00 B. Curb Removal 585 If $1.50 $877.50 C. Bituminous (3" on 6" base) 2500 sy $9.00 $22,500.00 D. Excavation Grading/Bituminous 2500 sy $2.00 $5,000.00 E. Curb (vertical - no gutter) 600 If $9.00 $5,400.00 F. Concrete Pavers 1700 sf $6.00 $10,200.00 G. Perennials, potted, 18" oc 140 sy $40.00 $5,600.00 H. Mulch - Plant Beds (3" depth) 140 sy $1.50 $210.00 I. Soil Preparation - plant beds 140 sy $1.25 $175.00 J. Poly Edger 130 If $1.25 $162.50 K. Sod (includes topsoil) 450 sy $3.00 $1,350.00 L. Sculptural Element (turn around) 1 Is $20,000.00 $20,000.00 $75,075.00 Unit Qty. Unit Price Total 3. OFFICE BUILDING A. Office Building 1800 sf $90.00 $162,000.00 B. Utilities/Storm Sanitary 1 ls $6,000.00 $6,000.00 C. Excavation/Rough & Fine Grading 1 Is $1,000.00 $1,000.00 D. Landscaping 1 ls $10,000.60 $10,000.00 (walks, sod, landscaping, lighting) $179,000.00 4. EXISTING ENTRY ENHANCEMENT A. Shrub removal, new planting beds, mulch and edging 1 Is $5,000.00 $5,000.00 5. MAUSOLEUM PRAYER GARDEN 1 Is $45,000.00 $45,000.00 6. CORNER MONUMENT I ls $45,000.00 $45,000.00 7. SECTION 2 FEATURE (Typical) A. Sculptural Feature 1 ls $27,500.00 $27,500.00 (20,000 - 35,000) B. 2-4 Benches 1 ls $4,500.00 $4,500.00 (3,000 - 6,000) C. Landscaping 1 ls $5,000.00 $5,000.00 D. Paving (concrete pavers set on 600 sf $8.00 $4,800.00 sand w/Class 5 base) $41,800.00 8. SECTION 3 FEATURE (complete) A. Landscaping I Is $4,000.00 $4,000.00 B. Benches 2 ea $1,500.00 $3,000.00 C. Paving 600 sf $8.00 $4,800.00 $11,800.00 43 44 Unit Qty Unit Price Total 9. CREMATION SECTION FEATURE A. Sculptural Feature (10,000- 15,000) 1 ls $12,500.00 $12,500.00 B. Benches (1 - 2) (1,500 - 3,000) 1 ls $2,750.00 $2,750.00 C. Landscaping 1 Is $4,000.00 ' $4,000.00 D. Paving - concrete pavers 300 sf $8.00 $2,400.00 $21,650.00 10. SECTION 6 FEATURE (Planting) A. Landscaping - St. Paul Feature 1 ls $4,800.00 $4,800.00 B. Paving - concrete pavers 600 sf $8.00 $4,800.00 C. Landscaping 1 ls $5,000.00 $5,000.00 (SE/SW corners) $14,600.00 11. SECTION 8 ENHANCEMENT A. 50% increase of planting 1 ls $7,000.00 $7,000.00 B. Shredded Hardwood 450 sy $2.00 $900.00 $7,900.00 12. REINFORCE WINNETKA LANDSCAPING A. Landscaping - replacement 1 Is $8,600.00 $8,600.00 B. Concrete Barrier Walls (merit I Is $49,000.00 $49,000.00 further study) (29,500 - 72,000) $57,600.00 13. SECTION 5 FEATURE 1 Is $45,000.00 $45,000.00 .14. SECTION 5 DEVELOPMENT A. Subsection features 5 ea $22,000.00 $110,000.00 B. Landscaping allotment - internal landscaping 1 ls $20,000.00 $20,000.00 $130,000.00 15. PERIMETER LANDSCAPING A. Section 5 1 ls $10,000.00 $10,000.00 PHASE 1 TOTAL $689,425.00 Unit Qty Unit Price Total PHASE H 1. Remove existing entry 1 Is $11,770.00 $11,770.00 2. New Central Drive @ Xylon I sy $126,100.00 $126,100.00 Coituminous/curb/g~ading) - ' $0.00 NOTE: Refer to assumptions $0.00 3. Central Drive Landscaping 1 Is $50,000.00 $50,000.00 4. Drive north of Section 11 1 Is $19,200.00 $19,200.00 5. Main Entry Gateway 1 Is $75,000.00 $75,000.00 6. Traffic Circle @ Sections 8, 9, 11 & 12 1 Is $60,000.00 $60,000.00 7. Maintenance Bldg. Landscaping 1 Is $200,000.00 $200,000.00 8. Develop Section 4 9. Develop Section 9 10. Garden Mausoleums related to Section 12 Mausoleum PHASE 2 TOTAL $542,070.00 PHASE IH 1. Central Drive Terminus Feature (//17) I ls $60,000.00 $60,000.00 2. Section 11 - (wall crypts) 3. Section 1 4. Section 13 5. Section 15 (wail crypts) 6. Pond/Fountain 1 ls $155,000.00 $155,000.00 7. Build Streets/Roads 8. Chapel (g21) 9. Section 16 10. Section 17 11. Section 18A PHASE 3 TOTAL $215,000.00 45 PHASE IV 46 1. Second Mausoleum 2. Roads (complete) 3. Secondary Entry 4. Secondary Entry - Gateway 5. Section 18B 6. Section Feature (19 and 2~}) 7. Section 19. (Pergola) 8. Section 19 Mausoleum/Estate Lots 9. Section 20 10. Section 20 Wetland Ponds 11. Section 21 12. Section 22 13. Section 23 14. Section 24 15. Section 25 47 Section Feature IMAGES 49 Subsection Feature Wall Crypts-Section 11 & 15 IMAGES $1 Section Feature Section Feature IMAGES 53 Mausoleum Chapel Section Feature IMAGES IMAGES Prayer Garden Adjoining Mausoleum I Ill I Ill 57 CITY OF NEW HOPE '- MEMORANDUM DATE: September 1, 1993 TO: Planning Commission Members FROM: Kirk McDonald, Management Assistant/Community Development Coordinator SUBJECT: Miscellaneous Issues 1. August 9th Council Meetin~ - At the August 9th City Council meeting the Council approved the following planning cases, subject to the conditions as recommended by the Planning Commission: A. Planning Case 93-12, Request for Final Plat Approval for Science Industry Center 3rd Addition, 5425/5501 Boone Avenue North & 5430/5501 International Parkway, City of New Hope/Senior Outreach Services, Petitioners. The City received notification from the Shingle Creek Watershed Management Commission on August 13th that the wetlands mitigation exemption was approved at their August 12th meeting. B. Planning Case 93-20, Request for Variance From the Driveway Parking Area Setback Requirement to Allow for Replacement of Blacktop Area and Widen Curb Cut, 4301 Nevada Avenue North, James/Verle Faclder, Petitioners C. Planning Case 93-21, Request for Variance from the 35-foot Rear Yard Setback Requirement to Allow Construction of a Porch, 3501 Xylon Avenue North, Michael Banker, Petitioner. Professional plans were submitted prior to the Council meeting. D. Planning Case 93-23, Request for Preliminary Plat Approval for Northwest Church Addition, 8624 50th Avenue North, Northwest Church of Christ, Petitioner. Staff have met with the petitioner regarding changes that need to be incorporated into the Final Plat. The Final Plat is in process and will be considered at the October Planning Commission meeting. E. Planning Case 93-24, Request for Variance form the 35-foot Rear Yard Setback Requirement to Allow a Bedroom/Bath Addition, 3233 Gettysburg Court, Bill Kranz/David Pomije, Petitioners. F. Planning Case 93-25, Request for Preliminary Plat Approval for Carol James Addition, 7105 62nd Avenue North, Carol James, Petitioner. Staff have met with the petitioner regarding changes that need to be incorporated into the Final Plat, which will be considered in October. 2. Planning Case 93-22, Request for Conditional Use Permit to Allow Erection of Communication Support Structure and Antennas, 3877 Independence Avenue North, Kirk Huber Pengellv, Jr. Petitioner. This request was tabled at the August 9th Council meeting for two weeks (please refer to the Council minutes). There was a considerable amount of discussion regarding whether the Building Official had the authority to require a structural engineer analysis of the tower and the Council tabled the request and directed staff to research this issue. At the August 23rd meeting staff informed the Council that the City Code did allow the Building Official to require whatever data he felt was justified for the tower and that certification of the tower by a structural engineer would be required. Pengelly informed the Council that he was in the process of having the appropriate documentation prepared and the Council indicated that they would prefer to have the structural analysis presented to the City and reviewed by the Building Official prior to taking action on this request and again tabled the request until the September 13th Council meeting. I have attached for your review information from the City Code pertaining to this issue. You also may find of interest the enclosed Zoning Bulletin report on a similar tower. 3. J.R.Jones Letter of Credit - At the August 23rd City Council meeting the council authorized the release of the Letter of Credit for J.R.Jones Fixture Company, per staff's recommendation, as all improvements proposed in conjunction with the building addition have been completed. 4. Rapid Oil Development A~eement/Closing on Property - The closing recently took place on the sale of City property at 7305 42nd Avenue North to Valvoline Instant Oil Change and the enclosed Development Agreement prepared/mailed. The required performance bond has already been submitted and construction on the new oil changing facility should start this fall. 5. Minnesota Sun Addition Assessment A~reement - At the August 23rd Council meeting an Assessment Agreement was approved between the City and Post Publishing regarding the installation of the sidewalk (and water service).on the vacant property on Bass Lake Road. This was a condition of plat approval. 6. Public Hearing re: Enlargement of Geographic Area of Anthony James Tax Increment Financing District - At the August 23rd meeting the City Council set a public hearing for October 1 lth to discuss the enlargement of the Tax Increment Financing District near 62nd and West Broadway (see enclosed maps). The existing TIF District includes the Anthony James apartment complex, but does not include the vacant Super America site at 6144 West Broadway or the Broadway Village Apartments at 6020-7240 West Broadway. The City is encouraging the owners of Anthony James to acquire the vacant Super America site and incorporate it into the existing complex, with possible construction of another small multi-unit complex. Broadway Lanel, owners of both Anthony James and Broadway Village, have requested City assistance (through a loan) for a community center addition and street light improvements at Broadway Village Apartments. Enlargement of the TIF District would allow the City to consider accommodating these requests. The vacant Super America site is currently zoned B-3 Auto-Oriented and if it were acquired by the City or Broadway Lanel for senior housing purposes, a rezoning to an R-4 or R-5 District would need to be considered. Attachments: Tower Information J.R.Jones Information Minnesota Sun Addition Assessment Agreement Expansion of TIF District Information cc: Dan Donahue, City Manager ' /~ REQUEST FOR ACTION Originating Department Approved for Agenda ~enda Section vevelopment City Manager & Planning ) 8-23-93 Kirk McDonald Item No. BY:Management Assistant By:. 8. ! ALLOW ERECTION OF COMMUNICATION SLrPPORT STRUCTURE AND ANTENNAS, 3877 INDEPENDENCE AVENUE NORTH, PID //18-118-21-32-0042, KIRK HUBER PENGELLY, .IR., PETITIQ~ER This planning case was tabled at the August 9th Council meeting, pending staff investigation of several issues. The petitioner is requesting a Conditional Use Permit to allow erection of communication support structure and antennas, pursuant to Section 4.923(3) - New Hope Code. The petitioner is a licensed amateur radio operator and a licensed Military Affdiate Radio Systems (MARS) operator and he is proposing to erect a communication support structure of 49 feet, plus 11 feet high antennas, to allow for effective and reliable amateur transmission and reception under F.C.C. regulations. City Code requires a Conditional Use Permit for radio towers in excess of 35 feet. The petitioner indicates that the self- supporting structure is a sturdy, well-designed commercially manufactured amateur/commercial structure which will be installed according to all manufacturer's guidelines, will be located in the center of the fenced rear yard of the property behind the existing home and will be installed on a 4x4x4 concrete pad. The existing structure meets all setback requirements. In the past the City has approved many of these taller antenna for businesses and a few for single-family homeowners, the last one approved in 1982 (see enclosed minutes) and identical in height to this request. A neighbor across the street has submitted a letter in support of the installation, and 5 property owners in the area have submittal letters in opposition. Major concerns expressed by the neighbors include: possible tower collapse, attractive nuisance, diminished property values, re-sale of homes, and thc aesthetic view of the tower. The petitioner presented findings from the Hennepin County Assessor that show that property values do not depreciate wben a tower such as this is installed. (anntin.~l'l MOTION BY SECOND BY TO: Review: Administration: Finance: Request for Action Planning Case 93-22 (continued) August 23, 1993 . Page -2- The Planning Commission reviewed this request at their August 3, 1993, meeting and there was a considerable amount of discussion regarding property values, screening, tower height, and the benefits provided by amateur radio operators during natural disasters. The petitioner indicated that he was willing to compromise on the total height of the tower and install a reasonable amount of screening/landscaping. A motion was made to approve the request subject to the following conditions: 1. Installation of six (6) foot tall type fence around rear yard or at least the base of the tower. 2. Tower not to interfere with neighbors radio/TV reception. 3. Annual review by staff. 4, CUP to expire and petitioner to remove .tower from Property if petitioner moves from property. It was also recommended that the petitioner meet with the neighbors prior to the Council meeting to resolve/develop a plan regarding screening the tower. The motion failed, with 3 voting to approve the CUP and 3 voting to deny. 'The enclosed resolution approves the CUP request. If the Council determines not to adopt the resolution of approval, staff recommends that this issue be tabled for additional review and consideration of f'mdings until the September 13th Council meeting. 1. C~rtifie~ation of Plato by Structural l~n_gineer - one of the major issues discussed at the August 9th Council meeting was whether the City would require certification of the tower plans by a structural engineer. In reviewing this matter with the City Attorney and Building Official, they have pointed out specific sections of the Zoning Code that address this issue, as follows: Section 4.032, General Building_ Reo_uirements. Subsection 3, Acgessorv Buildings, Uses arid F_x~ui_ '~ment, Subsection (~), Communication Reception/Transmission Devices, (v) Building_ Permits: 'A building permit shall be required for the installation of any communication devices requiring a conditional use permit. Building permit applications shall be accompanied by a site plan and structural components data for the communication device, including details of anchoring. The Building Official must approve the plans before installation." Section 4.033, Performance Standards, Subsection (1), Purpose: "The performance standards...are designed to encourage high quality development by providing assurance that neighboring land uses will be eompatible...The Building Official shall be responsible for enforcing these standards and may require the submission of information showing compliance or non-compliance with the standards." Request for Action Planning Case 93-2 (continued) August 23, 1993 Page -3- · Subsection (1), Conformance to Standards: "Before any building permit...is approved, ~ the Building Official shall determine whether the proposed use is likely to conform to the performance standards. The developer shah supply additional data about the proposed use...where required to do so by the Building Official. It may occasionally be necessary for a developer or business to employ specialized consultants to demonstrate that a given use will conform with performance standards." It is the City Attorney's opinion that the Building Official has the authority, per City ordinances, to require certification of the tower plans by a stm6tural engineer. ~.032 (3)(g) - (j)(iv) thl ¢O~ltru¢~ion of morl thin onl. Drivatl a¢ctlaOry garage to construct any ~welling shall be reouirad to provide off-street ~arking abaca for at ]east automobile Der family ~o ~e ~oueea ~. addition to any garage suace ~o Ue used. ~very dwelling u~t mereaftar erected s~all Ue so ~oca~ea on t~e ~ot so that a: ~eas~ a t~o car garage~ e~ther at~achea or detached, can ~e ~ocatea o~ eatd lot. (~) ~imit on Numbers. ~ach lo~ shall ~e limited to one accessory ~uilding in addition ~o an accessory garage. (Code 072684, Or~. 64-3) (~) ~ir Conditioners. ~¢¢eesory ueee or eauiDmen~ su¢~ ~s Conditioning COOl~ng structures or condeneers (ground mounteD) w~icm generate no,se small be located in rear yards uem~ma tme rear ~uilding line. Air conditioning cooling s~ruc~ures or condensers located within a reduired side yard at tme effective aa:e of section may lawful~y continue and may be replaced a~ sucm ~oca:ion Drovidea the following condi:ione are met: (i) The cooling structure or ¢ondenear shall not produce no,se levele contrary to I{g.423 and g.~aA of ~hia code. (i~) The cool~ng structure or conaeneer shall be screened landscaping, fencing, or other meane rendering it concealed from view from adjacent property. (J~J) The cool~ng structure or conaeneer shell no~ l~e ~i~hin a resulted drainage amd/or u~lity easement. (Code 0?2ee~, ord. BA-3, (~]_ Communication Receo~on/Transmiseion Devices. Satellite "~te~aion~-~nd ca¢13o amJ~nnae and ~her communication '~'~anem~l~on/~on~eaa~rm~ accessory used all zoning ~istric~l, ~ovi~t~ ~ly mll~ ~l following conditions: (i) HlJahZ. Tht co~unica~ion device hlighZ {hal] no~ exceea ~wen~y ~ from ground (ii) ~. The Co~unica~ion device a~al] no~ ~e located the re~uJrea front yard seCDac~ or side yard se~ac~ aDu~ing a a~ree~. (~i) ~fa. ~ vegetation or oOs~ructiona ~nter*ere ~i~h satellite signals a~ a 3oca~ion in any a~owaDle Dlace~n~ area, ~e ¢~nJca~on device may De D~ace~ on ~he roof of any (iv) ~. The heigh~ o* ~he Co~unicatJon device may exceed *~ve fee~ above ~he Dear of ~,e ~oo~ only by condi~ona] use glrmJ~. C~unica~ion aevicel {hal] ~e located *1ye fee~ o~ ~rt fr~ all lot lines of adjoining lotm and shall no~ locm~ea within m u~ili~y ~-ZO 07268~ ~~~ any communication ~mv~cm ~m~u~r~ng conditional uae permit. Building permit applications sn&ll accompanied Dy s site plan and structu~&l components cats Building O~f~cial must approve the plans mefore ~nstallat~on. conformance w~t~ the National ~lectrlcal Code as adopted t~e ¢it¥ o~ New Hope. (vi~) ~lectrical Code. Communication ~ev~ce electrical e~u~Dme~ w~th t~e Netserial Electrical Code aa adopted Dy ~ho City New MOpe. (Or~. 84-3, 88-8) (v~) Colg~/Con~en~. Commun~¢a%~on devices shall Oe of a neusrai colo~ and any ~etter~ng o~ scenes contained on sa~a device auali*¥~ng it as a sign snell De subject to the ~egulat~ons of sections 3.A0 throug~ 3.~85 Of the New MoPe Sign Code. (ix) ~. The prov~s~on$ o~ tb~s section sn&ll ~e appl~caDle to all commun~catlOn ~sceptton/t~ansm~ss~on devices erecteC after April 7, 1988. All such s~ucture$ ex~st~ng prior to ~n~e Sate shall ~e adareemed as legal non-conforming (Ora. sa-e) &-ZOA 07268~ dwelllnga, Dua~nala and tnaul~r~al davelo=m~n~a, ~a ~ralnaga pllne In111 be luDmt~tad to ~l City Engineer for driinige olin snell Da suOjicC ko hal written approval. 4.033 Performlnca .. ~_ .~gq~j~L to encourage nlg~ quality development Oy s~na~rae ere Ilea designed ~o preven~ ~na eltmtnl~l ~noIe COnditions ~hl~ c~uee DlJg~. All future aeveloo~n~ ~n ~e C~y InI11 be reau~rea ~o ~e~ ~neIe e~enaer~e. The e~naerae shill ~lIo ~pply ~o exlI~ing for enforcing ~e~e a~an~ar~e an~ may ~nforma~ton a~owJng comoltance or non-compliance ~J~n ~me a~anaaraa. i~' (2) Conformance ~o S~andar~ Before any building ~ ~ occ~ancy ~aDPrOV~ ~n~Butld~ng Off,cji1 a~a11 de~erm~ne ~ne~ner ~e ~ '~opo~uae~lJke~o conform ~o ~he performance standards. The developer s~all supply aaat~tonal da~a aDou~ ~e mropoeea use (suc~ type ena ~o¢l~Jon of ex,error e~ormge, e~G.), w~ere ~equ~rea Co ao Io Dy ~e Building Official. ZC m~y o¢¢llJonllly 0e nl¢llllry for I ~evelooer given ule w111 conform wi~h ~e performlnce i~lnalral. (Code o72ee4) (3) Penclna ina (a) Generll PrOVilJonl. ~wincy (20) fil~ of Iny corner forNd ~wo (2) I~rlt~l or ~1 rig~-of-wey of I r~Jlwey 1n~ersec~ing I I~r~C. The twenty (20) feeC ~ill ~e in ~e form of a ~rJlngle wi~ ~wo I~ll forNd ~y ~hJra IJdl forNd ~y I ICraigh~ line connecting ~e ~wo ~wen~y (20) foo~ poJn~l on IIc~ Iidl of ~he corner. (~t) The required IcrlinJng Drov~l~Onl Ii lDecJf~ed ~n ,uO,ecClon grovilloni of ~hli Subjection. (~tt) All POl~l or IJmtllr lUODor~ing ~nlCruNnCl uled conStruCtion of fencel shall ~l Droger~y ~Jng fenGea, ~nllll (~v) No fence I~ill o~i~rucc ne~urll (v) The hetg~ of · fence, Jn ~he c~ll of grlae be determined on ~e ~1~1 of NilUriNn~ from c~e ~ver~ge (vt) Zn ~he cell of i ¢orner lo~ ~ ~e ~utld~ng fron~ or,in,ia tnc~ll ~y no~ encroac~ in~o ei~he~ ~he required ~ron~ yara se~blck or ~he requirea I~e yard ii,Dick aDu~ing a s~ree~. (vtt) Zn ~e till of douOle'fronC lo~1 II ~efJned ~y 1&.O22(e?) o~ ~hJi Coal, fencee over A2 tnc~ll permitted wJ~n 15 fit~ fFOM Chi ipplrln~ Dick lo~ l~nt. 4-21. 0726~ CITY OF NEW HOPE ~ MEMORANDUM DATE: August 16, 1993 TO: Doug Smith, Director of Fire & Safety Doug Sandstad, Building Official FROM: Kirk McDonald, Management Assistant/Community Development Coordinator SUBJECT: Request for Conditional Use Permit to Allow Erection of Communication SupPort and Antennas at 3877 Independence Avenue. North, Planning Case 93-22 As you are aware, the planning case request referenced above was tabled at the August 9th Council meeting for two weeks until the August 23rd meeting. Per the enclosed minutes, one of the issues that arose was if the CUP was approved would the City then require that a mechanical engineer approve the drawings? Mr. Serber brought this issue up and stated in 1982 he was required to have such certification and that it was costly. He did not feel certification should be required and thought the issue should be clarified. So the question is - will Pengell¥ have to have these plans approved by a mechanical engineer or not? He is proposing to erect a new structure and the plan sheets are signed by Rohn Manufacturing. Will a building permit be required, - if so, what will the cost be? I see that in 1982 Serber installed a used tower - was that the reason a mechanical engineer was required? What does the Building Code say on this? I would appreciate it if you would review the attached minutes, and respond to these questions some time this week, as this case will be in the Council packet that goes out this Friday. Also, let me know if you think there are other issues that need to be clarified. If I can be of any assistance, or if you want to review previous files, let me know. I have attached plans and 1982 minutes for your information. cc: Dan Donahue, City Manager Valerie Leone, City Clerk TO: KIRK McDONALD FROM: DOUG SANDSTAD DATE: AUGUST 19, 1993 SUBJECT: PENGELL¥ RADIO TOWER ADDITIONAL INFORMATION I reviewed the material you forwarded to me regarding a previous engineering analysis of a radio tower. Unfortunately, the W.T. McCalla letter and calculations miss the target, since the Maple Grove installation was for a shorter tower, at &O' higk. Pengelly has requested 48'. A specific letter from any competent Structural Engineer, such as McCalla, will suffice if the calculations and details match the Pengelly request. These matters should be discussed with me, directly. Planning Commission and Council normally avoid code-related technical matters for obvious reasons. Any Council approval pertains only to construction that meets the minimum standards in all buildin$ codes. I will also discuss the soil-bearing capacity with the engineer who addresses the suitability of this tower desisn.'Councit cannot waive state buildin$ code requirements, as you may know. TO: KIRK McDONALD ~ FROM: DOUG SANDSTAD DATE: AUGUST 17, 1993 SUBJECT: BUILDING CODE REGARDING TOWER CONSTRUCTION A building permit is always required for the construction of a tower. In all cases the designs must be engineered for the tower. This involves a Structural Engineer, whose competence is appropriate to consider all of the factors: soil suitability; foundation design; wind ice, "live" and "dead" loads; adequacy of connections/anchorages, including various shapes and sizes of ~ntennae added to a tower. Even when a brand new tower package is purchased by an individual, the building permit application must be accompanied by a letter from a Structural Engineer (Minnesota registration) who has certified all facets of the tower & foundation design. Building permit cost is always based upon the $ "value" of the construction. When I am given such a figure,Marge Q= I can tell you the building permit & plan review fees. The 1982 radio tower CUP I advised you of involved a used tower that was to be taken apart and moved into New Hope, with an extra degree of concern about its condition~ rust, and other damage. I trust that this clarifies my routine approach, if Council approves such a tower. COUNCIL REQUF~T FOR ACTION Originating Department Approved for Agenda Agenda Section City Manager Consent 8-23-93 Kirk McDonald Item No. By: Management Assistant By: RESOLUTION AUTHORIZING RELEASE OF LETTER OF CREDIT, J.R. JONES FIXTURE COMPANY, 3216 WINNETKA AVENUE NORTH, IN THE AMOUNT OF $10,350 The City has held a bond/letter of credit in the amount of $10,350 on the property located at 3216 Winnetka Avenue North for a building addition and related site improvemems at J.R. Jones Fixture Company in conjunction with Planning Case 92-10. This amount was held to insure that specific improvements were made to the site, including bituminous repair and landscaping. The Building Official has inspected this property for completion of all work covered by the bond and recommends release of the bond. The City Engineer concurs with this recommendation. The enclosed resolution authorizes the release of the Letter of Credit for J.R. Jones. Staff recommends approval of the resolution. MOTION BY SECOND BY TO: Review: Administration: Finance: RFA-O01 CITY OF NEW HOPE RESOLUTION NO. 93- ~'~ RESOLUTION AUTHORIZING RELEASE OF LETTER OF CREDIT FOR J.R. JONES FIXTURE COMPANY 3216 WINNETKA AVENUE NORTH WHEREAS, certain work under the Developmem Contract for property known as J.R. Jones Fixture Company was secured by Continental Casualty Company, Performance Bond #800824136, dated May 11, 1992; and WHEREAS, all work under the Development Contract and secured by the Performance Bond has been completed. NOW, THEREFORE, BE IT RESOLVED, by the City of New Hope as follows: 1. The Performance Bond #800824136 issued by Continental Casualty Company for J.R. Jones Fixture Comany is hereby released in full by the City of New Hope. Adopted by the City Council of the City of New Hope, Hennepin County, Minnesota, this 23rd day of August, 1993. Mayor Attest: City Clerk PLANNING PLAT BOND REVZL:'bl TO: City Manager FROM: Doug Sandstad TOTAL NUMBER OF ~TS: FACILITIES/LANDSCAPING REQUIRED: Curb ing Sod Sidewalks Grading Structures Other Describe: I %l day /~//7'~v~ , lrmpected the plat for work covered by the bond we retain. },lOLl) this amount: with the City Engineer on this. cc: City Engineer City Clerk File 00~ 8/91 CITY OF NEW HOPE VARIANCE AND CONDITIONAL USE PERMIT SITE IMPROVEMENT AGREEMENT THIS AGREEMENT is entered into by J.R. Jones Fixture Co., a Minnesota corporation (hereinfter "Developer") and the City of New Hope (hereinafter "City"), this day of , 1992. WHEREAS, on May 11, 1992, by Resolution No. 92-93, the City Council approved Developer's request for a Variance and a Conditional Use Permit (hereinafter "CUP") for certain real property located in the City of New Hope, County of Hennepin, State of Minnesota known as 3216 Winnetka Avenue North, legally described as: The South 352.7 feet of the West one-half of the SouthWest Quarter of the Northwest Quarter of Section 20, Township 118, Range 21, (hereinafter "Property") to be used for a warehouse expansion, and WHEREAS, the City Council also approved Developer's site development plans for the Property as set forth .in Planning Case 92-10 (hereinafter "Plans"), and WHEREAS, said Variance and CUP were granted subject to the following conditions: t. Developer to immediately repair/redesign plans for sawdust collection system including handling. Said plans to be on paper and approved by Building Official 14 days prior to a building permit application for the addition. 2. Developer to provide additional landscape improvements required for the building front yard including 2-3" maple tree (3) and 20+ shrubs (as per Planning Commission) and per revised 5-7-92 landscape plan. 3. City Engineer to review site drainage changes and forward to Bassett Creek Watershed Management Commission, if necessary. 4. Developer to sign this Improvement Agreement for all parking lot work and grading/landscaping. 5. Developer to submit revised plan showing deferred parking area whereby parking and green area requirements would both comply with City Code, which could necessitate removal/reconstruction of front semi-circular entry drive, and to sign and file restrictive covenant for deferred parking against property title. NOW, THEREFORE, IT IS HEREBY AGREED as follows: 1. INCORPORATION OF RECITALS. The recitals above are incorporated herein by reference, specifically including the conditions of the Variance and CUP. 2. THE WORK. The Work shall consist of the site improvements described in the Plans, including any amendments to the Plans which are approved by the City Council. The Work shall be performed by the Developer to the City's satisfaction in compliance with all applicable codes, ordinances, standards, and policies of the City. The Work includes all on-site exterior amenities shown on the Plans that are listed below. Quantity Item Estimated Cost 500 sq. yd. Bituminous Repair a $6,000.00 $12.00/sq. yd. Lump Sum Landscape · $900 900.00 Subtotal $ 6,900.00 + 50~ Security Increase 3,450.00 TOTAL: $10,350.00 The Developer unconditionally guarantees to the City all of the Work for a period of one year subsequent to the Completion Date of the Work. This guarantee shall include failure of the Work due to poor material, faulty workmanship, or any other failure of the Work. This guarantee shall continue whether or not all of the financial guarantee shall have been released by the City. 3. COMPLETION. The Developer agrees that the Work shall be completed in its entirety on or before the 11th day of May, 1993, except as this period of time is extended by resolution of the Council, or by the City taking no action to require completion hereunder on a timely basis. It is understood and agreed that 2 failure of the City to promptly take action to draw upon the bond or other security to enforce this Agreement after the expiration of the time in which the Work is to be completed hereunder will not waive, estop or release any rights of the City and the City can take action at any time thereafter to require completion of the Work, and payment for same. Furthermore, the term of this Agreement shall be deemed to be automatically extended until such time as the City Council declares the Developer in default thereunder, and the statute of limitations shall not be deemed to commence running until the City Council has been notified in writing by the Developer that the Developer has either complied with this Agreement, or that it refuses to for any reason. These provisions shall be applicable to ~ny person who shall give a financial guarantee to the City as required below. 4. COST OF WORK. The Developer shall pay for all costs of persons doing work or furnishing skill, tools, machinery or materials, or insurance premiums or equipment or supplies and all just claims for the same, and the City shall be under no obligation to pay the Developer or any subcontractor any sum whatsoever on account thereof, whether or not the City shall have approved the subcontract or subcontractor, and the Developer and its surety shall hold the City harmless against any such claims, and provide the City with all necessary lien waivers. 5. DEFAULT. In the event of default by thc Developer as to any of the Work to be performed hereunder, the City may, at its option, perform the Work and the Developer shall promptly reimburse the City for any expense incurred therein by the City, provided the Developer is first given written notice by United States Mail of the Work in default and required to be done by the Developer, not less than 48 hours being given thereby to the Developer to remove the default status, said notice being addressed to the Developer at the address set forth below. Notice given in this manner being sufficient as described, by agreement of the parties hereto. Notice to the Developer shall also constitute, without further action, notice to any contractor or subcontractor, whether they are approved and accepted by the City or not. In' the event of emergency, as determined by the City Engineer, the 48 hours notice requirement to the Developer shall be and hereby is waived in its entirety by the Developer, and the Developer shall reimburse the City for any expense so incurred by the City in the same manner as if mailed notice as described above had been given. It is understood by the parties, however, that the responsibility of the Developer is limited by strikes and force majeure. 3 6. REVOCATION OF CUP. The City Council approved a Variance and CUP for the Property subject to certain conditions including completion of the Work. As an additional remedy separate and independent from any other remedy available to it, upon breach of this Agreement by Developer, the City may revoke the Variance or CUP for the Property. Developer acknowledges and agrees that the City may also revoke the Variance or CUP for failure of the Developer to satisfy any of the other conditions of the Variance or CUP. 7. ADMINISTRATION COSTS. Developer agrees to reimburse the City for the actual costs to the City associated with Planning Case 92-10, the Variance and CUP, and this Agreement, including but not limited to, engineering and attorney's fees. Developer agrees that the financial guarantee shall not be released until all such costs have been paid to the City. 8. HOLD HARMLESS. The Developer agrees to indemnify and hold harmless the City and its agents and employees against any and all claims, demands, losses, damages and expenses (including attorney fees) arising out of or resulting from the Developer's negligent or intentional acts, or any violation of any safety law, regulation or code in the performance of this Agreement, without regard to any inspection or review made or not made by the City, i'ts agents or employees or failure by the City, its agents or employees to take any other prudent precaution. In the event any City employee, agent or representative shall come under the direct or indirect control of the Developer, or the City, upon the failure of the Developer to comply with any conditions of this Agreement or the Variance or CUP, performs said conditions pursuant to the financial guarantee, the Developer shall indemnify and hold harmless the City, its employees, agents and representatives for its own negligent or intentional acts in the performance of the Developer's required work under this Agreement or the Variance or the CUP. 9. COST OF ENFORCEMENT. The Developer agrees to reimburse the City for all costs incurred by the City in the enforcement of this Agreement, or any portion thereof, including court costs and reasonable engineering and attorney's fees. 10. FINANCIAL GUARANTEE. The Developer shall furnish the City with a financial guarantee acceptable to the City in one of the following forms: a) cash escrow; b) a performance bond issued by an approved corporate surety licensed to do business in the State of Minnesota, and executed by the Developer as the principal; c) an irrevocable letter of credit; d) an automatically renewing certificate of deposit in Developer's name but assigned to the City; e) other financial instruments which provide equivalent assurance to the City. Said financial guarantee shall be furnished to the City as security to assure completion of the items of Work as set forth above, and payment of the costs of administration as set forth above. The financial guarantee shall be in an amount of 150% of the cost of the Work as estimated by the City Engineer. The financial guarantee provided shall continue in full force and effect until the City Council approves and accepts all of the Work undertaken and releases the surety and/or the Developer from any further liability, and until all administrative costs are paid in full. The City Council may reduce the amount of the financial 9uarantee upon partial completion of'the Work and payment of all outstanding administrative costs. 11. NOTICE. The address of Developer, for purposes of this Agreement is as follows, and any notice mai]ed by the City to this address shall be deemed sufficient notice under this Agreement, until notice of a change of address is 9iven to the City in writing: J.R. Jones Fixture Co. 12. SEVERABILITY. If any portion, section, subsection, paragraph, sentence, clause or phrase of this Agreement is for any reason held to be invalid, such decisions shall not affect the validity of the remaining portion of this Agreement. 13. SUCCESSION. This Agreement shall be bindin9 upon the parties, their heirs, successors or assigns as the case may be. IN WITNESS WHEREOF, we have hereunto set our hands and sea]s. CITY OF NEW HOPE By Its Mayor By Its City Manager 5 J.R. JONES FIXTURE CO. By Its By Its STATE OF MINNESOTA ) COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this day of , 1992, by EDW. J, ERICKSON and DANIEL J. DONAHUE, th® Mayor and Manager, respectively, of the City of New Hope, a municipal corporation of the State of Minnesota, on behalf of said municipal corporation. Notary Public STATE OF MINNESOTA ) ) SS. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this day of , 1992, by and , the and , respectively, of J.R. Jones Fixture Co,, a Minnesota corporation, on behalf of said corporation. Notary Public DRAFTED BY: CORRICK & SONDRALL, A PARTNERSHIP OF PROFESSIONAL CORPORATIONS 8525 Edinbrook Crossing, #203 Brooklyn Park, MN 55443 (612) 425-5671 REQ~T FOR ACTION Orlgtnattng Department Approved for Agenda Agenda Section City Manager Consent 8-23-93 Kirk McDonald Item No. By: Management Assistant By: RESOLUTION ACCEPTING PETITION AND APPROVING ASSESSMENT AGREEMENT FOR LOT 1, MINNESOTA SUN ADDITION The enclosed resolution accepts the petition and approves the Assessment Agreement for the water service and sidewalk installed on the vacant Post parcel (Lot 1, Minnesota Sun Addition) in conjunction with the Bass Lake Road construction project. The total cost of the water service, sidewalk and indirect costs (engineering/legal/administrative) is $3,389.63 and will be levied against the property and paid off over a 5-year period at 7 % interest. Staff recomends approval of the resolution. MOTION BY SECOND BY TO: Review: Administration: Finance: [ RFA-O01 ~ August 18, 1993 Kirk McDonald Management Asst. City of New Hope 4401Xylon Avenue North New Nope, MN 55428 RE: Resolutions Accepting Petition and Approving Assessment Agreement for Lot 1, Minnesota Sun Addition and A.C. Carlson Property * Our File No: 99.15033 Dear Kirk: Enclosed please find Resolutions for the Minnesota Bun Addition. and A.C. Carlson properties in connection with the sidewalk/water service to be installed there. Both of these Resolutions should be adopted at the August 23, 1993 council meeting. As usual, I am forwarding the originals of these Resolutions to Valerte. Be sure to contact me if you have any questions. Very truly yours, Marttn P. Malecha 1 3w Enclosures cc: Dante1 J, Oonahue, Ctty Manager Valerie Leone, City Clerk Steven A. Sondrall RESOLUTION NO. 93- . RESOLUTION ACCEPTING PETITION AND APPROVING ASSESSMENT AGREEMENT FOR LOT 1, MINNESOTA SUN ADOITION WHEREAS, Guy Gannett Publishing Co., a Maths Corporation (Owner) is the owner of certain real property to be legally described as: Lot 1, Block 1, Minnesota Sun Addition, Henneptn County, Minnesota, (hereinafter Property), and WHEREAS, the Owner has petitioned the City to construct a public sidewalk and public water service, including pipe, valves, fittings, and all other appurtenant works and services reasonably required to provide water service to the Property~ to be constructed accordin9 to plane and specifications prepared for Henneptn County Project No. 9074 and C~ty of New Hope Project No. 494, and WHEREAS, the Owner ~s the sole and 100~ owner of the Property, ~'~ and WHEREAS, the Owner has signed a Petttton for Pub3fc Improvement and Assessment Agreement (Agreement), a copy of wh{ch ~ attached hereto as Exhibit A, which Agreement ca31s for the Owner to pay the entire cost of constructing the stdewa3k and water service at the Property, with the cost to be assessed against the property as part of City of New Hope Project NO. 494, and WHEREAS~ because of a 100~ petition, no public hearing on this assessment ~s required by Minn. Stat. Chapter 429, and WHEREAS, it would be in the best interest of the C~ty to enter into satd Agreement. NOW, THEREFORE, SE ZT RESOLVEO by the City Counct] of the City of New Hope aS follows: 1. That the Petttton for Public Improvement and Assessment Agreement involving the Property~ attached hereto as Exhibit A, ts hereby accepted and approved. 2. : That the Mayor and Manager are d~rected to s~gn said Petition for Publlc Improvement and Assessment Agreement, and City Staff is dtrected to record the same with the appropriate County ~ authorities. Adopted by /.he Ctty Counctl this day of - 1993, --------- Edw. j, Ertckson, Mayor At t est: Valerle Leone~ C~ty Clerk PET ! T ION_ FOR.. _P. Vi~L ~ Q_[ MPROYEMENT AND_ ASS.E.S_SM£N.T A~REEME. NT 1. Parties - The parties to this agreement ars the City of New Hope (hereafter City) and Guy Gannett Publishing Co., a Maine corporation (hereafter Fee Owners). 2, Puroo_se - The Fee Owners hereOy request and petition the City to construct a public sidewalk and pubTi¢ water service, including pipe, valves, fittings, and all other appurtenant works and services reasonably ,required to provide water service to property located in the City of New Hope and County of Hennepin legally described as follows: Lot 1, Block 1, Minnesota Sun Addition, Henneptn County~ Minnesota. 3. Descrt~tton of W9rk - The publt~ improvements described above shall be constructed according to plans and specifications prepared by the Hennepin County Engineers as Henneptn County Project No. 9074 and City of New Hope Project No. 494. 4, Cost~- The Fee Owners acknowledge and agree that the cost to complete the described work is $3,389,e3, ~temtzed as follows: 1 Each 8" gate valve box · $964.00 $ 964.00 20 Lin. Ft. a" DIP · $24.51 490.20 1/2 Each 8" x 8" cross · $275.00 137.50 1 Each 8' p~ug a $105.00 105.00 1 Each 8" 45e bend · $105.00 105,00 650 Sq. Ft, S~dewalk · $1.40 _910.00 Total Construction $2~711.70 + 25~ Indirect Cost . 677.93 TOTAL ASSESSMENT: $30389.63 The Fee Owners further acknowledge and agree that their proport{onats share for said work shall be $3,389.63. Spic,at-As[assment - The Fee Owners a~knowledge and agree that the proposid construction specially benefits their property described in paragraph 2 of this agreement. In consideration for the City's action to cause the construction 1 of the described work at the Fee Owners request, the Fee Owners agree that the fair market value of their property will increase in an amount equal to or greater than $3,389.63 and that they will pay their costs by a special assessment levied against the described property pursuant to M~nDes~ta Statute~ Chapter 429 over a period of five years at a rate of simple interest of 7~ per annum. The Fee Owners expressly waive objections to Shy ~rregularity with regard to the special assessment for this improvement and any claim that the amount of $3~389.~3 to be levied against the described property is excessive. The Fee Owners further waive any and all rights to appeal the special assessment in the Courts, 6. Additional. ~ork and F~e.~ Outside Contract - The Fee Owners acknowledge and agree that the work proposed by this agreement does not include any construction other than that specifically itemized above, and that the Fee Owners will be solely exclusively responsible for the construction and cost of additlonal wor~ other than that itemized above, which required to connect the water service to their property. Further, the Fee Owners acknowledge and agree this agreement does not tn any way relieve them of their obligation to pay for water connection charges as required by the New Hope City Code, and that the Fee Owners expressly agree to pay sa~d water connection fee, 7. [ndemnJfJ~atio~ - The Fee Owners agree to indemnify, reimburse and hold the City harmless for all costa to make the publto improvements described above in the event the speo~al assessment against the described property is held invalid and unenforceable for any reason, due to the improvements or special assessments being challenged by the Fee Owners or anyone clatm~ng through the Fee Owners. Th~s shall include reasonable attorney's fees and costs to collect and enforce the special assessment and/or this agreement. Dated: ..... , 1993. GUY GANNETT PUBLZSNZNG CO. CZTY OF NEW NOPE By: ..... By: , _ ZtS Edw. d. Er~k-son Zts Mayor By:. . By: [ts ..... 0an~el J. Donahue ' Zts City Manager 2 STATE OF ..... ) ) ss. COUNTY O~ ..... ) The foregoing was acknowledge~ before me this day of , 1993~ by and .., the and . r~spectively, of Guy ~'annett Publishing Co., a Maine corporat'iOn,'on behalf of sa~d corporation. Notary Public STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) The foregoing was acknowledged before me this day of .... , lgg3, by Edw. J. Erickson end Daniel Oonahue~ the Meyer and City Man&gaff, respectively, of the City of New Hopes a Minnesota municipal corporation, on behalf of said municipal corporation. Notary Pul~l 'i c THXS INSTRUMENT DRAFTED BY: Corrtck & Sondr&11, a Partnership of Professional Corporations 8525 Edlnbrook Crossing, Suite 203 Brooklyn Park, MN 55443 c:\wpSl\onh\amsessment.gan 3 August 10, 1993 Mr. Kirk McDonald City of New Hope 4401 Xylon Ave. N. New Hope, MN 55428 Re: Bass Lake Road Assessment Agreement (Sun Addition, A.C. Carlson Property) Our File No. 34 Gert Dear Kirk: The above referenced project provides for a water service and sidewalk to serve the Sun Addition. In addition, a water service was also extended to service the A.C. Carlson property located immediately west of the Sun Addition. The bid amount for the water service to initially serve only the A.C. Carlson property was $4,352.65. However, when the Sun Addition plat was recently approved, the water service serving the A.C. Carlson property was redesigned to serve not only the A.C. Carlson property, but also the new lot in the Sun Addition (see attached sketch). Based on the redesign, it's assumed New Hope's cost will equal the cost for the new 8" line across Bass Lake Road and the hydrant, while the assessed cost will equal the cost for the 8" x 8" cross, 8" gate valve and box, 20' of 8" DIP, 8" 45° bend, and 8" plug. Listed below is the construction cost and 25% indirect cost for the water service and sidewalk extension to each property. Sun Addition - Lot 1 1 Each 8" gate valve box @ $964.00 $ 964.00 20 Lin. ft. 8' DIP ~ 24.51 490.20 1/2 Each 8" x 8" cross @ 275.00 137.50 1 Each 8" plug ~ 105.00 105.00 I Each 8" 45° bend @ 105.00 105.00 650 Sq. ft. Sidewalk ~ 1.40 910.00 Total Construction $2,711.70 + 25% Indirect Cost 677.93 TOTAL ASSESSMENT $3,389.63 233S West Highway 36 · St. Paul, MN 55113 · 612-636-46(X) Mr. Kirk McDonald August 10, 1993 City of New Hope Page -2- A.C. Carlson Propert?/.. 1 Each 8" gate valve & box @ $964.00 $ 964.00 20 Lin. ft. 8" DIP @ 24.51 490.20 1/2 Each 8" x 8" cross @ 275.00 137.50 1 Each 8" plug @ 105.00 105.00 1 Each 8" 45° bend @ 105.00 105.00 Total Construction $1,801.70 + 25% Indirect Cost 450.43. TOTAL ASSESSMENT $2,252.13 If you have any questions, please contact me at this office. Yours very truly, Mark A. Hanson MAH:po Ill CO{.,~rCI~ I i REOUEST FOR ACTION Originating Department Approved Agenda Agenda Secttol2 for Development City Manager Planning 8-23-93 Kirk McDonald Item No. By: Management Assistant By: f/ 8.2 RESOLUTION RELATING TO REDEVE~ffPMENT PLAN 85-1, REDEVELOPMENT PROJECT 85-1 AND TAX INCREMENT FINANCING PLA~f 85-1; CALLING A PUBLIC HEARING ON AMENDMENTS THERETO AND ENLARGEMENT OF/THE GEOGRAPHIC AREA OF TAX INCREMENT FINANCING DISTRICT S5-1 ESTABLISHED IN CONNECTION HEREWITH The enclosed resolution establishes a public hearing date of October 11, 1993, to discuss the enlargement of the Tax Increment Financing district near 62nd and West Broadway. The existing TIF District includes the Anthony James apartment complex, but does not include the vacant Super America site at 6144 West Broadway or the Broadway Village Apartment complex at 6020-7240 West Broadway. Broadway Lanel is interested in possible acquisition of the vacant Super America site and they have requested assistance for a community center and street lighting project at Broadway Village Apartments. Enlargement of the TIF District would allow the City to consider accommodating these requests. Staff recommends approval of the resolution to set the date for a public hearing to discuss this issue for October 11, 1993. MOTION BY SECOND BY TO: Review: Administration: Finance: II LaNel Finnncinl Group, Inc. 4601 Excelsior Blvd., Suite 601 /~ Minneapolis, MN 55416 (612) 920-5338 August 9, 1993 Dan Donahue City Manager City of New Hope 4401 Xylon Avenue North New Hope, MN 55427 RE: Broadway Village Apartments Dear Dan, As I previously discussed with you, we are investigating some substantial improvements to our Broadway Village Apartments and would like to exlDlore the availability of City assistance through ei~4her tax exempt financing or other funds that may be available. Our plan is to build a community center onto our existing pool building, which center when finished, would be similar to our Waterford Community Center. In addition, in order to improve the security at the site, 'we would like to put in new street lighting. At this point it is estimated that the community center expense would be approximately $150,000 and the lighting project which would also include the area around our convenience center, would be approximately $100,000. Please let me know what additional information you may need and how we proceed with this request. Very truly yours, Paul G. Brewer President PGB/kme EXISTING TIF DISTRICT ~ PROPOSED AMENDMENT TO TIF DISTRICT memmmemmmmm ~OU#TY ~ ROAO ~ ~1 ST AvI~, · o&, 'eo~,T LANE, - Il TH, AVE. N I · H AVI~. N. - mmlmm AVF ~ rH AVE N ! -