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5 St. Hubert's Cemetery Expansi H H SDI 7700 Market Boulevard PO Bex 147 Chanhaesen. MN 55317 Admlnlaratlon Phone: 952.227.1100 Fax: 952.227.1110 BulldlDII In=pe~tlon~ Phone: 952.227.1180 Fax: 952.227.1190 Englneerlnll Phone: 952.227.1160 Fax: 952.227.1170 Finance Phone: 952.227.1140 Fax: 952.227.1110 Park & Recreation Phone: 952.227.1120 Fax: 952.227.1110 Rematio~ Center 2310 CoUltra' Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Plannlnli & Natural Re=oume= Phone: 952.227.1130 Fax: 952.227.1110 Public Work= 1591 Park Road Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 Web Site v#^;,.ci.chanl'~.mn.us To: Sharmeen Al-$aff, Senior Planner ~j~ May 27, 2003. Executive Summary for Request for land use map amendment from Residential-Medium Density to Public/Semi-Public, rezoning from RSF, Single Family Residential and OI, Office Tn.qtitutional, to A2, Agricultural Estate District, a conditional use permit for the use of the ~ as a cemetery, and site plan review, St. Hubert's Cemetery. PROPOSAIJSUMMARY The applicant is requesting approval to expand an existing cemetery. The site is located south of West 78'h Street, north of Twin Cities & Western Railroad, and west of Highway 101. Access to the site is gained via West 78a Street The existing cemetery with an area of 1.78 acres conta~ 923 graves of which 910 graves have been sold. It is estimated that the remaining 13 graves will last approximately this year. The church would like to continue to serve the community into the future. The reque~.xl expansion area is located east of the existing cemetery and is proposed to acc, omm~ an additiollal 3,078 burial~. The City of Chanhauen, A growing commun!t:; ',':ith c,e~n lak6s, o~aii~, schools, a charming downtown, thriving businesses., winding trails, and beautiful parks. A Gmat place to live, wo,'k, and play. Todd Gerhardt May 27, 2003 Page 2 The existing church and cemetery are currently zoned office insti~~. Cemeteries are permitted in Agricultural Estate Districts only. The cmmm cemetery is a legal non conforming use while the church is a permitted use in the OI district. The expansion area (3.43 acres) is zoned Residential Single Family. The applicant wishes to rezone the entire site (5.08 acres) to Agrieulttnal Estate District to bring the current site into compliance and to allow for the fimtm expansion of the cemetery. The church portion of the site must remain Office Int~itutional since chm'ches are a permitted use in the OI district. The existing cemetery is currently guided public/semi public which is consist with a cemetery use. The expansion area is guided Medium Density Residential (4-8 units per acre). Staff is recommending the land use map be amended to public/semi public to facilitate the expansion of the It is staff's opinion that the site does not lend itself to residential uses for two reasons. The first is the noise generated by the wains Crwin Cities & Western is an active line). The second reason deals with access to the site. West 78~ Street is the main corridor in downtown. Tra~c counts from the year 1999 indicate 10,100 trips east/west bound directions. Medium density zoning would require additional curb cuts to serve the increased density. Additional access points would be a waffle hazard on a street with the mount of trips previously mentioned. Daily traffic volumes generated by a cemetery are substantially less than a medium density residential use. Todd Gerhardt May 27, 2003 Page 3 Cemeteries require a conditional use permit in the A-2 district. The permit will encompass the existing and ~ expanded cemeteries to bring them into compliance. Any change in the use of a site which results in a different intensity of use, requires a site plan permit. The proposed use of the site for a cemetery will create an affective entrance feature for the downtown. The use of the ~ will be less intensive than previously envisioned by the city. Staff is recording approval of the request with conditions outlined in the staff report. PLANNINCy COMMLq$ION SI, YMMARY MINUTE~ PI~BLIC I~.ARINO: CONSmg. a REOUF~T FOR A LAND I.I~E MAP AMEND~ FROM ~ENTIAL- MED~ DEN~I~ TO PUBI~~-PUBLIC.~ REZONING FROM RSF. SINGLE FAMILY RF. qlD~L TO A2, A(~RI~L~ F_~TATE DI~fRI~F~ A CONI~mON~ USE PERMIT FQR THE I~I~E QF THE PROPERTY A~ A {~4ETERY AND ~ITE PI,AN ~ FQR PROPERTY LOCATED AT 381 WF-~T 78~ ~TREET. CONSISTING OF 5 ACRES. Address F. Lawrence Blake Bill Sanders Jack & Paula Atkins 8201 Main Street 365 E. Kello~g, St. Paul 220 West 78m Street Sharmeen Al-laff presented the staff report on this item. The commissioners had questions about access and traffic circulation onto West 78a' Street, the pedestrian bridge, grading and tree canopy replacement. Bill Sanders, the architect with Sanders, Hacker, Bergly, Inc. was pmsem to go through the plan and answer questions. The commission was concerned about lighting and security in the ~, the pedestrian bridge and traffic concerns during ftmerals. Jerry Paulsen wanted clarification on who was going to pay for the pedestrian bridge consmu~orr Jack Atldns stated he and his wife were in favor of the project, but not a fence for SCl'e~ing. They were also concerned about pedestrian mdfic and safety. Felk moved, Slagle seconded that the Ptanning Commission rmmunends approval of the Land Use Plan amendment t/03-1 from Residential-Medium Demdty to Public/Sani-Public conflnge~ on Metropolitan Council review and approval of the amendment. All voted in favor and the motion carried unanimously with a vote of 4 to 0. Feik moved, Slagle seconded that the Planning Commi~on recommends approval of the rezonin~ g03-1 of the property from Single Family Residential, RSF and OI, Office lnMitl/tionfll to Agricultural Estate District, AZ, with the following conditions: Todd Gerhardt May 27, 2003 Page 4 Xm Approval of the rezoning is contingent upon approval of the land use plan amen~ conditional use permit and site plan. 2. Zoning of the church portion of the site shall remain Office Institutional All voted in favor and the motion carried unanimonsly with a vote of 4 to 0. Feik moved, Slagle seconded that the Planning Commi~lon recommends approval of the Conditional Use Permit, CUP f20(O1, to permit the use of the property for a cemetery, subject to the following conditions: 1. The applicant enters into a conditional use permit agreement with the City. . Approval of the conditional use permit is confinge~ upon approval of the land use anaendment and rezoning. All voted in favor and the motion carried ummtmousiy with a vote of 4 to 0. Feik moved, Lmehaug seconded that the Planning Commission recommends approval of the Site Plan g2003-3, phms prepared by Sanders, Wacker, Bergiy, dated April 4, 2003, subject to the following conditions: The applicant shall enter into a site plan agreement with the City and provide the necess~ security to guarantee erosion control, site restarafion and landscaping. 2. Building Of~cial conditions: The owner or their representative shall meet with the Building Inspections Division to deter~-e pemit requi~ts. , A maximum graded slope of 3:1 is allowed. Revise the grading plan in the south central portion of the site to comply or install a retaining wall- 4. The applicant shall install water service for inigalion of the site. 5. All plans must be signed by a registered professional engineer. 6. The grading plan shall be revised as follows: b. C, Add Type I silt fence along the nor& property line of the site and Type H silt fence along the east and south property limits. Show all existing site features, i.e. house, driveways, street lights and sidewalk along West 78~ Street, utilities within West 78"' SUeec Add the benchmark used f~r the site survey to the plans. Revise the legend to define all of the different line types, i.e. utilities, existing and proposed contours, etc. Todd Gerhardt May 27, 2003 Page 5 Add a rock construction enimm~ per City Detail Plate #5301. Show pedestrian ramps at all necessary locations, per City Detail Plate #5215. Add the following City Detail Plates: 5203, 5300, 5301, 5311 & 531Z 7. Show thc location of the existing house on the "Exisgng Conditions" plan~ , All disturbed areas as a result of consma~on activities shall be immediaIely restored with seed and disc mulch or wood fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. . The applicant shall apply for and obtain permits from the appropriate regulatary agencies, i.e. Watershed District, Minnesota Pollution Control Agency and comply with their conditions of approval. 10. All of the existing curb cut accesses shall be rgmoved and restored with sod, sidewslk; and curb. 11. Concrete driveway aprons are required at the two proposed access points for the new driveway. The driveway aprons shall be cons~ per City Detail Plates//5207. 12. Removal of the existing single family home will requi~ a permit. 13. Approval of the Site Plan permit is contingent upon approval of the land use ameaxlme~ conditional use permit and rezoning. 14. Phase I of the expansion shall include the construction of the internal roadway and landscaping along the roadway and West 78~ Street 15. All parcels shall be combined under a single Parcel Identification Number. 16. Ground water testing shall be done to determine high water table and springs located on the site. 17. That the sidewalk as shown on the plan be included as shown. 18. The applicant shall submit storm water and runoff computations to include the ruin ~ treatment and storage capacities to the stuff to ensure existing runoff rotes are maintained and not increased. 19. Add the word "potential" to pedesa'lan bridge Fegerences. All voted in favor and the motion carried unanimously with a vote of 4 to 0. STAFF'S COMMENTS The railroad tracks in this area are approximamly 16 feet below grade. In the past, staff has witnessed school kids climbing down and up to cross the tracks. For safety reasons, we have been investigating the option of installing a pedestrian bridge across the tracks. There are no Todd Gerhardt May 27, 2003 Page 6 plans to install a bridge at this time. Our only reason for highlighting this issue is to insure that the church is aware of this possibility. The City Council must approve the conslxuction of a bridge before a bridge is considered. The commissioners discussed site lighting. They concluded that if the street light was installed, it will provide sufficient lighting. Staff added a condition that reads '~Hae applicant shall install and pay for a street light along West 78tu Street. The location of the light fixture shall be worked out with the Engineering Staff." CITY OF PC DATE: May 6, 2003 CC DATE: May 27, 2003 REVIEW DEADLINE: 6/3/03 CASE ~. 2003-3 SPR, 2003-1 STAFF REPORT I- Z -<1: PROPOSAL: LOCATION: APPLICANT: Request for land use map amendment from Resi~tial-Mcdium Density to Public/Semi-PuNic, rczoning from RSF, Single'Family Residential and OI, '- Office Institutional, to A2, Agricultmal Estate District, a conditional usc permit for thc usc of the ~ as a cemetery, and site plan review, St. Hubert's 381 West 78"' Street Sanders Wackcr Bcrgly, Inc. 365 East Kellogg Boulevard St. Paul, MN 55101 (651)221-0401 St. Hubert's Catholic Church 8201 Main Street Chanhlutsen, MN 55317 (952) 934-9106 .W PRESENT ZONING: OI, Offi~tutional and RSF, Residential Single Family Distri~ Residential-Medium Density (N~t Density 4.0-8.0 units per acre) and Public/Semi Public ACREAGE: 5.08 acres DENSITY: NA SUMMARY OF REQUEST: Request for land use map amen~ firm~ Residential-Medium Density to Public/Semi-Public, rezoning from RSF, Single Family Re~dential and O~, O~ce Institutional, to A2, Agricultural Estate District, a conditional usc permit for thc usc of thc property as a cemetery, and site plan review, St. Hubert's Cemetery. The total site area is 5.08 acres. Notice of thi, public hearing has been mailed to all property owners within 500 feet. Staff is recommending approval of thc request. ! LEVEL OF CITY DISCRETION IN DECISION-MAKING: Thc City has a relatively l'figh level of discretion in approving a rezoning because the City is acting in its legislative or policymaking capacity. A mzoning must be consistent with the City's Comprehensive Plan. '- \ St. Hubert's Cemetery May 6 27, 2003 Page 2 The City has a relatively high level of discretion in approving a land use amendment because the City is acting in its legislative or policymaking capacity. A land use amendment must be consistent with the City's goals and policies. The City's discretion in approving or denying a site plan is limited to whether or not the pmIxxsed project complies with Zoning Ordinance requirements. If it meets those standards, the City must then approve the site plan. This is a quasi-judicial decision. The City has limited discretion in approving or denying conditional use permits, based on whether or not the proposal meets the conditional use permit standards outlined in the Zoning Ordinance. If the City finds that all the applicable conditional use permit standards are met, the permit must be approved. This is a quasi judicial decision. The applicant is req~g approval to expand an existing cemetery. The site is located south of West 78th Street, north of Twin Cities & Western Railroad, and west of Highway 101. Access to the site is gained via West 78~h Street. The existing cemetery with an area of 1.78 acres contains 923 graves of which 910 graves have been sold. It is estimated that the remaining 13 graves will last appro~ly this year. The church would like to continue to serve the commtmity into the futme. The req~ expansion area is located east of the existing cemetery and is proposed to accommodate, an additional 3,078 burials. The existing church and cemetery are currently zoned office institutional. Cemeteries are permitted in Agricultural Estate Districts only. The current cemetra'y is a legal non conforming use while the church is a permitted use in the OI district. The expansion area (3.43 acres) is zoned Residential St. Hubert's Cemetery May 6 27, 2003 Page 3 Single Family. The applicant wishes to rezone the entire site (5.08 acres) to Agricultural Estate District to bring the current site into compliance and to allow for the future expamion of the cemetery. The church portion of the site must remain Office Institutional since churches are a permitted use in the OI district. The existing cemetery is currently guided public/semi public which is consistent with a cemett~ use. The expansion area is guided Medium Densi~ Re~dential (4-8 units per acre). Staff is recommending the land use map be amended to public/semi public to facilitate the expansion of the C~lTlet~"yo It is staff's opinion that the site does not lend itseff to residential uses for two reasons. The first is the noise genemte~ by the trains (Twin Cities & Western is an active line). The second reason deals with access to the site. West 78th Street is the main corridor in downtown. Traffic counts from the year 1999 indicate 10,100 trips east/west bound directions. Medium density zoning would require additional curb cuts to serve the in~ density. Additional access points would be a traffic hazard on a street with the amount of trips previously mentioned. Daily traffic voltmaes generated by a cemetery are substantially less than a medium density residential use. Cemeteries require a conditional use permit in the A-2 district. The permit will encompass the existing and proposed expanded cemeteries to bring them into compliance. Any change ia the use of a site which results in a different intensity of use, requires a site plan permit. St. Hubert's Cemetery May 6 27, 2003 Page 4 The proposed use of the site for a cemetery will create an affective entrance fe. attne for the downtown. The use of the ~ will be less in~kqive than previously envisioned by the city. Staff is recording approval of the request with conditions outlined in the staff retx~ LAND IJSE PLAN AMENDMENT The applicant is requesting a land use plan amendment to re-guide the easterly 3.43 acres from Residential Medium Density to Public/Semi Public. An active rail line and a heavily traveled street abut the site. These two elements make the site less desirable for residential uses. A public/semi public use, lends itserf better to these dements. It is a compatible use and staff is recommending approval of this minor land use amendment. REZONING The applicant is proposing to rezone the ~ from RSF, Residential Single F~mily and OI, Office Institutional, to A-2, Agricultural Estate District. Cemeterie~ are permitted in the A-2 district only as a conditional use permit. If the land use plan was amended to public/semi public, the A-2 zoning with a cemetery use will be in keeping with the intent of the district and land use. It will also bring the legal nonconforming portion of the ~ into compliance. Staff is recommending approval of the rezxming. The area of the site containing the existing old St. Hubert's church shall remain Office Institutional District. srr PLA Vl tl)mC The applicant is proposing to expand the existing cemetery. In evaluating a site plan and building plan, the city shall consider the development's compliance with the following: (1) Consistency with the elements and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that may (2) Consistency with this division; (3) Preservation of the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing areas; (4) Creation of a harmonious relationship of building and open space with natural site features and with existing and future buildings having a visual relationship to the development; (5) Creation of functional and harmonious design for structures and site features, with special attention to the following: St. Hubert's Cemetery May 6 27, 2003 Page 5 ae An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; b. The mount and location of open space and landscaping; Materials, textures, colors and detailg of consmlction as an expression of the design concept and the compatibility of the same with adjacent and neighboring structures and uses; and d, Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. (6) Protection of adjacent and neighboring properties through reaso~le provision for surface water drainage, sound and sight buffers, preservation of views, fight and air and those aspects of design not adequately covered by other regulations which may have substantial effects on neighboring land uses. Finding: The proposed cemetery expansion will be complementary to the existing historic St. Hubert's Church. It will remain as open space. Most of the existing significant trees will remain. Some will be lost due to the extension of the 22 foot wide service road. The overall layout of the cemetery is attractive and well thought out. It incorporates benches, gardens, walking paths and a formal landscape layout. Pedestrian paths have been incorporated into thc plans including a bridge across thc railroad tracks (This is a feature that staff has been pursuing. We have had preliminary conversations with the Railroad Authority and they have agreed to our request verbally. The applicant is not responsible for the installation of the bridge). If thc land use plan amendment and rezoning were approved, the site phm review requirements will be met. The site design is compatible with the surrounding developments. It is functional and harmonious with the approved development for this Staff regards the project as a reasonable use of the land. The overall design is sensitive to the surrounding area. Based upon the foregoing, staff is recommending approval of the site plan. CONDmONAL USE PER.MIT Cemeteries are permitted in the A-2 disffict as a conditional use permit. The following constitutes staff's review of this proposal against conditional use permit standards. St. Hubert's Cemetery May 6 27, 2003 Page 6 GENERAL ISSUANCE STANDARDS Will not be detrimental to or endanger the public health, safety, comfort, convenience or general welfare of the neighborhood or city. FINDING - The site is proposed to be used as a cemetery. It will have an egen space setting. The proposed uae will not ~ any significant or unexpected impacts with the incorpora~on of staff's conditions. Will be consistent with the objectives of the city's comprehensive plan and this chapter. FINDING. - The proposed use will be consistent with the City Comprehensive Plan ff the land use plan amendment was approved. e Will be designed, constructed, operated and maintained so to be compatible in appearance with the existing or intended character of the general vicinity and will not change the essential character of that area. The site abuts an existing cemetery and is adjacent to a historic church. The proposed use will not change the essential character of the axea but rather complement it. 4. wm not be hazardous or disturbing to existing or planned nelghbo~ uses. FINDING - There will be no measur~le impacts to the existing or planned neighboring uses. wm be served adequately by essential public facilities and services, including streets, police and fire protection, drainage strucaa'es, refuse disposal, water and sewer systems and schools; or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establtnhment of the proposed use. FINDING - The site will be able to accommodate the proposed use. e Will not create excessive requirenmnts for public facilities and services and will not be detrimental to the economic welfare of the community. FINDING - Staff is not aware of any excessive requirements for public facilities. 0 Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general we. flare St. Hubert's Cemetery May 6 27, 2003 Page 7 because of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents, or trash. FINDING - This site will not create adverse impacts to persons, ~ or the general welfare of the area. The proposed use will comply with city ordinances. Will have vehicular approaches to the property which do not create traffic congestion or interfere with traffic or surrounding public thoroughfare~ FINDING - The site is accessible from West 78~h Street. Cemetery use is occa~onal. Therefore, staff does not anticipate any heavy traffic. o Will not result in the destruction, loss or damage of solar access, natural, scenic or historic features of major si?tflcAnce. FINDING - The development of this site will result in the loss of some mature trees, however, the applicant will replace the lost canopy. 10. Will be aesthetically compatible with the area. FINDING - The proposed cemetery will be compatible with the area. 11. wm not depute surrounding property values. FINDING - The use will not depreciate surrounding property values. 12. Will meet standards prescribed for certain uses as provided in this article. FINDING - N/A. Based upon the foregoing findings, staff is recommending that the conditional use permit be approved with appropriate conditions. No wetlands exist on-site. GRADING, DRAINAGE AND EROSION CONTROL Storm Water Management The proposed development is required to maintain existing runoff rates. The applicant should provide information to demonstrate that the soils at the proposed rain garden locations are able to accommodate infiltration. In lieu of such information, the basins should be designed for filtration rather than infiltration. Construction plans should include plans for the proposed rain St. Hubert's Cemetery May 6 27, 2003 Page 8 gardens, including an emergency overflow and a path fxom the overflow to the public drainage system. Thc plans should be approved by city staff prior to the construction of the rain gardens. The area in which the rain gardens are to be cons~ should be protected from heavy equipment until all other work on-site is complete so the soils do not become compacted. Erosion Control Silt fence should be provided at all downslope areas. All upland areas dismrlx~ as a result of construction activities shall be immediately restored with seed and disc-mulched, covered with a wood-fiber blanket or sodded within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. OTHER AGENCIES The applicant shall apply for and obtain Ixa'mim fi'om the appropriate regulato~ agencies (e.g., Riley-Purgatory-Bluff Creek Watershed District, 1Minnesota Pollution Control Agency) and comply with their conditions of approval. Proposed tree removal for the cemetery is 45 trees ranging in size from six to sixteen inches in diameter. The species of removed trees includes box elder, Norway maple, green ash, black locust and white pine. The vast majority of existing trees will remain on site and w~ into the site changes. The applicant is proposing to plant 53 overstory trees, 32 ornamental trees, and 360 shrubs. PLANNING COMMISSION UPDATE On May 6, 2003, the Planning Commission reviewed and unanimously approved this application. The commissioners had questions regarding access and traffic circulation onto West 78t~ Street, the pedestrian bridge, grading and tree canopy replacement. Bill Sanders, the architect with Sanders, Wacker, Bergly, Inc. was present to go through the plan and answer questions. The commission was concerned about lighting and security in the cemetery, the pedestrian bridge and traffic concerns during funerals. Jerry Paulsen wanted clarification on who was going to pay for the pedesffian bridge construction. Jack Atkins stated he and his wife were in favor of the project, but not a fence for screening. They were also concerned about pedestrian traffic and safety. The railroad tracks in this area are approximately 16 feet below grade. In the past, staff has witnessed school kids climbing down and up to cross the tracks. For safety reasons, we have been investigating the option of installing a pedestrian bridge across the tracks. There are no plans to install a bridge at this time. Our only reason for highlighting this issue is to in~ure that the church is aware of this possibility. The City Council must approve the constngtion of a bridge before a bridge is considered. St. Hubert's Cemetery May 6 27, 2003 Page 9 The commissioners discussed site lighting. They concluded that ff the street light was installed, it will provide sufficient lighting. RECOMMENDATION Staff recommends that thc m~....:.... ..... e ........ City Council adopt thc following motions: LAND USE PLAN AMENDMENT amendment g03-1 from Residential - Medium Density to Public/Semi-Public contingent on Metropolitan Council review and approval of the amendment." REZONING "The Planning r~,,-.-.:--:..~,,,~.~,,,,, ........ ,,,,~,~u~,~,.,,'~ ...... -,~r-,- · --,~ ,,,~ City Council approves thc rczoning #03-1 of the property from Single Family Residential, RSF and OI, Office ln~itutional, to Agricultural Estate District, A2 with the following condition: . Approval of thc rezoning is contingent upon approval of the land use plan amendment, conditional use permit and site plan." CONDITIONAL USE PERMIT Use Permit, CUP g2003-1, to permit the use of the property for a cemetery subject to the following conditions: le The applicant enters into a conditional use permit agreement with the city. e Approval of the Conditional Use Permit is contingent upon approval of thc land use amendment and rezoning." SITE PLAN ,or,he pl.,,..:..,- ~,-,-~---.;~,.,: ........ a" -'rr .... c,f CRy Council approves Site Plan g2003-3, as shown on plans prepared by Sanders Wacker Bergly, dated April 4, 2003, subject to the following conditions: 1. The applicant shall enter into a site plan agreement with the City and provide thc necessary security to guarantee erosion control, site restoration and landscaping. 2. Building Official conditions: St. Hubert's Cemetery May 6 27, 2003 Page 10 The owner or their representative shall meet with the Building Inspections Division to determine permit requirements. 3. A maximum graded slope of 3:1 is allowed. Revise the grading plan in the south central portion of the site to comply or install a retaining wall. 4. The applicant .m..ay ;vmnt tz cc, z:/a,,~ *~e, shall installaS~ cf a water service for irrigation of the site. 5. All plans must be signed by a registered professional en~neer. 6. The grading plan shall be revised as follows: a. Add type 1 silt fence along the north property line of the site and type II silt fence along the east and south property limits. b. Show all existing site features, i.e. house, driveways, street lights and sidewalk along W. 78th St., utilities within W. 78th St. c. Add the benchmark used for the site survey to the plans. d. Revise the legend to define all of the different line types, i.e. utilities, existing and proposed contours, etc. e. Add a rock construction entrance per City detail plate ~301. f. Show pedestrian ramps at ail necessary locations, per City detail plate ~J215. g. Add the following City detail plates: 5203, 5300, 5310, 5311, & 5312. 7. Show the location of the existing house on the "Existing Conditions" plan. All disturbed areas as a result of consmmfion activities shall be immediately restored with seed and disc mulch or wood fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook_ , The applicant shall apply for and obtain Ixaxnits from the appropri~ regulatory agencies, i.e. Watershed District, Minnesota Pollution Control Agency and comply with their conditions of approval. 10. All of the existing curb cut accesses shall be removed and restored with sod, sidewalk: and curb. 11. Concrete driveway aprons are required at the two proposed access points for the new driveway. The driveway aprons shall be constructed per City detail plate #5207. 12. Removal of the existing single family home will require a permit. 13. Approval of the Site Plan permit is contingent upon appwval of the land use amendment, conditional use permit and rezoning. St. Hubert's Cemetery May 6 2'/, 2003 Page I 1 14. Phase I of the expansion shall include the construction of the internal roadway, and landscaping along the roadway and West 78~ Street. 15. All parcels shall be combined under a single Parcel Identification Number. 16. Ground water testing shall be done to determine high water table and springs located on site. 17. That the sidewalk as shown on the plan be included as shown. 18. The applicant shall submit storm water and runoff computations to include the rain garden treatment and storage capacities to the staff to ensure existing runoff rotes are maintained and not increased. 19. Add the word "potential" to pedestrian bridge refer~ces. 20. The applicant shall inM4dl and pay for a street light along West 78th Street. The location of the light fixture shall be worked out with the Engineering Staff." ATTACHMENTS Ii 2. 3. 4. 5. Application and Narrative. Memo from Matt Saam, Asst. City Engineer, dated April 23, 2003. Memo from Steve Torell, Building Official, dated April 25, 2003. Summary Planning Cornmiaaion minut~ dated May 6, 2003. Plans dated received April 4, 2003. St. Hubert's Cemetery May 6 27, 2003 Page 12 CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND RECOMMENDATION Application of 2003-3 SPR, 2003-1 LUP, 2003-1 CUP, 2003-1 REZ On May 6, 2003, the Chanhassen Planning Commission met at its regularly schedule meeting to consider the application of St. Hubert's Church for rezoning property from from RSF, Single Family Residential to A2, Agricultural Estate District. The Planning Commission conducted a public hearing on the proposed rezoning preceded by published and mailed notice. The Planning Commission heard testimony from all in~ persons wishing to speak and now makes the following: OF F CT 2. 3. 4. The property is currently zoned Office In,rational and Residential Single Family. The property is guided in the Land Use Plan for Public/Semi Public and Medium Density. The legal des~ption of the ~ is: See Exhibit A. The Zoning Ordinance directs the Planning Commission to consider six (6) possible adverse affects of the proposed amendment. The six (6) affects and our findings regarding them are: a) 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 City Comprehensive Plan. b) The proposed use is or will be compatible with the present and future land uses of the area. c) The proposed use conforms with all performance standards contained in the Zoning Ordinance. d) The proposed use will not tend to or actually depredate the area in which it is proposed. St. Hubert's Cemetery May 6 27, 2003 Page 13 , e) The proposed use can be accomm~ with existing public services and will not overburden the city's service capacity. f) Traffic generation by the proposed use is within capabilities of streets serving the Section 20-110, Site Plan: b) c) d) e) (f) Is consistent with the elements and objectives of the city's development guides, including the comprehensive plan, official road mapping, and other plans that may Is consistent with this division; Prese~es the site in its natural state to the extent practicable by minimizing tree and soil removal and designing grade changes to be in keeping with the general appearance of the neighboring developed or developing or developing areas; Creates a harmonious relationship of building and open space with natural site features and with existing and furore buildings having a visual relationship to the development; Creates a functional and harmonious design for ga'uctures and site features, with special attention to the following: 1) 2) An internal sense of order for the buildings and use on the site and provision of a desirable environment for occupants, visitors and general community; The amount and location of open space and landscaping; 3) Materials, textures, colors and details of construction as an expression of the design concept and the compatibility of the same with adjacent and neighboring struchrre~ and uses; and 4) Vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian and vehicular traffic and arrangement and amount of parking. Protects adjacent and neighboring properties through reasonable provision for surface water drainage, sound and sight buffers, preservation of views, light and St. Hubert's Cemetery May 6 27, 2OO3 Page 14 air and those aspects of design not adeq~ly covered by other regulations which may have substantial effects on neighboring land uses. 6. Section 20-232, Conditional Use Permit: a. Will not be detrimental to or enhance the public health, safety, comfort, convenience or general welfare of the neighborhood or the city. b. Will be consistent with the objectives of the city's comprehensive plan and this chapter. c. Will be designed, consmlaed, operated and maintained so to be compatible in appem-ance with the existing or intended character of the general vicinity and will not change the essential character of that area. d. Will not be hazardous or disturbing to existing or planned neighboring uses. e. Will be served adequately by essential public facilities and services, including streets, police and fire protection, drainage structure, refuse disposal, water and sewer systems and schools; or will be served adequately by such facilities and services provided by the persons or agencies responsible for the establishment of f. Will not create excessive requirements for public facilities and services and will not be detrimental to the economic welfare of the community. g. Will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, ~ or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents, or trash. h. Will have vehicular approaches to the property which do not create traffic congestion or interfere with traffic or surrounding public thoroughfares. i. Will not result in the des~on, loss or damage of solar access, natural, scenic or historic featur~ of major significance. j. Will be aesthetically compatible with the area. k. Will not depreciate surrounding property values. St. Hubert's Cemetery May 6 27, 2003 Page 15 1 1. Will meet standards prescribed for ~ uses as provided in this article. The planning report 92003-3 SPR, 2003-1 LUP, 2003-1 CUP, 2003-1 REZ dated May 6, 2003, prepared by Sharmiu A1-Jaff, et al. is incorpora~ herein. RECOMMF~NDATION The Planning Commission recommends that the City Council approve the rezoning, land use amendment, site plan and conditional use permit for the use of the property for ADOPTED by the Chanh~ Planning Commission this 6th day of May, 2003. CHANHASSEN PLANNING COMMISSION BY: ATrF3T: Secretary CITY OF CHANHASSEN 7700 MARKET BOULEVARD CHANHASSEN, MN 55317 (952) 227-1100 DEVELOPMENT REVIEW APPLICATION APPLICANT:i~ TELEPHONE (Daytime) !' ZZI 'O OI Comprehensive Plan Amendment , ~ Conditional Use Permit .,, - ...,.,.. I Intedm Use Permit Non-conforming Use Permit Planned Unit Development* Sign Permits Sign Plan Review ~ Site Plan Review* ,0.;~' ~''? ~ ~ ' ~ . . f. ~.[-- ADDRESS: TELEPHONE: ' ¢:~ ~Z.- ~"~ Temporary Sales Permit Vacation of ROW/Easements Variance Wetland Alteration Permit Zoning Appeal Zoning Ordinance Amendment X' Notff'm.,aflon Sign Subdivision* Escrow for Filing Fees/Attomey Cost** ~ ($,.~) CUP/SPR/VAC/VAR/WAP/Metes.,~r( (-~O and Bounds, $400 Minor SUB) TOTAL. FEE $ ~ A list of all property owners within 500 feet of the boundaries of the property must be .Included with the application. Building material samples must be.submitted with site plan reviews. .. *Twenty-slx full size folded, copies of the plans must be submitted, Including an 8½" X 11" reduced copy of transparency for each plan sheet. ** Escrow will be require, d for other applications through the development contract NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application. PROJECT NAME ~1'. LOCATION LEGAL DESCRIPTION ~. ~,~. ,~. ~,_J" -{'~_~ .]%].6. ~ ~ ~_,~ I~ ~ ~ TOTALACR~GE 5. O~ ~~ WETLANDS PRESENT ~ YES ~' NO PRESENT ZONING '~~ ' 5,~ REQUESTED ZONING ~-~ ' ~~~jur~ PRESE~ ~ND USE DESIGNATION REQUESTED LAND USE DESIGNATION REASON FOR THIS REQUEST -- j This application must be completed in full and be typewritten or cleady printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and proceduraJ requirements applicable to your application. A determination of completeness of the application shall be made within ten business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within ten business days of application. This is to certify that I am making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. This application should be processed ih my name and I am the party whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. I will keep myself informed of the deadlines for submission of matedal and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate pdor to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of my knowledge. The city hereby notifies the applicant that development review cannot be completed within 60 days due to public headng requirements and agency review. Therefore, the city is notifying the applicant that the city requires an automatic 60 day extension for development review. Development review, shall be completed within 120 days unless additional review extensions are approved by the applicant.  re'(~f-Applicant - _ /'~ S~gnature o Fee Owner / Application Received on Date Date Fee Paid Receipt No. The applicant should contact staff for a copy of the staff report which will be available on Friday prior to the meeting. If not contacted, a copy of the i'eport will be mailed to the applicant's address. Saint Hubert Catholic Cemetery Conditional Use Permit Backoround _ Saint Hubert Catholic Cemetery, 381 West 78th Street, is a 5.08-acro site located in downtown Chanhassen. The Cemetery is owned by Saint Hubert Catholic Church and has been the padsh cemetery since the late 1800's. The original cemetery occ~ies the northwest comer of the site and has been expanded to the east along West 78'" Stroet. The entrance to the cemetery is from West 78~ Street in the northwest comer of the site. The site is used for special services on Memorial Day. Parking is provided on the existing cemetery roads. Current Status The existing cemetery currently has space for 923 graves of which 910 graves have been sold. At the current rate of sale, the 13 remaining graves will last the Church approximately this year. This is a groat concern to the Church since they would like to continue to serve the community long into the future. Master Plan The Church retained the planning and landscape architectural firm of Sanders Wacker Bergly, Inc. to prepare a master plan for the site that would provide expansion space to serve the long-term needs of the community, yet be sensitive to the natural features of the site and the adjoining neighborhood. The proposed master plan calls for development of an additional 3.43 acres, which will accommodate an additional 3,078 burials that will continue to serve the community for moro then 50 years. The master plan proposes a variety of burial options, including the following: 1. In-ground, full casket burials 1,961 2. In-ground, cremation budals 757 3. Columbarium (wall niches), cremation budals 360 Other features of the master plan include an enhanced main entrance with a twenty two foot wide road, which will create a safer and moro attractive entrance centered on the main feature aroa and allows moro efficient use of the site. A public pedestrian path through the site provides a connection to the city trail system to the south to the site. Trees A tree inventory has been prepared as part of the planning process and is attached for your review. It is the intent of the master plan to preserve as many significant and special trees as possible. If trees are impacted by grave site development, which causes the reduction of the canopy coverage to fall below ordinance requirements, then additional trees shall be planted to meet minimum canopy coverage thresholds. The expanded budal areas will require the removal of some understory and minor trees; however, graves will be left out to preserve major trees where they occur within the budal areas. The existing canopy coverage is 27%. First phase tree planting will include new trees along the new entrance road and along West 78~ Street. New trees will be planted to accent the existing trees and features areas. All requirements of the City tree preservation ordinance will be followed. Phasing The cemetery expansion will be implemented in phases over an extended period of time. The first phase will include the construction of the road and expansion of burial plots to the east of the existing cemetery. Conditional Use Permit The Cemetery requests approval of a Conditional Use Permit to expand the cemetery. Rezonin!:i The Cemetery requests a Rezoning approval to expand the cemetery. Currently the cemetery resides in RSF Single-Family Residential district that does not allow for cemeteries. The Cemetery seeks a rezoning to A-2 Agricultural Estate distdct which allows for cemetery. CITYOF CHfl E PO Box147 Chanhassen, MN 55317 Administration Phone: 952.227.1100 Fax: 952.227.1110 Building Inspections Phone: 952.227.1180 Fax: 952.227.1190 Engineering Phone: 952.227.1160 Fax: 952.227.1170 Finance Ptmr~ 952_227.1140 Fax: 952.227.1110 Park & Rematlon Phon~ 952.227.1120 Fax: 952.227.1110 RemaUon Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Planning & Natural Resources Phor~ 952.227.1130 Fax: 952.227.1110 Public Works 1591 Park Road ~o~e~ 952.227.1300 Fa~c 952.227.1310 FROM: DATE: SUBJ: Sharmeen A1-Jaff, Senior Planner Saam, Asst. City Engiaeer]~ April 23, 2003 Site Plan Review of St. Hubert's Cemetery Land Use Review File No. 03-05 Upon review of the plans prepared by Sanders, Wacker, Bergly dated April 4, 2003, I offer the following recommendations: RECOMMENDED CONI)mONS OF APPROVAL , m A maximum graded slope of 3:1 is allowed. Revise the grading plan in the south central portion of the site to comply or install a retaining wall. The applicant may want to consider the installation of a water service for irrigation of the site. 3. All plans must be signed by a registered professional en~neer. 4. The grading plan shall be revised as follows: a. b. Senior Center c. Phone: 952.227.1125 d. Fax: 952.227.1110 Web Site e. www. ci.~nhassen, mn.us f. g. Add type 1 silt fence along the north property line of the site and type 11 silt fence along the east and south property limits. Show all existing site features, i.e. house, driveways, street lights and sidewalk along W. 78th St., utilities within W. 78'h St. Add the benchmark used for the site survey to the plans. Revise the legend to define all of the different line types, i.e. utilities, existing and proposed contours, etc. Add a rock construction entrance per City detail plate #5301. Show pedestrian ramps at all necessary locations, per City detail plate #5215. Add the following City detail plates: 5203, 5300, 5310, 5311, & 5312. 5. Show the location of the existing house on the existing conditions plan. The City of Chanhassen · A growing communily w~th clean lakes, quality schools, a charming downtown, thdvir~ businesses, winding trails, and beautiful parks. A gmat place to live, work, and play. Sharmeen Al-Jaff April 23, 2003 Page 2 1 e 1 o All disturbed areas as a result of construction activities shall be immediately restored with seed and disc mulch or wood fiber blanket or sod within two weeks of completion of each activity in accordance with the City's Best Management Practice Handbook. The applicant shall apply for and obtain permits from the appropriate regulatory agencies, i.e. Watershed District, Minnesota Pollution Control Agency and comply with their conditions of approval. All of the existing curb cut ~ses shall be removed and restored with sod, sidewalk, and curb. Concrete driveway aprons are required at the two proposed access points for the new driveway. The driveway aprons shall be constructed per City detail plate #5207. C; Teresa Burgess, Director of Public Works/City Engineer Mak Sweidan, Engineer g~eng~m'~jects~st, hub~g~:emem~ site plan revit~w.doc crrYOF CHANHASSE 7'700 Market Boulevard PO Box 14~ Cl'mn~. MN 5,5317' Administration Phone: 952.227.1100 Fax: 952.227.1110 Building Inspections Phone: 952.227.1180 Fax: 952.227.1190 Engineering Phone: 952.227.1160 Fax: 952.227.1170 Finance Phone: 952.227.1140 Fax: 952.227.1110 Park & Recreation Phone: 952.227.1120 Fax: 952.227.1110 Recmatio~ Centre' 2310 CouIta' Boulevard Phone: 952.227.1400 Fax:. 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 1591 Park Road Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 F~ 952~7.1110 Web Site ,,w#,,.ci.chanhassen.mn.us M~,MORANI)UM Bob Generous, Senior Planner FROM: Stevcn Torcll, Building Official ~ DATE: April 25, 2003 SUB J: Review ofrequcst to expand St Hub~'s C,~etery located at 381 West 78~' Street. Planning Case: 2003-3 SPR, 2003-1 LUP, 2003-1 CUP & 2003-1 Rezoning I have reviewed the plans for thc above proposal..Following are my commeats, which should be inel~ as conditions of approval. 1. The owner or their rgpxesentative shall meet with the Building InslX~OnS Division to determine permit requi_nma~'~. The City of Chanhassen · A growing community with clean lakes, quality schools, a channing downtown, thriving businesses, winding trails, and beautiful parks. A gmat place to live, work, and play. NOTICE OF PUBLIC HEARING CHANHASSEN PLANNING COMMISSION MEETING TUESDAY, MAY 6, 2003 AT 7:00 P.M. CITY HALL COUNCIL CHAMBERS 7700 MARKET BLVD. APPLICANT: St. Hubert's Chumh PROPOSAL: St. Hubert's Cemetery LOCATION: 381 West 78th Street NOTICE: You are invited to attend a public hearing about a proposal in your area. The applicant, St. Hubert's Catholic Church, is requesting a land use map amendment fTom Residential-Medium Density to Public/Semi- Public, rezoning from RSF, Single Family Residential to A2, Agricultural Estate District, a conditional use permit for the use of the property as a cemetery, and site plan review for property located at 381 West 78th Street, consisting of 5 acres, Sanders, Hacker, Bergly, Inc. What Happens at the Meeting: The purpose of this public hearing is to inform you about the applicant's request and to obtain Input from the neighborhood about this project. During the meeting, the Chair will lead the public hearing through the following steps: 1. Staff will give an overview of the proposed project. 2. The applicant will present plans on the project. 3. Comments are received from the public. 4. Public hearing is dosed and the Commission discusses the project. Questions and Comments: If you want to see the plans before the meeting, please stop by City Hall during office hours, 8:00 a.m. to 4:30 p.m., Monday through Friday. If you wish to talk to someone about this project, please contact Sharmean at 952-227-1134. If you choose to submit written comments, it is helpful to have one copy to the department in advance of the meeting. Staff will provide copies to the Commission. This notice was published In the Chanhassen Villager on 2003. Smooth Feed SheetsTM use Template tm' 516o-' DBA RF_/MAX ACTION WEST ACTION WEST INC 18001 HWY 7 M]NNETONKA, MN 55345 BLOOMBERG CO~~ ]NC PO BOX 730 CHA_,NHA8.~3~, MN 55317 CHURCH OF ST HUBERT 8201 MAIN ST - CHANHASS~,/yin 55317 MICI-IP,~..T $ORENSEN 12625 58TH ST MAYER, MN 5536O LARRY A & KATI4T.'Fa:~ A SCttROEDER 7720 FRONTIER TRL CHANI-IASSEN, MN 55317 STEVEN R NELSON RR 3 BOX 233 SAUK CENTRE, MN 56378 THOMAS & CHRISTY STODOLA 21101 OAKDAT.R DR ROGERS, MN 55374 CHRISTOPHER & D ANNA COX 222 78//-t ST W CHANHASSEN, MN 55317 MARY E JANSEN ETAL 7720 ERIE AVE CHANHASSEN, MN 55317 GREGORY J & KAREN J ODASH 221 CHAN VIIgW CttANHA~, MN 55317 BRIAN P & COl J.I~rN S NUSTAD 7791 ERIE AVE C/*tANHASSEN, MN 55317 VIOLA BUSCHKOW~ 206 78TH STW CHANHAS~, MN 55317 VERDELL BORTH 202 7grH ST W CHANHASSEN, MN 55317 TODD W PERTrU 203 1/2 CHAN VIEW CFsANHAS~, MN 55317 TROY P KIMPTON 205 CHAN VIEW CHANHASSEN, MN 55317 MARK A PEARSON 207 CHAN VIEW CHANI:IAS~, MN 55317 JOHNE&~M~ 7703 ERIE AVE CHANHASSEN, MN 55317 DEAN C & JANET M BURDICK 206 CHAN VIEW CI-IANHASSEN, MN 55317 NICHOLAS & PATRICIA PEKAREK 202 CHAN ~ CHANHASSEN, MN 55317 PAUL MARAVIGLI 226 CHAN ~ CHANF.~SEN, MN 55317 Address Labels C/O ERNST & YOUNG LT.P AMOCO AMERICAN OIL CO PO BOX 06529 CHICAGO, IL 6O6O6 CHAPEL I-m.l. ACADEMY 306 78TH ST W CHANi-IASSEN, MN 55317 ANDREA F 0RU"~ITH PAUL & 7727 FRONTIER Till C/:tANHAS~, MN 55317 JOHN W & PAULA J ATKINS 220 7grH ST W CI'tANHASSEN, MN 55317 ANNA IVERSON BOX 1 CHANHASSEN, MN 55317 THOMAS C & CHERYL W MACFARLANE 201 CI-IAN ~ ~, MN 55317 CHRISTINE A TAr~J-ON 203 CHAN VIEW CHA_,~--IASSI~, MN 55317 RICHARD A & ~TYZABETH M NUSTAD 7721 ERIE AVE CI:IANI-IAS~, MN 55317 WAYNE R & SUSAN KAY ANDERSON 204 CHAN VIL:~ ' CHA_NF, A.SSEN, MN 55317 BARBARA A HAMILTON 224~~ CHANHASSEN, MN 55317 Laser 5160® RONALD & ELAINE ROESER 222 CHAN VIEW CHANHASSEN, MN 55317 C/O THIES & TAT J.]~-A'ITN K TAI J ~ COLONIAL SQUARE LLC 470 78TH ST W surrE 260 CHANHASSEN, MN 55317 Pi:fr~,g J & KATFIHRINE A MANDY 6210 NEAR MOUNTAIN BLVD CHANHASSEN, MN 55317 BAM PROPERTY HOLDINGS LLC 440 79TH ST W CHANHASSEN, MN 55317 C/O GARY L BROWN BROWN PROPERTIF, S LLC 1831 KOEHNEN CIR W EXCELSIOR. MN 55331 (3 L B PROPERTIES I/.C 1831 KOEHNEN CIR EXCELSIOR. MN 55331 ' C/O THIES & TAr J.R MGMT INC HERITAGE PARK APARTMENTS 470 78TH ST W PO BOX 250 CHANHASSEN, MN 55317 JAMF. S M & PATRICIA D MARTIN 3740 UNION TERRACE LN PLYMOUI~ MN 55441 LAURA ANN R ~ HEATtIER P THOMPSON & 7720 GREAT PLAINS BLVD CHANHASSEN, MN 55317 CIO THIES & TAI J-R EN'rERPRIS.ES CI--IANI-IASSEN MEDICAL ARTS LP 470 78TH ST W STE 260 CHANHASSEN, MN 55317 THOMAS A & LYNN M PAIJLY 7721 FRONTIER TRL ~, MN 55317 KEITH R & t.t.~A KUPC~O 7723 FRONTIER TRL CHANHA.,.~gN, MN 55317 ®09T,~j JO.j aleldm~l ~rl m.slamq$ ~ LI1OOWS May 20, 2003 PID NAME TAXCAP EMVAMOUNT 25-0132700 GERALD W & LOIS A SCHLENK 1,01 6.00 88,800.00 25--01~ GERALD SCHLENK, JEAN VON BANK 658.00 29,900.00 May 20, 2003 NAME ACRES PRLT TAXCAP EMVAMOUNT EMVLAND EMVBLDG AXP GERALD SCHLENK, JE 1.00 5,191.0 539.00 31,700.00 31,700.00 0.00