3 CUP St. Hubert CemeteryCITY OF
STAFF
REPOrt
PC DATE: May 6, 2003
CC DATE: May 27, 2003
REVIEW DEADLINE: 6/3/03
CASE #: 2003-3 SPR, 2003-1
I'1T TF1 TIT IiTrl f'lq~ 1~
PROPOSAL:
LOCATION:
APPLICANT:
Request for land use map amendment from Residential-Medium Density to
Public/Semi-Pub. lic, rezoning from RSF, Single Family Residential and OI, --
Office Institutional, to A2, Agricultural Estate District, a conditional use permit
for the use of the property as a cemetery, and site plan review, St. Hubert's
Cemetery.
381 West 78th Street
Sanders Wacker Bergly, Inc.
365 East Kellogg Boulevard
St. Paul, MN 55101
(651) 221-0401
St. Hubert's Catholic Church
8201 Main Street
Chanhassen, MN 55317
(952) 934-9106
I.fl
PRESENT ZONING: OI, Office/Institutional and RSF, Residential Single Family District.
2020 LAND USE PLAN:
Residential-Medium Density (Net 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 amendment from Residential-Medium
Density to Public/Semi-Public, rezoning from RSF, Single Family Residential and OI, Office
Institutional, to A2, Agricultural Estate District, a conditional use permit for the use of the property as a
cemetery, and site plan review, St. Hubert's Cemetery. The total site area is 5.08 acres. Notice of this
public heating has been mailed to all property owners within 500 feet. Staff is recommending approval
of the request.
LEVEL OF CITY DISCRETION IN DECISION-MAKING:
The City has a relatively high level of discretion in approving a rezoning because the City is acting in
its legislative or policymaking capacity. A rezoning must be consistent with the City's
Comprehensive Plan. ~
lei4/
St. Hubert's Cemetery
May 6, 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 proposed
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.
PROPOSAL/SUMMARY
The applicant is requesting approval to expand an existing cemetery. The site is located south of
West 78th Street, north of Twin Cities & Western Raikoad, and west of Highway 101. Access to
the site is gained via West 78th Street.
W 'tSTH S'l'
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 approximately this year. The
church would like to continue to serve the community into the future. The requested expansion
area is located east of the existing cemetery and is proposed to accommodate an additional 3,078
burials.
The existing cemetery is currently zoned office institutional. Cemeteries are permitted in
Agricultural Estate Districts only. The current cemetery is a legal non conforming use. The
expansion area (3.43 acres) is zoned Residential Single Family. The applicant wishes to rezone the
St. Hubert's Cemetery
May 6, 2003
Page 3
entire site (5.08 acres) to Agricultural Estate District to bring the current site into compliance and to
allow for the future expansion of the cemetery.
The existing cemetery is currently guided public/semi public which is consistent 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
cemetery.
It is staff's opinion that the site does not lend itself to residential uses for two reasons. The frrst is
the noise generated 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 increased density. Additional access points would be a
traffic hazard on a street with the amount of trips previously mentioned. Daily traffic volumes
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 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 property will be less intensive than previously envisioned by the city.
Staff is recommending approval of the request with conditions outlined in the staff report.
LAND USE 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 itself better to these elements. It is a compatible use and staff is recommending
approval of this minor land use amendment.
REZONING
The applicant is proposing to rezone the property from RSF, Residential Single Family and OI,
Office Institutional, to A-2, Agricultural Estate District. Cemeteries 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 cemetery into compliance. Staff is
recommending approval of the rezoning.
St. Hubert's Cemetery
May 6, 2003
Page 4
SITE PLAN FINDINGS
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
be adopted;
(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:
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 amount and location of open space and landscaping;
Co
Materials, textures, colors and details of construction as an expression of
the design concept and the compatibility of the same with adjacent and
neighboring structures and uses; and
do
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 reasonable provision
for surface water drainage, sound and sight buffers, preservation of views, light
and air and those aspects of design not adequately covered by other regulations
which may have substantial effects on neighboring land uses.
St. Hubert's Cemetery
May 6, 2003
Page 5
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 the plans including a bridge across the 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 the land use plan amendment and rezoning were approved, the site plan 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
area.
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.
CONDITIONAL USE PERMIT
Cemeteries are permitted in the A-2 district as a conditional use permit. The following
constitutes staffs review of this proposal against conditional use permit standards.
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 open space
setting. The proposed use will not create any significant or unexpected
impacts with the incorporation 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 if
the land use plan amendment was approved.
.
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.
St. Hubert's Cemetery
May 6, 2003
Page 6
FINDING -
The site abuts an existing cemetery and is adjacent to a historic church.
The proposed use will not change the essential character of the area but
rather complement it.
4. Will not be hazardous or disturbing to existing or planned neighboring uses.
FINDING - There will be no measurable impacts to the existing or planned
neighboring uses.
.
Will be served adequately by essential public facilities and services, including
streets, police and fire protection, drainage structures, 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 the
proposed use.
FINDING - The site will be able to accommodate the proposed use.
.
Will not create excessive requirements 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.
.
Will not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property or the general weffare
because of excessive production of traffic, noise, smoke, fumes, glare, odors, rodents,
or trash.
FINDING - This site will not create adverse impacts to persons, property 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 thoroughfares.
FINDING - The site is accessible from West 78th Street. Cemetery use is occasional.
Therefore, staff does not anticipate any heavy traffic.
.
Will not result in the destruction, loss or damage of solar access, natural, scenic or
historic features of major significance.
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.
St. Hubert's Cemetery
May 6, 2003
Page 7
FINDING - The proposed cemetery will be compatible with the area.
11. Will not depreciate 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.
WETLANDS
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
gardens, including an emergency overflow and a path from the overflow to the public drainage
system. The 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 constructed 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 disturbed 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 permits from the appropriate regulatory agencies (e.g.,
Riley-Purgatory-Bluff Creek Watershed District, Minnesota Pollution Control Agency) and comply
with their conditions of approval.
St. Hubert's Cemetery
May 6, 2003
Page 8
LANDSCAPING
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 worked into the
site changes. The applicant is proposing to plant 53 overstory trees, 32 ornamental trees, and 360
shrubs.
RECOMMENDATION
Staff recommends that the Planning Commission adopt the following motions:
LAND USE PLAN AMENDMENT
"The Planning Commission recommends approval of the Land Use Plan amendment//03-1 from
Residential - Medium Density to Public/Semi-Public contingent on Metropolitan Council review
and approval of the amendment."
REZONING
"The Planning Commission recommends approval of the rezoning #03-1 of the property from
Single Family Residential, RSF and OI, Office Institutional, to Agricultural Estate District, A2
with the following condition:
1. Approval of the rezoning is contingent upon approval of the land use plan amendment,
conditional use permit and site plan."
CONDITIONAL USE PERMIT
"The Planning Commission recommends approval of the Conditional Use Permit, CUP #2003-1,
to permit the use of the property for a cemetery subject to the following conditions:
o
The applicant enters into a conditional use permit agreement with the city.
.
Approval of the Conditional Use Permit is contingent upon approval of the land use
amendment and rezoning."
SITE PLAN
"The Planning Commission recommends approval of Site Plan #2003-3, plans prepared by
Sanders Wacker Bergly, dated April 4, 2003, subject to the following conditions:
St. Hubert's Cemetery
May 6, 2003
Page 9
1. The applicant shall enter into a site plan agreement with the City and provide the
necessary security to guarantee erosion control, site restoration and landscaping.
o
Building Official conditions:
a. 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 may want to consider the installation of a water service for irrigation of the
site.
5. All plans must be signed by a registered professional engineer.
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 11 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 4/5301.
f. Show pedestrian ramps at all necessary locations, per City detail plate 4/5215.
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.
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.
o
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.
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.
St. Hubert's Cemetery
May 6, 2003
Page 10
12. Removal of the existing single family home will require a permit.
13. Approval of the Site Plan permit is contingent upon approval of the land use amendment,
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 78th 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."
ATTACHMENTS
o
2.
3.
4.
Application and Narrative.
Memo from Matt Saam, Asst. City Engineer, dated April 23, 2003.
Memo from Steve Torell, Building Official, dated April 25, 2003.
Plans dated received April 4, 2003.
St. Hubert's Cemetery
May 6, 2003
Page 11
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND RECOMMENDATION
Application of 2003-3 SPR, 2003-1 LUP, 2003-1 CLIP, 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 heating on the proposed rezoning preceded by published and
mailed notice. The Planning Commission heard testimony from all interested persons wishing to
speak and now makes the following:
FINDINGS OF FACT
o
2.
3.
4.
The property is currently zoned Office Insttufional and Residential Single Family.
The property is guided in the Land Use Plan for Public/Semi Public and Medium Density.
The legal description of the property 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 depreciate the area in which it is
proposed.
St. Hubert's Cemetery
May 6, 2003
Page 12
o
e) The proposed use can be accommodated 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
property.
Section 20-110, Site Plan:
a)
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
be adopted;
Is consistent with this division;
Preserves 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 future buildings having a visual relationship to the
development;
Creates a functional and harmonious design for structures 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 structures 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, 2003
Page 13
air and those aspects of design not adequately 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, 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.
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 structures, 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
the proposed use.
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, property 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 destruction, loss or damage of solar access, natural, scenic or
historic features of major significance.
j. Will be aesthetically compatible with the area.
k. Will not depreciate surrounding property values.
St. Hubert's Cemetery
May 6, 2003
Page 14
,
1. Will meet standards prescribed for certain uses as provided in this article.
The planning report//2003-3 SPR, 2003-1 LUP, 2003-1 CLIP, 2003-1 REZ dated May 6,
2003, prepared by Sharmin A1-Jaff, et al. is incorporated herein.
RECOMMENDATION
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
a cemetery.
ADOPTED by the Chanhassen Planning Commission this 6th day of May, 2003.
CHANHASSEN PLANNING COMMISSION
BY:
Its Chairman
ATTEST:
Secretary
CITY OF CHANHASSEN
7700 MARKET BOULEVARD
CHANHASSEN, MN 55317
(952) 227-1100
DEVELOPMENT REVIEW APPLICATION
TELEPHONE (Day time)
ADDRESS: ~_~ZOI ~V"t~,t,, .~__.~.~
TELEPHONE: ~ 5Z.- ~"~'~1~. ~ [0(¢
Comprehensive Plan Amendment
Conditional Use Permit
Interim Use Permit
Non-conforming Use permit
Planned Unit Development*
~ Rezoning
Sign Permits
Sign Plan Review
Site Plan Review*
Subdivision*
Temporary Sales Permit
Vacation of ROW/Easements
Variance
Wetland Alteration Permit
__ Zoning Appeal
__ Zoning Ordinance Amendment
Notification Sign
Escrow for Filing Fees/Attorney Cost**
($50 CUPISPR/VACNAR/VV APIMetes ~.Y
and Bounds, $400 Minor SUB)
TOTAL FEE $ 2 ..~(.20 ~
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-six full size folded copies of the plans must be submitted, including an 81/2'' X 11" reduced copy of
transparency for each plan sheet.
** Escrow will be requir.ed for other applications through the development contract
NOTE - When multiple applications are processed, the appropriate fee shall be charged for each application.
LOCATION
LEGAL DESCRIPTION
TOTAL ACREAGE
YES ~v' NO
WETLANDS PRESENT
PRESENT ZONING
REQUESTED ZONING
PRESENT LAND USE DESIGNATION
REQUESTED LAND USE DESIGNATION
REASON FOR THIS REQUEST
This application must be completed in full and be typewritten or clearly 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 procedural 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 in 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 material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior 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 hearing
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.
,..,,~u e of Applicant - _ ,/~/) ~
S~gnature of Fee Owner /' f
/
Application Received on Fee Paid
Date
Date
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 report will be mailed to the applicant's address.
Saint Hubert Catholic Cemetery
Conditional Use Permit
Background
Saint Hubert Catholic Cemetery, 381 West 78th Street, is a 5.08-acre site located in
downtown Chanhassen. The Cemetery is owned by Saint Hubert Catholic Church and
has been the parish cemetery since the late 1800's. The original cemetery occupies the
northwest corner of the site and has been expanded to the east along West 78th Street.
The entrance to the cemetery is from West 78th Street in the northwest corner 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 great 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
more then 50 years.
The master plan proposes a variety of burial options, including the following:
.
In-ground, full casket burials 1,961
In-ground, cremation burials 757
Columbarium (wall niches), cremation burials 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 more attractive entrance centered on the
main feature area and allows more 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 burial 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
burial areas. The existing canopy coverage is 27%.
First phase tree planting will include new trees along the new entrance road and along
West 78th 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.
Phasinq
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.
Rezoning
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 district which
allows for cemetery.
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CITYOF
CHAN EN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952.227.I t00
Pax: 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
Recreation Center
2310 Coulter 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
Q
Phone: ,,52.227.1300
Fax: 952.227.1310
MEMORANDUM
TO:
FROM:
DATE:
SUB J:
Sharmeen Al-Jaff, Senior Planner
Saam, Asst. City Engineer]~
Matt
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 CONDITIONS OF APPROVAL
,
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 engineer.
4. The grading plan shall be revised as follows'
ao
bo
Senior Center
Phone: 952.227.1125 d.
Fax: 952.227.1110
Web Site e.
;w,,,v. ci.chanhassen.mn.us f.
go
Add type 1 silt fence along the north property line of the site and type
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. 78th 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 community with clean lakes, cluality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great place to live, work, and play.
Sharmeen A1-Jaff
April 23, 2003
Page 2
,
,
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 accesses 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\projectsXst, huberts\cemetary site plan review.doc
CITYOF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen. lvlN 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
Phone: 952.227.1140
Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter 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
Fax: 952.227.1110
Web Site
w'~,,,w, ci.chan hassen.mn.us
TO:
FROM:
Bob Generous, Senior Planner
Steven Torell, Building Official
DATE: April 25, 2003
SUBJ:
Review of request to expand St. Hubert's Cemetery located at 381
West 78~ Street.
Planning Case: 2003-3 SPR, 2003-1 LUP, 2003-1 CLIP & 2003-1 Rezoning
I have reviewed the plans for the above proposal. Following are my commev, ts,
which should be included as conditions of approval.
1. The owner or their representative shall meet with the Building Inspections
Division to determine permit requirements.
G/safety/st/memos/plan/St. Huberts Cemetery
The City of Chanhassen · A growing community with clean lakes, quality schools, a charming downtown, thriving businesses, winding trails, and beautiful parks. A great 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.
PROPOSAL:
St. Hubert's Cemetery
APPLICANT: St. Hubert's Church
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 from 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 closed 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 Sharmeen 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 ,i~03.
Smooth Feed SheetsTM Use template for 5160®
DBA RE/MAX ACTION WEST ACTION
WEST INC
18001 HWY 7
MINNETONKA, MN 55345
CHURCH OF ST HUBERT
8201 MAIN ST
CHANHASSEN, MN 55317
LARRY A & KATI41.F. EN A
SCHROEDER
7720 FRONTIER TRL
CHANHASSEN, MN 55317
THOMAS & CHRISTY STODOLA
21101 OAKDALE DR
ROGERS, MN 55374
MARY E JANSEN ETAL
7720 ERIE AVE
CHANHASSEN, MN 55317
BRIAN P & COLLEEN S NUSTAD
7791 ERIE AVE
CHANHASSEN, MN 55317
VERDELL B ORTH
202 78TH ST W
CHANHASSEN, MN 55317
TROY P KIMPTON
205 CHAN VIEW
CHANHASSEN, MN 55317
JOHN E & KAREN M KRAEMER
7703 ERIE AVE
CHANHASSEN, MN 55317
NICHOLAS & PATRICIA PEKAREK
202 CHAN VIEW
CHANHASSEN, MN 55317
AVERY®
Address Labels
BLOOMBERG COMPANIES INC
PO BOX 730
CHANHASSEN, MN 55317
MICHAEL J'SORENSEN
12625 58TH ST
MAYER, MN 55360
STEVEN R NELSON
RR 3 BOX 233
SAUK CENTRE, MN 56378
CHRISTOPHER & D ANNA COX
222 78TH ST W
CHANHASSEN, MN 55317
GREGORY J & KAREN J ODASH
221 CHAN VIEW
CHANHASSEN, MN 55317
VIOLA BUSCHKOWSKY
206 78TH ST W
CHANHASSEN, MN 55317
TODD W PERTTU
203 1/2 CHAN VIEW
CHANHASSEN, MN 55317
MARK A PEARSON
207 CHAN VIEW
CHANHASSEN, MN 55317
DEAN C & JANET M BURDICK
206 CHAN VIEW
CHANHASSEN, MN 55317
PAUL MARAVIGLI
226 CHAN VIEW
CHANHASSEN, MN 55317
C/O ERNST & YOUNG LLP AMOCO
AMERICAN OIL CO
PO BOX 06529
CHICAGO, IL 60606
CHAPEL HILL ACADEMY
306 78TH ST W
CHANHASSEN, MN 55317
ANDREA F GRIFFITH PAUL G EIDEM
&
7727 FRONTIER TRL
CHANHASSEN, MN 55317
JOHN W & PAULA J ATKINS
220 78TH ST W
CHANHASSEN, MN 55317
ANNA IVERSON
BOX 1
CHANHASSEN, MN 55317
THOMAS C & CHERYL W
MACFARLANE
201 CHAN VIEW
CHANHASSEN, MN 55317
CHRISTINE A TAILLON
203 CHAN VIEW
CHANHASSEN, MN 55317
RICHARD A & ELIZABETH M
NUSTAD
7721 ERIE AVE
CHANHASSEN, MN 55317
WAYNE R & SUSAN KAY ANDERSON
204 CHAN VIEW
CHANHASSEN, MN 55317
BARBARA A HAMILTON
224 CHAN VIEW
CHANHASSEN, MN 55317
Laser 5~60®
RONALD & ELAINE ROESER
222 CHAN VIEW
CHANHASSEN, MN 55317
CIO THIES & TALLE-ATTN K TALLE
COLONIAL SQUARE LLC
470 78TH ST W
SUITE 260
C ANH SSEN, MN 55317
slaq~l ssaJppv
PETER J & KATHERINE 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
PROPERTIES LLC
1831 KOEHNEN CIR W
EXCELSIOR, MN 55331
G L B PROPERTIES LLC
1831 KOEHNEN CIR
EXCELSIOR, MN 55331 '
C/O THIES & TALLE MGMT INC
HERITAGE PARK APARTMENTS
470 78TH ST W
PO BOX 250
CHANHASSEN, MN 55317
JAMES M & PATRICIA D MARTIN
3740 UNION TERRACE LN
PLYMOUTH, MN 55441
LAURA ANN R FRIDGEN HEATHER P
THOMPSON &
7720 GREAT PLAINS BLVD
CHANHASSEN, M2X155317
CIO TIDIES & TALLE ENTERPRISES
CHANHASSEN MEDICAL ARTS LP
470 78TH ST W STE 260
CHANHASSEN, MN 55317
THOMAS A & LYNN M PAULY
7721 FRONTIER TRL
CHANHASSEN, MN 55317
KEITH R & LISA KUPCHO
7723 FRONTIER TRL
CHANHASSEN, MN 55317