12-06-2016 City Council Study Session Packet
City of Grand Island
Tuesday, December 6, 2016
Study Session Packet
City Council:
Linna Dee Donaldson
Michelle Fitzke
Chuck Haase
Julie Hehnke
Jeremy Jones
Vaughn Minton
Mitchell Nickerson
Mike Paulick
Roger Steele
Mark Stelk
Mayor:
Jeremy L. Jensen
City Administrator:
Marlan Ferguson
City Clerk:
RaNae Edwards
7:00 PM
Council Chambers - City Hall
100 East 1st Street
Grand Island Study Session - 12/6/2016 Page 1 / 62
City of Grand Island Tuesday, December 6, 2016
Call to Order
This is an open meeting of the Grand Island City Council. The City of Grand Island abides by the Open
Meetings Act in conducting business. A copy of the Open Meetings Act is displayed in the back of this room
as required by state law.
The City Council may vote to go into Closed Session on any agenda item as allowed by state law.
Invocation
Pledge of Allegiance
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
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City of Grand Island
Tuesday, December 6, 2016
Study Session
Item -1
Presentation and Discussion concerning the Grand Island
Cemetery
Staff Contact: Todd McCoy
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Cemetery Site Selection Analysis (Recap)
City of Grand Island Parks and Recreation Department
November 2016
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Grand Island Cemetery Site Selection Recap
Summary of Scope
• With Grand Island Cemetery nearing its capacity, a new cemetery location must be determined.
• Perform site inventory and cost analysis on several sites deemed appropriate for future cemetery
expansion.
• Select a new cemetery site to focus design efforts on a master plan design efforts that will strive to create
the same pristine landscape character found at Grand Island Cemetery today.
• Produce a master plan that is intended to serve as a 50 year development guide to future expansion of the
cemetery.
Through this site selection and analysis process, Confluence examined multiple sites as expansion
possibilities for the Grand Island Cemetery. After examining a variety of sites and considering feedback from
City Council and staff, we have determined that there are two suitable options. Each site has their benefits
and challenges, all of which are explored in the following pages. Listed below are the two sites chosen as
potential expansion properties.
1
2
Expansion site #1 - Webb Road Site
Expansion site #2 - Capital Avenue Site
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Grand Island - Context Map
Grand Island Cemetery
Cemetery Expansion Sites
1
2
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Grand Island Cemetery - Existing Conditions
Existing Grand Island Cemetery
Benefits
• 90 acres of lush lawn and mature trees provide / tranquil oasis from the urban context.
• Size! Cemetery is nearly as big as Stolley Park, Ryder Park, and Pier Park combined.
• A variety of evergreen and deciduous trees cover the grounds
• Well maintained grounds and burial markers.
• On-site maintenance facilities and equipment.
• Historical presence in Grand Island
• Recreation opportunities / Interior walking paths
• Irrigation system throughout grounds
Challenges
• Intensive grounds and headstone maintenance
• Irrigation repairs
• Removal and replacement of aging trees
• Dust from adjacent concrete manufacturing plant.
• W. Stolley Park Road bisects the cemetery and may see an increase in
traffic and development continues west.
Constraints
• Limited capacity - averaging about 175 burials per year, the cemetery would
have no vacancies in 5-7 years.
• Land-locked - With all the land around the historic cemetery now being
developed, there is not room for the cemetery to expand and continue to be
a contiguous destination.
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Webb Road Site - Existing Conditions
Legend Expansion Site Boundary
Roads
Access Points
Webb Road Cemetery Expansion Site
Benefits
• Location is closest to existing cemetery, able to continue using existing maintenance
facilities.
• Property currently held by the City of Grand Island, No aquistion costs
• Irrigation system in place, but would need adjustment for cemetery uses.
Challenges
• Existing sports fields are heavily used and well maintained.
• Relocation of these sports facilities may not be a cost-
effective solution.
• Large portions are developed into parking lots. To remove
and remediate compaction will impact development costs.
• Tree plantings must begin immediately to begin to build
the desired cemetery character.
• Noise from adjacent highway and railroad tracks needs to
be addressed to create a tranquil cemetery setting.
Constraints
• Land-locked with US 281 Hwy embankment to West and
RR ROW to the North, and varied industrial develop-
ment on all other sides, future expansion for this site will
be limited.
• Access points are only available off of S. Webb Road.
Another access would be preferred if Webb Road would
need to be closed for any reason.
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Capital Avenue Site - Existing Conditions
Legend Expansion Site Boundary
Roads Access Points
Residential
Capital Avenue Cemetery Site
Benefits
• Land has been donated by the State, no acquisition costs.
• An existing cemetery is on-site, so shared maintenance facilities and
equipment may be possible.
• Site has a good street presence and will provide good views.
• Multiple access points along both frontage roads, access through tree line
along Webb Road also possible.
• Plenty of available contextual land for long-term expansion needs.
Challenges
• Traffic along the roads could cause unwanted noise.
• Tree plantings must begin immediately to begin to
build the desired cemetery character.
• Noise from adjacent highway and railroad tracks must
be addressed to create a tranquil cemetery setting,
buffers should be consideration in master planning.
Constraints
• The Veterans Cemetery to be incorporated into the
future cemetery design.
• A historic drainage way existing through the site.
• Drainage has been diverted to the perimeter currently.
• High-water table issues would need to be mitigated for
cemetery use, especially in the Northern portions of
the site.
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Access Points
Residential
Site Selection Comparison
Grand Island Cemetery Expansion Study
Site Selection Matrix
Webb Rd. Site Site 2 ‐ Westlawn Site (33.5 Acres) Site 3 ‐ Undeveloped Urban Site 4 ‐ Rural Property Veterans Cemetery Site
Land Acquisition This land has been dedicated to the City of
Grand Island for use of future cemetery
expansion.
The Westlawn Memorial Cemetery owners have
shown interest in selling the business to the city
for it's expansion efforts, but there will be an acquisition cost.
This land is surrounded by Grand Island City limits. This land's proximity to the industrial
development, may lend itself to higher land
prices based on it's potential for future
development.
Located just outside of town a couple of miles,
this does not have a high potential for
immediate development and may have lower land costs than Site 3.
Located on the north side of town at the
intersection of Webb Road and Capital Ave. The
land was recently given back to the City of Grand Island by the State. There was no
acquistion cost.
Site Improvements
The existing sports fields will need to be
relocated and trees will need to be planted to
help establish a character similar to the existing
cemetery.
The current cemetery does not have the same
character of the mature trees of the Grand
Island Cemetery, but it does have a road layout
and some landscaping in place.
Currently the land is occupied predominantly by
cedar trees of varying size. Improvement would
include selective removal of cedars and further planting the site to establish character and
species diversity.
This rural site has many attributes that would
make it comparable to the Grand Island
Cemetery, including established windbreaks and
mature trees.
Although this site has a small existing veterans cemetery, upgrades to the fence will likely be
needed. The majority of the new site is currently
in agricultural production, so establishing trees
will be essential to matching the character of the
Grand Island Cemetery.
Irrigation The site has irrigation mains existing on site, but
would need to be modified to accommodate the cemetery's needs.
A system of quick couplers exist but require
constant adjustments. Investment in a permanent system is needed.
No irrigation exists on site. A new water service
line may be required to handle the requirements of a cemetery.
A new water service line may be required to
handle the requirements of a cemetery.
However a small pond on site may be able to be used as a supplemental irrigation supply.
The existing cemetery has some irrigation in
place, but expansion will be required. The new
roadway project to the South includes all utilities so access to a larger water line is near by.
Maintenance Facility This site is close enough to the existing
Cemetery that new maintenance building is not
required and equipment can be shared.
The Westlawn cemetery has maintenance
buildings on site that could be utilized.
No structures exist on site and would need to be
constructed.
Existing sheds and barns could be re-used for
maintenance facilities. Some costs may be
associated with retrofitting these existing structures.
As the cemetery develops there will be a need
for additional sheds or maintenance areas.
These costs could be budgeted in over time to minimize up front costs.
Maintenance Equipment The equipment will be provided from the
existing Grand Island Cemetery maintenance
facility.
Maintenance equipment may be able to be shared with Grand Island Cemetery, or may be
able to be purchased from the Westlawn
Memorial Cemetery.
Maintenance equipment may be able to be shared with Grand Island Cemetery, but the
distance between cemeteries may be a
deterrent. In that case, new equipment would
need to be purchased to be stored on site.
Cemetery equipment will need to be purchased
as this property is too far from the existing
cemetery.
Cemetery equipment will need to be purchased
as this property is too far from the existing
cemetery.
Additional Considerations Land has been set aside for the relocation of the
sports fields. The fields would likely need to be
relocated prior to cemetery construction.
While there is some expansion space already
associated with this land, the long-term potential
may be limited without further land acquisition.
This site has plenty of room for expansion, but
establishing a landscape character and on-site
facilities will have associated costs.
This property will offer a pastoral setting to a
future cemetery.
This property is well positioned in the North Central portion of the community and
respectfully expanding the existing veterans'
cemetery is a logical move.
Grand Island Cemetery Expansion Study
Site Selection Matrix
Webb Rd. Site Site 2 ‐ Westlawn Site (33.5 Acres) Site 3 ‐ Undeveloped Urban Site 4 ‐ Rural Property Veterans Cemetery Site
Land AcquisitionThis land has been dedicated to the City of
Grand Island for use of future cemetery
expansion.
The Westlawn Memorial Cemetery owners have
shown interest in selling the business to the city
for it's expansion efforts, but there will be an acquisition cost.
This land is surrounded by Grand Island City limits. This land's proximity to the industrial
development, may lend itself to higher land prices based on it's potential for future
development.
Located just outside of town a couple of miles,
this does not have a high potential for
immediate development and may have lower land costs than Site 3.
Located on the north side of town at the intersection of Webb Road and Capital Ave. The
land was recently given back to the City of
Grand Island by the State. There was no
acquistion cost.
Site Improvements
The existing sports fields will need to be
relocated and trees will need to be planted to
help establish a character similar to the existing
cemetery.
The current cemetery does not have the same
character of the mature trees of the Grand
Island Cemetery, but it does have a road layout
and some landscaping in place.
Currently the land is occupied predominantly by
cedar trees of varying size. Improvement would
include selective removal of cedars and further planting the site to establish character and
species diversity.
This rural site has many attributes that would
make it comparable to the Grand Island
Cemetery, including established windbreaks and
mature trees.
Although this site has a small existing veterans cemetery, upgrades to the fence will likely be
needed. The majority of the new site is currently
in agricultural production, so establishing trees
will be essential to matching the character of the
Grand Island Cemetery.
IrrigationThe site has irrigation mains existing on site, but
would need to be modified to accommodate the cemetery's needs.
A system of quick couplers exist but require
constant adjustments. Investment in a permanent system is needed.
No irrigation exists on site. A new water service
line may be required to handle the requirements of a cemetery.
A new water service line may be required to
handle the requirements of a cemetery.
However a small pond on site may be able to be used as a supplemental irrigation supply.
The existing cemetery has some irrigation in
place, but expansion will be required. The new
roadway project to the South includes all utilities so access to a larger water line is near by.
Maintenance FacilityThis site is close enough to the existing
Cemetery that new maintenance building is not
required and equipment can be shared.
The Westlawn cemetery has maintenance
buildings on site that could be utilized.
No structures exist on site and would need to be
constructed.
Existing sheds and barns could be re-used for
maintenance facilities. Some costs may be
associated with retrofitting these existing structures.
As the cemetery develops there will be a need
for additional sheds or maintenance areas.
These costs could be budgeted in over time to minimize up front costs.
Maintenance EquipmentThe equipment will be provided from the
existing Grand Island Cemetery maintenance
facility.
Maintenance equipment may be able to be shared with Grand Island Cemetery, or may be
able to be purchased from the Westlawn
Memorial Cemetery.
Maintenance equipment may be able to be shared with Grand Island Cemetery, but the
distance between cemeteries may be a
deterrent. In that case, new equipment would
need to be purchased to be stored on site.
Cemetery equipment will need to be purchased
as this property is too far from the existing
cemetery.
Cemetery equipment will need to be purchased
as this property is too far from the existing
cemetery.
Additional ConsiderationsLand has been set aside for the relocation of the
sports fields. The fields would likely need to be
relocated prior to cemetery construction.
While there is some expansion space already
associated with this land, the long-term potential
may be limited without further land acquisition.
This site has plenty of room for expansion, but
establishing a landscape character and on-site
facilities will have associated costs.
This property will offer a pastoral setting to a
future cemetery.
This property is well positioned in the North Central portion of the community and
respectfully expanding the existing veterans'
cemetery is a logical move.
Grand Island Study Session - 12/6/2016 Page 10 / 62
Cemetery & Burial Trends Analysis
The word cemetery, originally meaning
‘Sleeping Place’ in Greek.
There are a variety of design archetypes,
themes, and elements that are
considered during the planning process.
Burial & Cemetery Trends
City of Grand Island Parks and Recreation Department
November 2016
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US Average:
• 45.4% Traditional
• 48.5% Cremation
• 6.1% Other
2015 first year cremations surpasses burial
Nebraska:
• 58% Traditional
• 42% Cremation
Last 10 years cremations in Nebraska have risen 15%
(Nebraska is the 24th highest rate)
Grand Island:
• 69% Traditional
• 31% Cremation
Current Burial Statistics
Burial Trends Analysis
http://www.nfda.org/news/media-center/nfda-news-releases/id/1310
Grand Island Study Session - 12/6/2016 Page 12 / 62
Grand Island Burial Trends
0
20
40
60
80
100
120
140
160
180
200
1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015
Burial Types and Trends
Tradional Burials Ash Burials Total Burials
Average of 175 burials per year
Traditional Burials are trending downward
Ash Burials are trending upward
Trends Forecast
• Cremations are rising, which require less land, but may mean less revenue from fewer traditional burial services.
• As Baby boomers generation continue to age, deaths rate are expected to increase; leading to increase need for burial services.
• Westlawn Cemetery reported that they average about 200 burials per year. As their facility reaches capacity, GI Cemetery could
see an increase in burial services.
• As cremations and green burials increase in popularity, the demand for large traditional burial plots may decrease.
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Burial Types
There are 3 main types of burials that are
predominant in current cemetery trends:
• ‘Traditional’
• Cremation & Columbariums
• ‘Green’ or Eco-burials
Typical Burial Types
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Traditional Cemetery Layouts
Cemetery Road Layout Configurations
Linear
• Formal
• Symmetrical
• Longer distance view corridors
Curvilinear
• Organic
• Sense of discover
• Changing views & ‘moments’ Curvilinear example
Grand Island Cemetery Layout, formal symmetryThese organizing elements also apply to
the pedestrian paths
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Cemetery Gate Types
Boxwood Hedge - Living Buffer
Steel Fence
Brick Wall
Fence Types
Boxwood Hedge - Living Buffer
Brick Wall
Monuments & Mausoleums
Mausoleum
Monument
Brick Gateway
Typical Cemetery Elements
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Upright & Ground-level Plaques
Water Feature
Monument / Sculptural
Retaining wall ‘room’
Free-standing Wall
Wall along Path
• Free-standing Walls & Rooms
• Fountains | Seating Area
• Monuments | Sculptures
• Retaining Walls
• Ground-level Plaques
Columbarium Types
Typical Columbarium Types
Grand Island Study Session - 12/6/2016 Page 17 / 62
Green Burial Benefits
• These offer a unique opportunity to increase tree numbers and species while offsetting the development cost through
this new revenue source.
• Benefit to customers/City may be a reduced cost for a casket/head stone or an urn/columbarium.
• Allow for more lots to be sold, that may have otherwise just been space taken up without revenue.
• Should extend the capacity of the cemetery expansion as more space can be dedicated to alternative burials.
• Diversify its revenue sources by offering green burials as an alternate to cremation or traditional burials.
• Reduce maintenance costs due to consolidation of cremation urns into a columbarium. (Cremation urns can be placed
on a traditional plot with a marker, but there may need to increase in plot charges to offset maintenance costs that are
not required for columbarium interments.)
• Possibly help boost sales at local tree nurseries.
• Benefit to customers/City may be a reduced cost for a casket/head stone or an urn/columbarium.
Potential Benefits of Green Burials in Grand Island
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Webb Road Cemetery Master Plan Study
Webb Road Cemetery Master Plan Study
City of Grand Island Parks and Recreation Department
November 2016
Grand Island Study Session - 12/6/2016 Page 19 / 62
Webb Road - Existing Site Analysis
Legend
Vehicular Circulation
Interior Vehicle Circulation
Railroad
Vegetative Buffer
Primary Access
1” : 150’SOUTH WEBB ROADHIGHWAY 281BASEBALL FIELDS
FOOTBALL
FIELDS
SOCCER
FIELDS
Webb Road Site Analysis
Grand Island Study Session - 12/6/2016 Page 20 / 62
GRAND ISLAND CEMETERY DESIGN
April 21th, 2016
WEBB ROAD EXISTING SITE CONDITIONS
CIRCULATION ROUTES
EXISTING DRAINAGE
ACCESS POINTS
H I G H W A Y 2 8 1
SOUTH WEBB ROADWebb Road Site - Existing Site Circulation & Drainage
Webb Road Site Analysis
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Webb Road - Master Plan Design
Webb Road Site - Master Plan
Grand Island Study Session - 12/6/2016 Page 22 / 62
View from South
Webb Road - Master Plan Design
View from East
Grand Island Study Session - 12/6/2016 Page 23 / 62
Construction Cost Estimate
Grand Island Cemtery Expansion Study
Webb Road Cemetery - PHASE 1 7/5/2016
Demolition & Site Preparation
Item Qty Unit Unit cost Item Total Remarks
Mobilization 1 LS 2,500.00$ 2,500.00$
Removal of Ball Diamonds 2 EA 45,000.00$ 90,000.00$ Includes infield skin, backstop, fencing and footings (if necessary)
Concrete Pavements & Hardscape elements
Item Qty Unit Unit cost Item Total Remarks
HMA Asphalt Surface Driveways 53,280 SF 7.00$ 372,960.00$ 3" HMA lift on 6" compacted aggregate base
Predestrian walkways 24,750 SF 7.00$ 173,250.00$ 3" HMA lift on 6" compacted aggregate base
Drive and Parking Lighting 1 LS 55,000.00$ 55,000.00$ Allowance
Commitment Pavilion & Columbarium
Item Qty Unit Unit cost Item Total Remarks
Commitment Pavilion 1 LS 120,000.00$ 120,000.00$ 2500 sf Covered Shelter (approx. 50'x50')
Electrical 1 LS 15,000.00$ 15,000.00$ Electrical Service and fixtures
Columbarium 1 LS 250,000.00$ 250,000.00$ Covers full build-out
Landscaping
Item Qty Unit Unit cost Item Total Remarks
Medium Evergreen Trees 15 EA 450.00$ 6,750.00$ 5' tall B+B - Speciman Quality - Includes soil amendment and harwood mulch
Overstory Trees 250 EA 400.00$ 100,000.00$ 2" Caliper - Speciman Quality - Includes soil amendment and harwood mulch
Understory Trees 15 EA 300.00$ 4,500.00$ 4' tall B+B - Speciman Quality - Includes soil amendment and harwood mulch
Replace any plant material or turf disturbed by construction activities 1 EA 12,000.00$ 12,000.00$ Allowance
Irrigation system upgrades 1 EA 50,000.00$ 50,000.00$ Allowance
Subtotal 1,251,960.00$
Project Contingency (10%)125,196.00$
TOTAL 1,377,156.00$
The amounts stated herein are our best estimate of probable construction costs based on current information. Because costs are influenced by market conditions, changes in project scope, and other factors beyond our control, we cannot ensure that actualconstruction costs will equal this cost opinion.
Webb Rd Site - All phases_current.xlsx Prepared by Confluence 1
Webb Rd - Master Plan - Phase 1
Master Plan - Phase 1
• Remove Baseball Fields
• Maintain Parking Areas
• Soccer Fields Remain
• Install Buffer Trees
• Columbarium
• Commitment Pavilion
• Irrigation Conversion for
Cemetery Purposes
Grand Island Study Session - 12/6/2016 Page 24 / 62
Construction Cost Estimate
Grand Island Cemtery Expansion Study
Webb Road Cemetery - PHASE 2 7/5/2016
Demolition & Site Preparation
Item Qty Unit Unit cost Item Total Remarks
Mobilization 1 LS 5,000.00$ 5,000.00$
Removal of existing asphalt/gravel parking area 60,000 SF 4.00$ 240,000.00$ Materials to be reused for proposed roadways
Removal of Soccer fields 2 EA 5,000.00$ 10,000.00$
Concrete Pavements & Hardscape elements
Item Qty Unit Unit cost Item Total Remarks
HMA Asphalt Surface Driveways 18,750 SF 7.00$ 131,250.00$ 3" HMA lift on 6" compacted aggregate base
Predestrian walkways 9,750 SF 7.00$ 68,250.00$ 3" HMA lift on 6" compacted aggregate base
Drive and Parking Lighting 1 LS 55,000.00$ 55,000.00$ Allowance
Decorative Fence along Webb Rd.1,250 LF 100.00$ 125,000.00$ Allowance, incorporates special gate feature at main entrance
Landscaping
Item Qty Unit Unit cost Item Total Remarks
Medium Evergreen Trees 15 EA 450.00$ 6,750.00$ 5' tall B+B - Speciman Quality - Includes soil amendment and harwood mulch
Overstory Trees 125 EA 400.00$ 50,000.00$ 2" Caliper - Speciman Quality - Includes soil amendment and harwood mulch
Understory Trees 25 EA 300.00$ 7,500.00$ 4' tall B+B - Speciman Quality - Includes soil amendment and harwood mulch
Replace any plant material or turf disturbed by construction activities 1 EA 12,000.00$ 12,000.00$ Allowance
Irrigation system upgrades 1 EA 50,000.00$ 50,000.00$ Allowance
Subtotal 760,750.00$
Project Contingency (10%)76,075.00$
TOTAL 836,825.00$
The amounts stated herein are our best estimate of probable construction costs based on current information. Because costs are influenced by market conditions, changes in project scope, and other factors beyond our control, we cannot ensure that actual
construction costs will equal this cost opinion.
Webb Rd Site - All phases_current.xlsx Prepared by Confluence 1
Webb Rd - Master Plan - Phase 2
Master Plan - Phase 2
• Enhance Main & Northern Entrance
• Install Portion of Decorative Fencing
along Webb Road.
• Remove Southern Soccer Field
• Maintain Northern Soccer Fields and
Parking.
Grand Island Study Session - 12/6/2016 Page 25 / 62
Construction Cost Estimate
Grand Island Cemtery Expansion Study
Webb Road Cemetery - PHASE 3 7/5/2016
Demolition & Site Preparation
Item Qty Unit Unit cost Item Total Remarks
Mobilization 1 LS 5,000.00$ 5,000.00$
Removal of existing asphalt/gravel parking area 50,000 SF 4.00$ 200,000.00$ Materials to be reused for proposed roadways
Removal of Soccer fields 2 EA 5,000.00$ 10,000.00$
Concrete Pavements & Hardscape elements
Item Qty Unit Unit cost Item Total Remarks
HMA Asphalt Surface Driveways 9,600 SF 7.00$ 67,200.00$ 3" HMA lift on 6" compacted aggregate base
Predestrian walkways 6' wide 8,040 SF 7.00$ 56,280.00$ 3" HMA lift on 6" compacted aggregate base
Drive and Parking Lighting 1 LS 15,000.00$ 15,000.00$ Allowance
Landscaping
Item Qty Unit Unit cost Item Total Remarks
Medium Evergreen Trees 15 EA 450.00$ 6,750.00$ 5' tall B+B - Speciman Quality - Includes soil amendment and harwood mulch
Overstory Trees 75 EA 400.00$ 30,000.00$ 2" Caliper - Speciman Quality - Includes soil amendment and harwood mulch
Understory Trees 25 EA 300.00$ 7,500.00$ 4' tall B+B - Speciman Quality - Includes soil amendment and harwood mulch
Replace any plant material or turf disturbed by construction activities 1 EA 12,000.00$ 12,000.00$ Allowance
Irrigation system upgrades 1 EA 50,000.00$ 50,000.00$ Allowance
Subtotal 459,730.00$
Project Contingency (10%)45,973.00$
TOTAL 505,703.00$
The amounts stated herein are our best estimate of probable construction costs based on current information. Because costs are influenced by market conditions, changes in project scope, and other factors beyond our control, we cannot ensure that actual
construction costs will equal this cost opinion.
Webb Rd Site - All phases_current.xlsx Prepared by Confluence 1
Webb Rd - Master Plan - Phase 3
Master Plan - Phase 3
• Remove Remaining Soccer
Fields and Parking
• Develop Remaining Parcel
Dependent on Future Burial
Trends
• Final Irrigation Expansion
Grand Island Study Session - 12/6/2016 Page 26 / 62
Capital Avenue Cemetery Master Plan Study
Capital Avenue Cemetery Master Plan Study
City of Grand Island Parks and Recreation Department
November 2016
Grand Island Study Session - 12/6/2016 Page 27 / 62
Legend
Vehicular Circulation
Interior Vehicle Circulation
Railroad
Vegetative Buffer
Primary Access
Existing Cemetery Plots
Existing Drainageway
Historic Drainageway
1” : 350’
OLD HI
G
H
W
A
Y
2
WEST CAPITAL AVENORTH WEBB RD.PAVILION
Capital Avenue - Existing Site Analysis
Capital Avenue Site Analysis
Grand Island Study Session - 12/6/2016 Page 28 / 62
Capital Avenue Site Analysis
GRAND ISLAND CEMETERY DESIGN
April 21th, 2016
CAPITOL AVENUE EXISTING SITE CONDITIONS
CIRCULATION
DRAINAGE
CONCEPT A&B
CONCEPT C
ACCESS POINTS
EXISTING CEMETERY PLOTS
CAPITOL AVEHIGHWAY 2
WEB
B
ROAD
Concept Adaption Options
Grand Island Study Session - 12/6/2016 Page 29 / 62
Capital Avenue Site Analysis
Original Study Site Boundary
• High-water table on the northern
portion of the site (red and orange)
• 2/3 of the site would be problematic for
traditional ground burials.
• Leaves little room for cemetery
expansion without major earthwork
Grand Island Study Session - 12/6/2016 Page 30 / 62
Capital Avenue Site Analysis
Revised Site Boundary
• The design team explored a different
site boundary with a greater presence
along Capital Avenue.
• Nearly all of this site would be
suitable for cemetery use (green and
yellow).
• Uses more land along Capital Avenue
that could be developed for other
land-uses.
Grand Island Study Session - 12/6/2016 Page 31 / 62
Capital Avenue Site Analysis
Final Study Site Boundary
• With an expanded presence along
Capital Avenue, this boundary
provide adequate space for
immediate expansion of traditional
burials.
• Without encrouching on other
potential developments along Capital
Ave., this boundary includes the
land to the north with a high water
table, since this and is unlikely to be
developed by a different land use.
• In the area of high water table, the
design intent is to mitigate through
earthwork and creation of retention
pond.
Grand Island Study Session - 12/6/2016 Page 32 / 62
Capital Avenue - Master Plan Design
Final Master Plan Design
Grand Island Study Session - 12/6/2016 Page 33 / 62
Capital Avenue - Master Plan Design
Master Plan Perspective - View from SE
Grand Island Study Session - 12/6/2016 Page 34 / 62
Capital Avenue - Master Plan Design
Master Plan Perspective - View from South
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Capital Avenue - Master Plan Design
Master Plan Perspective - View from North
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Capital Avenue - Master Plan Design
Master Plan Perspectives
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Construction Cost Estimate
Grand Island Cemetery Expansion Study
Capital Avenue Cemetery - PHASE 1 7/5/2016
Demolition & Site Preparation
Item Qty Unit Unit cost Item Total Remarks
Cemetery Trust Refund 1 LS 440,000.00$ 440,000.00$
Mobilization 1 LS 10,000.00$ 10,000.00$
Aggregate drive demo 1 LS 5,000.00$ 5,000.00$ Remove access drive on Capital Ave. closest to Webb Rd.
Concrete Pavements & Hardscape elements
Item Qty Unit Unit cost Item Total Remarks
HMA Asphalt Surface Driveways 83,335 SF 7.00$ 583,345.00$ 3" HMA lift on 6" compacted aggregate base
Predestrian walkways 27,000 SF 7.00$ 189,000.00$ 3" HMA lift on 6" compacted aggregate base
Drive and Parking Lighting 1 LS 45,000.00$ 45,000.00$ Allowance
Maintenance Facility
Item Qty Unit Unit cost Item Total Remarks
New Maintnenance Facility 1 LS 100,000.00$ 100,000.00$ 5000 sf Pole Barn-type (50'x100')
Plumbing 1 LS 30,000.00$ 30,000.00$ Water and Sanitary sewer service and fixtures
Electrical 1 LS 20,000.00$ 20,000.00$ Electrical Service and fixtures, including exterior light for security
Associated Maintenance Equipment 1 LS 325,000.00$ 325,000.00$ Covers any equipment that cannot be readily transported from GI Cemetery
Commitment Pavilion & Columbarium
Item Qty Unit Unit cost Item Total Remarks
Commitment Pavilion 1 LS 60,000.00$ 60,000.00$ 625 sf Covered Shelter (approx. 25'x25')
Electrical 1 LS 10,000.00$ 10,000.00$ Electrical Service and fixtures
Decorative Fence along Capital Ave.1,050 LF 95.00$ 99,750.00$ Allowance, Must incorporate existing gates
Columbarium 1 LS 125,000.00$ 125,000.00$ Covers Phase 1 needs, but allows for future expansion
Landscaping
Item Qty Unit Unit cost Item Total Remarks
Medium Evergreen Trees 12 EA 450.00$ 5,400.00$ 5' tall B+B - Speciman Quality - Includes soil amendment and harwood mulch
Overstory Trees 125 EA 400.00$ 50,000.00$ 2" Caliper - Speciman Quality - Includes soil amendment and harwood mulch
Understory Trees 12 EA 300.00$ 3,600.00$ 4' tall B+B - Speciman Quality - Includes soil amendment and harwood mulch
Replace any plant material or turf disturbed by construction activities 1 EA 5,000.00$ 5,000.00$ Allowance
Irrigation system upgrades 1 EA 60,000.00$ 60,000.00$ Allowance
Subtotal 2,166,095.00$
Project Contingency (10%)216,609.50$
TOTAL 2,382,704.50$
The amounts stated herein are our best estimate of probable construction costs based on current information. Because costs are influenced by market conditions, changes in project scope, and other factors beyond our control, we cannot ensure that actualconstruction costs will equal this cost opinion.
Capital Ave Site - final - all phases.xlsx Prepared by Confluence 1Capital Avenue - Master Plan - Phase 1
Master Plan - Phase 1
• Expand Veterans Memorial Cemetery
• Develop East Entrance on Capital
• Install Buffer Trees
• Columbarium & Commitment Pavilion
• Install Irrigation System
• Additional Parking
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Construction Cost Estimate
Grand Island Cemetery Expansion Study
Capital Avenue Cemetery - PHASE 2 7/5/2016
Demolition & Site Preparation
Item Qty Unit Unit cost Item Total Remarks
Mobilization 1 LS 10,000.00$ 10,000.00$
Demo & restoration of a portion of western woodland buffer 1 LS 20,000.00$ 20,000.00$ Include removal and replacment trees
Earthwork and erosion contol 1 LS 20,000.00$ 20,000.00$ Remove access drive on Capital Ave. closest to Webb Rd.
Concrete Pavements & Hardscape elements
Item Qty Unit Unit cost Item Total Remarks
HMA Asphalt Surface Driveways 65,550 SF 7.00$ 458,850.00$ 3" HMA lift on 6" compacted aggregate base
Predestrian walkways 21,390 SF 7.00$ 149,730.00$ 3" HMA lift on 6" compacted aggregate base
Drive and Parking Lighting 1 LS 65,000.00$ 65,000.00$ Allowance
Columbarium & Plaza
Item Qty Unit Unit cost Item Total Remarks
Columbarium 1 LS 200,000.00$ 200,000.00$ Includes full build-out of columbariums
Decorative paving at pedestrian plaza at Large Columbarium 1 LS 600,000.00$ 600,000.00$ Allowance / Iconic Feature at Corner of Webb Rd. and Capital Ave.
Decorative at Hwy 2 Entrance 1 LS 25,000.00$ 25,000.00$ Allowance
Electrical 1 LS 10,000.00$ 10,000.00$ Electrical Service and fixtures
Landscaping
Item Qty Unit Unit cost Item Total Remarks
Medium Evergreen Trees 12 EA 450.00$ 5,400.00$ 5' tall B+B - Speciman Quality - Includes soil amendment and harwood mulch
Overstory Trees 95 EA 400.00$ 38,000.00$ 2" Caliper - Speciman Quality - Includes soil amendment and harwood mulch
Understory Trees 21 EA 300.00$ 6,300.00$ 4' tall B+B - Speciman Quality - Includes soil amendment and harwood mulch
Replace any plant material or turf disturbed by construction activities 1 EA 2,000.00$ 2,000.00$ Allowance
Irrigation system upgrades 1 EA 100,000.00$ 100,000.00$ Allowance
Subtotal 1,710,280.00$
Project Contingency (10%)171,028.00$
TOTAL 1,881,308.00$
The amounts stated herein are our best estimate of probable construction costs based on current information. Because costs are influenced by market conditions, changes in project scope, and other factors beyond our control, we cannot ensure that actual
construction costs will equal this cost opinion.
Capital Ave Site - final - all phases.xlsx Prepared by Confluence 1
Capital Avenue - Master Plan - Phase 2
Master Plan - Phase 2
• Install Access on Webb Rd.
• Begin Curvilinear Roads
• Install Buffer Trees
• Central Columbarium
• Expand Irrigation System
• Children Burial Garden
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Capital Avenue - Master Plan - Phase 3
Construction Cost Estimate
Grand Island Cemetery Expansion Study
Capital Avenue Cemetery - PHASE 3 7/5/2016
Demolition & Site Preparation
Item Qty Unit Unit cost Item Total Remarks
Mobilization 1 LS 10,000.00$ 10,000.00$
Demo & restoration of a portion of western woodland buffer 1 LS 20,000.00$ 20,000.00$
Earthwork and erosion contol, including pond development 1 LS 100,000.00$ 100,000.00$ Remove access drive on Capital Ave. closest to Webb Rd.
Concrete Pavements & Hardscape elements
Item Qty Unit Unit cost Item Total Remarks
HMA Asphalt Surface Driveways 59,850 SF 7.00$ 418,950.00$ 3" HMA lift on 6" compacted aggregate base
Pedestrian walking paths - 6' wide 32,400 SF 7.00$ 226,800.00$ 3" HMA lift on 6" compacted aggregate base
Drive and Parking Lighting 1 LS 50,000.00$ 50,000.00$ Allowance
Sculptures and Other Monuments
Item Qty Unit Unit cost Item Total Remarks
Optional monuments or features 1 LS 60,000.00$ 60,000.00$
Decorative gate at Hwy 2 Entrance 1 LS 25,000.00$ 25,000.00$ Allowance
Accent Lighting 1 LS 10,000.00$ 10,000.00$ Electrical Service and fixtures
Landscaping
Item Qty Unit Unit cost Item Total Remarks
Medium Evergreen Trees 24 EA 450.00$ 10,800.00$ 5' tall B+B - Speciman Quality - Includes soil amendment and harwood mulch
Overstory Trees 125 EA 400.00$ 50,000.00$ 2" Caliper - Speciman Quality - Includes soil amendment and harwood mulch
Understory Trees 18 EA 300.00$ 5,400.00$ 4' tall B+B - Speciman Quality - Includes soil amendment and harwood mulch
Replace any plant material or turf disturbed by construction activities 1 EA 2,000.00$ 2,000.00$ Allowance
Irrigation system upgrades 1 EA 45,000.00$ 45,000.00$ Allowance
Subtotal 1,033,950.00$
Project Contingency (10%)103,395.00$
TOTAL 1,137,345.00$
The amounts stated herein are our best estimate of probable construction costs based on current information. Because costs are influenced by market conditions, changes in project scope, and other factors beyond our control, we cannot ensure that actual
construction costs will equal this cost opinion.
Capital Ave Site - final - all phases.xlsx Prepared by Confluence 1
Master Plan - Phase 3
• Develop Pond (earthwork) to Mitigate
High Water Table
• Install Access on Hwy 2
• Expand Curvilinear Roads
• Install Buffer Trees
• Expand Irrigation System
• Pet Burial Garden
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Master Plans by Phases - Cost Comparison
Total.................................$2,719,686
Full Build-out: 21 Acres
Development Cost per Acre: $129,508
Development Costs for Webb Road Site:
- Phase 1 .........................$1,377,156
- Phase 2 .........................$836,825
- Phase 3 .........................$505,703
Total.................................$5,401,357
Full Build-out: 67 Acres
Development Cost per Acre: $80,617
Development Costs for Capital Avenue Site:
- Phase 1 .........................$2,382,704
- Phase 2 .........................$1,881,308
- Phase 3 .........................$1,137,345
Factors in Costs per Acre:
At Webb Road Site:
Removal and replacement of ball fields
• Estimated cost = $90,000
Removal of parking lots
• 110,000 sf (Ph 2 & 3)
• Estimated cost = $440,000
• Capital Avenue site relatively
undeveloped = low removal costs
Cemetery Drives
• Webb Rd - 80,630 sf / 21 Acres
• - Density of Roads = 8.8%
• Capital Ave - 208,735 sf / 67 Acres
• - Density of Roads = 7.1%
• Ultimately it comes down to providing
the same access, parking, and similar
sized columbarium features to handle
the cemetery’s needs, but one site is
more than twice the size of the other.
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Factors in Development Costs:
• Because the Webb Road site is much smaller, future development efforts may mean another significant investment in 50-60
years, as indicated in the analysis graph above.
• The Capital Avenue site will require initial investment in a maintenance facility and equipment, but those cost may be able to
be shared with the Veteran’s Memorial Cemetery efforts, since the plan accounts for their expansion, as well.
Site Development and Personnel Analysis
Pre-Development Year 1 1-5 Years 6-10 Years 11-15 Years 16-20 Years 21-25 Years 26-30 Years 31-35 Years 36-40 Years 41-45 Years 46-50 Years 51-55 Years 56-60 Years 61-66 Years 66-70 Years
Webb Road Site $- $1,377,150. $1,377,150. $1,702,150. $2,547,775. $2,547,775. $2,872,775. $3,442,275. $3,442,275. $3,767,275. $3,767,275. $7,767,275. $7,767,275. $8,092,275. $8,092,275. $8,417,275.
Capital Ave Site $- $2,382,705. $2,382,705. $2,707,705. $4,160,013. $4,160,013. $4,485,013. $4,485,013. $4,485,013. $4,810,013. $4,810,013. $5,881,358. $5,881,358. $6,206,358. $6,206,358. $6,532,358.
$-
$1,000,000.00
$2,000,000.00
$3,000,000.00
$4,000,000.00
$5,000,000.00
$6,000,000.00
$7,000,000.00
$8,000,000.00
$9,000,000.00
Total Cost of Development and Employment Expansion Grand Island Cemetery Expansion:
Long-term Development & Personnel Analysis
BOTH SITES: - 1 ADDITIONAL STAFF - INCREASE $65,000 ($325,000 / 5 YR.) SITE 2:
- CONTINUED PHASED DEVELOPMENT - POSSIBLE NEED TO ADD STAFF AS ACREAGES INCREASE
DEVELOPMENT PERIOD: - LAND ACQUISITION - SUPPLEMENTAL COSTS - PHASE 1 SITE IMPROVEMENTS / FACILITY DEVELOPMENT
See Expansion Development Cost Comparison.
BOTH SITES:
- PHASE 2 EXPANSION
WEBB ROAD SITES:
- PHASE 3 EXPANSION - FULL BUILD-OUT
WEBB ROAD SITE: - WILL BE NEARING CAPACITY IN 40-50 YEARS - EXPANSION PLANNING & DEVELOPMENT ($4 MIL)
- 1 ADDITIONAL STAFF POST-DEVELOPMENT - INCREASE $65,000 ($325,000 / 5 YR.)
BOTH SITES: - 1 ADDITIONAL STAFF - INCREASE $65,000 ($325,000 / 5 YR.)
BOTH SITES: - 1 ADDITIONAL STAFF - INCREASE $65,000 ($325,000 / 5 YR.)
**Graph only accounts for development and additional staffing needs over time. It does not include current annual operating costs of $540,000 ($2,700,000 / 5 year period).
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Opportunities to Increase Revenue & Reduce Costs
Additional Factors to Consider:
• It must be accepted that the current 90 acres of pristine landscape at the current Grand Island Cemetery will soon be
at capacity. At that time, maintenance will still continue, but there will be ZERO revenue from this parcel. This is what
the ‘permanent maintenance fund’ has been created for, so that a level of maintenance can continue once it’s revenue
generating capacity is exhausted.
Possible Revenue Generating Opportunities:
- Increase Burial Service Charges
- Increase Charge for Burial Plots
- Increase Charge for Permanent Maintenance Fund
- Additional Plots available for Green Burials that otherwise would be unsold and occupied by tree plantings.
- Increase in Burial Service and Plot demand due to the aging of the Baby-Boomer Generation.
- Increase in demand if Westlawn is to reach capacity or retire it’s burial service business.
Possible Opportunities to Reduce Operating Costs:
- Reduce maintenance expectations and staffing needs at the existing 90 Acre Grand Island Cemetery.
- Maintenance Cost Sharing Agreements - Between Sports Field Organizations at Webb Road and between the
Veterans’ Memorial Cemetery staff.
- Approach community organizations or clubs to explore volunteer opportunities to offset some maintenance costs.
Examples may be a Master Gardeners Club or Kiwanis-type of organization.
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Produced by
Commissioned by
City of Grand Island - Parks and Recreation Department
Director: Todd McCoy
October 2016
Questions?
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City of Grand Island
Tuesday, December 6, 2016
Study Session
Item -2
Presentation and Discussion concerning Blighted and Substandard
Designation at Cornhusker Army Ammunition Plant
Staff Contact: Chad Nabity
Grand Island Study Session - 12/6/2016 Page 45 / 62
COMMUNITY
REDEVELOPMENT
AUTHORITY
Blight and Substandard and
Former Defense Sites
How it Applies to CHAAP
December 6, 2016
Chad Nabity
Grand Island Study Session - 12/6/2016 Page 46 / 62
COMMUNITY
REDEVELOPMENT
AUTHORITY
LB 66 Passed in 2013
FOR AN ACT relating to the Community Development
Law; to amend sections 18-2101, 18-2103, and 18-2147,
Reissue Revised Statutes of Nebraska; to define and
redefine terms; to provide for redevelopment of
formerly used defense sites as prescribed; to
provide for applicability of certain ad valorem
taxation provisions as prescribed; to harmonize
provisions; to provide a duty for the Revisor of Statutes;
and to repeal the original sections.
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COMMUNITY
REDEVELOPMENT
AUTHORITY
What LB 66 Did
Gave authority to Cities of the First Class (5,000 to
100,000 population) to approve Redevelopment Plans
and use Ad Valorem Taxes (TIF) generated by the
project(s) approved in the plan to pay for eligible
expenses under certain proscribed conditions on
formerly used defense sites outside of the corporate
limits of and within the same County as the City.
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COMMUNITY
REDEVELOPMENT
AUTHORITY
What LB 66 Did Not Do
Declare formerly used defense sites blighted and
substandard
Change the standards for declaring an area blighted
and substandard
Remove or alter the requirement that an area be
declared blighted and substandard prior to the
approval of a Redevelopment Plan.
Grand Island Study Session - 12/6/2016 Page 49 / 62
COMMUNITY
REDEVELOPMENT
AUTHORITY
Cornhusker Army Ammunition Plant (CHAAP)
20 square mile plant west of GI built in 1942 for
World War II.
Reactivated for Korean War from 1950-1957.
Reactivated for Vietnam in 1965.
Declared excess in 1989.
Congress (U.S. Sen. Jim Exon) gave local authority
to the Hall County Reuse Committee to determine
post plant land uses – ag, industry, no housing.
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COMMUNITY
REDEVELOPMENT
AUTHORITY
What Does This Mean for Grand Island and Hall
County?
Grand Island Study Session - 12/6/2016 Page 51 / 62
COMMUNITY
REDEVELOPMENT
AUTHORITY
To Use TIF at CHAAP
Area must be declared Blighted and Substandard
Formerly Used Military Defense sites declared Blighted
and Substandard do not count toward the 35% limit of the
City.
All, or a portion of the property can be declared Blighted
and Substandard
Area(s) declared Blighted and Substandard must meet
statutory criteria for the declaration.
All procedures and hearings must be followed like any
other Blighted and Substandard declaration.
If declared Blighted and Substandard expect TIF Projects.
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COMMUNITY
REDEVELOPMENT
AUTHORITY
To Use TIF at CHAAP
Redevelopment project authorized outside city limits if:
1. Real estate is a formerly used defense site.
2. Formerly used defense site is in same county.
3.Site is located in a sanitary and improvement district.
4.Council passes ordinance stating intent to annex site in
the future.
Cannot result in shift of electric or natural gas utility area.
Cannot result in shift of communications company area.
City may enter into a Interlocal agreement for services
provided to site.
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COMMUNITY
REDEVELOPMENT
AUTHORITY
Zoning Districts at CHAAP
Most Likely Redevelopment Areas By Zoning
AG-SI Special Agricultural/Industrial (Old Load Lines)
AG-SE Special Agricultural/Events (Husker Harvest
Days)
Less Likely Redevelopment Areas By Zoning
AG-SC Special Agriculture/Conservation (Burning
Grounds and State Wildlife Areas)
SRC Special Recreation/Conservation (Shooting Park)
Grand Island Study Session - 12/6/2016 Page 54 / 62
COMMUNITY
REDEVELOPMENT
AUTHORITY
Why Bring This Up Now
Council will have the opportunity to consider one or
more blight studies in the near future.
Pat O’Neill with O’Neill Wood Resources has submitted a
Blight Study for 285 acres at the northwest corner of Old
Potash Hwy. and 70th Road in an area zoned AG/SI.
A second study is likely to be submitted in the near future
for additional AG/SI land.
A study could be completed to aid redevelopment of the
Husker Harvest Days site.
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COMMUNITY
REDEVELOPMENT
AUTHORITY
Possible uses of LB 66 statewide
Sioux Army Depot in Sidney (May 2014)
Naval Depot in Hastings
CHAAP in Grand Island
Grand Island Study Session - 12/6/2016 Page 56 / 62
COMMUNITY
REDEVELOPMENT
AUTHORITY
Blight and Substandard Designation
Grand Island Study Session - 12/6/2016 Page 57 / 62
COMMUNITY
REDEVELOPMENT
AUTHORITY
Designation continued
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COMMUNITY
REDEVELOPMENT
AUTHORITY
What is Substandard?
Substandard means generally an area in
which there is:
…a predominance of improvements which
are dilapidated, deteriorated, old, obsolete
overcrowded and which is detrimental to
public health, safety, morals or welfare.
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COMMUNITY
REDEVELOPMENT
AUTHORITY
What is Blight? (two parts)
Blighted means generally an area in which there are:
…deteriorated structures, defective or inadequate
street layout, faulty lot layout, insanitary or unsafe
conditions, diversity of ownership, improper or obsolete
platting, existence of conditions which endanger life or
property by fire or other causes, or any combination
which substantially impairs the sound growth of the
community, retards the provision of housing or
constitutes an economic or social liability and is
detrimental to public health, safety, morals or welfare;
AND
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COMMUNITY
REDEVELOPMENT
AUTHORITY
Blight (continued)
Has one of these:
Average age of structures more than 40
years; unemployment 120% of state average;
more than 1/2 of plotted land has been
undeveloped and in city limits for 40 years;
per capita income is lower than city average;
or area has had stable or decreasing
population based on census.
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COMMUNITY
REDEVELOPMENT
AUTHORITY
Substandard and Blight
1.Area can include bare property if impacted by other
conditions.
2.Does not mean every building is in poor condition.
3.Declaration of substandard and blight is not registered
in Register of Deeds Office nor the Assessor’s Office.
4.No history of a negative impact on value of property
nor sales price.
5.Terms are established in the Nebraska Constitution
and can only be changed by a vote of the people.
6.Cannot blight more than 35% of geographical limits.
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