Loading...
HomeMy WebLinkAboutCollege Station Cemetery & Aggie Field of HonorC r-- L CONCEPTUAL MASTER PLAN FOR CITY OF COLLEGE STATION AND TEXAS A &z M UNIVERSITY January, 2007 THE CITY OF COLLEGE STATION CEMETERY ADVISORY COMMITTEE Sarah Adams, Chairman James Bateman James Batenhorst Don Braune David Chester Weldon Kruger Randy Matson Kevin Myers Virginia Reese R.C. Slocum Joe Wallace THE CITY OF COLLEGE STATION PARK AND RECREATION STAFF Ross Albrecht, Forestry Superintendent - Project Manager Steve Beachy, Director Parks and Recreation Amanda Putz, Administrative Assistant THE CITY OF COLLEGE STATION MAYOR AND COUNCIL Ron Silvia, Mayor Ben White, Mayor Pro Tempore John Happ, Council Member Ron Gay, Council Member Lynn McIIhaney, Council Member Chris Scotti, Council Member David Ruesink, Council Member Glenn Brown, City Manager TEXAS A&M UNIVERSITY Dr. Robert M. Gates, President (*'. /10"� City of College Station x i purrs; - 5 SITE PLANNING, INFRASTRUCTURE AND L�1••LL7 ARCHITECTURAL DESIGN AND 1(elcey EDWARDS AND KELCEY 526 University Drive East, College Staton, TX 3010 Briarpark Drive, Houston, TX 11860 Sunrise Valley Drive, Reston VA 299 Madison Ave., Morristown, NJ 5 Penn Plaza, New York, NY Carter= Burgess MASTER PLANNING & LANDSCAPE ARCHITECTURE CARTER AND BURGESS INC. 777 Main Street, Ft. Worth, TX JOE ORR, INC. SURVEYORS S ENOMERS SURVEYING, SUBDIVISION PLATTING & UTILITY LOCATES JOE ORR, INC. 2617 Post Oak Circle, College Station, TX C _ ,. ,,,_. _,, ,,, ,,,,,,,,,,, ENVIRONMENTAL SURVEYING & PERMITS, S GEOTECHNICAL TESTING C CSC ENGINEERING AND ENVIRONMENTAL CONSULTANTS, INC. 3407 Tabor Road, College Station, TX V1 "A cemetery district, Iike other historic districts, is more than an area composed of a collection of separate elements; it is a cohesive landscape whose overall character is defined by the relationship of the features within it." National Register Bulletin 41 -Guidelines for Evaluating and Registering Cemeteries and Burial Places INTRODUCTION IV. SITE AND BUILDING OPTIONS Context of the Project 11 Program Assessment of the Existing Cemetery 12 Planning Concepts City of College Station Requirements 12 Review Process and Development Texas A&M Requirements 13 Summary Project Approach 13 Comments and Direction 15 V. DEVELOPMENT AND PHASING Overview SITE ANALYSIS Design Components / Kit of Parts History of the Proposed Site and Land Uses 19 Phase 1 Landscape and Topography 20 Subsequent Phases Soils / Hydrology 23 Elements for potential fund raising Existing Buildings 23 Future Cemetery management and plot sales View Corridors 24 Utilities 24 VI. CONCLUSION Boundaries and Adjacent Future Development 26 Right of Way Restrictions / Easements 26 Access to the Site 27 Surrounding Roadways / Airport Impacts 27 Zoning Analysis 28 Environmental Analysis- Site Constraints 29 Site Opportunities 29 GUIDELINES AND STANDARDS Significant Features 33 ra, Cemetery Program Elements 33 Best Practices 39 43 46 56 72 79 79 81 81 81 83 87 VA RUXURW i TO l MMI livalTITAMM"p. O 9 M Context of the Project Assessment of the Existing Cemetery City of College Station Requirements Texas A&M Requirements Project Approach Comments and Direction CONTEXT OF THE PROJECT The City of College Station has commissioned this conceptual Cemetery Master Planning Study as the first step in the design and construction of a new cemetery that will serve both College Station residents and Texas A&M former students, staff, and friends of University. The Cemetery Advisory Committee was charged with providing day to day direction and guidance to the Consultant Team as well as working with the Consultant Team to engage the Public through a series of workshops and design charettes in an effort to incorporate the needs of the community and develop consensus for this Master Plan. Texas A&M has a long history of tradition, respect, and honor of paying homage to its former students, staff, and friends of University, and expressed interest in providing a resting place, an Aggie Field of Honor, for former students, staff, and friends of University who desired to be linked to the University after their death. The City of College Station also wanted to assure that its deceased residents, desiring to be buried in the community they loved, would be able to do so even though the existing City of College Station Cemetery is virtually full. Since Texas A&M is a large part of the College Station community, the leaders of Texas A&M and of the City established a vision of creating one cemetery to honor both Texas A&M former students, staff, and friends of University, and the residents of College Station. The City of College Station seleced the proposed 56.6-acre site for the new municipal cemetery and Aggie Field of Honor in conjunction with Texas A&M. Located in the vicinity of FM 2818 and FM 60, near r� �W/y{• 01@p�nr Inside of Kyle Field, Texas AW City Hall signage, College Station, TX. 11 1 tl'i' ,''. Existing municipal cemetery, College Station, TX. 12 Bee Creek Park ponds College Station, TX. Easterwood Airport, the 56.6 acre site is virtually undeveloped, easily accessible by car, and situated to provide an excellent view of the Texas A&M football stadium, Kyle Field, and was solely owned by the University (27.1 acres) and the City (29.5 acres). Texas A&M agreed to deed its acreage to the Ci_y, and the City would, in turn, be responsible for the design, construction, and maintenance of the entire Cemetery including the Aggie Field of Honor. ASSESSMENT OF THE EXISTING CITY OF COLLEGE STATION CEMETERY The existing municipal cemetery was created in 1948 from 31 acres that were deeded to the City of College Station by the Me.hodist Church. Located approximately 2 miles south of Texas A&M on Highway 6, the municipal cemetery was decreased by 18 acres in 1973 to allow for the establishment of Bee Creek Park, College Station's first community park. The existing municipal cemetery consists of the approximately 13 remain ng acres. Since 1973, burial plots attheexisting College Station cemetery have sold at an average of about 170 per year. As of December, 2006, there were only 200 standard burial spaces left for purchase. In other words, the existing cemetery is expected to be at The cemetery will be safe, accessible, and capacity sometime in 2008. well maintained. CITY OF COLLEGE STATION REQUIREMENTS FOR A NEW CEMETERY The requirements for a new cemetery must meet the standards established by the Cemetery Advisory Committee in its Mission Statement (as shown on the City of College Station website, December, 2006): On behalf of the citizens of College Station, the city cemeteries will be well designed and maintained, aesthetically pleasing, and professionally administered under the guidance of the Cemetery Citizen Advisory Committee and according to the polices and ordinances of the City and State. • The cemetery will provide a peaceful and visually pleasing atmosphere conducive to meditation and reflection. • The cemetery will be adequately funded to meet the needs of the citizens, on- going maintenance, and the future development. • The cemetery will be operated under the guidance of the Cemetery Committee according to the city ordinances and state statutes. • The Cemetery Committee will be responsible for public education regarding cemetery polices and procedures. TEXAS A&M REQUIREMENTS FOR THE AGGIE FIELD OF HONOR Texas A&M desires to bury those associated with the University in a field of monuments and memorials reflective of A&M tradition. Specific requirements have not been identified other than the following guiding principles for design: The cemetery should be part of the municipal cemetery and share an administrative and informational center. The cemetery should have its own columbarium and committal shelter, although these elements can be phased into the construction depending on the phase one budget. The cemetery will be distinctive and separate from the municipal cemetery and have a clear view of Kyle Field. The plots will be consistent in size and shape and should present a more orderly and uniform approach to burial than the municipal cemetery, which should allow more variety with respect to plot sizes and shapes. The cemetery will have particular memorials reflective of specific Texas A&M traditions, like Bonfire, which will likely be paid for through donations. The plots will be sold at a yet to be determined premium cost, expected to be significantly more than the cost of the municipal cemetery plots, due to the Field of Honor amenities. PROJECT APPROACH The Consultant Team worked with the Cemetery Advisory Committee to plan an approach to the Master Plan development that not only allowed the Consultant Team to analyze the site, but to also gather public input through a series of workshops and meetings. The following steps were followed during the Master Plarning process so that the options presented herein were representative of not only the Consultant Team's knowledge of basic cemetery design, but of the adaptation of that knowledge to the particular concerns and coals of both the City of College Station and Texas A&M University. A Aggie pride at Kyle Field, Texas AW '13 14 George Bush Presidential Library, College Station, TX. Water tower College Station, TX. 1. Familiarize Consultant Team o- tl-e Background/History 2. Understand goals and objectives 3. Obtain Cemetery Advisory Committee input 4. Develop Options 5. Conduct Public Meeting/Presentation and Design Charette 6. Prioritize Master Plan Goals and Phasing for the Site 7. Finalize Preferred Option 8. Review Preferred Option with the Advisory Committee 9. Document Master Plan and Implementation Strategies 10. Present to Texas A&M University, City of College Station Mayor and Council, and the Public The major challenge in developing the shared cemetery Master Plan was to develop a common vision that both the City and Texas A&M could embrace, without undermining the distinctiveness that the City and University both desired to maintain as burial grounds for the City's residents, the former students, staff, and friends of University. Members of the City Council made it clear in their July 13, 2006 workshop that this was a municipal cemetery first. Yet, it was understood that the Aggie section must be distinctive and clearly identifiable as the Field of Honor. The consultant team, working with the Cemetery Advisory Committee, held a series of public meetings and a design charette to allow for public input, foster discussion, and establish a common vision that would achieve the objectives of both the City and Texas A&M. The Advisory Committee, through a series of meetings. With the knowledge gained during the public meeting and design charette, explored different options that provided distinct, sustainable, and flexible design options that could be incorporated into the Cemetery Master Plan This Conceptual Master Plan was commissioned to develop an overall image, plan, and design strategy for the entire site along with preliminary estimates of probable cost. It is understood that, due to initial budgetary and construction schedule constraints, the implementation or construction of the cemetery will need to occur in phases. Phase I of the Cemetery will be clearly identified in the Master Plan and will consist of approximately 5 acres dedicated to the Aggie Field of Honor and approximately 5 acres dedicated to the Municipal Cemetery. The Consultant Team was directed to proceed with the conceptual design based on the ideal image and plan, as developed through consensus meetings with the Public, and then overlay preliminary cost estimates for the entire Cemetery with particular emphasis on Phase I. The budget for Phase I may need to be modified and/ or supplemented depending on the actual dollars available for construction in relation to the elements recommended for initial construction. COMMENTS AND DIRECTION The following sections of this Master Plan will detail the characteristics of the chosen site and outline the specific process that was followed in order to develop and present herein the actual Master Plan. However, at the beginning of conceptual design, the following overall criteria was provided to the Consultant Team: • The Cemetery should be designed as one cemetery, but have distinctive sections for both the Municipal components and the Aggie Field of Honor. • The Cemetery should be designed to accommodate phasing, with Fhase I focusing on approximately 5 acres for the Aggie Field of Honor and approximately 5 acres for the Municipal Cemetery. • The Cemetery should reflect an approach of distinct, sustainable, and flexible design opportunities. • The design recommendations should not be limited by any published bucgets for the cemetery. Although cost shculd be a consideration for all design elements, it should not limit creativity o- inclusion of necessary elements. • The overall look or image should be that of a park with natural landscape elements and building materials native to Texas, such as field stone and limestone. Entrance to existing College Station municipal cemetery. 15 16 ............... E I 000 History of the Proposed Site and Land Uses Landscape and Topography Soils/Hydrology Existing Buildings View Corridors Utilities Boundaries and Adjacent Future Development Right of Way Restrictions / Easements Access to the Site Surrounding Roadways ;"Airport Impacts Zoning Analysis Environmental Analysis- Site Constraints Site Opportunities HISTORY OF THE PROPOSED SITE AND LAND USES The City of College Station selected the proposed 56.6-acre site for the new municipal cemetery and Aggie Field of Honor in conjunction with Texas A&M University (See graphic -A pg. 22). Texas A&M had previous ownership of five tracts, 4.3 acres, 3.5 acres, 0.8 acres, 6.9 acres, and 11.6 acres (27.1 acres total). The City of College Station owned a 2.4-acre tract and acquired two more tracts in 2006, namely the Kinman Tract (26.1 acres) and the Sharp Tract (0.9 acres). The 6.9-acre Texas A&M tract to the east was previously used as a mobile home park and has concrete slabs, access roadway, and septic drainfield / settling ponds remaining on the site. Based on the Consultant Team research, the 11.6 acre Texas A&M tract to the west was used for farming / pasture land. Likewise, the 26.1-acre Kinman Tract was also used for farming / pasture land and was largely undeveloped, except fora light manufacturing facility located in the eastern portion, since removed except for remaining concrete slabs and a septic tank, that produced concrete foundations for oilfield facilities. The Kinman Tract presently has a producing oil well complete with rod pump, 3-unit tank battery, saltwater disposal pond, and gravel road that extends around the 2.4-acre City of College Station tract and provides the only existing access to the property. The oil well must remain on the property until it is dry and the cemetery master plan must take into account screening of the well in Phase -I while planning for the eventual removal in later phases. The 2.4-acre City of College Stat on tract, located in the eastern portion of the 56.6- acre site, was developed with four buildings as a compound for light manufacturing and storage of oil field chemicals by Inferno Stuffers and later used for manufacturing ornamental stone products by Marble Craft until becoming vacant in September 2003. A complete environmental assessment of the site was not part of this conceptual master plan, but is recommended prior to demolition of these building during the design and implementation phases of the Cemetery. 9 20 The Texas A&M 0.8-acre, 4.3-acre, and U.S. map. 3.5-acre tracts as well as the 0.9-acre J Sharp Tract were undeveloped and appear AA previously unused for any specific arivity. Texas counties map. Specific analysis of previous use was not plan of this Master Planning process although Site plan showing more specific environmental analysis may be cemetery and surrounding site. recommended depending on the areas of development. LANDSCAPE AND TOPOGRAPHY The landscape of the 56.6-acre tract is varied since it is a consolidat on of several individually -owned tracts of differing uses. On one end of the spectrum, the 4.3-acre, 6.9-acre, and the 3.5-acre Texas A&M tracts / are heavily wooded with thick underbrush. On the other hand, the Kinman Tract as well as the 11.6-acre Texas A&M tract are clear cut and feature hay pastureland or grasslands. The othertracts, including the 0.8-acre Texas A&M tract, the Sharp tract, and the 2.4-acre City of College Station (Marble Craft) tract, have moderate trees and limited grasslands, but no other distinguishing landscaping. In summary, it is heavily vegetated and has trees in the southern and northern areas with the middle clear cut and grassy. COLLEGE STATION, TX) 22 I I TEXAS A&M I J BOONE I HENSZ I UNIVERSITY i — — — — — — I I — — — - I I C !' TEXAS A&M, ' U YVAEE$!L, I T � a U W 1 I Q > uj ' g CITY OF COLLEGE STATION I Z-�, 26.1 ACRES ' CITGO f ANADARKO j OIL WELL SITE / 2.4 ACRES OF / 1/ 26.1 ACRES i TEXAS A&M TEXAS A&M.UNIVERSITY 3.5 ACRES . UNIVERSITY CITY OF TxDOT 0.8 ACRES y COLLEGE / Q TEXAS A&M - STATION 2.4 ACRES I I / 3 4 3 ACRES I I qtO'VTgG ROAO I 1 I TO KYLE Op F I FIELD M• 6O I I SHARP - CITY OF COLLEGE STATION 0.8 ACRES V I` f r SITE ANALYSIS The topography of the 57-acre property indicates a relatively gentle sloping from the east / southeast to the west / northwest and is fairly flat in the middle (elevation 337). The topography then dips slightly more steeply (roughly 1.2%) toward drainage features to the west / northwest. The elevation ranges from the higher elevations of approximately 337 at the eastern end in the general vicinity of the FM 60 / FM 2818 intersection down to approximately 327, a variation in elevation of 10 feet. This produces a natural drainage course from east to west, but allows for moderate changes in flow direction through minor grading. No portion of the property has been identified as being in a FEMA floodplain or floodway. SOILS / HYDROLOGY Geotechnical sampling and analysis through the drilling and testing of 15 borings (7 ten foot deep borings and 8 fifteen foot deep borings) on the property has provided characteristics and a good profile description of the soils that will be encountered on site. According to the geotechnical report, the soils are fairly consistent with a layer of clay extending over 15' below the surface. Groundwater was not encountered in any of the 15 boring locations and confirmed with the testing of the samples. Therefore, the water table elevation has not been established. This is very positive, however, in that shallow water is not expected to be encountered during construction or during excavation for graves. Additionally, three piezometers were installed in various locations on the property to monitor water levels, if identified, over time. Existing tracts site plan. EXISTING BUILDINGS AND STRUCTURES Building currently existing on the site. The four buildings on the 2.4-acre tract facing FM 60 may need to be removed early in the cemetery site development so as to achieve a positive and consistent view within the property. Some of the metal buildings could be re -used in the short term for maintenance facilities and storage, since they are somewhat hidden in -he trees and appear to be structurally sufficient. The buildings should be demolished, however, if they become exposed because of the removal of trees for constructio-i of an access road. If the decision is made to demolish the buildings, some structural materials removed may have salvage value. Buildings currently existing on the site. Existing heavy vegetation and trees. � 7 - 2 Existing oil well. 24 Site plan showing view corridor to Kyle Field. Other Existing Items to Remo ✓e or Mitigate Several existing facilities wi I need to be removed to clear the entire property through all phases of development, including at least three water wells, an oil well, t'nree buildings, mobile home pads, slabs, tattle guards, septic tanks, an underground storage tank, fences, a cathodic protection line, and overhead electric lines and po es. The Anadarko oil well facilities_ will remain in place on the Kinman track unt I the well runs dry, which is not expected until long after the first phase of improvements is constructec. It is a producing well and it would be cost prohibitive to negotiate abandonment. The well site would need to be Fenced and/or screened from the remainder of the cemetery property. The access roadway to the oilfield facilities would also need to be relocated away from the main portion of the cemetery. Discussions have taken place with Anadarko to relocate the roadway to the western side of the tract, but no agreement has been reached. A. key design element is to provide a visual and psychological link between the cemetery and Texas A&M. This is achieved through the preservation of a view corridor from southeastern portion of the site, where Kyle Feld s,rikes an imposing silhouette above the low-lying buildings and landforms of the campus. To preserve this visual connection, the Master Plan creates a "view corridor" by using buildings, columns, and other strutures to frame the visual axis of Kyle Field. By aligning a main site axis along the lines of the view, the visitor has a simple, immediately recognizable icon to serve as a point of reference, easing any confusion when visiting separate areas of the site. It also draws the eye away from the adjacent cell tower, thereby reducing its negative visual impact. The psychological link from the Field of Honor to distant Kyle Field, each reinfo-cing the other, creates a very strong dynamic. This powerful opportunity was therefore quickly identified as a possible key element to incorporate into the design. UTILITIES Utilities for the site, including water, sanitary sewer, electricity, and telephone are available and should have adequate existing capacity to handle the additional loads required by the cemetery facilities. There are three water wells on the 56.6-acre property, one of which is located on the 2.4- acre tract facing FM 60 and serves the four Marble Craft buildings. Since the well water will be inadequate for the cemetery site, an 8-inch College Station Utilities water line located at the front of the Valley Park Center at FM 2818 to the east will be extended causing no adverse impact to the site itself. The existing on -site facilities for wastewater treatment and disposal are also inadequate to accommodate the additional cemetery related activities. Therefore, sanitary sewer connections will be made to the sanitary sewer system and lift station located at the front of the Valley Park Center to the east. This Valley Park Center system belongs to Texas A&M University and agreements with the University will have to be negotiated to al ow the additional flows. There is more than adequate existing capacity in the system and negotiation of an agreement //-25 26 r Ky,'e Field as seen from the s`te. This view corridor wily become the `Spirit Gate'. Kyie Field front facade. with the University is not expected to be an issue. Electrical power is also available on site, although the locations of the overhead lines and poles do not concur with the vision for the development of the property. Therefore, the lines will need to be relocated. Currently overhead power lines travel through the 6.9- ac-e tract formerly serving the mobile home park, along the 3.5-acre tract serving the oil�ield site, and also along the! tracts fronting on FM 60. Discussions with College Station Utilities indicate that the power lines will be relocated to the northwest and southwest perimeter of the property. Telephone service is also available to the site. Underground telephone cable is located along the property lines facing FM 60 and FM 2818. Fiber optic cable will need to be extended to serve the information center computer kiosk and office. This will also need to be extended from FM 2818 across the Valley Park Center. BOUNDARIES AND ADJACENT FUTURE DEVELOPMENT The land around the perimeter of the 57-acre property is largely undeveloped at this time, but plans are underway for the development of the Valley Park Center, a 11.6-acre mixed use development to the east of the property. Easterwood Airport is located to the southeast of the proposed cemetery along with the frontage road of FM 60. The existing corridor for FM 60 consists of four travel lanes with shoulders divided by a mecian barrier and frontage roads on both sides of the main travel lanes. It is not expected that additional right of way will be needed by TxDOT to widen FM 60, as right of way for the ultimate development of FM 60 was previously acquired during the development of FM 47. Also along the south side of the cemetery property is a 1.1-acre tract with buildings currently used for the home office of a construction company, but was previously used as a convenience store. This property has the potential for future re -development. To the northeast and southwest are undeveloped agricultural tracts with potential for future development of unknown uses. On the northwest side is a communications tower located near the property line. These properties will probably not need extensive shading from the cemetery in the short term, but as they develop, the cemetery may require more dense plantings and more elaborate fencing for screening. RIGHT OF WAY RESTRICTIONS / EASEMENTS Multiple easements exist on the consolidated property. CITGO Pipeline has a blanket SITE ANALYSIS easement covering the entire Kinman property at this time. The City is negotiating with CITGO to further define it to a 50' corridor centered on the 10" petroleum products line. The pipeline would need to be exposed and the depth / location surveyed and the soil cover over the pipeline would need to be verified to ensure a minimum desired 48 inch depth of coverage. There will also be a 10 foot wide easement along the eastern side of the Kinman Tract for the relocation of the cathodic protection line. Additionally, Anadarko Petroleum Corporation has easement rights to access their production facilities as well as to drill and produce from the Kinman Tract under a previous agreement prior to acquisition by the City. Based on Texas Railroad Commission rules for developing oil fields, there is not enough acreage to place a second well on the property, so the oilfield development will be limited to the one existing well. ACCESS TO THE SITE The existing access to the site is located at the east southeast edge of the property from a dead end frontage road along FM 60 and a portion of FM 2818. This gravel road access to the main cemetery property is shared with the access to the Anadarko oil well. Vehicles looking to access the cemetery property must first exit at the Turkey Creek ramp then maneuver a hairpin turn 180 degrees and travel 1/4 mile to the entranceway. We recommend that the gravel road or its corridor not be reused for access to the cemetery after construction of Phase I is complete. We evaluated additional improved access from the east off of FM 2818 through the proposed Valley Park Center, from the north off of F&B Road along the access to the communications tower, and from the west by FM 2513 through the Gilmore Property. Access from the north and the west would prove to be too costly for this project due to the need to acquire right of way and construct extensive roadways to the new property line. Access through the Valley Park Center was denied by the private developer of the tract, since the property was already platted and construction of the roadway system was underway as the master planning portion of this project commenced. Furthermore, the roadways through the Valley Park Center are to be private and could pose a potential liability problem for the developer as well as a visibility / roadway congestion issue with funeral processions passing through their private development. We also recognized a potential problem with lengths of processions blocking the lanes of FM 2818. These are observations made by Consultant Team based on prior experience with Cemetery design and the potential traffic issues resulting during funeral processions. A traffic study was not part of the Master Plan process and the Consultant Team was requested to use their best judgment when designing to minimize potential traffic issues. The Consultant Team developed a new access that parallels the existing roadway, but to the west so as to provide a more balanced roadway that also ensures the overall vision, special balance, and theme of the new cemetery and its amenities. We also propose relocating the access to the oilfield facilities so as to isolate those facilities from the cemetery and Aggie Feld of Honor amenities. This relocated road would also provide access to a maintenance building for the cemetery. SURROUNDING ROADWAYS/ AIRPORT IMPACTS The new cemetery site is bounded essentially on the northeast and southeast sides by FM 2818 and FM 60, respectively. These 27 Existing site access. 28 roadways are maintained by the Texas Department of Transportaticn (—xDC ) out of the Bryan Area Office. Access to these roadways and the roadway tie- n designs must by approved by TxDOT prior to construction. An aviation easement exists on the property at the eastern side of the Kinman Tract. This easement establishes maximum heights of structures within the easement boundaries. The height restrictions vary with distance from the airport runway. The average maximum elevation in the area of the cemetery property (see the locat on of the easement as shown on property layout in figure (A; pg.22) is approximately 345'. The easement restricts structures above an inclined plane, tilted at 50:1. The upper limit of the easement (farthest from the runway) has a height of 370' mean sea level. A ce-ling restriction plane is inclined toward the airport at 50:1, reducing the maximum height approaching the runway. Therefore, the northwest corner of the easement area nas a height restriction for structures of about 32 feet, declining to approximately 18 feet near the cattle guard at the existing entrance to the property, with the average height approximately 25 feet. Initial design research found no restriction related to ponds and plantings due to the potential attraction of birds. However, it is expected that-urther research will be required during once the size, type, and location of the pond and planting are finalized. Noise from vehicles and aircraft negatively impacts the p-istine nature desired at the cemetery site. Vehicular noise is greater from FM 6D than from FM 2818, since FM 60 is at the same and slightly elevated level as the cemetery site and FM 2818 is grade separated below FM 60 at their intersection, so its noise is minimized. The noise from Easterwooc Airport is not as severe an impact due to the nature of the facility. It is a regional airport that caters to 24 commercial ai-line flight operations daily and various private jets and airplanes that occur randomly during the day, yet are not continuous as at larger facilities. The Consultant Team has mitigated the effects of the airport noise by locating the information center and the committal shelter as far away from the glide path as possible without compromising the vision and theme of the cemetery site. This centralized placement of key facilities also partially mitigates road noise. We also recommend construction of a moderate earthen berm on the cemetery site paralleling the FM 60 and FM 2818 frontage roads to mitigate the impacts of the road noise and minimize the view of the roadway and vehicles from the cemetery facilities. Building and structure based design standards, such as double paned windows, to lessen the noise will also be applied where applicable. ZONING ANALYSIS The majority of the property is either zoned A-O or unzoned outside the City limits. The 2.4-acre City of College Station tract (with the four buildings) is zoned M-1 along with the tract at the southwest corner of the property, according to the City of College Station Panning and Zoning map. This means that there no restrictions on the development URIMINIMN of the unzoned sections, and A-O sections (Agricultural -Open) are unsubdivided and allow agricultural, open spaces, and park uses along with governmental facilities with specific use standards. The M-1 sections are established as light industrial, permitting government facilities, parks, offices, and storage buildings without specific use standards. The M-1 designation allows a minimum 7.5 foot setback for the maintenance building proposed for the 0.8- acre tract. ENVIRONMENTAL ANALYSIS - SITE CONSTRAINTS Phase I environmental site assessments were completed by CSC Engineering and Environmental and Esmond Engineering for the various individual parcels prior to the development of this master plan. They identified potential asbestos in one building and potential hazardous spilled materials near another building. Other than those items, there were no other environmental hazards identified, although the results were based on "walk-through" assessments and public record reviews. There may also be regulatory hurdles to cross with the removal of the underground petroleum storage tank from the Kinman Tract as well as removal of other unrecorded underground facilities identified during future demolition. Other environmental issues will also come to the forefront, including the Phase II NPDES Storm water management requirements, temporary construction storm water controls, and permanent storm water controls. The septic tanks for prior developments on the east side will need to be removed and the pond at the northeast corner will need to be tested for contaminants. The development will comply with the Health and Safety Code for cemeteries and associated facilities. The Texas Railroad Commission regulates oil production in Texas as well as the closure of the wells in the future. Although the producing oil well will not likely be removed within the next few years, removal of the rod pump, tank battery, and overflow pond, as well as any site clean up of spilled petroleum products will need to be addressed at that time. However, we will be recommending methods to isolate and shield the facilities from the cemetery. The buildings, access, and walkways will need to be constructed to meet Americans with Disabilities Act and Texas Department of Licensing and Regulation Architectural Barriers Rules for safety and accessibility. SITE OPPORTUNITIES The site, while having certain constraints, will make an excellent place for a cemetery. All of the constraints listed can be mitigated within the proposed master plan layout. The site is well situated in relationship to the City and to the Texas A&M campus. It has a wonderful pastoral beauty. The Aggie Field of Honor will give special status -Lo the Cemetery as a whole, but the Field of Honor, with its associated Spirit Gate Memorial framing the view of Kyle Field, will attract Aggies from across the world. Existing site foliage. 30 ID ® Significant Features \g Cemetery Program Elements Best Practices SIGNIFICANT FEATURES The new College Station Cemetery and the Aggie Field of Honor will be comprised of thousands of individual burial markers. These are certain to be on of the most prominent physical feature of the cemetery. One goal in developing design concepts is to incorporate other elements to support and reinforce the overall character, feeling, and setting of the cemetery. These elements all work together to create a significant place and to provide respect to those individuals buried there. The features that will contribute to the Cemetery's ability to project a dignified and respectful image include: • Overall plan including topography and plot and roadway alignment • Circulation systems, including roads, paths, curbs, and other structural elements • Physical objects including buildings, markers, fences, gateways, columns, etc. • Landscape elements including ground cover, trees, and shrubs • Other infrastructure such as drainage and irrigation systems, lighting, etc. The conceptual master plan takes all these features into consideration with particular emphasis on the following program elements: CEMETERY PROGRAM ELEMENTS Topography and roadway alignment - When a cemetery site is gently sloping, as the new College Station Cemetery and the Aggie Field of Honor is, it is seen as an even, relatively flat parcel. No portion of the site that can be deemed more prominent than any other because of its elevation. This allows for flexibility in designing the overall site layout and roadway alignment. Areas determined to be of importance can be raised in elevation with the use of fill to enhancing their prominence. Conversely, the gentle slope would allow for the cemetery to have all areas of equal prominence, symbolic of the fact that in death all people are equal. Utilities and storm water concepts - The design must allow for the underdrain of all 3 34 Vehicle circulation. Location unknown. Pedestrian circulation Location unknown. sections of burial plots to :stabilize wal s of graves. There are also psychological issues related to family thinking a bout their loved ones sitting in water. This is an issue 'n Texas with the clay soils. The water frcm the underdrains can be colected in a pord or in tanks for reuse as irrigation water. There is no special H2O treatment necessary for this wa_er. Extensive research on _his subject indicates minimal LEchates come Out of cemetery storm water (well within water quality standards) Vehicle Circulation - Vehicle circulation must be clear and logical. Upon entering the cemetery the primary structures should be apparent. Traffic signage should be kept to a minimum so that it does not distract from the character of the cemetery. The roadways themselves should be designed for heavy use --o accommodate the occasional heavy equipment that may be needed and consideration should be given to e:iminate the use of curbs in certain locations to more easily allow roadside parking. The vehicle circulation system should be incorporatec into the site to allow for access, but not be so intrusive as to intrude upon the solemn nature of the cemetery. Pedestrian Circulation - Pedestrian circulation will be either formal, which generally occurs either during a burial or memorial ceremony and involves larger groups, or informal, which occurs when a single person, or small group visits the grave of a friend or loved one. By its nature formal pedestrian circulation will tend to be in straight lines and should be reinforced by the use of paving, gates and other built elements. Informal circulat on is meandering. During an informal visit one may wish to wander about, not simply go directly to and from the grave site being visited. Service Circulation - Service functions, such as preparation of grave sites, delivery of markers and regular maintenance must also be considered. Generally vehicle roadways will be used to move service vehicles to the extent possible to avoid wear on the landscape and limit paved surfaces, but some service -only roadways are usually necessary. Turf pavers can be used to bring service vehicles onto secondary roadways in order to maintain a green, landscaped appearance. Parking - As with pedestrian circulation there are generally two types of parking provided at cemeteries. The first is associated with formal occasions and can be addressed by centralized parking areas. Centralized parking areas are, however, unsightly and detract from the character of the cemetery. The second is informal parking that can occur at any point along a roadway. Stabilized soil or turf pavers can be used here. A combination of the two types of parking, however, makes the most sense as it limits the size of parking areas which are infrequently used and maximize areas to be used for buried plots. Hearse and Family Car drop-off and parking - Located near the committal shelter, the Hearse and Family car drop- off and parking is a convenience reserved for immediate family. It should be large enough to accommodate two, or perhaps three, large vehicles. Plot Standards - Plot sizes vary based upon who is doing the actual digging. Plot Size: 3 feet x 9 feet - if done by in house digging crew Plot Size: 4 feet x 10 feet - if digging is out sourced (not as neat with space so more room for error is typical) Typical depth of soil cover: 18" over top of burial chamber. Grave Depth: 5' deep - on flat land; 6' deep - on land that is undulating Slope: 2% is recommended for drainage purposes and the maximum is 10%. Double depth: One casket on top of the other is becoming more popular with husband and wife interment. Issues for this burial type are depth of rock and ground water. Community ordinances come into play as some communities don't allow double burial. Plot Fee Structure - Some cemeteries end up underwriting the costs of the burials because they do not charge enough to cover the costs of the cemetery expansion and maintenance during the first phase vs. later phases. Given the idea of two different graves prices in College Station (one for the Municipal Cemetery and one for the Aggie Field of Honor) and the current plan to phase construction over a number of years, a marketing cost analysis is recommended. There is a need to assess the market demand and affordability of the segments of the community most likely to buy burial plots - local residents and former Texas A&M students. The market demand should promote an affordable approach to pricing. The cost structure should also take into consideration anticipated maintenance and repair costs of the facilities, infrastructure and overall grounds to assure that the community does not end up subsidizing the facility. Monuments / Stones - The use of flat markers vs. upright makers is a preference gradually becoming more popular with cemetery design. Several years ago many cemeteries turned to having only flat markers for maintenance and aesthetic reasons. What was found long term was that the flat stones sink into the lawn as the thatch builds up over time. At that point the markers must be removed and raised - at considerable cost. The upright stones do not have that problem. They do require more annual costs for weed whacking around the stones, out the life cycle costs associated with raising flat stones exceeds the annual cost of maintenance for upright markers. Some cemeteries are very strict on the size of the markers, while others allow a mix of tall/short for visual interest. Military cemeteries such as Arlington have specific marker design, size and color. All must look alike. Standardization precludes the ability to individualize burial plots. Individualization within a standardized approach may be achieved by allowing the A&M logo on the top of the stone with names underneath on the markers in the Aggie Field of Honor A Monuments / stones Location unknown. 35 Lei: Monuments / stones. Location unknown. Columbariums. Killeen Cemetery. Columbarium detail. Killeen Cemetery. and/or Texas -quarried stone so they all look regimented. Some religions have specific issues regarding what direction the plots face while others do not. Orientation of grids can vary and they can be mixed. Even radial layouts are used at times. Individual graves - Two to four plots are typical for family use. The isles should be 10' wide for circulation and no irrigation lines in plots. The backhoes need room to be able to maneuver and swing in a radius pattern between plots. One way to save time and cost during interment is to pre -place the concrete crypt structures at the beginning of construction of the cemetery so that digging is easily accommodated and bt rial can occur any time, in any weather. When using this approach whole sections are prepared at one time. This also provides fill materials that can be used in creating earth forms. Excavated material will typically range to 2/3 the volume of the grave. This material will need to be hauled off site or to an on -site stockpile located on a future phase, shielded from di-ect view, for later use. Columbarium -The Veterans Administration: uses 15 inch squares that accommodate the bigger urns. Private cemeteries typically use 11 inch square which is generally thought to be a bit small. Public cemetery standard is 12 inches. The current trend for in -ground cremation in relation to open lots, per the Cremation Association of America: 3 urns per 1 open lot. Columbarium niches vary depending on location and a lot on religious makeup of surrounding communities. The maximum height of the walls depends on the heights of lettering and the ability to read them at eye level. Should small gardens inside of the Columbarium walls be inco-porated into a design to create a protected area from the sun, wind, and rain, the design should also include security features such as lighting, camera, etc.. Scatter Garden - Scatter Gardens are located in some cemeteries to allow dispersal of ashes on -site during or after a ceremony. However, scatter gardens are problematic due to the ashes not breaking down and remaining on the surface. This can be somewhat disturbing to the relatives and other visitors to the garden area. Some cemeteries use ocilaries with a tube that goes down to a tank, this gives the ashes place to go. Burial layout and walking distances - Standard practice guides that any part of a burial section should be no further in walking sy . f' �h �Y 1 r� 3 ^7> distance than 150 feet. If there are roads on two sides, then the distance can be 300 feet with aisles intermittently located for service vehicles and water and drainage lines. The roads should be 24 feet wide with adequate distance between the usual travel way parked cars. Furthermore, all plots should have a 10 foot offset or clear space from back of curb to plot for irrigation/utilities/parking. BURIAL RITES Graveside Burial - This is the most common type of burial. The use of small shelters for roadside interment services with the family leaving then returning later once the casket has been buried is typical in most Veterans Administration cemeteries. This method has certain advantages when you are burying larger numbers of people per day. Some cemeteries require a reservation by day and time for the burial due to volume. This burial type tends to preclude certain religious rituals from being performed. Committal Shelter - A committal shelter is a non-sectarian space available for memorial services at the cemetery for those who do not want the memorial service in a house of worship. It is often an open-air structure with a roof and overhead fans for added air circulation. Side walls that can be opened and shut, depending upon the weather, can be a desirable amenity. Some cemeteries have a central committal structure. This is becoming more popular and newer cemeteries typically have several on -site committal shelters. Portable committal shelters are occasionally used, but a permanent structure provides a more dignified setting. STRUCTURES / SITE ELEMENTS Grave Locator - Modern cemeteries often include a grave locator kiosk that provides a computerized grave site locator. Grave locators are sometimes combined with information buildings. Information Building - A centralized facility to assist visitors can combine numerous functions including a grave locator, restrooms, offices, and meeting rooms, even committal spaces and generally serves as an administration building. The functions included are usually dependant upon the size and needs of the cemetery. In inclement weather, an administration building can provide a welcome shelter for visitors. Maintenance Building - Maintenance buildings as well as stockpiled materials should be screened from the rest of the cemetery, but should have good vehicular access from the cemetery to the maintenance facility. It should be sized for deliveries by freight companies, trash remc,val, delivery of headstones, etc. Attention must be paid to ensure that the width of -oads, vehicle turning radii and vehicle turn around areas are adequate to the vehic es expected. Adequate areas should be allocated for storage of various landscaping materials and crypts. Water features - Ponds, fountains, and reflecting pools are desirable features that are incorporated into the designs of many cemeteries. Fountains and reflecting pools are often formal in their design and they enhance the landscaping by introducing an Committal shelter. Killeen Cemetery. j °37 'Q 38 Water features. Oklahoma City memorial. Gateway columns. Location unknown. element of movement, background noise, and reflection of surroundirg trees and sky. They can, however, be relatively high maintenance. Ponds are less; formal and. in addition to providing an aesthetically - pleasing element to the design of the cemetery, can serve the functional role of storm water retention and irrigation source water as well. Gateways - Highly symbolic, gateways car define circulation paths and frame v-ews. Gateways can be either formal or informa; and their function can be enhanced by the use of planting material and grading. Commemorative Monuments - As the cemetery develops over time the desire for commemorative monuments will no doubt arise. Specifics for these future monuments must be left to those that eruct them, but general locations can be identified now. Lighting - Artificial lighting should be kept to a minimum. Illumination of flags and other important features is recommended. Additional lighting should be used only as desired for convenience and safety. When fixtures are selectec, durability, maintenance, and life cycle costs will need to be considered. Security - The need for security should be considered early in the design process. Current and potential future levels of crime and vandalism should dictate the extent and sophistication of security measures that may need to be incorporated into the cemetery design. Good lines of sight should be maintained to allow for easier police/security surveillance. Plant Materials - Potentially the most maintenance -intensive element in the design of a cemetery is the plant material. If higher maintenance materials, such as annual or perennial flowerbeds and non- native trees, shrubs and groundcovers, are desired, their use should be limited to those locations where they will have the greatest impact. The majority of the cemetery should make use of native plant materials. This will reduce water consumption and maintenance costs. Other Amenities - Other typical amenities at a cemetery include: Seating: Benches, seating walls, loose fu rn itu re Trash Receptacles: Unobtrusive designs are desi-able Signage: Simple and durable, but should be kept to a minimum The design of amenities should be sympathetic to the design of other built structures included in the cemetery. Colors and materials should be selected with care. Maintenance Requirements and Concerns - All materials and systems should be selected, not only for their appearance and functionality, but for their life cycle costs. A low initial cost can often results in higher maintenance and more frequent replacement. For example, lower cost roofing materials will tend to fail much sooner and require replacement much earlier than higher -quality roofing materials. BEST PRACTICES The City of College Station and Texas A&M have already implemented a key component of a best practice approach to design by involving the public and former students in the development of the Master Plan. Early consideration of ideas from the communities this cemetery will serve significantly increases the ability of the committee to develop a facility that meets the needs of their public. As the committee moves the process from conceptual to design to construction, other best practice considerations should be incorporated. These additional practices include: Design: Use simple designs; they are often the most satisfying and timeless Materials: High quality materials; they look the best and last the longest Construction: Use good detailing; well built structures last longer Communication: Develop a communication plan; keep stakeholders informed throughout the project Maintenance: Develop a maintenance plan; select materials and equipment accordingly Administration: Develop an operations plan; set clear guidelines for who can use the cemetery and how they make arrangements �. Reflection pool axis. , Location unknown. 39 40 O 0000 00090 Program Planning Concepts Review Process and Summary Development PROGRAM The Master Plan, design concepts and architectural features defined in this report were developed through comments received during public outreach, collaboration achieved through charettes, and observations made in the design team's field visits. Based on this knowledge various approaches were developed and presented to the Cemetery Advisory Committee. The Committee and the design team explored the benefits and drawbacks to each approach, which ultimately resulted in a preferred Master Plan option and the conceptual development of the building elements; the information center and the central committal shelter. The process, as defined below, was very important to assuring that key stakeholders moved forward with a common vision and a well defined and agreed upon set of goals and objectives. • September 27,2006: Killeen Cemetery Tour The Cemetery Advisory Committee and Design Team toured the Killeen Veterans Memorial Cemetery to become familiar with a larger, but similar, facility with respect to associated amenities, structures, maintenance, and operation. The field XASST� E 'vim iJS CMcif2 tour provided valuable information regarding layout and design concepts that the Committee considered favorably or unfavorably and allowed the design team to begin to formulate approaches that would be incorporated in`o future concepts. • November 1-2, 2006: Kick-off Visioning Session/Goal Review The Cemetery Advisory Committee, City / AL, 2ELt�:jr ti;.5 , �aptalole �k1j 47 11 �S ciUt try:Two FA Killeen Cemetery tour group. White board notes taken at Kick-off Visioning Session / Goal Review. 43 Site Concepts Presentation Poster. 44 of College Station staff, and other key stakeholders identified by the City met to review and select images that reflect the vision for both the Aggie =ield of Honor and the Municipal Cemetery, prioritize key architectural elements,and develop a preliminary program for key spaces and monuments within the Cemetery. This kick-off visioning session was a critical component of promoting consensus and a unified approach to the overall project. The Visioning Session elso provided a foundation for building a team that was dedicated to moving forward in a comprehensive and cooperative manner. /CITI' OF COI.LCGE STATION MUNICIPAI CEht ETERY � ACG1E FIrLD OF HONOR MASTER PLAN I SITE CONCEPTS a r>>, C. • November 27, 2006: Public Meeting The Design Team presented a series of images along with 3 site planning options and 3 building or architectural concept options based on input provided at November 1-2 Visioning Session. Public outreach was very important to increasing the level of acceptance by the community. It allowed the community to have direct input into an important new facility in College Station, allowed residents of College Station some of who are also former students of Texas A&M to participate and voice their ideas, and provide the feedback needed to the Advisory Committee and the design team to assure that local issues would be addressed in the conceptual stage. Most importantly, it allowed for public notification early in the overall process. Input and comments from the Public were recorded. • November 28, 2008: Public Design Charette The Design Team presented a series of images along with the 3 site planning options and 3 building/architectural concept options presented to the Public on November 27. The comments brought forth by the Public were addressed and a series of workshops on Pedestrian and Vehicular Circulation/ Infrastructure, Detailed Cemetery Planning/ Maintenance, and Image/buildings/Monuments were held to develop consensus toward further development of one of the site options and one of the building options. • December 12, 2008: Cemetery Advisory Committee Meeting The Design Team presented refined versions of the site option (resulting in option D) and building options (resulting in options 4a and 4b) chosen for further development at the November 28 Public Design Charette. Primary input focused on the distinction between the Aggie Field of Honor and the Municipal Cemetery and resulted in the additional refinement of the chosen site plan (thereby creating option E) along with an axonometric drawing and three-dimensional fly -by emphasizing the distinction. The Cemetery Advisory Committee thus approved Site Plan Option E and Building Options 4a and 4b. Consensus was not reached with respect to the building options - although the rectangular shaped building options seemed to have greater support. It was decided that the particular building shape could be decided upon during the early stages of Design, once the overall Master Plan was approved by the City Council for implementation. The program forthe Cemetery was developed primarily through the ideas generated and needs expressed during the Killeen Cemetery Tour and the November 1 Visioning Session with reference to the general cemetery design guidelines and best practices outlined in Section 3 of this report. The Visioning Session was in a workshop format, held at the City of College Station Recreational Center. A PowerPoint /CITY Or COLLEGE S'C�\T MN M11\ CIPAL CEMETARY AGG[E I:lELI1 OF HONOR MASTER PLAN I r1:ILDING CONCEPTS A C,' presentation prepared by the Design Team was shown. The presentation was a collection of various images and elements provoking thoughts about what a new cemetery might contain. The images included examples of styles of architecture, landscape, pillars, lighting, signage, types of layout, etc. The purpose was to obtain reactions from the audience and thereby give direction to the consultant team on what elements the Committee embraced as desirable in the cemetery or discarded as not being in context with their ideas of what the cemetery should be. The comments varied in nature and included: • Separating College Station Cemetery from the Aggie Field of Honor - Level of separation of the two sections; separate but at the same time feel like part of a larger whole and not as two individual cemeteries. • Preserving certain areas of existing trees on the site • Supporting water conservation and maintenance • Keeping the view to Kyle Field visible from inside the cemetery. • Designing architectural elements similar to the Killeen Cemetery, using stone elements as opposed to wood. • Screening of the oil production facilities and the cell tower • Developing rules and regulations for the cemetery once it was open. • Analyzing project cost - money set aside by the City Council - would it be enough to build a first phase of the project? • Defining proposed cemetery staff and maintenance procedures - handled either in-house oroutsourced? • Designing fence and gateway elements for separation as well as entrance/exit elements. • Defining headstone types and regulations. The Aggie Field of Honor should have standard headstones that were identical in nature. The College Station section should have the ability to be more variaole as to materials but were to be of a certain size. • Determining the type of headstones; raised vs. flat in the lawn. • Mitigating the noise from the highway. In addition, the Cemetery Advisory Ccmmittee was unanimous in its determination of the following program elements: • Central information center for both the Aggie Field of Honor and the Municipal Cemetery. Should include appropriate restrooms, gathering space, small administrative office, and a small conference room. • Central committal shelter, adjacent to the Information Center. Should be as open as possible, but be able to be screened or closed in when the elements are not favorable. • Columbarium's in each section of the Cemetery. • Maintenance building long term (not necessary in phase 1) Building Concepts Presentation Poster. ]� 45 Typical two-way road section. Administration building long term (not necessary in phase 1) No Mausoleums. Gateway to the overall Cemetery created by columns without any overhead elements. Gateways to individual Cemetery sectiors to be created by Gateways without any overhead elements. • Additional elements such as benches and light poles to be created via a "kit of parts" concept and be reflective of the same architecture as the Central Information Center and the Central Committal Shelter. The meeting ended with the conclusion that the Consultant Team would take the comments and develop 3 conceptual options with the intent of incorporating the comments made and direction given. PLANNING CONCEPTS Based on the general design direction provided and the specific programmatic items agreed upon during the Visioning Session, 3 conceptual site development options and 3 building options concentrating on the Information Center and Central Committal Shelter were developed. Each scheme was developed to have the following: • Information Center with a wayfinding system so people could locate where people were buried • Central Committal Shelter • Secondary Committal Shelters in each section of the Cemetery • Columbarium in each of the two cemeteries • Maintenance Building • Separate burial sections for the Aggie Field of Honor and the Municipal Cemetery • Gateway reflective of a grade statement and identification at cemetery entrance • Tree plantings to screen the surrounding properties • Screening of the oil production facilities • Separate entry for maintenance and oil trucks • No burial plot further than 150 feet from any roadway 24 foot wide roads for easy of parking along roads without interfering in circulation ADA complaint access to all areas and all buildings Flagpoles to help identify Cemetery sections Special Memorial or statement that makes the Aggie Field of Honor special • Retain views from inside cemetery to Kyle Field • Retention pond for water runoff that act as water feature • Buffer from noise at frontage road by leaving existing tree and vegetation intact • Design so can be built in phases • Limited parking • Minimal roadway system LAYDOWN--% LAYDOWN CURB CURB \ REINFORCED I TRAVEL LANE TRAVEL LANE REINFORCED SOIL FOR SOIL FOR OFF STREET OFF STREET PARKING I PARKING �(II A Site Development Concepts The Spirit Gate is 3 sets of double columns distance. The concept is that the Spirit of located along the axis; that standing on Aggieland travels in a ceremonial way from Site Plan - Option Option A - is a symmetrical layout based one at the far end one can visually connect the campus to the Aggie Field of Honor - Phase 1 on two intersecting visual corridors that thru the line of columns to the other end in through this final gateway. The columns are resemble a "Butterfly." The cemetery is the far distance. This alignment runs along lit at night from the inside and emulate light Site Plan - Option entered from the frontage road through a the centers of three raised hills that align representing the "Spirit of Aggieland" that main entrance gate flanked on both sides with Kyle Field in the distance on the A&M resides within each of us. The cemetery is by trees. The visitor's attention is visually campus. This gateway from the cemetery divided so that the A&M Section is along one guided towards the center of the cemetery by to the A&M campus in the distance signifies axis and the College Station section along a set of three flagpoles. The center plaza acts the connection of those Aggies buried in the other axis. as a control or cross roads of the two axes. the cemetery with their alma mater in the The view along this same axis continues outw'� into the cemetery beyond and one can see / CS a pond and water feature in the distance. 1 CS Columbarium wall with This acts as the focal point at the end of that 11 CS pillar end columns. axis and as an icon of the College Station section. The second corridor aligns along the #Q I Committal Shelter. axis of a memorial named the "Spirit Gate" El CS Information Center with / Reflection Pool. \ � I� / 4 '6• AM Retention pond 1 CS Reflection pool on grass CS mound. CS M ' "Spirit Gate" tall columns I�r j ` CS ` \� J _ AM framing view to Kyle I Field and A&M campus. AM / Z -- Cemetery Entrance 47 GF3 Site Plan - Option B - Phase 1. Site Plan - Option B Option B - is more comple., in nature as far as layout is concerned. The entry to the cemetery is located mid property along the frontage road and it is a shorter entrance experience to the center pla2:a than Option 1. The auto circulation is comprised of a series of loop roads that keep loopirg out into the burial sections and coming back to the center plaza. The center of the plaza is surrounded by a series of columns that Am t t/ CS. AM frame the center space and through which visitors pass through to enter the main burial sections of the cemetery. The center plaza layou and the facilities located there are similar to Scheme A. The Aggie Memorial is simpler in nature and starts at the center of the plaza and looks only outwards to the Spirit Gate. It doesn't continue to the back of the cemetery like Scheme A. The locations of the A&M section vs. the College Station sections are separated, but only by location, not visually. All three schemes have a separate entry road for the maintenance access as well as access to the oil production facilities that must remain. The Spirit Gate and columns are lit as well as Option A. CS CS rj CS � \ l AM CS I q P li CS -1 I F - I Option C - is a visually open layout that to find the center. As you come around into the information center is located at the e features large continues burial sections the open cemetery your vision is aligned on entrance road, much like a gate house. The Site Plan - Option C linked by a looping systems of roads in a a water feature in the far distance. A simple committal shelter is in the central element of - Phase 1 typical cemetery grid fashion. The cemetery grouping of flagpoles welcomes the visitor as the center plaza and it aligns with the view A is entered from the frontage road along a they come closer to the center plaza. Two to Kyle Field. Site Plan - Option C curing road that visually hides the center intersecting visual corridors are also integral plaza and thus there is a sense of exploring to this layout. Unlike the other two schemes - /CS ,' AM'' / J CSAM CS / CS r / / \ / AM S CS /\ �r t — / CS M i Columbarium wall with pillar end columns. jCommittal Shelter. I Information Center. I Retention pond J / Reflection pool "Spirit Gate" tall columns framing view to Kyle Field and A&M campus. 49 50 Building Development Concepts Bird's eye view. Option 1 - features elegant curving forms that create interior and exterior spaces that Material swatch. are once both inward and outward looking. The main structure combines the information Worm's eye vieww center and committal shelter functions in a single structure that evokes the image of a football in its form. The multilevel roof line allows natural light to enter all interior spaces. Other site elements repeat the curving forms in plan and elevation and provide numerous opportuni _ies for quie=, contemplative spaces. 1�#�p" `F � � .ate--,�—�� .•�_ �� p� FB ------- F4 AA P FD Typical gate elevation. Building plan. 51 Memorial wall design. 52 © Option 2 - is simple and straightforward. Bird's eye view. Its massive, tapered stone columns embrace the structures anc' give them a sense permanence. The clean roofline and Material swatch. generous overhangs are protective and Asheltering. The informaticn center and View towards Spirit Gate. the committal shelter frame and reinforce the visual corridor while the columns that form the spirit gate draw the eye towards the campus. Other site elements use the tapered stone columns to bring a uniform visual mood to the cemetery. MA j Nr ,, i7i�fr�iT0[�l'��� I i I I i I I I i I I i I I I I I I I I t I 1 - I i i I• I I 1 Ii. ,`• I 1 1 � � I 0 Spirit Gate Building plans. -- (Information building left, 53 Committal Shelter right) Columbarium design. 54 AOption 3 - features sweeping curved Interior view looking walls that create interior spaces that are towards committal dramatically outward looking. The open air shelter from information information center, which is entered through center. a narrow passage, springs open to create a controlled view of its companion structure, Material swatch. the committal shelter. The committal shelter, which is also an open air structure, has a sl't Bird's eye view. opening facing the information center and a focused view opening that looks towards the far end of the cemetery. Both structures use the play of light and shadow to enhance the experience of those that enter. Other site elements use similar forms. cI A View towards Spirit Gate. Buildings roof plan. I (Information building left, --_-- ff— _ — Committal shelter right) Exterior view. 1A Sample slide from powerpoint presentation. 56 REVIEW PROCESS AND DEVELOPMENT The Design Team presented the 3 conceptual options for the cemetery layout along with 3 concepts of what the buildings that would accommodate the Information Center and the central Committal Shelter might look like to the Public on November 27, 2006. A new power point presentation was given with images of cemetery elements that were more specific to the comments and desired look of the cemetery than the previous image presentation on November 1, 2006. The images helped the Committee Advisory Committee and Public visualize what the various elements of the 3 concepts might look like. Overall, no specific opinion regarding the various schemes was provided since a Design Charette was being held the following day to gather more specific input. However, there was a general discussion concerning the Visitors Center and the Committal Shelter asking should the two buildings be located together as one structure or as two separate buildings, and should they be next to each other or separated in different parts of the cemetery. It was decided that they should be separate structures but located close to each other so that they would share a restroom. This was due to cost and other operational issues. Some of the other issues that were voiced during the November 1, 2006 meeting included: • Administration: how will the cemetery be maintained, what will the cost of a plot be, what it the difference between an Aggie Field of Honor plot and a Municipal Cemetery plot. • Parking: final conceptual plan should detail parking plans for both the Committal Shelter/Administration area and the general burial area. • Accessibility: final conceptual plan should address ADA and accessibility requirements for both the buildings and walkways in the vicinity of the burial plots. • Separation and Distinction: final conceptual plan should clearly distinguish and separate the Aggie Field of Honor from the Municipal Cemetery with the understanding that that a central Information Center must work for both areas of the cemetery. • View Corridors: View corridor to Kyle Field should be enhanced to the maximum extent possible • Cost of Plots: final conceptual plan should address the cost of plots or at least the distinction between the amenities associated with the Aggie Field or Honor and the corresponding price of a plot The next day's Design Charette was devoted to break out sessions in small groups that were assigned to discuss Pedestrian and Vehicular Circulation/ Infrastructure, Detailed Cemetery Planning / Maintenance, and Image/buildings/Monuments. Each group reported on their ideas and comments and gave a conclusion of the things that they recommended to the Committee for consideration. Some of the specific comments raised at either the Public Meeting or at the Design Charette included: Dick Birdwell: commented that that there should be a separate section for family plots for those families who wanted a lot of spaces. He also said that there should be some type of uniformity to the type of headstones for the Aggie Field of Honor. Ron Silvia: commented that parking wasn't addressed in the conversation or plans and he thinks that parking is a very important factor for visitors to the cemetery. It was felt that there didn't need to be a lot of parking but about a dozen spaces close to the visitor center. Jodie Hoyak: commented that the location of the committal shelter is a huge factor in the design as far as circulation through the cemetery. Also the elevation of the buildings needs to be looked at because elderly people need to be able to have easy access to the buildings. Dave Fahlquist: commented that the drainage in the cemetery. When will the drainage be put in? Topography of the land? How will that work with the gravesites, etc. Ken Robison: commented that he and a lot of his friends have a strong desire for some of the spaces in the Aggie Field of Honor. Some of his friends do not have a home base and would like to come back to College Station to be buried in the Aggie Field of Honor. He thinks that the Aggie Field of Honor needs to be by itself and have a strong impact. Mr. Robison also asked what the design implied by a class wall in the Aggie Field of Honor section. He asked if you could see a clear view of the Kyle Field from the cemetery after putting in framing structures at the southeast corner of the land. He also agreed that the buildings needed to be easily accessible so that elderly people will not have any trouble accessing them. Clint Bertrand: asked about the policies and procedures of the cemetery, what criteria was set for the Aggie Field of Honor, and asked who could be buried in the Aggie Field of Honor section. Guy King: commented that the Aggie Field of Honor has driven this cemetery. He felt that when someone enters the cemetery that the Aggie Field of Honor needs to be clearly visible. At the end of the workshop session, all participants returned to a central conference room to discuss all schemes anc provide the Consutlant Team with direction going forward. All participants were unanimous, as was the Cemetery Advisory Committee, in choosing Site Plan Option A and Building Option 2 for further development. The following modifications were agreed to unanimously: Site Plan Option A: • Relocate entrance/exit to the cemetery so that the main roadway separates the College Station Municipal Cemetery and the Aggie Field of Honor. Move the entrance road to the east so that the road didn't divide the first section of the College Station section in two. They asked that the orientation of the design remain the same but altered to align with the new entry location • Maintain view corridor across the Aggie Cemetery sections; from the Aggie Columbarium, through the central Information Building anc Committal Shelter, to the Aggie Spirit Gate, so that all the view of Kyle Field is maintained. • Create a view corridor across the Municipal Cemetery sections; from the College Station water feature, through the central Information Building anc Committal Shelter, to the Municipal Columbarium. 57 �' Site Plan - Option D Phase 1 58 Building Option 2. • Maintain field stone and limestone material and standing seam metal rcof design. • Consider less mullions on glass areas in order to maximize the visual corridor views from the buildings. • Design both the Information Building and the Committal Shelter as pieces of sculpture which frame both :he Aggie Field of Honor View Corridor and the Municipal Cemetery View Corridor. ( note: It was decided to leave the Information Building as part of the "central core area" instead of moving it closer to the entrance gateway so that visitors to the Committal Snelter and other areas of the Cemetery would not have to "travel" to entrance gateway for maps, restroom facilities, solitude, etc. However, it was noted that the bui dings should be as far apart as possible and be designed to mask "noise" infiltration from the Information Shelter and Central Water Feature/Reflecting Pool to :he Committal Shelter). • Both the Information Building and the Committal Shelter should be the same shape and, if possible, the same size - so that they can read as "one building" (even though they are two separate buildings). Two modifications of the building shape should be explored; one being a square cr rectangular shape with an exterior image utilizing field stone thus being very similar to Building option B and ore being either triangular or semi -circular in shape so that the geometry could better frame the views and create more of a "monumental" image - however, the materials should still consist of field stone. Site Planning Option D The following site planning option, Option D, and Building Options 4a and 4b were prepared to address these comments. Site Planning Option D retains much of the symmetry of the original Option A and introduces two new minor lines of axis; one, created by the entry road which is flanked on r r Zt, both sides by trees leading to the center plaza and aligned with the flag poles, and the other, at 90 degrees to the entry road, created by the diagonal placement of the Information Center and the Committal Shelter. In this layout the center plaza gains even greater importance and as the buildings face outward the space between the buildings becomes a quiet contemplative space. Special paving FAI ;Ill�t1EEtIt�I�P► reinforces the connection, both visually and physically, between the center plaza and the burial areas along the major axes. The concept of a view from the center plaza along the axes that continues out into the cemetery and to distant elements is retained as is the visual connection along the corridor that aligns along the Spirit Gate memorial and the campus beyond. The concept of lighting the gates is retained. CS 7CS (: Site Plan - Option D i i Columbarium wall with pillar end columns. 13 Cemetery Entrance 5 i Committal Shelter. i Information Center with Reflection Pool. I Retention pond, water feature with water spray. Reflection pool on grass mound. "Spirit Gate" tall columns framing view to Kyle Field and A&M campus. 59 Committal shelter floor plan. 60 Information center floor plan. View towards Spirit Gate. Bird's eye view. Building Option 4a - similar to the design of the previous Building Option 2 with its simple tapered stone columns and clean roofline with generous overhangs Option 4a 1 1 t I I I I 1 1 I ( I i ( COMMITTAL SHELTEF I I I I i I —_--_—_—_— ---I I I I MT6 M W i I I I I I I JC 1 I LOBBY i ( I I MR I I further simplifies the design by giving both the information center and the committal shelter a uniform square floor plan. A major difference is the new physical relationship between the buildings, no longer do they face one another across the center plaza, they are now located diagonally across the center plaza from one another. D Building Option 4b - features some of the focused structures. As with Building Option These options were presented at a same type of elegant curving forms used on 4a the information center and the committal subsequent meeting held by --he Cemetery the previous Building Option 1 but is now shelter are located diagonally across the Advisory Committee on December 12, 2006 conceived of as two separate, outwardly center plaza from one another. that included members of the City Council. L SHELTER - _. __ . A l i I Committal shelter floor plan. © Information center floor 61 plan. View towards Spirit Gate. Bird's eye view. M Site Plan - Option E Phase 1 Im Columbarium wall with pillar end columns. 13 Twc Columns flanking each other at roadway ertry into College Station Cemetery 13 Committai Shelter. 13 lnformatio,i Center with Reflection Pool. 13 Retention pond, water feature witk water spray. The building concepts were approved for inclusion in the plan. Most members were leaning toward the square shaped buildings, option 4a - but they were not unanimous in this decision. Therefore, it was decided to include both options in the Master Plan with the understanding that one of the budding options would be chosen during the early design stages for the Phase 1 Cemetery Development. It was also confirmed that the aesthetic image of the columns and stone should be carried throughout the Cemetery as a Kit of Parts which is presented as part of this final Master Plan document (refer to section 5). However, further refinement of site development option D was requested. It was voiced by the City Council that: they did not feel there was enough separation between the Aggie Field of Honor and The College Station sections of the cemetery. They raised the question of why someone would buy a plot in the Aggie side when they could buy the same view in the College Statio i side for less money. The Cemetery Advisory Committee requested that the Design Tearn take option D and modify it so that it would provide further separation of the Aggie Field of Honor and the Municipal Cemetery into identifiable separate parts. The Consultant Team took this request and created Option E which is herein represented as the preferred scheme and developed a 3D animation fly through to help the Public and the Council visualize the distinctive elements of the Master Plan. The 3D animation and an overview of the preferred schemes and overall Master Plan represented in this document was presented to the Public on January 16, 2007 for informational purposes. I Option E / Preferred Scheme - is a more refined version of Option D, which was a further development of the earlier Option A; the original scheme chosen by both the Public and the Cemetery Advisory Committee. A formal row of trees located along both sides of the entry road give the cemetery -, ------- -- 00 o� U �--/ �° O c c o ° AM c o`: ° `1 - C 0 - f II II II I I CO I I i�s III III ° o 0 01, / g II1 ° oQ% ° Cb i00 �j O o -G o° o I,. -P ° -. J O -0 o entrance a sense of grandeur ar The entry road is focused on tl in the center, drawing attention point. The secondary roads all c� the center creating four simple The loop roads are flanked I groupings of trees that frame t experience but allow the car dr out under the tree canopy and se areas. The trees also reflect the typical Texas landscape with inter oaks and open grass fields. K Site Plan - Option E 1V Reflection pool on grass mound. II "Spirit Gate" tall columns framing view to Kyle Field and A&M campus. 13 Cemetery Entrance Low Wall, broken at pedestrian gate columns 110 Dense Tree plantings to provide screening for College Station Cemetery 63 LeP A�l I The cemetery is now divided into two distinct in this section but is also still visible from been retained. Further, these columns offer sections; the College Station section and the the center plaza by looking through a set an opportunity for discreetly locating lighting Sattelite image with site Aggie Field of Honor Section. This separation of pedestrian entry columns and thus the of the plaza without the use of visually option E shown and is visual as well as physical by the use of a low College Station section remains visually obtrusive light poles. accented Kyle field. wall and evergreen plantings. The entry to connected to the center plaza. the College Station section is identified with The Aggie Field of Honor still lies along the Site Perspective - double columns at the entrance. Cemetery The concept of the center plaza, flanked by axis focused on Kyle Field. The memorial Option E View towards fountain carved in the stone making the entry formal a series of columns announcing pedestrian axis is still located along three mounds that and College Station in feeling. The water feature is still located entry into the various burial sections, has allow the viewer to see over the top of any Cemetery. 65 C'- cars or grave stones while looking down the Each section has a paved pedestrian trail equipment and buried utilities, and provides axis to Kyle Field. The grave stones in the leading out from the center plaza through a ceremonial visual link to the burial areas Site Aerial Perspective Aggie section face eastward towards campus a series of columns and out into the burial from the center. photo montage - and Kyle field and are inscribed with the A&M section along a clear lawn pathway. This Option E Phase 9. Showing alignment with symbol at the top of each headstone. The passage through the gate acts as a symbol of The columns along the Sprit Gate Memorial Kyle Field. College Station headstones are faced in a the soul leaving this life and passing into the each have two sides washed with light. One diagonal orientation facing into the center next dominion. The gravestones lie on either side that lights the way from the A&M campus Site Perspective - plaza. The headstones are standardized in side of the path. This path allows for easy to the Aggie Field of Honor, and the other, Option E the two cemeteries but distinct from each location of graves, paths for maintenance on the inside face of the columns, to light View towards Spirit Gate other. and Kyle Field. r 67 rA View within the Aggie Field of Honor section looking towards the fib central plaza. View of the entry thru the columns into the City of Colege Station Cemetery section. A View inside the College Station Cemetery looking towards the center plaza. Photo Key View you would see as you exit cemetery. FFr Aerial view of center plaza, visitors center and committal shelter. Reflecting pools in the center on axis with the memorial. ❑G V Main entrance gate. Auto entry into the College Station 69 Cemetery Section between the two columns in the far distance and the pedestrian connection from the center plaza in the foreground. Ariel view of the cemetery from the College Station Side of the cemetery. — View from the Aggie Section looking through the pedestrian columns into the center plaza and the end of the Spirit Gate in the distance. 70 I Aerial view from the entrance gate looking towards the flag poles in the center plaza. View of the plaza leaving the College Station Cemetery section. r View from the center plaza looking through the pedestrian gates of the College Station Section with the fountain seen in the distance. Photo Key r View of the wall, columns and plantings that visually separate the two cemeteries. OFF Aerial view of center plaza, visitors center and committal shelter. The columns are lit at night along with the bollards at the edge of the plaza. B ki Exterior eye level. Information Center in foreground. 72 the gateway interior thus creating a feeling of energy passing through t-ie gates. The information center and the committal shelter are two separate buildings diagonally across the center plaza from each other. There are three mediation pools along the Sprit Gate axis that are visually linked into one when you stand at either end of :he Spirit Gate representing the thought that. and memories of our lost loved ones continue on forever. Building Option 5 / Preferred Scheme This design is a natural evolution of Building Option 4a. The updated roof design now reflects the simple, tapered design of the Spirit Gate columns and helps to more distinctly identify the entrance locations to each building. The floor plan has been altered into a more space efficient design with improved room dimensions and shapes. The Preferred Site Development Scheme, Option E, along with either Building Option 4a or 4b, meets all the criteria of the programming goals, the comments and requests from the Committee, as well as the Public. Together, they form the Conceptual Master Plan which is further developed and explained with respect to additional amenity items, phasing, and costs in the following section. Bird's eye of Columbarium. Bird's eye with Committal Shelter in foreground. - s;.;:- 73 74 The Preferred Scheme provides a strong Committal Shelter identity and entrance experience by floor plan. screening the surrounding properties and oil production facilities. This scheme also takes into account the various maintenance issues brought up by the Committee. It supports the requested facilities; namely the central Information Center and :he Committal Shelter by allowing the flexible use of those facilities in relation to a central plaza. All tie areas are ADA accessible and the majority of all graves are located no further than 150 from any roadway. The use of columns creates a sense of celebraticn of those who have passed on by symbolizing the passage of the soul from this dimension into the next. The lighting of the columns creates a dynamic experience in the nighttime so that the memorial is active both day and night. The light from the columns illuminates the center plaza and removes the need for visually conflicting poles. The two cemeteries are separate and distinct and visually and physically separated from each other, yet they feel both part of a larger cemetery experience. The landscape achieves the feel of a typical Texas landscape with the use of trees lining :he loop roacs. The mounds create elevation change so that the cemetery has greater visual interest. The r— — — — — — — — — — — — — — — — — — — — — — I — — — — — — —� I I I I I I I I I I � I I I I I I I I I I ! � 1 � I ----------J __ %57 meditation pools bring a feeling of reflection and eternal perspective as they interlink and Information Center go off into the horizon. The circulation is floor plan. ]]� simple and easily understandable. There is some parking at the visitor center as well as 75 a pull off area for the hearse and the family car for unloading at the committal shelter. The Aggie Field of Honor is ceremcnial in design and memorializes the resting place for former students of Texas A&M. The Sprit Gate is a special memorial and visual experience that honors the life and spirit of those Aggies who have passed on. As you look through the gate to the Kyle Field you get a real sense of connection between the final resting place of these former students and the place where they were educated and Lobby from which they launched their lives from and 13 the gate where they will pass through once Information Desk again into the next part of their existence. Office The design works because it is simple and simple design is hard to achieve. This Men cemetery will long out live all of us who have worked to design and make this cemetery become reality. It will act as a special place women in the minds of the citizens of College Station and those associated with Texas A&M. It will Mechanical be a highly desired place for final rest by all Is those who experience its grand design. Janitor's Closet NTM O1S r RIMINI mopm- m l 9W M lizl! I q�zM Overview Design Components % Kit of Parts Phase 1 Subsequent Phases Elements for potential fund raising Future Cemetery M*440TIMM ARETTIMNIff OVERVIEW With an accepted conceptual design approach for the Master Plan more detailed consideration can be given to how the plan will be realized. As with any Master Plan the concepts described herein are but a starting point for achieving an ultimate goal, which in this case is a world -class cemetery. It has already been determined that, due to initial construction budget and schedule, the cemetery will be developed in phases. The first phase of development will include many of the features that make the College Station Cemetery and Aggie Field of Honor unique. The entry gate and roadway, the central plaza area with the flag poles and information center and committal shelter, the pedestrian gates, the Spirit Gate memorial, and the landscaping and wall that differentiate the College Station and Texas A&M sections will be included initially. As the development of the cemetery goes forward goes new opportunities and considerations may develop. These may require additional refinement of the design options suggested herein. Therefore the options can, and should, be viewed as a set of design components or a kit of parts, not as a final, set in concrete, design. Design Components / Kit of Parts - each component within the options is a part that can be separated from, and recombined with, other components to create wholly new structures and site elements. This kit of parts includes: Stone Walls and Columns: Stone walls and columns created using local Texas stone and finished with a semi smooth surface, appropriate for most vertical surfaces Metal Roofs: Raised seam metal roofing with a patina green color, appropria_e where shelter is desired Metal and Glass Surfaces: Metal frames that match roofing color with smoked glass, appropriate where vertical surfaces that shelter and admit light are desired Distinctive Paving: Stone paving using local Texas stone but with color and finish different from, yet sympathetic to, stone wall surfaces, appropriate at locations deemed to be of importance V 79 A Preliminary Des.�gn and Construction Schedule. RE Ceremonial Gateways: Similar to stone wa Is and columns but with distinctive forms, appropriate where pathways or views need to be framed Reflecting Pools: Water features that for-nal in nature and occur most often in association with distinctive paving, these may be still water as the name implies or may incorporate movement Earth Forms: Raised areas_ that can be used as the base for prominent features, appropriate at important ouildings and memorials Project Phases ]an Schematic Design Design Development Construction Documents Permtting Bidding and Award Construction/Submittal Reviews/PM Cemetery Opening Close Out Prominent Columbariurn: Similar to stone walls and columns they can also serve as focal ooints on, or termination points along, visual corridors Uniform Grave Markers: Stone markers using local Texas stone with uniform sizes and shapes that help to define one section of the cemetery from another Straight Roadways: Roadway alignments that are formal, appropriate for primary and entrance roadways City of College Station Cemetery and Aggie Field of Honor Design and Construction Schedule Gently Looping Roadways: Roadway alignments that are regular and yet visually peaceful, appropriate for all secondary roadways Natural "Texas" Landscape: Landscaping that evokes the natural Texas countryside, appropriate for most areas within the cemetery Evergreen Edges: Landscaping that screens year round, appropriate where a separation between areas is desired 2007 1 2008 DESIGN AND CONSTRUCTION OF PHASE 1 Schedule - the stated goal is to have opening ceremonies on April 21, 2008, which coincides with Aggie Muster. To make this date a very aggressive design and construction schedule will be necessary. This will require dedication by all parties involved in the process. Design must begin in February of 2007 and design phase and review schedules should be maintained. The construction contract should be awarded in September 2007. The following are recommended milestone dates to meet the April 2008 schedule: Start of Design: February 2007 Completion of Design: July 2007 Contractor Award: September 2007 Completion of Construction: April 2008 Opening Ceremonies: April 21, 2008 The timeline schedule provides additional detail and shows the Master Plan, the design phase, and the construction phase in the overall context of the project. Preliminary Costs - an order of magnitude construction cost estimate has been prepared based on the elements included in Phase 1 of the accepted conceptual design approach for the Master Plan. These costs are based on the materials and elements described herein and are subject to change due to unforeseen changes in construction costs or revisions to the conceptual design approach. The anticipated construction cost for Phase- 1, incorporating elements to delineate the College Station and Texas A&M sections, is between $3,500,000 and $5,500,000. The following is a breakdown of the preliminary construction costs: DESIGN AND CONSTRUCTION OF SUBSEQUENT PHASES Schedule - the schedule for subsequent phases is dependant upon funding and demand. Based on informal discussions with residents of College Station and with former students of Texas A&M it appears that demand may be significant. Decisions will need to be made regarding the scope of future phases; should the entire cemetery be built or should the construction be done in multiple phases. It is recommended that accommodations for phased future construction be incorporated into the construction documents. Multiple phases can be delineated up front and phases can be bid one at a time or in groups. The number of phases can be determined during the design process. This approach will also provide the greatest flexibility. If possible, it is also recommended that the phases be bid in groups. This can provide greater interest among prospective contractors and result in more competitive bids. Preliminary Costs - costs for subsequent phases depend on the both the amount of construction involved and escalation of construction costs. It may be possible to time future construction to coincide with downturns in the construction industry. Doing this can also increase the likelihood of receiving more competitive bids. FUND RAISING OPPORTUNITIES Naming prominent elements within the cemetery should be considered as a potential method for generating income. Construction of memorials, at prominent locations set aside for future development, and the addition of names to existing memorial structures or plaques, should also be considered. 81 82 Conceptual Cost Estimation Phase-1 Imprc ve ments. NO TE All cost estimates are provided as a conceptual budget only As the conceptual master plan moves into the design phase, the cost estimate will be refired based on the actual design. Citl of College Station Cemetery and Aggie Field of Honor Conceptual Opinion of Probable Cost Phase I Improvements Baseline Items Low Ccst High Cost Mobilization (5%) Demolition and Removal (4 Bldgs, road, pads, farces, etc.) Earthwork / Grading (Asscmption. 1' Average for 20 acres) Information Center Committal Shelter Maintenance Building Columbanum (A&M) Subgrade Preparation with Lime Parking (20 spaces) Concrete Roadways (Phase I - 1900 LF x 24 Ft Width) Mountable Curb and Gutter (2' wide) Walkways @ Information and Committal Buildings (12' wide) Signs Storm Drain Reinforced Soil (2200 LF x 8 Ft Wldd,) Fence and Sliding Gate at Entrance Fence and Swing Gate at Maintenance Entrance Irrigation System Water Feature Pumping System Limited Roadway Lighting Reflecting Pools Spirit Gate Cemetery Entry Gate and Wall Flagpoles Columns Benches Trash Receptacles Exterior Lighting Fixtures Trees Sodding (0.6 acre) Seeding (12 acres) Water Service Sanitary Sewer Service w/ 3 manholes Electrical Service Cable / Fiber Optics SUBTOTALITEMS CONTINGENCY(20%) TOTAL W/CONTINGENCY Additional Items for Increased Delineation of Cemeteries Columns Trees CS Cemetery Delineation Wall (2.5 Ft High) Signs SUBTOTALITEMS CONTINGENCY(20%) TOTAL W/CONTINGENCY TOTAL PHASE I WITH INCREASED DELINEATION LS LS 100000 CY $7 $9 1300 SF $130 $140 1300 SF $120 5130 4000 SF 855 $65 LS 6000 BY $8 $10 450 BY $50 $60 5100 BY $50 $60 3800 LF $12 $15 800 BY $30 $35 LS LS 17600 SF $0.75 $0.95 LS LS LS LS LS 4 EA $15'000 $150,000 LS LS 3 EA $2,500 $3,000 8 EA $10,000 $14,000 6 EA $800 S900 6 EA $400 5500 LS ISO to EA 5500 600 2900 BY $3 58100 BY $0.30 LS LS 1 LS $10,000 1 LS $10,000 6 EA 100 to EA 200 7000 SF LS Low lunge 5126,000 590,000 $700,000 $169,000 $156,000 $220,000 $75,000 $48,000 $22,500 $255,000 $45,600 $24,000 $5,000 $40,000 $13,200 $70,000 $10,000 575,000 $20,000 $10,000 $60,000 550,000 $25,000 $7,500 $80,000 $4,800 $2,400 $24,000 $75,000 $8,700 $17,430 $25,000 $60,000 $10,000 $10,000 $2,634,130 $526,826 $3,161,000 17,111 145,000 $750 $75,000 525 $175,000 $3,000 $298,000 $59,600 I $357,600 $3,518,600 High Range $201,000 $120,000 $900,000 $182,000 $169,000 $260,000 $150,000 $60,000 s27,000 $306,000 $57,000 $28,000 510,000 $60,000 $16,720 $100,000 $15,000 $100,000 $25,000 $20,000 $600,000 $1a0,000 $60,000 $9,000 $112,000 $5,400 $3,000 $40,000 $300,000 $8,700 $17,430 $50,000 $80,000 510,000 $10,000 $4,212,250 $842,450 $5,054,700 s45,000 $150,000 $175,000 $5,000 $375,000 $75,000 $450,000 $5,504,7001 Individuals, groups, and, in the case of present and former students of Texas A&M, yearly classes can all be given the chance to contribute to the growth and maintenance of the cemetery. For example, each graduating class could be encouraged to support the cemetery and their contribution could be recognized by adding their class year to a Class Wall Memorial. Individual citizens of College Station could be recognized by adding their names or the names of loved ones, to a memorial plaque located in the information center or committal shelter. The current demand at the existing College Station cemetery is just under 200 burials per year. Assuming the new College Station Cemetery and Aggie Field of Honor doubles this number the new cemetery would have adequate space to provide for burials for the next fifty years. After this time, when the cemetery is filled to capacity, there will remain the unique connection between the cemetery and Texas A&M. It is conceivable that future student will feel compelled to honor, and maintain, the resting places of former students. NEXT STEPS Design - in order to meet the ambitious schedule set for this project the Cemetery Advisory Committee should to authorize the design of the cemetery by early February 2007. Another advantage to moving quickly is that the consultant team is in place and is ready to move into the next phases of the project: 1. Schematic Design Schematic design is the initial development of a concept into an actual design. Overall sizes, forms and materials are defined and adjacencies of the various elements are determined. The general look of the facility is established. 2. Design Development Design development is the point in the design process when details of how structures are constructed are developed. Final selections of materials and colors are made and equipment is selected. The details of the facility are defined. 3. Construction Documents Construction documents are the blue prints that contractors work from. All dimensions, materials and systems are defined and their method of installation is indicated. Construction documents include both drawings and written specifications. 4. Permitting and Bidding Bidding is the process of obtaining price quotes for competing contractors to perform the actual construction. Permitting is the process of obtaining all necessary approvals, including building permits, to begin construction. 5. Construction The period of time when site and associated faculties are built. Management Plan - the Cemetery Advisory Committee will need to develop a management plan that will take the cemetery into the future. Sales, fund raising and maintenance will need to be addressed in this plan. It should be developed simultaneously with the design phase as the design will impact management. Plot Sales - there is space for approximately 21,000 burial plots. Even if plots are sold at prices lower than those currently asked for at other cemeteries of this design caliber the cemetery would see an income of almost $52 million. If plots are sold at the average price for similar cemeteries the income would be over $100 million dollars. 21,000 TOTAL PLOTS @ $300 = $6,300,000 @ $2,500 = $52,500,000 @ $5,000 = $105,000,000 There already appears to be significant interest for the purchase of ploy. The Cemetery Advisory Committee could take advantage of this interest by offering preconstruction sales for both the College Station section and the Aggie Field of Honor. Understandably, The Aggie Field of Honor will have distinctive amenities which may result in greater demand allowing for greater revenue. 83 !400004 secx'� p � s� `y3 � '_4 Do 00 z CONCLUSION The success of the College Station Cemetery and Aggie Field of Honor conceptual master plan presented is dependent on finding the appropriate balance between the two. The major challenge in designing the shared cemetery was the development of a common vision that both the City and Texas A&M could embrace, without undermining the distinctiveness that the City and University The collaborative decision making process, embraced thru the use of meetings, workshops, and a design charette with both the Public and the Cemetery Advisory Committee, allowed for the evaluation of several different site planning options along with a variety of architectural images. This process eventually led to the selection of the preferred site and building options that provided distinct, sustainable and flexible design development opportunities through both desired to maintain. phased implementation. The conceptual master plan allowed the Consultant team to analyze the functional implications of the site and associated infrastructure while overlaying tie aesthetic and emotional images required of the College Station Cemetery and Agg"e Field of Honor. It provides a design vision and associated preliminary construction costs for future study and further collaboration as the plan moves from the preferred option toward more specific design development and construction. W-11 "A cemetery is a history of people - a perpetual record of yesterday and sanctuary of peace and quie_ today. A cemetery exists because every life is worth loving and remembering - always." -Author Unknown A