墓园行业经历了有史以来最低迷的时期，现在或许是时候寻找“回温”契机以及制定更长远的计划了。
墓园行业前几年一直处于低迷状态。经济不景气，墓园销量减少，服务质量下降，很多墓园开发商持观望态度。他们往往会推迟墓地开发和扩建，新的服务选项进度也同时受到影响。
近来，我们与客户之间的交流为墓园的销售与服务带来了积极的影响。墓园行业经历了有史以来最低迷的时期，现在或许是时候寻找“回温”契机以及制定更长远计划了。
与此同时，如果墓园扩建延期，那么时间成本也会大大增加。额外的时间成本通常并非来源于实际规划新增项目所需的时间和墓园管理的决策时间。长远的开发计划需要外部利益带动人员参与。在墓园扩建的新计划上，城镇或国家级别的机构越来越有发言权。不过，他们主要（主动的）参与的都是针对环境保护的项目。当地执行的国家雨水法就是最常见的参与项目。其它有关林地清理、陡坡防护、湿地保护区和缓冲带的当地相关法令也变得更为常规。与这些国家项目相比，推迟扩建的后果更为严重。
这些开发要求不应阻碍墓园扩建，而应为其争取更多准备时间。在大约隔了一代人的时间，陵园从初期扩建到投入使用，平均的时间跨度从1-2年延长到了3-5年。每隔15-，墓园本身就要进行扩建，墓园管理者常常会因为漫长的扩建周期而大吃一惊。
扩建之路
墓园的扩建没有捷径可走，但注重一些关键步骤可以简化扩建过程：
1.准备/更新总体规划
如果您从未制定过总体规划，或者您当前使用的规划已经很久没更新了，那么您需要一个最新的全面规划作为日后所有开发的基础。
总体规划的重要性无需多说。针对土地用地而言，没有什么比墓园用地更长久，而在墓园使用过程中，一个优秀的规划决策就能体现出其优势了。
如果说总体规划是基于全面的社会现实，那么它将拥有包括长期经济效益、高效率和美观在内的诸多优点。市场营销和安葬选择的计划都是总体规划的重要组成部分，但这两个因素会随着时间而变化。若能将道路交通、土木动态、排水系统和美学设计在内的基础研究都处理妥当，那么这些因素是可以用于长期规划的。开发成本分析是总体规划的一个衍生部分，有助于为不久之后的扩建确定初步预算。
以上都是墓园总体规划产生的内部利益。土地开发带来的外部利益还在猛增，作为一种安定人心的外部手段，总体规划显得更加重要了。
当地方或区域的官方机构的审查预见地皮扩建最终产生的效益时，他们将加大合作力度。对这些机构中的大多数而言，墓园建造是一种不太常规的土地利用方式，但是如果您的扩建符合整体框架的话，那就证明您已经做了足够多的功课。从商誉和合作精神来看，这些第一印象都是无价之宝。
除了官方机构的利益，不论好坏，邻居和周围社区的个人利益也许列入开发计划中。虽然他们并不参与您的计划，但是镇委员会需要给镇民，尤其是反对者拿出一个说法。这并不意味着委员会不支持计划，但他们会要求您或是您的顾问解决此事。总体规划描绘了预期的未来。它绝不应该展现给社区群众一个绝对的、一成不变的规划，而要向他们描绘您的蓝图和愿景。
2.墓址信息采集
在制定详细的规划之前，需要收集具体的墓址信息，以便实施总体规划中的下一发展计划。一些基础信息包括：
a）地形（等高线测绘）；
b）土质（一般信息，通常可从网上查阅）；
c）一般项目限制，包括适用的建筑红线；
d）可能存在的环境限制（例如湿地）；
e）邻近的发展限制（例如现有的路段，道路和其他基础设施的限制）；
f）需要保存或保护的现存特色（例如受保护的树木）；
g）地下调查（用于记录地下水的试孔，岩石的土壤深度等）。
地下勘查可以由土壤钻孔完成，但我们更倾向借助露天探坑。一般会借助墓地挖土机来进行此项工作，然后将结果记录在地形图上。比起钻孔，这些较大的临时测试孔更能显示问题。记录观察结果并准确定位后，它们将会发挥更大的用处。经济适用，见效更快是其附带的优势。
信息收集越早，效果越好。因为规划人员可以从中总结出一个优质设计方案需要的所有条件。
3.非正式的初步计划和讨论
任何一个新墓园开发的背后都有一个优质战略支撑，即及早接触市政当局，准备好初步计划。规划局经常会召开“工作会议”，开发方可以借此提出计划，然后他们将会告知审核过程和需准备的特定文件。
有时候，计划第一步是与城镇独立代理人接触，一般是规划协调员或执法官员。不管第一个联系谁，这都不失为是获取准确信息、预测需求以及参与开发人员建立密切关系的一种有效的方式。
商业开发商的言语可能会咄咄逼人，在墓地问题上更是如此。因此，一些城镇代理人将官方公开会议树立成一个十分苛刻的形象。正式会议前进行一场非正式的对话型会议会产生很大的影响。多数情况下，他们是第一次接触墓地开发商，对他们而言这是一种学习体验，对墓地开发商而言也是一样。
4.墓址规划
每个墓园的扩建规模可能不尽相同，但尺寸一般为2-3英亩。对新地皮进行首次开发的情况不太常见，但这种往往尺寸较大，通常在5英亩以上。无论尺寸如何，进行扩建之前，一般都要提交墓园修建计划书并进行审核，事实上最后都要进行全新的墓园开发。这些计划书是开发商遵守相关地方或区域要求的证明。一般来说，墓园修建计划书由多个文件组成，其中包括所有权的法律描述，财产信息，所有利益相关部门的签名以及符合城镇规范的所有标准细则和备注。
施工期间的雨水径流和土壤侵蚀控制往往是墓园扩建的重要考量。墓园修建计划书通常由当地规划局进行审查。可能会涉及保护委员会或类似的环境保护机构的早期审查结果。这些早期审查机构一般都是为规划局或是城镇委员会提供咨询服务的。
5.施工文件——合同计划书及细则
墓园修建计划书是施工/合同文件的基础，需要获得当地机构的批准和担保。计划书中补充了更多细节，同时结合了规范及合同条款中的内容。
合同条款中列出了对材料质量和制造工艺的要求，以保证墓园的质量。其中包括预期的招标程序和施工合同管理程序（记录保留、承包商支付要求等）。所有的要求都明确地说明，投标人的竞价都是基于相同的预期效果。这样一来既创造了一个公平的竞争环境，也能为开发工作争取到最具竞争力的价格。
墓园管理人员了解在质量和成本方面取得的进展。最终施工方案中应包含规划人员在比对竞价后给出的开发成本建议。
由于愈发艰难的经济形势和日益紧张的预算，施工文件和承包商的监管似乎也越来越松懈。按照承包商的要求改进墓园的舒适度，选择建造材料，并变更计划，这样的情况似乎更为常见。承包商可能会为了自己的私心而节省短期成本，但真正计划的墓园的使用寿命应远远大于商业建筑的使用寿命。材料的选择应以此为标准。在严格的公共设施空间要求下，本应最大程度地利用好墓园空间，但承包商却对此不以为意。不合理的设计造成的经济损失远大于施工期的节余。擅自放弃核准的墓址建造计划也会给当地城镇带来麻烦。
6.分区设计和布局
扩建的最后一步是公墓建造最重要的一步。分区规划应该首先制定规格标准，包括考虑墓穴的尺寸、大小、纪念样式和埋藏深度等。
火葬区在分区规划中所占空间越来越大，有时是某个墓园中某个分区的火葬园，有时甚至是新分区内均匀分布的小型墓园。分区规划中应将当前火化率以及之后的必然增长的趋势考虑在内。
除了规划墓园以外，剖面图还有三种相关用处。首先，在完成基础场地建设工作和草坪建立后，它可用于展示新场地的布局。在地面上设置地段角标记，方便该分区日后销售。墓园中有很多这样的地段角。以我们的经验来看，金属角标记是最不容易出差错，也最清晰的标记。北方墓地有一大特色，那里的金属标记容易被草皮、泥土和大雪覆盖，而靠平价又简易的金属探测器可以找到它们。
为了方便检测，我们更喜欢使用复合金属标记—— 金属探测器容易检测到的重型镀锌钢柄。这种钢材的抗断裂强度能够承受重型设备轮胎的重量，铝铸金属头（直径通常为4英寸）外表上刻有凸起的数字，可以用肉眼辨别正确的批次。
最后，场地布局完成后，剖面图可用作最终的销售地图。这类地图会显示所有细微的场地调整，并在图上标出每个角标的位置。不管是在过去的还是在现在的许多墓地中，墓园都会准备大量地图，以便在墓地出售后，签上购买人的姓名。如今这种地图通常是以数字（AutoCAD）格式编写，所以它们能够与用途越来越广泛的墓园管理软件包一起使用。
最后，剖面图的用途可延伸至景观规划。当景观与地段布局相结合时，分区设计功能最好体现。 墓园销售的成功很大程度上得益于树木和观赏性植物。景观美化需要额外的维护成本。为了尽量降低这些费用并保护景观免遭破坏，分区计划应为树木和其他景观提供专属的固定位置。若能融合恰当的植物景观，这一特色将以最低的成本将大量的业主吸引至陵园。
当安葬需求量增加，延迟开发以及较长的开发过程会给墓园带来压力。墓穴的扩建数量取决于墓园位置，项目规模和墓园本身的差异。墓园扩建应该是既新颖又振奋人心的事情，应该充满未知，而不是惊讶和挫败。工期紧张会减少选择和捷径，同时还会产生由此带来的额外成本。如果有充足的规划时间，结果将会大大不同。
每个墓地扩建之间的完美过渡都具有重要的美学价值，并能创造长期的经济效益。
原文：
Cemetery Expansion Springing Ahead
— by David G. Ward
With the coldest winter in recent memory behind us, it may be time to look for “green shoots” and set longer-term plans.
The past few years have been tough for many cemeteries. A combination of a poor economy with reduced sales and services has kept many cemeteries in a “wait-and-see” mode. The necessities of development and expansion have often been delayed, along with the introduction of new options and services.
More recently, our conversations with clients bring more positive reports on cemetery sales and services. With the coldest winter in recent memory behind us, it may be time to look for “green shoots” and set longer-term plans.
At the same time when cemetery expansion may have been postponed, the process of expansion requires much more time than it did in the past. The time needed to physically plan a new addition and the decision times from cemetery management are not usually the source of this extra time. Longer development schedules stem from more involvement from outside interests; agencies at the town, country or state level have an increasing say in how a new cemetery expansion is planned. Most of this (unsolicited) involvement is for environmentally based programs. National stormwater laws administered locally are the most common of them. Additional local ordinances regarding woodland clearing, steep slope protection, wetland avoidance and buffering are also becoming more routine. These can be even more problematic in terms of delays than the national programs.
These development requirements shouldn’t discourage cemeteries from expanding; they just dictate more preparation time. Average timespans between the initial planning of an expansion to the point where interment can be made has grown from 1-2 years to 3-5 years in little more than a generation. Because cemeteries also tend to expand only every 15 to 20 years, the needed lead time often catches cemetery administrators by surprise.
The Road to Expansion
While there is no single best approach to all cemetery developments, a series of key steps streamline the process:
1. Prepare/Update Your Master Plan
If you’ve never had a master plan or your current version is showing its age, an up-to-date comprehensive plan is the foundation upon which all future developments rest.
A master plan’s importance can’t be overstated. No land use is longer in term than a cemetery, and good planning decisions will pay off throughout its lifespan.
If the master plan is based on sound,physical realities, the benefits include long-term economy, efficiency and beauty. The programming of interment options and marketing are an important part of a master plan, but they are the factors that change over time. Basic studies including road access, earth- work dynamics, drainage systems and aesthetics are the elements that will endure if done right. Development cost analysis is a byproduct of this and helps establish the preliminary budget for your upcoming expansion.
These are the internal benefits of a cemetery master plan. With the great increase of outside interests in land development, master plans have become even more critical as an external tool of reassurance.
Reviewing authorities, local or regional, are noticeably more cooperative when they can see what the ultimate “build out” for the property will be. Cemeteries are an unusual land use to most of these parties, but knowledge that your expansion fits in an overall framework says that you’ve done your homework. These first impressions are priceless in terms of goodwill and cooperative spirit.
Along with official agency interests, your residential neighbors and surrounding community may have a more personal interest in your development plans, positive or negative. It’s easy to say that it’s “none of their business,” but town boards respond to their constituents, especially the vocal complainers. This doesn’t necessarily mean that officials will agree with neighbors’ positions, but they will make sure that you or your consultant address the concerns. A master plan depicts the expected future. It should never be presented to the community as absolute or final, but it does state your intentions and your vision.
2. Site Information Collection
Prior to detailed planning, site specific information is gathered for the next phase of development identified in the master plan. Some of the basics include:
a)topography (contour mapping);
b)soils descriptions (general information, often available online;)
c)general project limits, including property lines, where applicable;
d)environmental restrictions (i.e. wetlands) , if present;
e)adjacent development limits (i.e. existing section limits, roads and other infrastructure);
f) existing features to be preserved and protected (i.e. selected trees);
g)subsurface investigation (test holes to record groundwater, soil depth to rock, etc.).
Subsurface investigation can be done through soil borings, but our preference for ground burial areas is open test pits. They are usually done with the cemetery’s backhoe, then recorded on the topographic mapping. These larger, temporary test holes are usually more revealing than borings. They can be much more useful, as long as the observations are recorded and the holes are accurately located. Side benefits include inexpensive, faster results.
The earlier the site information is collected, the better. It gives the planner all of the insight needed for a well-designed project.
3. Start Informally –Preliminary Plans and Discussions
A good strategy for any new cemetery development is to approach the municipality early on, ready with preliminary plans. Planning boards often have regularly scheduled “work sessions” where you can advise them of your plans and they, in turn, can advise you of what will be expected for the review process and specific documents.
In some cases, the first stop is with a single town agent, typically a planning coordinator or code enforcement officer. Regardless of who the first contact person is, it’s a great way to get accurate information, anticipate needs and establish a rapport with those involved with your development.
Commercial developers can be aggressive in their strategies, especially compared to cemeteries. As a result, some town agents develop a hard exterior for official public meetings. An off-the-record, conversational meeting before hand can make a big difference. In most cases, it’s their first encounter with a cemetery, and it becomes a learning experience for them, as much as for the cemetery.
4. Site Planning
An individual cemetery expansion can vary in size, but a typical development is in the 2 to 3 acre range. First-time developments for a new property are less common but tend to be larger, often 5 acres. Whatever the size, site plans are often required for submittal and review in the case of expansions, and are virtually always required for brand new cemetery developments. They are the plan documents that prove adherence to any requirements, local or regional. Typically, site plans are multisheet packages that include legal descriptions of the ownership, property information, signature lines for all interested departments and all standard details and notes that show compliance with the town’s codes.
For cemeteries, storm water runoff and control of soil erosion during construction are often the key concerns. Review of the site plans is typically done by the local Planning Board. It may involve earlier reviews by a conservation commission or similar environmental concern. These early reviewing parties generally are serving an advisory role to the Planning or Town Boards.
5. Construction Documents –
Contract Plans and Specifications
When local approvals are secured, the site plans are the basis of the construction/contract documents. They are supplemented with additional detail and combined with a book of specifications and contract conditions.
These conditions protect the cemetery by spelling out the quality of materials and workmanship, and they include the procedures that are expected for bidding and the administration of the construction contract (recordkeeping, contractor payment requests, etc.). With all of this made clear, bidders submit prices that are all based on the same set of expectations. That, in turn, creates a level playing field and the most competitive pricing for the development work.
The cemetery management knows what it is getting in terms of quality and cost. The final construction package should also include development cost opinions by the planners to compare against the submitted bids.
In a tougher economy and with tighter budgets, construction documents and contractor oversight seem to be side-stepped more often. It seems more common for cemeteries to become comfortable with a given site contractor and leave decisions on materials and changes to the plans up to that person. The contractor’s changes might be well-intended to save short-term costs, but the design life of a cemetery development is far greater than commercial construction. Material selections need to respect that fact. Tight spatial requirements for utilities that maximize burial space may not be obvious to a contractor. The dollars that are lost by departing from the design are many times greater than the perceived savings at the time of construction. Unauthorized departures from the approved site plans can also bring trouble from the Town.
6. Section Design and Layout
The final stage of expansion is the most important one for the cemetery’s involvement. Section planning should begin by preparing a specification that includes preferences on items such as grave dimensions, lot sizes, memorial styles and burial depth, etc.
Cremation areas are becoming a larger part of section planning and are often included as a separate cremation garden area within a section or evenly distributed smaller ground burial plots
throughout the new section. Current cremation rates should be factored in, with allowance for inevitable growth in those rates.
Along with planning out burial sites, the section plan serves three related purposes. First, with the basic site construction work completed and lawns established, the section plan is used for the field layout of the new lots. Lot corner markers are set in the ground to ready the section for sales. There are many ways that cemeteries have established lot corners. The most error-free and clear system, in our experience, is with metal corner markers that are numbered in accordance with the plan. The metal markers are able to be found with an inexpensive, simple metal detector if they become covered by turf, soil and snow – a great feature in northern cemeteries.
To be easily detectible, we prefer a composite metal marker – heavy galvanized steel shanks that the metal detectors easily find. The steel also provides the strength to resist breakage from heavy equipment tires. A cast aluminum head (typically 4' in diameter) includes raised numbers for visual confirmation of the correct lot.
Eventually, after the field layout is completed, the section plan is converted into final sales maps. These maps include any minor field adjustments and graphically show the location of each corner marker as it was set. In the past and in many cemeteries still, the sales maps are prepared at a large scale to allow lot owner names to be written in as the space is sold. The maps are now usually prepared in digital (AutoCAD) format, so they have the ability to be used with the cemetery management software packages that are quickly growing in use.
A last extension of the section plan is for use in landscape planning. Section designs function best when the landscape is integrated with the lot layout. Trees and ornamental plantings have always provided a tremendous boost for lot sales. Landscaping entails some additional maintenance and cost. To minimize those costs and to protect the landscape from damage, the section plan should provide dedicated, permanent locations for the trees and other materials. This feature, combined with the right selection of species, provides the beauty that attracts lot owners at the least expense possible to the cemetery.
Postponed development, combined with a longer process, can put pressure on a cemetery when more interment space is needed. The path to more inventory varies a bit depending on the cemetery’s locality, project size and the site itself. The cemetery’s expansion should be a fresh, exciting time of possibilities, not surprises and frustration. Tight timelines lead to fewer options, shortcuts and the extra costs that come with both. Adequate time to plan makes the difference.
Seamless transitions between each cemetery expansion are important aesthetics and provide long-term economy.
