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May 2J, 2011 ' S Ayes, 0 Nays - Motion Carried Donald Wyland and Carol Noren request approval of a Special Use Permit to allow operation of a pet cremation business at 15 2 a AVE SE.. Report No. I 1-160. Resolution No. 11-062. City Planner Gundlach reported the applicant is requesting a Special Use Permit to permit operation of a pet cremation business out of an existing industrial building located at 15 tad AVE SE. The site contains a small stand alone building, measuring 39' x 25', formerly used for auto repair and sales. The applicants appeared before the Planning Commission and City Council in January of this year with the same request, but was interested in a in a different location in New Brighton. The previous request was for a multi -tenant industrial building at the corner of rd ST SW and Old Highway 8 SW. For a variety of reasons, the applicant decided not to pursue that location, but instead to purchase their own building. The cremation proposal is identical to the January request in that they would service one pet at a time and use a single retort (of hot hearth technology) The specifications for the retort calls for a small, 4' stack to be constructed on the roof that will produce no visible smoke, only heat vapors, and would meet the MPCA requirements of a Class IV waste combustor, which is exempt from obtaining a permit. Ms. Gundlach reported that this request has been highly controversial with residents living in the neighborhood to the north, which is located north of the railroad tracks in Arden Hills. The nearest home is approximately 300' to the northeast. Staff requested additional information from the applicant related to the technical aspects of the retort and emissions. This information was reviewed by an environmental engineer at Barr Engineering to determine if there are any negative health and environmental impacts with regard to emissions and the general cremation process. Staff also had numerous contacts with the MPCA to determine what permitting process, if any, would be required. In summary, staff verified that this retort operates in such a controlled environment that no toxins ever escape the stack because a very hot afterburner burns those toxins up under the cremation chamber, resulting in only heat vapors escaping the stack. Other than emissions, the greatest concern was the proximity of this business to residential uses and the potential impact to property values. In summary, staff determined that many human crematories exist in, near, and adjacent to residential uses. Staff researched five examples in four different communities and found that none of those facilities ever generated any complaints to the City they resided in, including odor. The applicant hired a real estate appraiser to evaluate whether property values are impacted because of proximity to crematories. Testimony at the Planning Commission concluded that there is no evidence property values are impaired. In summary, staff is recommending approval of the Special Use Permit request, with conditions. Lastly, the applicant initially requested a Site Plan to allow construction of a small addition to the east end of the existing building. After hearing site planning concerns at the April Planning Commission meeting, the applicants withdrew their Site Plan request, and determined all their needs can be met within the confines of the existing 39' x 25' building. ' Councilmember Phillips suggested that the previous tenant created a greater negative impact than the proposed project. Additionally Councilmember Phillips suggested an alternative be considered to the proposed evergreen plantings. Councilmember Phillips suggested the hours of operation be reconsidered to be less restrictive; Councilmember Samuelson agreed. City Planner Gundlach stated the Planning Commission suggested the 5 of 3. Donald Wyland and Carol Noren request approval of a Special Use Permit to allow operation of a pet cremation business at 15 T° AVE SE.. Report No. 11-160. Resolution No. 11- 062