2017.11.21 Planning - Laserfiche WebLink

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Landscaping The size of the addition is not large enough to trigger the landscaping standards of Zoning Code Section 8-010 (2) (D), which only apply to additions of 1,000 SF or greater. Most importantly, the arborvitae will remain. Staff finds no reason to require additional landscaping. General Performance Standards Odor Zoning Code Section 6-390 (8) states that “any use established in an Industrial or Business District shall operate in a way so as to prevent the emission of odorous matter of such quality as to be readily detectable beyond the lot line of the site on which such use is located”. In 2011, extensive research was conducted to make sure the cremations would not emit odors. Because of the technology of the machine, and the presence and temperature of the after-burner, no odor emit from stack, only heat vapors. This has been confirmed through 5-6 years of use, where no odor or smoke complaints have been received. Staff has included a condition of approval regarding the stack construction and assurance it complies with MPCA rules concerning ambient air pollution concentrations. Staff is also recommending the stack be located on the southern side of the pitched roof, away from the residential properties to the north, across the railroad tracks. This mirrors the stack condition from the original Special Use Permit. Exterior Building Materials Zoning Code Section 6-390(12) states that “the exterior treatment on the street side of the structure shall be brick, stone, tilt-up slabs, architectural metal panels, decorative blocks, or the equivalent. The other sides of the structure shall not be raw block”. The applicant is proposing to construct the addition with the same decorative block and beige vinyl siding. No side of the proposed addition will face the street and the addition is not raw block. Staff finds the exterior materials standard to be met. Public Safety Comments Public Safety reviewed the plans and provided no comments. Public Safety reported that no calls for service to this building (for fire or police) have been reported since Pets Remembered opened for business. Public Works/Engineering Comments Public Works/Engineering reviewed the plans and provided no comments. This is due to the addition not requiring any City utilities or site grading. SPECIAL USE PERMIT ANALYSIS The subject property is zoned I-1, Light Industrial. Because a pet cremation use is not listed as a use permitted or specially permitted in any of the zoning districts in New Brighton, a Special Use Permit was processed in 2011 per Zoning Code Section 6-050 (2). Condition #11 of the previously approved Special Use Permit states that any expansion shall require review of a Special Use Permit. Zoning Code Section 8-130 states that no special use may be recommended to the City Council for approval unless the following findings are made (staff responses in italics): (1) That the establishment, maintenance, or operations of the special use will not be detrimental to or endanger the public health, safety, morals, comfort or general welfare.