5a. Emission Control Station - Zoning as conditional uses in BH and IOP districts I
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o I TY o F ---
, , CHANHASSEN
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1 e - 690 COULTER DRIVE • P.O. BOX 147 • CHANHASSEN, MINNESOTA 55317
(612) 937 -1900 • FAX (612) 937 - 5739. ,. ; a , , ..
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II MEMORANDUM
I TO: Don Ashworth, City Manager 4
FROM: Paul Krauss, Planning Director K"'
II DATE: January 24, 1991
SUBJ: Zoning Ordinance Amendment to Allow Emission Control
I Testing Stations as a Conditional Use Permit in the BH
and IOP Districts /Overview of the Two Proposals to Locate
Emission Control Testing Station
1 PROPOSAL /SUMMARY
I As the City Council is aware, there has been a proposal to locate
an emission control testing station in review by the Planning
Commission since last fall. The request is predicated upon
revisions to the Zoning Ordinance that would allow an emission
I control testing station as a conditional use permit. Two sites
have been recommended for approval by the Planning Commission.
Initially, the proposal called for the location of this facility in
I the industrial park on land located off of Park Drive. Several
residents of the industrial park raised objections to this proposal
due to perceived off -site impacts. The Planning Commission
recommended approval on this site with a split vote, however, since
I it was clear that there were some concerns being raised by the City
Council relative to this site to the extent that it's approval
seemed unlikely, the applicant sought a second site. The second
I site is located near the McDonald's Restaurant off of Lake Drive
and this was recommended for approval by the Planning Commission
unanimously a short time ago.
I The applicant is requesting that the City Council act on both sites
so that you essentially have a choice between the two. This
request puts us in a rather unusual and somewhat uncomfortable
1 position since for the last few months we have all been working
towards the Lake Drive site and have pretty well dismissed the Park
Drive site from consideration. We would have preferred that the
I applicant drop consideration of the industrial park site so that
issues could be more clearly defined but under the circumstances we
were obligated to take both proposals forward for City Council
II action. Although we originally recommended approval of the Park
Drive site along with a Planning Commission recommendation for
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Zoning Ordinance Amendment/
Emission Control Sites' Summary
' January 24, 1991
Page 2
1 approval, we suspect that based upon individual discussions with
the City Council that you are likely going to reject that site.
Staff is attempting to provide the City Council with sufficient
' information to act on both proposed sites. Thus, you will find two
staff reports with recommendations appropriate to each proposal.
We apologize for any confusion this may cause, but, again note that
1 we are obligated to carry forward the applicant's requests.
The proposed amendment to the zoning ordinance has been developed
and refined over a series of meetings with the Planning Commission.
It allows emission control testing stations as a conditional use
and provides specific standards designed to eliminate or minimize
associated impacts. A summary of those standards include:
1 • That the operation be under contract with the State of
Minnesota;
1 • That no repairs, gas or parts be sold on site and there
be no outside storage of vehicles;
• That there be no testing of diesels;
• State and federal noise standards will be complied with;
1 • That all vehicle stacking be provided on site in
designated lanes.
1 Due to the unique circumstances whereby there are two sites being
considered, the ordinance at this point in time allows testing
stations as a conditional use permit in both the BH and the IOP
Districts. Staff is recommending that the City Council give this
ordinance first reading. There will be follow up requests made to
you at the next meeting for development contract approval, at which
' time second reading of the ordinance can be granted. Depending
upon City Council's action on this request on January 28th, staff
will recommend that the final ordinance be modified. For example,
' if the Lake Drive site is approved, we would recommend that the
final reading of the ordinance eliminate the potential of locating
these facilities in the IOP District.
1 STAFF RECOMMENDATION
Staff recommends that the City Council approve first reading of
' amendments to Section 20 -293, 20 -814 and 20 -714 of the Chanhassen
Zoning Ordinance to allow emission control testing stations as a
conditional use permit.
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CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
ORDINANCE NO.
DIVISION 4. STANDARDS FOR BUSINESS, OFFICE, INSTITUTIONAL AND
INDUSTRIAL DISTRICTS.
Section 20 -293, Conditional Use Permit Standards, is amended '
by adding the following:
Emission Control Testing Stations - Authorized to undertake
emissions and /or safety monitoring required by the State of
Minnesota provided that:
a. the operation is under contract agreement with the i
State of Minnesota to provide these services;
b. no repairs are performed on the site; '
c. no gas or parts are sold on the site;
d. no outdoor storage of vehicles or related 1
materials;
e. no diesel testing to be allowed at the site; 1
f. state and federal air and noise standards shall be
complied with. If problems are found to exist, the 1
property owner shall be required to pay for any
testing deemed to be required by the City to
clarify the situation. An update on compliance
shall be provided by the applicant after 6 months
of operation.
g. all vehicle stacking shall be provided on -site in
designated lanes. Vehicle stacking in fire lanes,
parking areas and other drives shall be prohibited.
Section 20 -814. Conditional Uses in the IOP District is
amended by adding:
(15) Emission control testing stations. '
Section 20 -714, Conditional uses in the BH District is amended
by adding:
(9) Emission control testing stations.
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