2022-04-05 P & Z Packet - Laserfiche WebLink

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April 5, 2022 Centerville Planning & Zoning Commission Page 5 of 9 RE: Banjo Distribution Center, Preliminary Review – CUP, Site Plan, Plat PROCESS The applicants have applied for a conditional use permit, site plan review, and preliminary and final plat. The CUP is for a truck terminal, but the outside storage and building height also need CUPs. These issues could all be bundled in one conditional use permit, as long as each issue is discussed and conditioned separately once formal review is considered. The Planning & Zoning Commission also has the option of requiring a planned unit development (PUD) for the project as well, under Section 156.222: The Planning & Zoning Commission may require that any development be submitted as a PUD when in their opinion the proposed development could be best handled as a PUD. The key difference is that a CUP follows specific procedures and criteria outlined in the code and the project must still meet other standards, such as setbacks. A PUD may take into account other factors on and off the site and can vary from the strict standards in the code (without a formal variance) if there are benefits to the City or future users of the site. There are a number of issues associated with this use and this site which may be best addressed with a PUD. There are therefore two paths this project could take: 1)Straight CUP – process the truck terminal, outside storage, and building height under the zoning code standards for each use and place conditions on the project as appropriate. Since the outside storage and building height issues were not specifically applied for previously, the CUP application needs to be amended to include those. A new 60-day deadline would start with the amended CUP application. 2)PUD – process the entire project as a planned unit development (which is itself a CUP), but all issues can be negotiated within the approval. The PUD process gives the City more flexibility with respect to zoning and site plan standards, and looks for public benefits to be gained over the straight zoning process. A new 60-day deadline would start with the PUD application. 3)Within either process, the site plan and preliminary plat would need to be reviewed and approved. SITE ISSUES Loading Facilities/Screening The Zoning Code has standards for location of loading facilities in the Industrial District in 156.040(L): Loading facilities shall be on the side of rear yards. When adjacent to and/or visible from any public street, the facilities must be adequately screened.