2022-05-25 CC Packet - Laserfiche WebLink

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May 25, 2022 Centerville City Council Page 4 of 18 RE: Banjo Distribution Center, PUD, Preliminary & Final Plat Outside Storage Since the above truck terminal use is by CUP, parking of trucks and trailers also becomes an issue as “outside storage”. In 156.040(M), storage is regulated in the I-1 district (underline added): (M) Storage. For the purpose of this zoning district, car, vans and pickup trucks parked outside and used by employees and/or visitors in the normal course of the business operation will not be construed to be outdoor storage. Further, outside parked trucks and semi-trailers used in the normal business commerce will not be construed to be outdoor storage: (1) Provided that the total number of trucks and semi-trailers does not exceed the number of docks and/or bay doors; and (2) This use is not construed as an operation listed as a conditional use in any industrial zone. The proposed number of trailer parking spaces is less than the number of docks. Trucks and semi- trailers are part of a conditional use and therefore count as outside storage. It is implied that this outside storage of trucks and semi-trailers would be reviewed with a CUP. In Section 156.144 (M)(2), outside storage is also addressed, noting that “equipment . . . necessary to an approved business operation in a commercial or industrial district” is prohibited “except as specifically provided for in this chapter.” This outside storage “must be completely screened from adjacent properties and rights-of-way”. Together with the provisions in 156.040(M)(2), storing trucks and semi-trailers for the truck terminal use must be completely screened and reviewed as a CUP. Height Structures over 35 feet in height are only allowed by CUP, per Section 156.121(A). The proposed building would be 44 feet in height, so a CUP for that feature is needed as well. PROCESS The applicants originally applied only for a conditional use permit, site plan review, and preliminary and final plat. The truck terminal, outside storage and building height all need CUPs. The Planning & Zoning Commission chose 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. The Commission believed, and staff agrees, that the issues associated with this use and this site are best addressed with a PUD.