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2022-06-07 P & Z Packet
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2022-06-07 P & Z Packet
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City of Centerville <br />Planning and Zoning Commission <br />April 5, 2022 <br />VII. NEW BUSINESS <br />1.Project Banjo <br />a.Concept Plan Review <br />Administrator Statz noted that an informal review of project Banjo allows the Planning & Zoning <br />commission an opportunity to discuss the project prior to it going through the formal submittal <br />process. City Planner Phil Carlson reviewed the planning memo as presented in the packet. Key <br />points are whether to process the project as a planned unit development (PUD) or as a straight <br />conditional use permit (CUP). The Zoning code table lists warehouse/distribution as a permitted <br />use. Conditional use permits are needed for the following: (1) truck terminal, (2) outdoor storage, <br />(3) height. With regard to the height requirement, Administrator Statz noted that anything above <br />35ft triggers a conditional use permit (the proposed height of the building is 44ft). The use is allowed <br />with the CUP, however conditions will be applied. <br />Administrator Statz reviewed the preliminary traffic study as presented in the packet. The <br />preliminary study looked at levels of service (LOS) during morning and evening peak hours, and <br />concluded that there will not be any intersection issues. The existing levels of service are between <br />A and B and the impact of new traffic would change the level of service to C and D, which is <br />considered “acceptable” per industry standards. Administrator Statz requested the traffic study be <br />st <br />revised to include calculations on additional inputs such as traffic north of 21 Avenue, and stacking <br />on Center Street. Administrator Statz noted that the study was based on vans leaving the facility <br />between 9:30am and 11:00am and returning between 7:30am and 9:00am. Discussion ensued about <br />st <br />adding a left turn lane on 21 (to increase accessibility to businesses in Lino Lakes), adding a three <br />st <br />lane design from Commerce Drive up to Main Street, and the future punch-through of 21 Avenue, <br />and associated traffic impacts on future development of the area. <br />Administrator Statz also reviewed the Sidewalk and Trail Map, showing where existing, proposed, <br />and future routes are; he suggested the board consider having a second east west connection over <br />st <br />21. <br />City Attorney Glaser noted there is a not section in the city code where an applicant can directly <br />apply for a PUD, but there is a section noting that if the Board thinks the project is best handed by <br />a PUD, they can ask the developer submit the project this way. Attorney Glaser also noted that <br />adopting a PUD provides the city greater flexibility, as well as an opportunity for the city and <br />developer to go back and forth on conditions. Attorney Glasser added that there are two controls in <br />the plan: there is an option for a CUP on certain elements of the project, and there is site plan review. <br />Attorney Glaser suggested that the Board require a PUD for Banjo. Discussion ensued about the <br />pros and cons of approving a PUD. Administrator Statz noted the downside of a PUD is that they <br />can be cumbersome administratively if there are several of them. With a PUD, the Zoning code and <br />performance code get thrown out the door and everything else is negotiable. For any changes to this <br />site, the PUD would need to be referenced, not the Zoning code. A PUD allows the city to follow <br />the intent of the ordinance, without following the letter of the law. <br />The applicant, Dan Mueller from Ryan Companies, provided a brief overview of project Banjo, <br />noting that Banjo is a Type-A industrial facility and an e-commerce company that delivers products <br />to residential homes by way of passenger vans. Mr. Mueller added that he would like to hear <br />feedback from the community on the proposal. The Board asked a few questions about the impact <br />Page 2 of 3 <br /> <br />
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