2022-04-05 P & Z Minutes - Approved

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