HomeMy WebLinkAbout2019-08-13 P & Z Packet
8/13/19
Planning
VI.1
Downtown Zoning Changes - Calling for a Public Hearing
Attached is a background memo, explaining the proposed changes to the Downtown Mixed Use zoning
districts, zoning map and Master Plan. Changes to the zoning code, require a public hearing. If the P&Z
Commission would still like to pursue these changes, then a public hearing should be held, to gain input from
the public, and to formalize the process for instituting them.
Minor publication/mailing costs.
Motion to call for a public hearing on the proposed changes to the M-1 and M-2 Districts and for the rezoning
of certain property from M-1 to M-2.
Staff memo, maps, etc.
733 Marquette Avenue, Suite 1000, Minneapolis, MN 55402
Memorandum
DATE: August 6, 2019
TO: Mark Statz, Centerville City Administrator
FROM: Phil Carlson, AICP, and Lauren Walburg, Stantec
RE: Downtown Zoning Changes
BACKGROUND
In light of the possible redevelopment of Block 7, the City has decided to revisit the relevant
zoning and Master Plan requirements to ensure that any potential development meets City
expectations. The City held a joint meeting of the EDA, Planning and Zoning Commission and City
Council on October 24, 2018 to discuss changes to the zoning map, zoning code and Master Plan.
The understanding at that meeting was that more formal action would be taken down the road to
formalize these changes. At this point, it is requested that the Planning and Zoning Commission
consider formal changes to the zoning code, zoning map and Master Plan as detailed in this
memo. A Public Hearing for these changes could be held at the September 3, 2019 Planning and
Zoning Commission meeting.
PLANNING ISSUES
Master Plan Updates
There are several changes that have been discussed to the Master Plan and Development
Guidelines for Downtown Centerville. This document is referred to directly in the zoning code and
provides development guidelines for downtown. Given past discussions with the Planning and
Zoning Commission, the following changes are proposed to the Master Plan document:
(1) In Section C. I. c. “District overview,” clarify Mixed Use Corridors as M-1 and Downtown
Neighborhood as M-2 to better correlate with the zoning code.
(2) In Section C. II. b. “Site Development Standards: Mixed Use Corridors,” include minimum
and maximum residential density standards to be consistent with the M-2 district. Stantec
would propose a minimum standard of 15 units per acre and a maximum of 40 units per
acre.
August 6, 2019
Mark Statz, Centerville
Page 2of 7
RE: Downtown Zoning Updates
(3) Tentative – In Section C. II. b Increase the “Maximum Building Height” to 4 stories. This is
dependent on whether the City fire equipment can accommodate buildings taller than 45
feet. The standard will be subject to individual review.
(4) In Section C. II. b. “Off Street Parking – Residential,” add a disclaimer that private and
secure parking for residences within the Mixed-Use Corridors will be fully enclosed in private
facilities, where feasible. Given the limitations with the water table experienced at Block 7,
there should be some flexibility for this requirement.
(5) In Section C. II. b “Streetscape: Mixed-Use Corridors,” include a qualifier stating: “The City
will be responsible for designing and building streetscaping, with the costs borne by
developers.”
(6) In the Section C. III. a. “Characteristics: Downtown Neighborhood,” the first bullet point
regarding parking will be updated to say, “all resident parking shall be enclosed in
underground or tuck under garages, where feasible.”
(7) In Section C. III. a “Characteristics: Downtown Neighborhood,” the fourth bullet point
regarding setbacks shall be updated to be more in line with current setback language
standards. The section will be updated as follows:
Setbacks from public streets should be consistent at 50 feet from street center line. All
buildings should be required to have some portion that extends to exactly 45 feet from the
street centerline. Buildings shall be set back no more than five (5) feet from the right-of-
way or roadway easement. All ground floor units oriented toward the street should have
stoops or porches. Ground floor stoops at the first floor should have a consistent setback of
exactly 8 feet.
(8) In Section C. III. a. “Parking Strategies: Downtown Neighborhood” will be updated
consistently with previous updates to say, “all resident parking must be enclosed in below
grade garages or garages that are internal to the sites, where feasible.
(9) In Section C. II. a. the photo below parking strategies showing a stormwater pond and
captioned “Storm Water Ponds can become a Residential Amenity” will be removed as it
is inconsistent with the content of this section.
(10) In Section C. III. b. “Minimum lot area,” will be updated to say “N/A” to be in line with the
zoning code which does not set a minimum lot area.
(11) In Section C. III. b. “Front Build-to lines” will be updated to say the following to be consistent
with other setback requirements in this section:
Primary building facades should be consistent at the built-to line. Build-to line shall be 20 ft.
behind the public ROW no more than 5 feet from the right-of-way or roadway easement.
August 6, 2019
Mark Statz, Centerville
Page 3of 7
RE: Downtown Zoning Updates
Ground floor stoops or porches may extend to 8 ft from the sidewalk. Setbacks from the
built-to line for courtyards or other recesses shall not comprise more than 40% of the
façade. All buildings must be built to the build-to lines at all street corners.
(12) In Section C. II. b. the “Minimum Residential Density” will be updated to 12 units per acre
and the “Maximum Residential Density” will be updated to 30 units per acre. These
densities are consistent with the zoning code.
(13)Tentative –In Section C. II. b Increasethe “Maximum Building Height”to 3stories. The
standard will be subject to individual review.
(14) In Section C. III. b. “Off Street Parking - Residential” will be updated consistently with
previous updates to say, “private and secure parking for residences within the Downtown
Neighborhood will be fully enclosed in private facilities, where feasible.
(15) In Section C. III. c. “Streetscape: Downtown Neighborhood,” include a qualifier stating:
“The City will be responsible for designing and building streetscaping, with the costs borne
by developers.”
(16) In Section C. IV. all text will be removed as it is redundant with the zoning code. The only
section that will remain is the first paragraph detailing the “Review and Approvals Process.”
Land Use Plan
The City’s Land Use Plan for 2030 (previous Plan) and 2040 (recently amended Plan) show
essentially the same areas guided for the Central Business District/Mixed Use. The exceptions are
the strip to the south of Main Street, and the area to the east of Centerville Lake that were both
rezoned from low density residential to CBD/MU (see map excepts below).
The map excerpts below illustrate the Land Use Plans from the 2030 Plan (left) and the recently
amended 2040 Plan (right). The area guided for CBD/Mixed Use was expanded to include areas
previously guided as low-density residential planning focus areas along Main Street and the lake.
August 6, 2019
Mark Statz, Centerville
Page 4of 7
RE: Downtown Zoning Updates
2030 Future Land Use Plan 2040 Future Land Use Plan
Proposed Zoning Map Changes
The purpose of the proposed changes is to decrease the size of the M-1 Mixed Use Corridor, and
to rezone the majority of the CBD to M-2 Downtown Neighborhood District. Part of the rationale for
this change is that the M-1 District requires retail on the first floor of every building, at a minimum.
The M-2 District on the other hand allows both retail and higher density residential on the first floor,
allowing for greater flexibility of uses in the CBD. Other changes to the zoning map include
rezoning the expanded school parking lot from mixed use neighborhood (M-2) to
public/institutional (P-1), and rezoning the church property from Single-Family Residential (R-2) to
Mixed Use neighborhood (M-2).
The proposed changes are shown below:
Current Zoning
August 6, 2019
Mark Statz, Centerville
Page 5of 7
RE: Downtown Zoning Updates
Proposed Zoning
Zoning Code Text Changes
A few changes are needed to the zoning code in order to maintain consistency with the Master
Plan and zoning map, as well as to remove unnecessary language and fix typographical errors.
These include the following changes which are summarized in part in the attached revised Table
156-A.1 in the Zoning Code, as well as in the attached draft ordinance:
(1) A typographical error will be fixed in Section 156.051 to reflect the correct term, Mixed Use
District (M-1).
(2) The Purpose statement of Sections 156.051(A) will be updated to clarify that the M-1 district
correlates to the “Mixed Use Corridors” designation in the Master Plan, and that the district
implements the Master Plan, and all subsequent revisions. This is important given the
proposed revisions to the Master Plan document.
(3) A statement will be added in Section 156.051 (B) permitted uses, which states “Retail uses
must occupy first floor of all buildings at a minimum.” This statement is consistent with the
requirements in the Master Plan.
(4) Unnecessary or redundant language will be removed from Section 156.051 (C) Special
requirements. Subpoints (1) and (5) regarding nonconforming uses and stormwater
management will be removed and the list will be renumbered accordingly
August 6, 2019
Mark Statz, Centerville
Page 6of 7
RE: Downtown Zoning Updates
(5) The Purpose statement of Sections 156.052(A) will be updated to clarify that the M-2 district
correlates to the “Downtown Neighborhood” designation in the Master Plan, and that the
district implements the Master Plan, and all subsequent revisions. This is important given the
proposed revisions to the Master Plan document.
(6) Permitted uses in the M-2 (Section 156.052 (B)), will be updated to remove the statement
limiting the percentage of ground level or office space in corner lot structures.
(7) Unnecessary or redundant language will be removed from Section 156.052 (C) Special
requirements. Subpoints (1) and (6) regarding nonconforming uses and stormwater
management will be removed and the list will be renumbered accordingly
(8) Table 156.A.1 District Allowed Uses will be updated to allow residential, specialized and
day care facilities only by PUD.
RECOMMENDATIONS
There are numerous individual changes being proposed, but there are three basic actions to be
taken:
1) Recommend approval of the draft ordinance making changes to the text of the M-1 and
M-2 districts. This action cannot be taken until after the public hearing is held.
2) Recommend approval of the rezoning of certain properties as illustrated in the map
excerpts in this memo.
3) Recommend approval of the changes to the text in the “Master Plan & Development
Guidelines for Downtown Centerville”
A public hearing is required to change zoning code text and to rezone properties. These will need
to be published and noticed in the City’s official newspaper, and surrounding property owners
within 350 feet will need to be notified at least 10 days in advance. Once a public hearing has
been held we offer the following recommendations:
1) We recommend that the Planning & Zoning Commission recommend approval of the
attached draft ordinance amending the text and table of uses for the M-1 and M-2
districts.
2) We recommend that the Planning & Zoning Commission recommend rezoning the
following properties, as illustrated in the map excerpts in this memo: (Need list of addresses
to be rezoned and PID’s
August 6, 2019
Mark Statz, Centerville
Page 7of 7
RE: Downtown Zoning Updates
3) We recommend that the Planning and Zoning Commission recommend approval of the
proposed changes to the “Master Plan & Development Guidelines for Downtown
Centerville”
OPTIONS
For each of the three actions and recommendations above the Planning and Zoning Commission
can:
1) Move to recommend approval and adopt Findings in support of the motion;
2) Move to recommend denial and adopt Findings in support of the motion; or
3) Move to continue the item(s) for further discussion or to gather additional information.
FINDINGS OF FACT
If the Planning and Zoning Commission recommends approval of the actions above, the following
Findings of Fact could be cited in support of those decisions.
(1) The City wants to maintain a mixed-use Central Business District with a balance of retail
and moderately dense residential housing. Given these priorities, updating the standards
for the mixed use and downtown neighborhood districts is reasonable and appropriate.
(2) With the updated standards to the M-1 and M-2 districts, it is necessary to rezone properties
to be consistent with guided land use. Updating the zoning map is therefore both
reasonable and appropriate.
(3) The Master Plan & Development Guidelines for Downtown Centerville is a document that
was adopted by the City Council in 2006. Over time, some of the language and standards
in the document have changed, and therefore it is reasonable and appropriate to update
the document.
(4) The Zoning Code directly references the Master Plan & Development Guidelines for
Downtown Centerville document, and therefore text changes to the zoning code are also
reasonable and appropriate.
THE CITY OF CENTERVILLE
ANOKA COUNTY, MINNESOTA
ORDINANCE NO. XX
AN ORDINANCE TO REVISE THE CITY’S ZONING CODE TO AMEND THE
TEXT AND TABLE OF DISTRICT ALLOWED USES FOR THE M-1 AND M-2
DISTRICTS
The City Council of the City of Centerville hereby ordains:
Section 1. That Section 156.051 of the Centerville Zoning Code shall be amended to correct
typographical errors to read as follows:
156.051 Mixed Use District (M-L) (M-1)
Section 2. That Section 156.051 (A) of the Centerville Zoning Code shall be amended to read
as follows:
(A) Purpose. It is intended that the M-1 district implement the “Master Plan and
Development Guidelines for Downtown Centerville,” adopted by the City Council on
January 11, 2006 (the “Redevelopment Plan”), and any subsequent revisions of said
document, and provide for the unique layout and character of a traditional central
business district with retail, professional office, accessory residential and other mixed
uses. The M-1 District correlates to the “Mixed Use Corridors” designation in the
Redevelopment Plan.
Section 3. That Section 156.051 (B) shall be amended to read as follows:
(B) Permitted uses. See Table 156-A.1.
(1) Retail uses must occupy first floor of all buildings at a minimum.
Section 4. That Section 156.051 (C) shall be amended to read as follows:
(C) Special Requirements. The following special requirements are intended to implement
the Redevelopment plan, which is incorporated herein by reference
(1) Existing uses that are not in conformance with this section may not be expanded,
but may continue as nonconforming uses. Additions to a nonconforming single-
family residential structure may be allowed, provided the square footage of the
main floor of the home is not increased by more than 33% from that which
existed on January 11, 2006. Also, accessory buildings or uncovered decks and
porches may be constructed in conjunction with nonconforming single-family
DRAFTPage 1 of 4
uses, provided they meet all of the conditions, including setbacks, as required in
the R-2 Single Family District. (Ord. 2d#36, amended 7/14/2010)
(1) In making decisions about land use compatibility and dimensional criteria for
uses and structures, the City shall have broad distraction to protect the public
health, safety and welfare; and to protect the integrity of the M-1 District and
surrounding residential neighborhoods. Redevelopment of any parcel shall be
accomplished by submitting application as a Planned Unit Development.
(2) Driveway access to any use shall not be permitted from Centerville Road or Main
Street but rather planned side streets and alleys must be used for such access.
(3) The architectural design and exterior building materials used in conjunction with
any new or expanded use or structure shall be consistent with any architectural
design or aesthetic control requirements established by the Redevelopment Plan.
The City will engage the services of a consultant architect to assist with the
review. The cost of such services may be charged to the applicant.
(5) Stormwater management will be accomplished through regional stormwater
facilities Construction of the stormwater facilities may be accomplished through
coordinated private improvements and public improvements, and maintenance of
the stormwater facilities may be accomplished through district-wide assessments
and user fees. Individual stormwater improvements that are not part of the
planned regional stormwater management facilities are not permitted in the M-2
District.
Section 5. That Section 156.052 (A) shall be amended to read as follows:
(A) Purpose. It is intended that the M-2 District implement the “Master Plan and
Development Guidelines for Downtown Centerville,” adopted by the City Council on
January 11, 2006 (“The Redevelopment Plan”), and any subsequent revisions of said
document, and provide for higher density residential uses and accessory retain retail
and office uses to complement the adjoining M-1 District and existing
neighborhoods. The M-2 District correlates to the “Downtown Neighborhood”
designation in the Redevelopment Plan.
Section 6. That Section 156.052 (B) shall be amended to read as follows:
(B) Permitted Uses. See Table 156-A-1
(1) Residential uses with a density between 12 and 30 units per acre.
(2) Ground level retail or offices up to 25% of a structure, provided that the use is on
a corner lot.
DRAFTPage 2 of 4
Section 7.That Section 156.052 (C) be amended to read as follows:
(C) Special Requirements. The following special requirements are intended to implement
the Redevelopment plan, which is incorporated herein by reference
(1) Existing uses that are not in conformance with this section may not be expanded,
but may continue as nonconforming uses. Additions to a nonconforming single-
family residential structure may be allowed, provided the square footage of the
main floor of the home is not increased by more than 33% from that which
existed on January 11, 2006. Also, accessory buildings or uncovered decks and
porches may be constructed in conjunction with nonconforming single-family
uses, provided they meet all of the conditions, including setbacks, as required in
the R-2 SingleFamily District.
(1) In making decisions about land use compatibility and dimensional criteria for
uses and structures, the City shall have broad distraction to protect the public
health, safety and welfare; and to protect the integrity of the M-2 District,
adjacent M-1 District and surrounding residential neighborhoods. Redevelopment
of any parcel shall be accomplished by submitting application as a Planned Unit
Development.
(2) Driveway access to any use shall not be permitted from Centerville Road or Main
Street but rather planned side streets and alleys must be used for such access.
(3) The Redevelopment Plan established a shared parking plan. Applicants for
permits shall indicate how they will conform to the parking plan, including
potential dedication of property for shared parking or public parking lots. The
city shall have broad discretion in determining whether to accept ownership and
maintenance of shared parking facilities. Maintenance of public parking or other
public facilities may be accomplished through creation of Downtown Service
District and may include maintenance assessments or user fees.
(4) The architectural design and exterior building materials used in conjunction with
any new or expanded use or structure shall be consistent with any architectural
design or aesthetic control requirements established by the Redevelopment Plan.
The City will engage the services of a consultant architect to assist with the
review. The cost of such services may be charged to the applicant.
(6) Stormwater management will be accomplished through regional stormwater
facilities Construction of the stormwater facilities may be accomplished through
coordinated private improvements and public improvements, and maintenance of
the stormwater facilities may be accomplished through district-wide assessments
and user fees. Individual stormwater improvements that are not part of the
planned regional stormwater management facilities are not permitted in the M-1
District.
DRAFTPage 3 of 4
Section 8.That Table 156.A.1 District Allowed Uses, in Appendix A of the Centerville Zoning
Code shall be amended as follows:
i. Under Group Living, PUD shall replace the existing P for all the uses below,
indicating that the use is allowed by PUD, instead of a Permitted Use in the M-1
and M-2 Districts
a. Residential Care for six or Fewer Persons (Except Juvenile Sex Offender
Treatment)
b. Family Day Care serving twelve or fewer persons
c. Group Family Day Care serving 14 or fewer persons
ii. Under Group Living, PUD shall replace the existing C for all the uses below,
indicating that the use is allowed by PUD, instead of a Conditional Use in the
M-1 and M-2 Districts
a. Licensed day care serving seventeen or more persons
b. Specialized Care Facility
iii. Under Commercial uses, PUD shall replace the existing C for all the uses below,
indicating that the use is allowed by PUD, instead of a Conditional Use in the
M-1 and M-2 Districts
a. Day care facility
Section 9. Effective Date. This ordinance takes effect upon its adoption and publication.
ADOPTED by the City Council of the City of Centerville, Minnesota, this X day of XX, 2019.
________________________
Jeff Paar, Mayor
ATTEST:
Teresa Bender, City Clerk Dated
DRAFTPage 4 of 4
8/13/19
Planning
VII.1
Concept Plan Review - Residential Subdivision - 7241 Main Street
Attached is background information, including a letter from Anoka County regarding access to Main Street, on
a potential subdivision along the east shore of Centerville Lake. There are two options sketched, subdivding the
property at 7241 Main Street into 2 and 3 lots, respectively. The 2 lot option would not require any special
zoning. The 3 lot option may be examined as a PUD, keeping the 15,000 sf minimum lot size, 75-foot setback
from the lake, and all other setbacks of the underlying R-2 district, while relaxing the standards for lot width
down to the R-2A standards (100' to 80').
N/A
No formal action required. Concept plan for informal review only.
county letter, maps, etc.
8/13/19
Planning
VII.2
Concept Plan Review - Warehouse at 7082 Centerville Road (Southern Rail)
Attached is a concept sketch for a new warehouse/garage at 7082 Centerville Road (Southern Rail). The
proposed structure would replace an existing garage, which is in disrepair. Current city code does not allow
accessory structures in the M-1 district. The property owners would have a right to repair or completely rebuild
a structure on the same footprint as the existing structure, but may not expand the footprint. Staff has informed
the property owners of these restrictions, but thought it would be beneficial to have a discussion regarding the
prohibition of accessory structures in Mixed Use districts, especially as they relate to existing structures.
N/A
No formal action required. Concept plan for informal review only.
concept sketch
Phil Carlson
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8/13/19
Planning
VII.3
Appeal of Zoning Administrator's Decision - 7129 20th Ave. - Witzel Companies - Lighting Nuisance
Attached is a letter outlining the nature and history of a complaint received by city hall regarding some new
lighting fixtures installed on the exterior of a building at 7129 20th Ave.
Also attached is the property owner's request for an appeal of the zoning administrator's enforcement notice.
The property owner has been invited to attend the meeting to explain his concern with the request for
abatement.
A map of the area is also attached, showing the location of the building and exterior lights (red ovals on red
boxed building). The complaint originated from a home on Brian Way.
N/A
Motion to uphold the decision of the zoning administrator and require abatement of the nuisance.
letters, sketch of property