HomeMy WebLinkAbout2021-02-02 P & Z Packet
CITY OF CENTERVILLE
PLANNING AND ZONING COMMISSION
MEETING AGENDA
Tuesday, February 2, 2021
6:30 p.m.
Meeting held via Zoom Videoconferencing:
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I. CALL TO ORDER
1. Oath of Office
a. David Kubat
b. Les Kuiper
2. Roll Call
II. PLEDGE OF ALLEGIANCE
III. APPROVAL OF AGENDA
IV. PUBLIC HEARINGS (6:30 PM or shortly thereafter)
1. None
V. AWARDS, PRESENTATIONS, APPEARANCES
1. Block 7 Concept Plans
a. Centra Homes
b. Ebert Construction
VI. OLD BUSINESS
1. Block 7 Recommendation
VII. NEW BUSINESS
1. None
VIII.APPROVAL OF MINUTES
1. September 1, 2020 Planning & Zoning Commission Meeting Minutes
2. October 20, 2020 Planning & Zoning Commission Meeting Minutes
3.
IX. ANNOUNCEMENTS/UPDATES
1. Council Member Liaison
2.
X. ADJOURNMENT
INFORMATION
None
REMINDERS
All meetings held via Zoom Video Conference
www.centervillemn.com
Planning & Zoning Commissi
STATE OF MINNESOTA
COUNTY OF
ANOKA
I, , solemnly swear that I will support the Constitution
of the United States and of the State of Minnesota and faithfully
discharge the duties of the office of Commission Member of the
Planning & Zoning Commission of the City of Centerville in the
County of Anoka, State of Minnesota, to the best of my judgment
and ability.
Subscribed and sworn before me this 2nd day of February, 2021.
___________________________________
___________________________________
City Administrator, Mark Statz
STATE OF MINNESOTA
COUNTY OF
ANOKA
I, Les Kuiper , solemnly swear that I will support the Constitution of
the United States and of the State of Minnesota and faithfully
discharge the duties of the office of Commission Member of the
Planning & Zoning Commission of the City of Centerville in the
County of Anoka, State of Minnesota, to the best of my judgment
and ability.
Subscribed and sworn before me this 2nd day of February, 2021.
___________________________________
Les Kuiper
___________________________________
City Administrator, Mark Statz
CITY OF CENTERVILLEREQUEST
FOR ACTION
Agenda Item # Department: RequestedMeetingDate:
February 2, 2021
Planning and Zoning
V.1
TITLE OF ISSUE:
Recommendation of Block 7 Developer
BACKGROUND AND SUPPLEMENTAL INFORMATION:
After hearing from each developer and discussing the merits of each proposal, the Commission should make a
recommendation to the City Council as to which developer offer the best opportunity for the city to further its
overall goals.
COST AND SOURCE(S) OF FUNDING:
N/A
REQUESTED ACTION:
Motion to recommend that the city council further engage in negotiations with ________________ towards the
purchase and development of the city-owned property referred to as Block 7.
SUPPORTED DOCUMENTS ATTACHED
Motion By: ____________________________________
Resolution Ordinance Contract Minutes Plan Map
Second By: ____________________________________
Vote Record: Aye Nay
_____ _____
Proposals
Other (specify) ____________
_____ _____
_____ _____
_______________________________________________________________
_____ _____
_____ ____________________________________________________________________
_____
_____
_____
_____
Refer to: _________________________________
Tabled Until: ______________________________
Consent
Other: ___________________________________
Regular
January 29, 2021
Planning and Zoning Commission
1880 Main Street
Centerville, MN 55038
Dear Chair and Commissioners:
Since, at least, the late 1990s, the city has been planning for the redevelopment of
Downtown Centerville. Several iterations of
consistently shown the downtown as a high-density and mixed-use district. In 2005, a
committee was formed and a formal downtown redevelopment plan was developed and
adopted by the City Council after an extensive public engagement process and input from
design professionals.
In the years since this plan was created, the city has taken a number of steps to ready the
downtown for redevelopment including the construction of a stormwater reclamation
system, eliminating the need for stormwater ponds in the downtown, streetscaping Main
Street with lights, trees and other decorative elements, acquiring remnant parcels from the
County and purchasing blighted homes on Block 7.
To date, there have not been any redevelopment projects completed in the downtown.
Approximately one year ago, the city was approached by two developers, each looking to
construct a 50+ unit apartment building on the Block 7 site. The c
Council reviewed those proposals and chose to pursue a development agreement with
Trident Development. After several months of negotiation, an impasse was reached as
the City Council elected not accept the devel
Financing (TIF) to help fund the project.
parties looking to develop the property. Each prospective developer has had different
ideas on how best to utilize the site. In an effort to best compare these proposals, staff
sent out a Request for Proposals (RFP) to all those who had recently expressed interest in
the property. Those firms receiving an RFP, included:
High Point Land
MWF Properties
Trident Development
Apollo Development
Centra Homes
Ebert Construction
The city received proposals from Centra Homes and Ebert Construction. Those
proposals are attached to this letter. Representatives from each firm will be on hand at
the Planning and Zoning Commbruary 2, 2021 (6:30 PM),
held via Zoom videoconference. Each respondent will be given an opportunity to present
their development proposal and stand for questions from the commission.
Staff Report
Both proposals appear to meet the zoning code and the overall intent of the Downtown
Master Plan. The Centra Homes proposal offers a larger financial commitment from the
developer, up-front, while the Ebert Construction proposal may offer a larger tax base
and higher density to drive retail interest in the downtown. Each proposal has identified
their ability to meet the obligations associated with the Community Development Block
Grant Funding used by the city to purchase portions of the land. Neither proposal is
seeking Tax Increment Financing.
The Planning and Zoning Commission should discuss the merits of each proposal and
make a recommendation to the City Council as to which developer may represent the best
opportunity for the city to forward its overall goals. The intent is for the City Council to
then choose a developer to engage with in further negotiations on a purchase agreement
Sincerely,
Mark R. Statz, PE
City Administrator/City Engineer
Attachments: RFP
Downtown Master Plan
Proposals
Cc: Centra Homes
Ebert Constrcution
Memorandum
Date: January 7, 2021
To: Prospective Developers
ity Administrator/Engineer
The city of Centerville is seeking proposals for the redevelopment of city-owned property
e proposals from several interested parties,
we are asking for information as detailed below.
Property Information
The city owns the eastern two-thirds of the block, or so, encompassing approximately 1.6
acres. Two existing homes on the west end of the block are not owned by the city and
not part of this proposal request. However, if the developer wished to approach these
homeowners and was able to negotiate a purchase, the city would consider the inclusion
of that property as part of the proposal. The site is served with municipal sewer and
water that run through the middle of the bl
requirements are accommodated at an offsite facility, allowing the entire parcel to be
developed at 85% impervious surface, without on-site treatment. A trunk storm sewer
pipe can be accessed at the southeast corner of the development. The trail running
through the property must be preserved or relocated on the property. It is part of a
regional trail that goes around Centerville Lake. A certificate of survey for the property
is available in pdf and AutoCAD formats. Soil borings and water table measurements are
available upon request.
The property is zoned M-2 (Mixed Use Neighborhood). This zoning district has a
minimum density of 12 units/acre, with a maximum of 30 units/acre. Retail space on the
first floor of a mixed-use building would be allowed, but is not required. The assembled
parcels are to be sold as one and replatted as part of the redevelopment project.
Development Restrictions
The city purchased these parcels, in part, with Community Development Block Grant
(CDBG) funds, with a stated purpose of providing affordable housing. Therefore, the
proposed development will need to include an
mean that between 1 and 3 units need to be rented or sold to people making less than 50%
of the Area-wide Median Income (50% AMI) or less. It is anticipated that this may be
accomplished through covenants recorded against the property. If the proposer wishes to
eliminate this restriction, the CDBG funds would need to be repaid at a cost of $400,000.
Proposal Contents
Proposals should include a concept sketch which depicts the building(s) layout on the
site, parking and other site amenities. It should also include an elevation view of the
building(s) or pictures of buildings with similar architecture. In addition to a concept
sketch, proposals should have a narrative which explains the functionality of the
development, discussing things like target demographics, unit price points, unit sizes,
whether the units are for purchase or rent and how the affordability piece will be
addressed. Additionally, the narrative should discuss how the development meets the
Finally, proposers will need to fill in the attached outline of financial commitment. The
purpose of the financial commitment spreadsheet is to summarize the overall cost
implications to both developer and city. Proposers should fill in only the yellow
highlighted boxes with the percentage of each item they are prepared to make part of
their commitment. The spreadsheet will automatically allocate the remaining costs to the
city.
There is also a spot at the bottom of the spreadsheet to indicate a desire to request Tax
Increment Financing (TIF). It should be noted that the city has recently rejected TIF
proposals for the development of this block.
Proposals will be due on January 26, 2021 at 4:00 PM. They may be emailed to Mark
Statz, City Administrator/Engineer at mstatz@centervillemn.com . Proposals will be
kept confidential until they are made public by the issuance of the Agenda Packet on
Friday January 29, 2021.
Each developer may make a presentation to a joint meeting of the Planning and Zoning
Commission, City Council and Economic Development Commission on February 2, 2021
at 6:30 PM, via Zoom. If the proposing party wishes to utilize PowerPoint or other
presentation materials not included with the proposal submittal, those can be emailed to
Mark (see above) at any time prior to the meeting. Those submissions will be kept
confidential until the time of the meeting.
The city intends to evaluate all proposals and presentations for overall value. This means
be chosen as the winning proposal. The city
reserves the right to reject all proposals, negotiate with any party, or accept further
proposals. Proposals will not be binding, but will formulate the basis for further
negotiation, leading to a Memorandum of Understanding (MOU), purchase agreement for
her such agreement. If, during those
negotiations, the city feels that the terms laid out in the proposal are not being adhered to,
they may choose to end negotiations and begin with another party.
All questions regarding this RFP should be directed to Mark Statz at 651-775-5126.
Master Plan &
Development Guidelines
for
Downtown Centerville
Prepared for
The Centerville Downtown
Redevelopment Task Force
Prepared By
Damon Farber Associates
Benshoof & Associates
KKE Architects, Inc.
Adopted by City Council January 11, 2006
Revised by City Council - 2020
Downtown Centerville
Master Plan & Development Guidelines
Table of Contents
A.
B. Systems Gui
C. .................................................... 19
January 4, 2006 Page 1 of 30
Downtown Centerville
Master Plan & Development Guidelines
Downtown Redevelopment Task Force Members:
Kevin Amundsen Rick Terway
Bill Bisek Mike Thinesen
Jenny Dosch Tom Wood
Jennifer Klennert
Mayor Mary Capra
Tom Lee
John Meyer, City Financial Dir.
D. Love Mark Dallas Larson, City Administrator
Pangell
Consultant Team:
Damon Farber Associates Benshoof & Associates KKE Architects, Inc.
923 Nicollet Mall, Suite 200 10417 Excelsior Blvd, Suite 2 300 First Avenue N.
Mpls, MN 55402 Hopkins, MN 55343 Mpls, MN 55401
web: www.damonfarber.com web: www.benshoof.com web: www.kke.com
ph: 612.332.7522 ph: 952.238.1667 ph: 612.332.4200
We would like to thank the Downtown Redevelopment Task Force, the many
concerned citizens, business owners, City Staff, County Staff and local
politicians who contributed their time and ideas to the Master Plan. It is the
dedication and hard work of such individuals that make Centerville a thriving
community today and will provide vision for its future.
January 4, 2006 Page 2 of 30
Downtown Centerville
Master Plan & Development Guidelines
A. INTRODUCTION
A. I. Intent of the Master Plan &
Development Guidelines
The Downtown Area Master Plan &
Development Guidelines propose
recommendations that will reinforce and
guide public/private investment in a manner
that will strengthen the viability of the area
and recommend Downtown Centerville as a
community destination of the highest quality.
The Master Plan is intended to guide the form
and character of development within
downtown for the next twenty years.
In the summer of 2005, Damon Farber
Traditional Mixed-Use Downtown
Associates was commissioned by the City of
Centerville to lead a community task force to
Mixed-Use neighborhood and downtown
prepare a master plan, a set of design
area.
guidelines and zoning amendments. The
purpose of the Master Plan & Development
A framework of transportation
Guidelines is to establish an appropriate
improvements needed to support the
framework for future redevelopment of
redevelopment of the area and to create
downtown as a vibrant Mixed-Use
appropriate levels of parking as well as
destination, to incorporate:
vehicular, bicycle and pedestrian access to
the downtown.
A set of design standards to guide the
architectural quality of new development
within the downtown area.
While subject to the following regulations
and guidelines, the plan layout shall be
flexible to respond to physical site
desires and a changing market.
The market analysis performed by the
McCombs Group in the fall of 2005 helped to
Looking South on Centerville Road at Main Street
define the overall quantity of retail,
commercial and residential that could occur
An overall vision for redevelopment
within the next twenty years.
of the area, including the pattern, form and
character of new development and open
The market analysis projects that the City of
space in the interest of creating a cohesive
Centerville will be able to sustain a total of
230,700 square feet of merchandise and
January 4, 2006 Page 3 of 30
Downtown Centerville
Master Plan & Development Guidelines
A Master Plan Concept and Development
services including but not limited to
Guidelines would allow for this kind of
restaurants, specialty stores, clothing
creative flexibility. The Guidelines set
retailers, coffee shops,
standards for urban design relationships that
insurance offices, bank, daycare and
ensure the scale and character of
personal services. The Market Analysis also
redevelopment that the community expects,
predicts that the City of Centerville will be
while still allowing the developer to arrive at
well served by the addition of approximately
creative solutions that meet their financial
450 additional higher density residential units.
requirements and the needs of the end users.
The uses and square footages shown on the
Master Plan are based on this analysis with
consideration of the appropriate uses to occur
within the downtown area and transitions into
the surrounding neighborhoods.
The Master plan directs the design of the
street and open space network and
provides flexibility with the individual block
layout and dispersion of housing types to
meet City statutes, regulations and
guidelines within.
A.II Master Plan
Improved Pedestrian Environment
A number of goals emerged during the initial
meetings with downtown land owners, the
The intent of the Downtown Master Plan is
general public, the Downtown Task Force and
to provide a comfortable, safe, Mixed-Use
through the analysis of existing conditions and
community with emphasis on pedestrian
upon review of the Market Analysis conducted
oriented streetscapes, diverse housing
by the McCombs Group.
options, adequate open space and quality
architecture.
The goals were developed with an eye
towards providing the development
More specifically, the Guidelines are
community with a clear and concise
intended to:
understanding of the co
the downtown. The vision includes the desire
Ensure the compatible integration of
to incorporate the History of Centerville into
retail, office and residential uses.
the redevelopment.
Maintain a scale and form of
A system was needed to set standards for the
development that emphasizes sensitivity to
overall project but also to allow enough
the pedestrian environment and existing
flexibility for developers to tailor their
neighborhoods nearby.
individual projects within the downtown area
towards the needs of the end users.
Ensure the compatible integration of a
variety of housing types, including
townhouses, medium density and high
density residential.
January 4, 2006 Page 4 of 30
Downtown Centerville
Master Plan & Development Guidelines
appropriate design standards. A range of
housing types will be available in
Minimize the impact of automobiles into
downtown, each meeting high design
the setting through strategies such a shared
standards. Centerville will meet the
challenge of managing growth while
different peak-hour parking demands can
enhancing the historic small town flavor,
share parking facilities.
safety and strong sense of community
Improve access to and from County
State Aid Highways 14 and 21.
- Task Force Vision Statement
History of Centerville
through: an integrated street network,
Centerville has a rich French-Canadian
provision of options for traffic flow, the
history with the first white settlers arriving to
design of streets with adequate width, and
the provision of on-street parking.
coming to the area for the abundant wildlife.
Prior to the white settlers moving into the area
Provide for public open space that uses
the Dakota Indians lived here in the 1600s
storm water treatment ponds as a visual and
and 1700s. At that time, this area was
recreational amenity to the project.
covered with dense woodlands and many
square miles of marshes, lakes, and
Ensure the compatibility of buildings with
waterways. The Dakotas abandoned their
respect to the specific character of their
settlement in the late 1700's, but returned
immediate context within each district.
annually to harvest wild rice.
Encourage active ground floor uses, such
Soon after, families from Canada arrived and
as restaurants, shops and services, to
settled here because it reminded them of
animate the street within the Mixed-Use
their former homeland. Several descendants
Corridors portion of the area.
of these original settlers still live in
Centerville.
Develop a better connection between
downtown and Centerville Lake
The city was officially established on August
11, 1857, when Minnesota was still a territory.
The task force developed a vision statement
At that time Centerville was known as
for the entire project that will guide the
Centerville Township and encompassed the
development of the plan and aid in the
current City of Centerville and the City of Lino
evaluation of development proposals.
Lakes. The downtown area of Centerville was
originally known as the French Section.
German immigrants settled farther to the west
town and will be a safe community where
in what is now part of the City of Lino Lakes.
people know their neighbors. The historic
The pioneers cleared the land for farming and
fabric of the downtown and the
agriculture soon followed. Residents formed
surrounding neighborhood provide a
the Church of St. Genevieve of Paris.
strong sense of place and pride for
The Downtown Redevelopment Task Force
residents. Residents will be able to walk to
wanted to build off of C
downtown through a well-connected trail
an emphasis on our uniqueness of having the
downtown still standing, but all of
will offer a mix of uses, with the small town
character preserved by
January 4, 2006 Page 5 of 30
Downtown Centerville
Master Plan & Development Guidelines
A. III Purpose. What are Development
the building have been greatly modified and
Guidelines?
no long meet the criteria for registration as a
The primary purpose of Development
National Historic site. With this knowledge the
Guidelines is to set basic parameters,
Downtown Redevelopment Task Force felt the
describe preferences and design intent.
necessity to build off our heritage in the
These guidelines serve as a framework within
redesign plans for the downtown area.
which creative design can occur.
Development Guidelines are established to
You will see the French-Canadian reflection
ensure that public and private development
in the design plan with great detail given to
projects implement the Goals, Objectives,
iron work and building design reflective of turn
Policies and Character envisioned by the
of the century Canadian architecture.
community. The Guidelines provide a
framework to:
Enhance the quality of the built
environment;
Achieve quality contextual design
Achieve design that implements the vision
of each district in which the property is
located, thereby promoting an identity for the
downtown;
Encourage a diversity of architectural
styles that incorporate historic architectural
Quality Residential Architecture
elements and materials previously used
downtown;
Districts
The project area is broken into two unique
Provide design flexibility instead of
districts that relate directly to each other.
aesthetic control;
The Mixed-Use Corridors and the
Downtown Neighborhood district form the
Create a unique pedestrian-oriented
primary development opportunities within
environment; and;
the area.
Provide investor and property owner
The Mixed-Use Corridors will provide primarily
confidence through design continuity.
retail uses on the first floor with housing or
office uses above. It will become a pedestrian
The Development Guidelines encompass the
friendly town center and community
above goals through standards for new
destination.
construction that regulate site design,
building placement and building design.
The Downtown Neighborhood will provide a
range of medium to high density housing
Lastly, the Guidelines establish standards for
styles and choices for everyone from empty
seven important systems. The Guidelines
nesters to young professionals.
include an explanation of the general and
specific design principles promoted by each
aspect of the guidelines,
January 4, 2006 Page 6 of 30
Downtown Centerville
Master Plan & Development Guidelines
Transportation Systems Storm Water
as well as a variety of images describing
Systems
appropriate design solutions to implement
Utilities
Mix of Uses
those principles. This approach values
Parking Strategy
creativity and allows for numerous design
solutions for any particular project. The City
The Second document, Standards for Private
Administrator and Planning and Zoning
Development is intended to provide guidance
Commission are responsible for the
to the private developers as they take
administration of the Development Guidelines.
responsibility for individual components within
Projects in the Downtown Area must comply
the Master Plan. It will help assure that the
with the Development Guidelines, as well as
private development that takes place in the
the provisions of the City Code and
compliance will be determined during the site
objectives for the area.
plan review process.
The Standards for Private Development deal
with the two individual districts within the
Master Plan and the individual buildings
within those districts.
Well Detailed Buildings
A. IV Application
The format and content of these guidelines
are specifically tailored for use as a
reference workbook. They are organized into
two separate documents that are intended to
be used by two different audiences, the
Systems Guidelines and the Standards for
Private Development.
The first document, Systems Guidelines
provides design guidance for all elements of
the public infrastructure. It outlines issues and
provides design standards that apply to the
entire Downtown Area. It is intended as an
attachment to the Master Plan Document itself.
The Systems Guidelines describe the seven
distinct items of the overall infrastructure
framework:
Context
Improved Public Infrastructure
Open Space
January 4, 2006 Page 7 of 30
Downtown Centerville
Master Plan & Development Guidelines
Downtown Centerville Master Plan
January 4, 2006 Page 8 of 30
Downtown Centerville
Master Plan & Development Guidelines
standalone district within the City; instead it
B. Systems Guidelines
will be a part of, and connect with, a variety of
local, city-wide and regional systems.
Systems Guidelines describe the elements
Each development project, whether a single
of the public infrastructure. The System
building, one lot, or a series of blocks, must
Guidelines outline issues and provides
provide reasonable links to these systems as
guidance for standards that apply to the entire
a primary design objective.
Downtown Area. It is intended as an
attachment to the Master Plan Document
Guideline Recommendations
itself. The Systems Guidelines will deal with
To ensure that the Downtown Area takes
the seven distinct items of the overall
full advantage of local and regional
infrastructure framework:
systems, development should:
Context
Provide safe, easily recognized
Open Space
connections to city and regional trail
Transportation Systems
systems;
Storm Water Systems
Utilities
Support increased use of transit services
Mix of Uses Parking
by maintenance of existing service to St.
Strategy
Paul and strengthen service to Minneapolis
for residents;
These seven items represent the overall
organizing elements that give shape and
Tie into, and improve, the utility network;
form to the public elements of the Master
Plan. Presumably, they will be adopted by
Integrate with and complement the
the City as part of the Master Plan, will
existing (and future) street framework;
become part of City policy and will be
implemented by the City or with City
Become an integral part of the city and
participation before or concurrently with the
county drainage/storm water management
work of private developers. The Systems
plan;
Guidelines will create the framework within
which the private parcels are allowed to be
Parks and open space will be easily
developed. They will prescribe Development
accessible to all Downtown Area residents,
Standards for all above ground, visible
visitors, people who work here and also for
elements of the public infrastructure
the citizens of Centerville and the
including street and roadway design,
surrounding area.
streetscape and landscape design,
pedestrian spaces, connectivity between
B. II. Open Space
private and public spaces, parking strategies
The overall design framework of the
and policy, etc. Systems Guidelines will
Downtown Area is based on links to LaMotte
prescribe everything in the public realm from
Park, trails, new open space downtown and
curb sections and paving materials to street
regional open space. The City of Centerville
lights, park benches, waste receptacles and
will take the lead role in local parks
tree species.
programming, design review, construction
sequencing, implementation and ultimately
B. I. Context
maintenance and operation of key public
Although unique to Centerville, the
spaces within this framework. The goal is to
Downtown Area is not intended to be a
link existing parks and trails
January 4, 2006 Page 9 of 30
Downtown Centerville
Master Plan & Development Guidelines
defined in regional park plans with the trails
occurs on residential streets and a minimum
within the Downtown Area.
Encourage private development (block by
block) to share in the responsibility to
provide inviting, innovative and useable
green space as integral parts of each
development project;
church on the future of their land on
Centerville Lake and insure that public access
to the lake can be accommodated at some
point in the future;
Trails Provide Access to Downtown
Integrate storm water management
Of equal importance is the contribution from
components (meeting water quality and
each block and each development project to
quantity requirements) within both
this open space network, adding a variety of
public/private parks and open space
private, semi-private, and perhaps some
improvements. Together, the system of
additional public space throughout the
public and semi-public green space will
Downtown Area. Private development will
result in a welcoming public realm
share the responsibility to provide inviting,
throughout the revitalized downtown.
innovative and useable green space as
integral parts of individual parcel site design.
Guideline Recommendations
The Centerville Downtown Area will have new
open space that did not previously exist in the
City. Toward that end, Open Space guidelines
encourage the following:
Work with the City to create an integrated,
comprehensive open space system that links
with existing city and regional trails and open
space. Reroute the proposed regional trail
from CSAH 14 to Heritage Street, thus
providing a safer and more appealing
connection around downtown. Regional trail
connection will be maintained along CSAH 14
until parcels to the south are assembled for
Improved Access to Centerville Lake
development and will accommodate the
revised trail alignment shown on the master
B. III. Transportation Systems
plan;
The system of streets and public rights-of-
way are the primary way people will
experience downtown. It is critical that the
January 4, 2006 Page 10 of 30
Downtown Centerville
Master Plan & Development Guidelines
and by eliminating mid-block access to
character and arrangement reinforce the
parking areas. Instead, the parking areas
higher standard of development proposed
would gain access from Sorel Street or
and improves the overall legibility of the
Progress Road. This allows for increased on-
system from what exists today. The
street parking and a safer pedestrian
following paragraphs provide the intended
environment. Additional amenities like
decorative street lighting, shade trees,
roadway system from a set of narrow
benches, planters and hanging baskets will
roadways that lack a unique sense of
begin to create a unique sense of place
character to an understandable system of
downtown. With these recommended
roads with high quality pedestrian space
enhancements, CSAH 14 will become a
and an image that reflects the higher
quality first impression to downtown
standard of development desired for
Centerville, will accommodate future traffic
downtown.
needs and become an amenity for business
owners within the downtown area.
County Road 21 Improvements Although
the County has no current plans for CSAH
21 (Centerville Road) aside from
improvements to the block south of CSAH
14) the Development Guidelines recommend
a desired street section for Centerville Road
that improves the pedestrian environment,
introduces on- street parking and continues
the pedestrian amenities recommended for
Existing Conditions on CSAH 14 at County Rd. 21
CSAH 14.
County State Aid Highway 14
The first section on page 13 depicts Anoka
Improvements
One of the primary objectives of the plan is to
21. The section below that illustrates the
improve the overall understandability and
Development Guidelines recommended
perceived quality of the transportation system.
design for CSAH 21. It is important to note
Characteristics and access associated with
that increasing the ROW width on Centerville
County State Aid Highway (CSAH) 14 are
Road will have a significant impact on existing
critical components to achieving this objective.
property owners on the west side of
Anoka County is currently planning on
Centerville Road. The existing parcel sizes
constructing improvements to County Road
have a depth of 150 feet. Reducing this depth
14 in 2007. The road will be widened from a
by 15 feet will make these parcels difficult to
50 foot right-of-way (ROW) to 100 feet. Many
redevelop given parking requirements for
buildings and properties on the north side of
retail and commercial. The Master Plan
CSAH 14 will be taken by the County.
illustrates a shared parking situation with St.
Utility improvements will also be made. This
project can become a catalyst for downtown
parking for the church and businesses along
change.
Centerville Road. It is important that this
arrangement be resolved prior to any
The Development Guidelines recommend
expansion of the Centerville Road ROW.
pedestrian scale improvements by relocating
the proposed trail system on the south side
of CSAH 14 to Heritage Street
January 4, 2006 Page 11 of 30
Downtown Centerville
Master Plan & Development Guidelines
Anoka County Design for CSAH 14
Recommended Design for CSAH 14
January 4, 2006 Page 12 of 30
Downtown Centerville
Master Plan & Development Guidelines
Anoka County Design for CSAH 21
Recommended Design for CSAH 21
January 4, 2006 Page 13 of 30
Downtown Centerville
Master Plan & Development Guidelines
inside the stores. A positive visual image is
The Local Streets
important to retail success and to attracting
The further development of local
people to live downtown. Coordination with
commercial streets is important to attracting
Anoka County will be required for streetscape
and keeping high quality retailers in the
enhancements.
downtown area. Local streets will be easily
accessible from CSAH 14 and CSAH 21 and
The transportation improvements portrayed
will provide a clear and logical system for
in the Master Plan combine to provide the
shoppers and people living downtown to
Downtown Area with improved way finding,
access local shops. Once on foot, users of
easily accessible development parcels, easily
the area should be able to access the local
understood layout of streets and a system
sidewalks easily from parking areas and
that can be phased in as development
signage should orient them to the mixed use
occurs.
corridors. Too much signage can clutter the
streetscape and actually cause additional
The further development of neighborhood
confusion, while not enough can leave
streets will enhance the character of the
visitors with a sense of frustration. A balance
downtown neighborhood and differentiate
must be achieved.
the residential areas from the commercial
core. The provision of a wider right-of-way
The sidewalk materials, lighting and
allows for on-street parking as well as
landscaping all contribute to providing a high
sidewalks which improve connectivity
quality pedestrian experience. The visual
throughout the downtown.
image of the street influences the perceived
quality of goods and services
Recommended section for Local Commercial and Neighborhood Streets
January 4, 2006 Page 14 of 30
Downtown Centerville
Master Plan & Development Guidelines
B. IV. Storm Water Systems
Guideline Recommendations
Integration of the storm water management
The overall drainage system for the area is
system and public open space will provide a
essential to the future performance and
unique amenity for the downtown and the City
function of the downtown and the improved
of Centerville.
water quality of Centerville Lake. The project
will provide a series of regional storm water
Design creativity, use of high quality materials
collection areas on the east and west ends of
and addressing safety concerns are critical
Sorel Street. The ponds will provide a visual
objectives to be addressed. The following
backdrop for new housing opportunities
objectives must also be addressed in the final
downtown. The project will comply with Best
design:
Management Practice (BMP) standards and
alternative storm water treatment applications
Regional storm water ponds.
will be explored to minimize capital costs,
future maintenance and improve water quality.
Provide fountains to improve water
oxygen levels.
Filter storm water prior to entering the
natural system.
Plant pond edges with native plantings to
discourage geese from using sodded
areas.
B. V. Utilities
A solid network of water distribution and
wastewater collection infrastructure is vital to
the health, safety, and welfare of the entire
Downtown Area. While understanding the
location, size and characteristics of individual
utility components is important, development
proposals must also acknowledge
awareness of the entire redevelopment area,
specifically how individual improvements
affect the overall utility system. The
downtown will also be served by a full
complement of utility connections including
cable television, fiber optic, electric, and
telephone.
Guideline Recommendations
Provide wastewater collection
infrastructure;
Ponds can become Visual Amenities
January 4, 2006 Page 15 of 30
Downtown Centerville
Master Plan & Development Guidelines
Install water distribution system for
potable water consumption and for fire
protection;
All utilities should be buried within City
Right-of-Way and make connections to
location;
All utilities designed according to City
standards.
Although utilities are not typically seen, they
play a vital role by establishing the needed
framework for development to move forward.
Downtown will be Connected
Plans for Utility Improvements
January 4, 2006 Page 16 of 30
Downtown Centerville
Master Plan & Development Guidelines
overall needs of the Downtown Area. Parking
B. VI. Mix of Uses
will be provided through a combination of on-
The master plan identifies the desired mix of
street spaces and off- street surface lots to
uses within the downtown area. A horizontal
support the mix of uses at the core. Parking
and vertical mix of uses is desired within the
facilities should contribute to the overall
primary Mixed-Use Corridors. A mix of
character and image of the Downtown Area.
complimentary housing styles and scales
Parking facility edge design should include
should be incorporated into the Downtown
elements, colors and materials that reflect, or
neighborhood districts of the project. New
complement surrounding buildings and
uses should reinforce the public open space
landscape.
and activity at street- level. The mix of uses is
designed to promote daytime activity with
shoppers and workers and activity will
continue in the evening with residents and
visitors enjoying new entertainment
opportunities.
Parking Lots with Landscaped Edges
st
Mixed-Use Project with 1 Floor Retail
Guideline Recommendations
Parking guidelines encourage the following:
Guideline Recommendations
Promote vertical Mixed-Use within the
Locate off-street surface parking lots away
Mixed-Use Core of the project. Provide
from CSAH 14 and CSAH 21, either behind or
flexibility for developers wishing to be
to the side of primary buildings;
creative with potential retail uses in other
areas of the project;
Provide a combination of fencing,
landscaping and landform to screen parking
All uses should reinforce pedestrian
areas from all streets and important views;
activity at the street level.
Create strategies for shared parking
B. VII. Parking Strategy
between adjacent uses, taking advantage of
Balancing the realities of car-related
peak and off-peak cycles, business hours,
necessities (streets, parking and so on) and
nighttime activities, special events and other
the desired character is a significant
needs. This is especially important on the
challenge. The goal is to provide adequate
west side of Centerville Road;
parking, both quantity and location, while
promoting new strategies that support the
January 4, 2006 Page 17 of 30
Downtown Centerville
Master Plan & Development Guidelines
Work with the City to review existing
standards to provide flexibility including
hours for on-street parking, security and
enforcement practices, permit or metering;
The City should work with existing
businesses and land owners to explore the
possibility of creating a special service
district within downtown to pay for an
enhanced level of maintenance.
B. VIII. Summary
The Systems Guidelines will guide public
investment in the downtown and insure that
as development occurs the appropriate public
improvements are implemented based upon
community input, fiscally responsibility and an
overall vision for downtown.
January 4, 2006 Page 18 of 30
Downtown Centerville
Master Plan & Development Guidelines
C. Document Two; Standards
characteristics and qualities of the district in
for Private Developments
non-technical terms.
C. I. Intent of the Standards
The section entitled Site Development
The
Standards describes each district with
are intended to provide guidance to the
language and terms that are normally
selected private developers as they begin to
associated with a zoning ordinance.
design the individual pieces that comprise the
It is the view from 20,000 feet in the air. Site
Downtown Area. The Standards will assure
Development Standards specify the
goals of the Downtown
relationship between buildings, their edges,
Area are met and that the individual pieces
streets and public spaces. The Standards
are well integrated and work together to
imply a strong link between architecture and
create a cohesive downtown within the City of
site, how buildings define, the spaces around
Centerville.
them and the visual and physical connections
between the private and public realm. Like a
These Standards for Private Development will
zoning ordinance, this section will prescribe
deal with the two individual districts within the
allowable uses, density, building bulk, height,
master plan (Mixed-Use Corridor and
Floor Area Ratio and parking requirements. It
Downtown Neighborhood District) and the
will also regulate the relationship of buildings
individual buildings within those districts.
to streets, pedestrian ways and open spaces.
Normally, bulk requirements establish upper
The Standards for Private Development
limits on the intensity of development in any
apply to all future redevelopment and
given district. Since a certain intensity of
remodeling efforts within the M-1 zoned
development will be needed in this area to
area. Therefore, all Standards and
sustain the public expenditure on
Guidelines must be met with future
infrastructure improvements, the requirements
improvements to existing and new
for this plan may also specify lower limits of
structures within Downtown Centerville.
bulk and intensity.
C. I. a. Structure of the Standards Unlike
If Site Development Standards are called the
guidelines for other projects, these
Architectural
standards are prepared in a multi-layered
Guidelines
fashion. They will have three distinct but
overall goals prescribed by the Site
interrelated parts. Ensuing sections of this
Development Standards are established, this
document specify the development
nearer view, the 5 foot perspective is needed
standards of each District individually and in
to ensure that the design, the details, the
greater detail. They are structured to plainly
quality and the craftsmanship of the private
components of the development are
in each of three categories below.
appropriate to and reflective of the overall
public goals of the downtown. From 20,000
District Overview
feet in the air, an $18,000 Chevrolet looks just
Site Development Standards
like a $70,000 Mercedes. But from 5 feet, there
Architectural Guidelines
are distinct differences in quality, detail and
amenities. In any development, the quality of
For each district, a section entitled District
the individual components and the quality of
Overview describes the desired
the details are equally as import as the plan
itself. Just like the car,
January 4, 2006 Page 19 of 30
Downtown Centerville
Master Plan & Development Guidelines
C. I. c. District Overview
In addition to the public open space, the
downtown will be made at this five foot
master plan identifies two distinct districts
perspective.
that are available for private development.
Each of these districts will have its own
Architectural Guidelines define the desired
unique character, mix and intensity of use,
quality standards that are expected for all
thus each is defined by a unique guideline.
components within each district. They
The districts are intended to work together
establish the foundation of the architectural
as a part of the whole, to complement one
vision of the downtown. They may vary
another. The districts are:
somewhat from one district to the next but
they will strive to establish the guiding
Mixed-Use Corridors (M-1)
principles for the design of individual
The Mixed-Use Corridors provide the broadest
components of the plan so they will work
variety and highest intensity of development
together as parts of the whole. The
M- the downtown. The Standards will require
Architectural Guidelines will not be
both vertically and horizontally integrated mix
prescriptive. The use of elements and
of uses containing multi-level retail as well as
detailing that reflect French Canadian style
office and residential uses over ground floor
will be suggested, while the layout and
retail uses. Standards will also require public
architectural features will recognize current
open spaces, streets, sidewalks, plazas, etc.
retail and commercial uses.
that encourage and promote pedestrian
activity.
Architectural Guidelines will address
individual aspects of design in hopes of
Downtown Neighborhood (M-2)
establishing standards for quality and good
The Downtown Neighborhood is reserved for
design that can be applied to any style of
low-density and mid-rise housing. The district
design. In no order of importance, the
will allow the integration of service and/or
Architectural Guidelines will deal with such
restaurant related retail space that is
things as: scale and context; proportion and
integrated into the ground floor of residential
massing; articulation; materials and color;
buildings.
craftsmanship/detailing; signage; streetscape
and pedestrian environment; and
A more detailed description of each of the
sustainability.
two districts appears in the following
sections of this guideline.
As the guidelines move from the general to the
specific, the Architectural Guidelines establish
C. II. Standard for Private
separate goals for each district that regulate
Development; Mixed-Use Corridors
some or all of the major building and site
components listed below:
C. II. a. District Overview: Mixed-Use
Corridors
Building Character and Expression
The overarching objective of the Standards
Scale, Proportion & Height
for Private Development for the Mixed-Use
Windows & Doors
Corridors is to create a unique opportunity
Materials,Str
to focus on the creation of a contemporary,
eetscape
innovative, new urban development pattern
that promotes richness and variety in the built
C. I. b. Review and Approvals Process
environment.
See proposed zoning.
January 4, 2006 Page 20 of 30
Downtown Centerville
Master Plan & Development Guidelines
Therefore, the Mixed-Use Corridors will
provide the broadest variety, highest density
and greatest intensity of development within
the Downtown Area. Both vertical and
horizontal integration of uses will be required
as well as elements promoting pedestrian
circulation within the district.
Major retailers, supporting services, lifestyle
and impulse retailers and their related parking
facilities will be encouraged to locate in multi-
level, Mixed-Use and interconnected
Connections from Parking to Retail
buildings. In addition to this vital mix, the
guidelines for the Mixed-Use Corridors will
Characteristics: Mixed-Use Corridors
describe the qualities and character of a
The ground floor of all buildings will be
limited to retail and restaurant uses only.
Corridors. Compact buildings and high-density
They will be designed with storefronts,
blocks that define this district must include
entrances, windows and related
continuous built edges that relate directly to
streetscapes that encourage the greatest
streets and sidewalks. The Mixed-Use
level of pedestrian circulation and traffic as
Corridors must incorporate innovative parking
is possible.
strategies that support the mix of uses and
that provide convenient access to shopping
Ancillary uses, such as service and
destinations, restaurant and entertainment
delivery spaces will be allowed but
venues. Together these elements will create a
located away from pedestrian oriented
core area that is the c
storefronts.
place to see and to be seen within the
Downtown Area.
High-density housing and office uses on
the upper floors are encouraged. Except
These objectives require that the majority of
for entry lobbies, pure office uses and pure
buildings front on primary streets and
residential uses will be prohibited from the
pedestrian thoroughfares that may be part of
ground floor of buildings in this district;
any redevelopment plan and may connect to
or relate to public open spaces. Parking and
Surface parking is to be confined to
service areas should be located internal to or
shared or municipal parking facilities.
on the sides of buildings, away from view.
Quick-stop parking needs such as dry
Pedestrian access to the retail fronts of
cleaners and coffee shops or parallel
buildings is critically important. Mid-block
parking on public or private streets also
access from parking is highly encouraged.
be encouraged but will be reviewed or
considered on an individual basis.
A mix of uses within individual blocks,
including retail, restaurant and residential, will
Building Placement and Setbacks:
further enhance this model and promote
Mixed-Use Corridors
activity throughout much of the day and
evening hours. Site development guidelines
Buildings should be located at the build-
include the following:
to lines (zero setback), but allow
January 4, 2006 Page 21 of 30
Downtown Centerville
Master Plan & Development Guidelines
Rendering of Possible Architectural Character at Main Street & Centerville Road
recessed spaces for outdoor dining, other
Parking Strategies: Mixed-Use Corridors
street level activities and variety of
Provide required parking spaces for
pedestrian environment. 80% of building
daily use that satisfy both quantity and
facades should address the build-to lines;
location needs through a mix of on
street and off-street parking solutions
Great emphasis should be given to with a minimum of small surface lots;
building features located at the
intersection of Centerville Road and Encourage shared, district or municipal
Main Street or where other streets parking facilities that minimize total
intersect these two main roads. These parking numbers by taking advantage of
locations will be seen from several around the clock and peak/off-peak hours
directions and terminate views. They of operation for various uses within the
will become future landmarks and way core area;
finding icons as the Downtown Area
develops;
Locate any surface parking lots away
from the major streets, either behind or
Minimize openings between buildings. to the side of primary buildings; surface
Limited driveway access and provisions parking lots along major street frontage
for pedestrian connections through blocks are not allowed in the core area;
are encouraged. Gaps between buildings
to accommodate surface parking lots,
Encourage driveway access to parking
greater building setbacks or other
facilities along major streets or side
purposes are discouraged;
streets in order to maintain a pedestrian
friendly environment within the Mixed-
Encourage recessed entries and Use Corridors.
windows to create street-level interest,
variety and enhance pedestrian scale
along street frontage.
January 4, 2006 Page 22 of 30
Downtown Centerville
Master Plan & Development Guidelines
Floor Area Ratio:
By individual review, but multi-story buildings
are encouraged throughout the Mixed-Use
Corridors. Free standing, single story
buildings are discouraged.
Minimum Building Height: 32 ft.
Maximum Building Height: Three floors or
45 ft. Subject to individual review.
Off Street Parking- Retail/Office
Parking facilities within the Mixed-Use
Corridors will be subject to individual review.
Parking facilities for the retail and public uses
will be considered to be part of the public
infrastructure and may be co- developed with
facilities will be encouraged.
Off Street Parking - Residential
Parking Strategy Includes On-Street
Private and secure parking for residences
within the Mixed-Use Corridors will be fully
C. II. b. Site Development Standards:
enclosed in private facilities. Guest parking
Mixed-Use Corridors
may be accommodated in public facilities or
on-street. Parking demand will be market
Allowable Land Use
driven and subject to individual review. A
Retail, office and high density residential
minimum of one space per bedroom is
uses are all allowed in the Mixed-Use
anticipated. Private and secure parking for
Corridors. With the exception of office or
residences within the Mixed-Use Corridors
residential lobbies, retail and restaurant
will be fully enclosed in private facilities
uses should comprise the entire ground
where feasible.
floor of all buildings. The minim residential
density will be 12 units per acre, and the
D. II. c. Architectural Guidelines:
maximum density will be 30 units per
Mixed-Use Corridors
acre.
Building Character and Expression:
Minimum Lot Area: NA
Mixed-Use Corridors
Buildings in the Mixed-Use Corridors will play
Minimum Lot Width/Depth: NA
a major role in defining the overall character
of the district. The proposed mix of uses for
Front Build-to Lines; 80% of the lot frontage
this signature destination suggests the
must be built out to the built-to line or lot line.
potential for a variety of building types,
Where buildings front on common areas,
demanding creativity and innovation to
pedestrian ways or other open spaces, 80%
highlight unique architecture, while knitting
building facades must be built to the open
the entire district together as a coherent
space line. Driveways to parking facilities and
whole.
access drives to service areas are excepted.
The build-to line for new development along
Centerville road is o
Overall building design is an important
centerline.
consideration, but emphasis on first floor
façade treatments is essential to encourage
Rear Yard Setback:
street-level activity and enhance the
None. Subject to individual review.
pedestrian experience. Architecture is to be
January 4, 2006 Page 23 of 30
Downtown Centerville
Master Plan & Development Guidelines
unarticulated façades;
public areas. Emphasis is to be on
creating highly animated design
solutions along all street frontages
and pedestrian ways.
Architectural guidelines include the
following:
st
Varied façade treatment at 1 Floor
Provide a variety of building types and
Emphasize Pedestrian Level Detail
styles, expressed both in large scale
(overall building) and small scale
Emphasize important intersections by
(design details);
placing distinctive architectural elements
or interesting façades at these prominent
Designs should minimize blank walls
locations;
along the public rights-of-way and
should consider all street frontages,
Provide a variety of front elevations for
including buildings at corners, as
rows of buildings along any given block;
primary elevations;
Scale, Proportion and Height: Mixed-
Emphasize transparency at street level
Use Corridors
Articulate front façades with projections
and recesses;
Encourage variety in building height
along front elevations and allow
Promote interesting, animated
changes in roof treatments.
architectural features without being
thematic or artificial. The use of
decorative wrought iron is encouraged
to evoke historical materials used and
fabricated downtown. Faux decorative
elements are discouraged; Avoid large,
January 4, 2006 Page 24 of 30
Downtown Centerville
Master Plan & Development Guidelines
Materials: Mixed-Use Corridors
Provide a diverse mix of materials,
applied in a variety of proportions,
Street Presence: Mixed-Use Corridors
exposures and detailing within a block,
Emphasize pedestrian experience with
or along a street;
canopies, decorative light fixtures and
Encourage durable, high quality
material detail. To promote consistency
materials;
in the public realm, the City will be
responsible for designing and building
Vinyl, metal and wood siding is not
streetscaping, with the costs
allowed except as a complimentary
borne by developers and/or abutting
material. Composite siding will be
property owners.
considered on a conditional use basis;
Encourage variety of color, texture and
Encourage the use of mostly brick or
materials to complement other
comparable alternative; minimum
streetscape elements;
requirement of 50% of non-glazed wall
area;
Conceal service entries, loading
facilities and mechanical services from
Metal and wood components are only
view along public streets;
acceptable as a complimentary material;
Create a continuous building edge along
Encourage overhead projections, either
street frontage, visually connecting
as a specific building component or as
adjacent buildings with complementary
permanent/temporary canopies;
façade treatments.
Windows and Doors: Mixed-Use
Corridors
Maximize glass openings for all ground
level, street front fa
retail, restaurant and other commercial
ground level façade, or demonstrate great
design through other means;
Provide real window openings for all street
facing façades above ground level
façade;
Provide recessed entries wherever
possible;
Doors and Windows Enhance the Street
Use clear or lightly tinted glass for all
or highly tinted glazing is not acceptable;
Provide primary access doors facing
public streets;
January 4, 2006 Page 25 of 30
Downtown Centerville
Master Plan & Development Guidelines
A Quality Streetscape Enhances Downtown Business
Select materials that relate to the building
use, not artificially contrived or themed;
Include small scale elements, variety of
materials and careful detailing to support
street level activities and enhance the
pedestrian experience.
The use of wrought iron is highly encouraged to
reflect historical elements downtown.
Streetscape: Mixed-Use Corridors
Provide gracious sidewalk width to invite
pedestrian traffic;
Install street trees to frame the street and
provide scale and shade;
Provide street lighting that meets all safety
standards and design criteria, while creating a
unique character for this district;
Explore street light spacing, height and a
variety of fixture type that would support
proposed mix of uses and activities (note,
however, that too much light is as bad as too
little);
Characteristics:
Explore a range of options for streetscape
Downtown
improvements including special pavements,
Neighborhood
interesting concrete tinting or scoring patterns,
All resident parking shall be
additional plantings, ornamental fencing and
enclosed in underground or tuck
other features (note, however, that simpler is
under garages where feasible.
better and too much clutter is a negative).
Guest parking should be on-street or
located in small lots of no more than
20 cars each accessed from side
C. III. Standards for Private Development;
streets only. Parking for retail uses
Downtown Neighborhood
should be in small lots of no more
than 20 cars each, must not front on
D. III. a. Overview: Downtown Neighborhood
CSAH 14 or 21 and should be
accessed from side streets only;
The Downtown Neighborhood will be dominated by
high-density and medium density residential
developments in low-rise buildings of one, two and
three stories.
Buildings fronting on corners may
contain service and restaurant related
retail spaces on the ground floor
corners only. Housing density will range
from 20 to 45 units per acre.
January 4, 2006 Page 26 of 30
Downtown Centerville
Master Plan & Development Guidelines
variety in architectural expression within
the district and on its public edges.
Private courtyards within and in
between buildings and opening toward
Parking Strategies:
the lake will be encouraged;
Downtown Neighborhood
All resident parking must be enclosed in
Pedestrian entries and lobbies should
below grade garages or garages that are
orient toward the public street. Access
internal to the sites where feasible.
To resident parking should be from
side streets as far as is possible. No
Parking spaces for ancillary retail should
access will be allowed from CSAH 14
be provided through a combination of on-
or 21;
street and surface lot parking solutions;
Buildings shall be set back no more
Minimize surface parking lots fronting on
than five (5) feet from the right-of-way
primary streets, locate surface parking
or roadway easement. All ground floor
lots away from the major streets, either
units oriented toward the street should
behind or to the side of buildings;
have stoops or porches. Ground floor
stoops at the first floor should have a
No more than 25% of street frontage
consistent setback 5-10 feet.
can be utilized for surface parking lots.
C. III. b. Site Development Standards:
Downtown Neighborhood
Allowable Land Use:
High density residential.
Ancillary, ground floor restaurant or
service related retail.
Maximum Lot Area: N/A
Minimum Lot Area: N/A
Front Build-to Lines:
Primary building facades should be consistent at the
Downtown Neighborhood Housing
built-to line. Build-to line shall be no more than 5 feet
from the right-of-way or roadway easement. Ground floor
stoops or porches may extend to 8 feet from the
Residential courts and private green
sidewalk. Setbacks from the built-to line for courtyards or
space: Downtown Neighborhood
other recesses shall not comprise more than 40% of the
There are many opportunities to
façade. All buildings must be built to the build-to lines at
integrate privately owned and
all street corners.
maintained courtyards and pocket parks
within this district. These small-scale
Side Street Setbacks: NA
Rear Yard Setbacks: NA
space, contribute to storm water
Internal Side Yard Setbacks: 5 feet from an adjoining
management and offer additional
residential property.
amenities to serve residents, building
tenants and adjacent uses. They can
help create great
January 4, 2006 Page 27 of 30
Downtown Centerville
Master Plan & Development Guidelines
Downtown;
Minimum Residential Density: 12 units
per acre. 1,250 square feet/dwelling unit.
Avoid large, unarticulated façades;
Maximum Residential Density: 30 units
per acre. 900 square feet/dwelling unit.
Emphasize important intersections by
Maximum Retail Density:
placing distinctive architectural elements
Ground floor retail or restaurant space shall
or interesting façades at these prominent
be limited to 50% of the ground floor, floor
locations;
area and by adequacy of parking only. See
below.
Provide a variety of front elevations for
Building Height:
rows of buildings along any given block.
Building height in the Downtown
Neighborhood District shall be limited to three
Scale, Proportion and Height: Downtown
stories,
Neighborhood
Off Street Parking-Residential: See
Mixed-Use Corridors
Articulate front façades with projections
and recesses.
Private and secure parking for residences
Promote a maximum of two stories in this
within the Downtown Neighborhood will be
district, lower buildings are acceptable;
fully enclosed in private facilities where
continuous height rooflines should not
feasible. Guest parking may be
dominate any street frontage.
accommodated in public facilities or on-
street. Parking demand will be market
Encourage upper level setbacks and
driven and subject to individual review. A
variety of roof edge treatments.
minimum of one space per bedroom is
anticipated.
Street Presence:
Off Street Parking-Retail:
Downtown Neighborhood
Parking numbers, placement and access for
ancillary retail subject to individual review and
Emphasize pedestrian experience with
approval.
architectural features at street level
including stoops, steps porches awnings
C. III. c. Architectural Guidelines:
canopies, decorative light fixtures and
Downtown Neighborhood
material details.
Building Character and Expression:
Downtown Neighborhood
Encourage variety of color, texture and materials to
complement other streetscape elements.
Emphasize transparency of
Conceal service entries, loading facilities and
retail uses at street level to
mechanical services from view along public streets
encourage two way viewing
as much as possible.
and eyes on the street;
Create a continuous building edge for the majority
of street frontage, visually connecting adjacent
Promote interesting,
animated architectural
limited areas where gaps occur, architectural
features without being
treatments, windows and detailing of side façades
should match front façade.
decorative elements are
discouraged. The use of
wrought iron as an accent is
encouraged to recall historic
materials fabricated
January 4, 2006 Page 28 of 30
Downtown Centerville
Master Plan & Development Guidelines
are not allowed.
Provide primary access doors facing
public streets.
Consistent Building Setbacks
Materials: Downtown Neighborhood
Provide a diverse mix of materials,
applied in a variety of proportions,
Building Setbacks provide space for
exposures and detailing within a block,
Small Front Yards.
or along a street.
Window and Doors: Downtown
Encourage durable, high quality
Neighborhood
materials - local sources if available.
Maximize glass openings
for all ground level, street
front façades, especially
for retail, restaurant and
other commercial uses.
Provide real window
openings for all street
facing façades.
Provide recessed
entries wherever
possible.
Use clear or lightly tinted
glass for all windows and
highly tinted glazing is
unacceptable; faux windows
January 4, 2006 Page 29 of 30
Downtown Centerville
Master Plan & Development Guidelines
special pavements, interesting concrete
Siding is not allowed (vinyl, metal,
tinting or scoring patterns, additional
wood) except as a complimentary use.
plantings, ornamental fencing and other
features (note, however, that simpler is better
Encourage the use of mostly brick or
and too much clutter is a negative). To
comparable alternative; minimum
promote consistency in the public realm, the
requirement of 50% of non-glazed wall
City will be responsible for designing and
area.
building streetscaping, with the costs borne
by developers and/or abutting property
owners.
Metal and wood components are
acceptable as a complimentary use.
C. IV. Review and Approvals Process
Accommodate changes in material as
Development within the Downtown Area will
generally consist of a subdivision and site
walls and avoid terminating in the same
plan. In these cases, the applicant will follow
plane.
the normal subdivision and site plan
requirements of the City subject to the
Encourage overhead projections, either
submittal requirements contained herein. For
as a specific building component or as
subdivisions, expansion or façade
permanent/temporary canopies.
replacement of existing buildings, the review
process will include sketch plan review,
Avoid overly complex or arbitrary use of
preliminary plat, and final plat. Existing
materials.
businesses wishing to perform routine
maintenance such as window or door
Include smaller scale elements, variety
replacement or renovate a minor portion of
of materials and careful detailing to
their structure without adding square footage
support street level activities and
are subject to existing codes and will not be
enhance the pedestrian experience.
required to adhere to the development
guidelines. For site plans, the review process
Streetscape: Downtown Neighborhood
will include a preliminary site plan and final
site plan
Provide gracious sidewalk design to
invite pedestrian traffic.
Install street trees to frame the street
and provide shade.
Provide street lighting that meets all safety
standards and design criteria, while
creating a unique character for this
district.
Explore street light spacing, height and a
variety of fixture type that would support
proposed mix of uses and activities.
Explore a range of options for
streetscape improvements including
January 4, 2006 Page 30 of 30
Downtown Centerville
Master Plan & Development Guidelines
January 4, 2006 Page 31 of 30
SAINT GEN
APARTMENTS
Centerville, MN
Market Rate Apartments
EBERT CONSTRUCTION
23350 County Road 10
Corcoran, MN 55357
Phone 763 498 7844
Email mmccarthy@ebertconst.com
0
1
Project Narrative
Location
The subject property is an undeveloped 1.6-acre parcel of
land located in downtown Centerville. It comprises the
eastern two- The
property was acquired and is owned by the City. It is located
in what is considered the downtown area.
The City of Centerville utilized Community Development
Block Grant (CDBG) funds from the U.S. Department of
Housing and Urban Development (HUD) to acquire the
property. A small portion of the property was acquired from
the County highway department over 20 years ago. There is a regional trail that runs through the
property and the development plan aims to preserve or relocate the trail in a creative way to benefit the
community.
Project Overview
rate multifamily rental housing project. The development
project will transform this long vacant lot into a three-story
apartment building with detached parking garages. The
building and the garages will be well designed to fit in with
the surrounding downtown area.
The property is zoned M-2 (Mixed Use Neighborhood) which
would allow a density of 12 units/acre, with a maximum of 30 units/acre. The project proposes 56-units,
seven units more than the allowed 48, and will required to be rezoned to a PUD to achieve that many
units.
The 56-unit building will consist of studio, one-bedroom, one-bedroom plus den, and two-bedroom units.
Three of the two-bedroom units will be dedicated to households at or below 80% of the Area Median
Income (AMI). Those units will likely benefit young families in the community who may not yet be ready
for home ownership.
Target Demographics include young people who are not ready to commit to purchasing or cannot
afford to purchase a home. Additionally, we believe that empty nesters looking to downsize their lives
would be interested renters. Based on the proposed rents of this apartment community, individuals or
households would need to make between $44,000 (for studio units) up to $60,000 (for two bedroom
units) annually to make the unit attainable at 30% of their income. Individuals attracted to the
proposed rents would likely be working class individuals or households in occupations such as
teaching, government services, manufacturing, restaurant/food services and warehousing.
www.ebertconst.com
2
Three units will be restricted to households at or below 80% of AMI, based on the Community
Development Block Grant (CDBG) funding utilized by the City to acquire the property. Although three
units will be required to meet that affordability restrictions, all the units would qualify at the proposed
rents because the market rates are below the 80% rents. The projected rents are listed in the table
below.
# of Average Unit Average Unit
Unit Types Units Sq Foot Rents
Studio 8 515 $1105
1 Bedroom 22 730 $1260
1 Bedroom + Den 8 800 $1355
2 Bedroom 18 1000 $1505
*Affordable to those at or below 80% of the Area Median Income (AMI).
The apartment would also offer residents the opportunity to lease an assigned parking stall in the
detached parking garage for approximately $50 as well as additional storage in the building for $30.
The building will be pet friendly and residents will pay approximately $40 per pet.
Project Economics
The proposed project is primarily going to be marketed to those who can afford market rate rents, except
for three units. We had previously considered a project that would incorporate more affordable units but
after discussion with the elected officials of Centerville we opted for a more market rate deal that would
not require Tax Increment Financing (TIF). To be clear, we are not requesting TIF.
To make the proposed rents possible, assistance from the city in the form of a land-write down and the
waiver of City fees are necessary. The development team is requesting the waiver of some fees but
would commit to pay others. The specific waiver is listed below in Table 2 City/Developer Fee
Commitments.
If we are not able to receive that assistance, we would have to raise our rents to rates that we do not
by performing a survey of
competitive properties in Lexington, Lino Lakes, Hugo and Forrest Lake because Centerville lacks new
or relatively new market rate apartment projects. These competitive properties have rents that are
comparable to the rents that are being proposed by this project.
www.ebertconst.com
3
Table 2 - City/Developer Fee Commitment
The following is a development economics table that was created to provide transparency into our
development review process. The left side of the table, which depicts the projects performance without
assistance, shows that our project would not work because our investors require a minimum Return on
Investment (ROI) of approximately 7%. As you can see on the right-hand side of the table, which depicts
assistance in the form of a land write-down and fee waivers, we are close to that investment hurdle at
a 6.93% ROI with assistance. Additionally, to achieve that ROI we would need to apply for a grant or
other sources funding of approximately $350,000 to reduce any further fee waivers. There are many
outside sources of funding (non-City sources) that could be utilized to fill the funding gap that do not put
a burden on the City. These funding sources are pots of money that are collected through general real
estate taxes throughout the county and MSA. If the city is unwilling to take advantage of these funding
source the monies would be spent in other communities.
www.ebertconst.com
4
Table 3 - Development Economics w/ and w/o Assistance
We feel that a land write-down is a reasonable request due to the properties long term undeveloped
status and the new additional tax revenue from this project. With certain City fees waived the project
can incorporate the relocation of utilities, the Sorrel Street improvements, the relocation of the regional
trail and the streetscaping Centerville Road into the budget. The regional trail runs through the property
and the development plan is to relocate the trail in a creative way to benefit the community. We are
requesting a waiver of the park dedication fee as we plan to relocate the regional trail and potentially
dedicate that property to the City. The table below summarizes the cost commitment to infrastructure
that the development team will make.
Table 4 - Infrastructure and Land Commitment
www.ebertconst.com
5
Benefits to the City and Downtown Revitalization
There are significant benefits from selecting a higher density and higher tax value apartment project.
These benefits include the added tax revenue as well as increases in housing choices. The added tax
revenue created by an apartment building would help the downtown revitalization efforts in several
ways. It will improve a blighted vacant lot so that it is producing revenue for the City in the form of
property tax as well as sales tax from new residents.
An apartment building will contribute significantly more tax revenue compared to a single-family home
or townhome development. It is likely that the proposed apartment project would provide approximately
$59,249 annually to the City of Centerville in tax revenue, whereas one single family or townhome unit
would provide around $1,588 annually in property tax revenue. The table below depicts the amount of
potential tax revenue created by the proposed apartment project vs. a townhome or single-family home
development. Additionally, it identifies that it would take approximately 37 single-family homes or
townhomes to generate the same amount of City tax revenue as the proposed market rate apartment
project.
Townhome/Single
Market Rate Apartments
Family Units < $500,000
Estimated Market Value $ 8,950,000.00 $300,000
Property Tax Class Rate 1.25% 1.00%
Net Tax Capacity $ 11,875.00 $ 3,000.00
Centerville Tax Rate 52.960% 52.960%
City Tax $ 59,249.000 $1588.8
Townhome/Single Family Units Needed to Generate as
37
Much Tax Revenue as this Proposed Multifamily Project
Additionally, a higher density apartment project would likely provide more sales tax revenue as the
residents shop at local retail. With the proposed unit mix the project would likely have around 80
residents, give-or-take. This is a significantly greater number of residents than a single family or
townhome development could provide at this site. When considering downtown revitalization efforts,
which hopes to attract a broader assortment of retail, it is critical to understand that greater population
is going to help efforts to attract more and better retail operators.
Goals of the Development Team
If this project were selected for the redevelopment , the development
team would be encouraged to work with the City of Centerville to further its downtown redevelopment
efforts. The Ebert team has deep connections in the retail market and would work to identify
opportunities to bring retailers to the downtown area in future phases. Although we feel this project
should be a stand-alone apartment building, our team sees other redevelopment opportunities in the
surrounding area where we would partner with the City in the future.
www.ebertconst.com
6
Project Design
Proposed Site Plan
www.ebertconst.com
7
Representative Images
Exterior Images
www.ebertconst.com
8
Interior Images
UNITS
AMENITIES
www.ebertconst.com
9
LOBBY
www.ebertconst.com
10
Exhibit A
RFP Financial Commitment Statement
Block 7 RFP 2021
Financial Commitment Statement
Ebert Construction
Project Summary Info
# of Developer Requested City
ItemUnit CostUnitsUnitsTotal Cost% DeveloperCommitment% CityCommitment
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Planning and Review Fees
Preliminary Plat$500.00per Site1$500100%$5000%$0
PUD for Conditional Use Permit$500.00per Site1$500100%$5000%$0
Total Planning Fees and Escrows$1,000$1,000$0
Building Permit Fee Calculation:
Residentail$7,361.49EA56$42,3150%$0100%$42,315
Retail$$00%$0100%$0
Plan Review Res. (65% of permit cost)$4,785$56$27,5050%$0100%$27,505
Plan Review Retail (65% of permit cost)$$00%$0100%$0
State Surcharge Res. (0.05% of valuation)$74$56$210%$0100%$21
State Surcharge Retail (0.05% of valuation)$$00%$0100%$0
Total Building Permit & Plan Review Fees$69,840$0$69,840
Utility Fees
SAC (MCES)$2,485REU56$139,160100%$139,1600%$0
SAC (City)$2,300REU56$128,8000%$0100%$128,800
WAC $1,850REU56$103,6000%$0100%$103,600
Lateral Benefit Charge - Sewer$8,100REUN/A$0$0$0
Lateral Benefit Charge - Water$8,000REUN/A$0$0$0
Storm Water Area Charge$0.05739SF69696$4,000100%$4,0000%$0
Total Utility Charges$375,560$143,160$232,400
Park Dedication Fees
Park Dedication Fee $3,000REU56$168,0000%$0100%$168,000
Total Park Dedication Fee$168,000$0$168,000
Misc Fees
3/4"" Meter$450.00meter1$450100%$4500%$0
Erosion Control Site Fee$360.00site1$360100%$3600%$0
Right of Way Permit$0.00site1$0100%$00%$0
Total Misc. Fees$810$810$0
Total City Fees$615,210$144,970$470,240
Other Infrastructure Costs
Land Sale$350,000.00site1$350,0000%$0100%$350,000.00
Utility Relocates$30,000.00site1$30,000100%$30,0000%$0.00
Trail Reroute$15,000.00site1$15,000100%$15,0000%$0.00
Sorel Street Improvements (assesment)$32,079.00site1$32,079100%$32,0790%$0.00
Streetscaping - Centerville Road (expecting)$185,000.00site1$185,000100%$185,0000%$0.00
Total Project Infrastructure Costs$612,079$262,079$350,000.00
Total Project Costs$1,227,289$407,048.85$820,240.47
TIF Requested$0.00
TIF Term Yrs26
TIF Category Affordable Housing
www.ebertconst.com
CITY OF CENTERVILLE
PLANNING AND ZONING COMMISSION
Pursuant to due call and notice thereof, the Planning and Zoning Commission held its regular meeting on Monday,
September 1, 2020 at 6:32 p.m. by Vice Chairperson Mark Haiden via Zoom videoconferencing.
PRESENT*: Vice Chairman Mark Haiden
Commissioner Ben Fehrenbacher
Commissioner Jon Krueger
Not Approved
Commissioner Darrell (DJ) Olson, Jr.
Commissioner Nick Twohy
Chairman Darrin Mosher (Arrived at 7:17 p.m.)
ABSENT: Commissioner Linda Broussard Vickers
STAFF: City Administrator/Engineer Mark Statz
Council Liaison Russ Koski
ed individuals were visibly and audibly present on the
videoconference call.
I. CALL TO ORDER
The meeting was called to order at 6:30 by Vice Chairman Mark Haiden.
II. PLEDGE OF ALLEGIANCE.
The Pledge of Allegiance was recited.
III. APPROVAL OF AGENDA
Commissioner Fehrenbacher requested that a discussion on the chicken ordinance be added as item number 6
under New Business.
Motion by Chairman Haiden, seconded by Commissioner Fehrenbacher to approve the agenda with added
changes. A roll call vote was taken. All in favor. Motion carried.
IV. AWARDS, PRESENTATIONS, APPEARANCES
1.
City Administrator Statz explained that this address is an empty lot where a new home is being built. It was
initially thought that the home met the 35-foot setback from the street as stated by city ordinance. Upon review
of the permit application, it was discovered that setbacks were met at the corners of the lot, but the middle of the
home was set back approximately 33.5 feet because the lot is on a concave curve. The homeowners would like to
request a variance. The other homes on the street were built at a time when the 35-foot setback was not in place,
Page 1 of 6
City of Centerville
Planning and Zoning Commission
September 1, 2020
and the homes on either side of this lot are set back approximately 32.5-33 feet.
Mr. Statz presented a copy of an email from City Attorney Kurt Glaser that included Minn.Stat.462.357, subd.
6(2), which defines variances and when they should be permitted. Discussion was had as to whether or not this
instance met the conditions, with particular focus on th
was taken from each commissioner as to whether or not they would support a variance to the lake setback instead
of the front setback. Mr. Statz recommended that if the resident wanted to move forward with the application, it
should request a variance in either the front or the back, to allow for potential changes in ideas or opinions.
rd
2. Street
City Administrator Statz explained that the homeowner would like a variance to side and rear setback
requirements for the construction for a new shed. He shared a picture of an aerial view of the yard, showing an
existing slab in the rear of the property that used to be used for a dog kennel. The location of the slab does not
meet the setbacks for a shed, but rather than poor new concrete, the resident would like to use the existing slab.
The Commission did not grant the variance because it did not meet the requirement of
3.
The homeowner would like to build a shed in an area of his yard that does not meet the required setbacks, however
placing the shed in an area that meets city ordinances could impede drainage patterns. He stated that when he
installed his swimming pool, he had to regrade the whole backyard, and if he placed the shed further back he
would block the water flow.
City Administrator Statz shared a plat map of the lot, and discussion was had regarding where the homeowner
might place the shed to avoid blocking water flow. It was also suggested that he could place the shed on green-
treated wood. Members of the commission gave opinions on whether they felt the homeowner should go forward
with the application. All commissioners agreed that the homeowner needs to abide by required setbacks and
possibly put the shed on blocks or install draintile if he was concerned about impeding water flow.
4.
City Administrator Statz stated that an individual had contacted him regarding a piece of land for sale downtown
in an M2 district on Centerville Road. The property currently has a 400 square foot building that cannot be rebuilt
as a single family home under current city codes. Zoning codes for an M2 district require a minimum density of
12 units per acre. This lot is a 1/3 acre lot and could have up to 4 units according to code. It is also a middle lot
that sits north of Heritage Street on the east side of Centerville Road, and only has access to Centerville Road.
City codes state that all driveways must come off side streets. The possibility was discussed of building three row
house-style units while allowing a temporary driveway off Centerville Road. In the future, a driveway could be
built accessing Heritage Street, and then build a fourth unit where the current driveway sits.
The commission discussed how this might fit into the neighborhood, because it would be developed as a Planned
Unit Development (PUD) and therefore would not have any setback requirements. Commissioner Fehrenbacher
asked if building only three units would fit the code requirement. City Administrator Statz explained that in order
to meet the code four units would be required, but a PUD allowed for flexibility under all aspects of the code, and
the city could ask for certain amenities in exchange for a loosening of the standards such as improved architecture
or streetscaping.
Page 2 of 6
City of Centerville
Planning and Zoning Commission
September 1, 2020
City Administrator Statz explained that the inquiring individual had not purchased the property yet, and was only
there to explore whether or not the commission felt it was worth moving forward.
5. teway Circle/Fairview Street
City Administrator Statz explained that a landscape business would like to purchase two parcels, one at 2005
Gateway Circle and the lot to the north of it to use for outdoor storage. Their future plan would be to build a
storage building on the additional site within five years. Mr. Statz explained that city code states that there needs
to be a primary structure on the lot in order to allow for outdoor storage.
Commissioner Twohy asked if the code would be met if the lots were combined. City Administrator Statz stated
that it would, but they would need a preliminary plat and approval from the planning commission in order to do
that. City Administrator Statz asked if the commission would be willing to allow that if there was an agreement
in place stating that if the company did not have a building up by a certain date then they would be in violation.
The commission seemed to be in agreement that they would allow it under those conditions.
VI. OLD BUSINESS.
1. Rehbein Black Dirt Interim Use Permit
City Administrator Statz explained that Mr. Rehbein has an interim use permit with the city to operate a dirt
thst
business on the property between 20 Avenue and 21 Avenue on the north side of Fairview Street, which expires
at the end of this year. The permit requires that all excess material be off-site by that date. The site is currently
being marketed for development, but so far there are no buyers. The city is also actively marketing the property
as a technology corridor in conjunction with the Economic Development Authority, Xcel Energy, Comcast, the
Anoka County Regional Economic Development and Connexus Energy in an effort that was created by Anoka
and Washington Counties.
Commissioner Fehrenbacher asked if Mr. Rehbein would be out of business if the agreement were not extended.
City Administrator Statz stated that if Mr. Rehbein were to go out of business, the dirt would probably remain.
He also stated that it does not seem that any dirt has been added to the lot. The possibility of charging Mr. Rehbein
a fee to extend the interim use permit was discussed. City Administrator Statz stated that the city already charges
Mr. Rehbein a fee for each load he hauls out of the lot due to the damage it does to the road, however that fee is
equitable to a problem that is caused, and he questioned if the city could charge a fee to obtain compliance. He
stated that one avenue the city may be able to take would be to require that Mr. Rehbein set up a large escrow
with a letter of credit.
Commissioner Haiden requested that City Administrator Statz explore financial incentives as a way to get Mr.
Rehbein to move the pile of dirt on the property.
VII. NEW BUSINESS
1. Ordinance Review - Lawn Maintenance
City Administrator Statz stated that did not state how long the grass could
be, and only included the boulevard. He would like to change it to include the entire yard. Discussion took place
Page 3 of 6
City of Centerville
Planning and Zoning Commission
September 1, 2020
regarding making sure the ordinance allowed for things like rain gardens and gardens that were meant to attract
bees. The commission asked Mr. Statz to explore the ordinances in surrounding cities.
2. Ordinance Review - Temporary Dwellings & Structures
City Administrator Statz read the ci and other temporary dwellings which
nt, recreational vehicle or other temporary dwelling for the purpose of living
quarters is not permitted in the city, except as approved by the City Counc
stated that he felt that the language was not intended for the City Administrator to authorize permits, instead it
was intended that residents could not usDiscussion was had regarding issuing
permits to allow out of town visitors on vacation to use RVa person actually living in a
tent or RV, and whether or not a public hearing should be held. Commissioner Haiden asked if they could request
that Council create an ordinance that would cover short term permits for visitors th
to abuse by those that do
3. Ordinance Review - Trash and Recycling
City Administrator Statz stated that he felt the ordinance read that residents did not have to have garbage service,
but if they did, it had to be the service that is approved by the city. He asked if the Commission felt that it should
be a requirement for each residence to have garbage service. He was concerned that if there were hoarding issues
at a home it could create a problem. There was discussion as to whether or not the city should require residents
to have garbage service. The general consensus seemed to be that they would not require this, as some residents
may have other ways of getting rid of their refuse.
4. Ordinance Review - Industrial Districts - Outdoor Storage
City Administrator Statz stated that the language in the City ordinance was not clear as to whether or not a primary
structure was required or whether there was a limitation on outdoor storage. He said it was clearly a conditional
use, so he felt that the City could put conditions on it, and he felt that there should be some relation of the size of
the structure to the amount of outdoor storage.
5. Reschedule of October Planning and Zoning Commission Meeting.
This item was temporarily skipped over.
6.
This items was handled out of order.
Commissioner Fehrenbacher presented a proposal to change the ordinance on backyard chickens. His suggestions
were as follows:
a. Changing the number of hens (no roosters) allowed from four to six.
b. A smaller fenced in area within the resi
Page 4 of 6
City of Centerville
Planning and Zoning Commission
September 1, 2020
c. If a resident stops raising chickens in the winter, there would be a time limit in order to remove
the coop.
d. A fenced in area external to the coop and enclosed run is allowed, but the owner must be
present when the chickens use this area.
e. Fencing must be a minimum of 24 inches.
The general consensus was that the commission was ready to discuss this.
Motion by Commissioner Fehrenbacher, seconded by Commissioner Haiden, to call for a public hearing
regarding lawn maintenance, industrial district outdoor storage and backyard chicken ordinances. A roll
call vote was taken. All in favor. Motion carried.
5. Reschedule of October Planning and Zoning Commission Meeting
City Administrator Statz explained that Night to Unite is taking place on October 6, 2020 and asked if the
commission would like to move the meeting to October 13, 2020..
Motion by Commissioner Haiden, seconded by Commissioner Mosher to reschedule the October Planning
and Zoning meeting to October 13, 2020. A roll call vote was taken. All approved. Motion carried.
Resident Corey Padrnos of 1874 Center Street provided feedback regarding a letter he received about parking on
the lawn and outdoor storage. He stated that due to construction at his home, he had been parking on the lawn in
order to make room for his family to get in and out of his garage. He stated that he would also be interested in
discussing the outdoor storage topic and asked if there would be a time when the commission would further
review the ordinance.
City Administrator Statz stated that letters were sent to 45 different residents regarding parking on the front lawn
agenda due to time constraints, but he did intend to put the topic on the agenda for the October 13, 2020 meeting.
He also stated that the commission has explore changing the current ordinance to allow up to three recreation type
vehicles in rear or side yards, and possibly disallowing the storage of commercial vehicles on residential
properties.
Commissioner Haiden said he thought that they should have a discussion on the matter at the next meeting.
VIII. APPROVAL OF MINUTES
1. None
IX. ANNOUNCEMENTS/UPDATES
1. Council Member Liaison
Council Member Russ Koski reported thatinly on budget and how to allocate
CARES Act Funding. He also stated that the 2021 budget would be approximately the same as the 2020 budget.
2.
Page 5 of 6
City of Centerville
Planning and Zoning Commission
September 1, 2020
City Administrator Statz reported that he is attempting to put the Administra
There had been a sweep of the front yards in the city to look for front yard parking. Letters were sent to violators,
but no tickets were issued. Overall, he has received nice feedback and the letters were well received.
A former hockey player is opening a training facility across the street from City Hall in the former Wholesome
Health location.
X. ADJOURNMENT
Motion by Commissioner Fehrenbacher, seconded by Commissioner Kueger, to adjourn the September 1,
2020 Planning and Zoning meeting at 9:17 p.m. All in favor. Motion carried.
Page 6 of 6
CITY OF CENTERVILLE
PLANNING AND ZONING COMMISSION
Pursuant to due call and notice thereof, the Planning and Zoning Commission held its
regular meeting on Tuesday, October 20, 2020 at 6:32 p.m. by Chairman Darrin Mosher
via Zoom videoconferencing
I. CALL TO ORDER
1. Roll Call
Present:*
Chairman Darrin Mosher
Vice Chairman Mark Haiden
Commissioner John Krueger
Commissioner Darrell (DJ) Olson
Commissioner Nick Twohy
Commissioner Linda Broussard-Vickers
Absent: Commissioner Fehrenbacher
Staff: City Administrator, Mark Statz
Also in Attendance: Council Liaison, Russ Koski
City Attorney Kurt Glaser
the noted individuals were visibly and audibly
present on the videoconference call
II. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was recited.
III. APPROVAL OF AGENDA
Motion by Commissioner Broussard-Vickers, seconded by Commissioner Twohy. A roll call
vote was taken. All in Favor. Motion carried.
IV. PUBLIC HEARINGS
1. Preliminary Plat-Centerville Elementary School Addition
City of Centerville
Planning and Zoning Minutes
October 20, 2020
City Administrator Statz explained that this project was not related to the currently proposed
addition, but was remaining from a project the school district completed approximately two years
ago when they rearranged the school parking lot and expanded their parking. The City code states
that parking cannot exist on a lot that does not contain the primary structure, so in order to meet
the code the school decided to re-plat their land to make their parcels into one lot. When attempting
to re-plat their property, they discovered that were some small pieces of land between the school
and five neighboring properties that were never platted at all due to the way the property lines were
school to survey the slivers of land and either
include them in their plat or offer them to the neighbors. The school decided to give the land to the
neighbors, who in turn donated their land back to the school. All of the neighbors have signed
deeds saying that they do not lay claim to the property and the school has included it as part of
their plat. Since it has been more than a year since the plat was approved, the City would like to
go through the preliminary plat process. This should be an expedited process and will be on the
next Council Agenda, provided that this commission approves it.
Motion by Commissioner Broussard-Vickers to open the Public Hearing, seconded by Vice
Chairman Haiden. All in favor. Motion Carries.
City Administrator Statz explained that Mr. Patrick Chaffey and Superintendent Brian Dietz were
present to answer any questions the public may have.
Mr. Steve King, 1724 Sorrel St, asked for clarification regarding the total amount of property
donated to the school, and what were the advantages of re-platting the land versus obtaining a
Conditional Use Permit. City Administrator Statz explained that the property did not belong to
either the school or the neighbors, rather it was unclaimed land that the neighbors decided to forgo
any rights to and leave for the school to claim. As far as the re-platting, CAS explained that while
he did not wish to speak for the school, he assumed that the school district most likely saw it as
the easiest method to meet the code. By doing this, any financial transaction that took place in the
future would be simplified because now there would be one lot.
Vice-Chairman Haiden asked if the property owne
decided to keep the land. City Administrator Statz stated that he did not know the motives of the
neighbors who donated their property, but he assumed that they realized that it would be simpler
for them with transactional issues.
Motion by Commissioner Broussard-Vickers to close the Public Hearing, seconded by
Chairman Mosher. A roll call vote was taken. All in favor. Motion carried.
Motion by Commissioner Broussard-Vickers to approve the Preliminary Plat for Centerville
Elementary, seconded by Vice-Chairman Haiden . A roll call vote was taken. All in favor.
Motion carried.
City of Centerville
Planning and Zoning Minutes
October 20, 2020
2. Ordinance Review Chapter 90
City Administrator Statz explained that the City would like to make changes to the ordinance on
backyard chickens. They would like to expand the definition of a run to add some external area to
the caged area, to expand the number of chickens allowed from four to six, to increase the amount
of time a homeowner can go without chickens before having to tear down their coop, and to
mandate that chickens that were in the external caged area must be supervised.
Discussion was had regarding the height of the fence for the coop and it was decided that language
would be added stating that the height of the fencing would be governed by the maximum height
in the fence ordinance.
Motion by Commissioner Broussard-Vickers to close the Public Hearing, seconded by
Commissioner Olson. A roll call vote was taken. All in favor. Motion carried.
Motion by Commissioner Broussard-Vickers to approve the changes to Chapter 90 Farm
Animals as presented and modified, seconded by Commissioner Krueger. A roll call vote was
taken. All in favor. Motion carried.
3. Ordinance Review Chapter 91 Public Nu
91.04; Chapter 93 Maintenance of Adjo
City Administrator Statz explained that the City currently does not have an ordinance that regulates
the maximum height of grass allowed in the yard. The ordinance regulates the maximum height of
weeds and the length of grass on the city right of way. The City would like to change the ordinance
to include the length of grass in the yard.
Chairman Mosher opened the public hearing.
Mr. Steve King, 1724 Sorrel St, asked how much of this move to change the ordinance was
complaint driven. He also asked about restoration companies that would seed projects for the City.
City Administrator Statz stated that approximately 90% of the letters that are written regarding
long grass are complaint driven, and that companies hired by the City are required to provide a
weed-free product.
Motion by Commissioner Broussard-Vickers to close the Public Hearing on Chapter 91
Public Nuisances, seconded by Chairman Mosher. A roll call vote was taken. All in favor.
Motion carried.
Motion by Vice-Chairman Haiden, seconded by Commissioner Krueger to accept the
changes to Chapter 91 Public Nuisances. A roll call vote was taken. The vote was5-0 in favor,
with Commissioner Broussard-Vickers abstaining. Motion carried.
City of Centerville
Planning and Zoning Minutes
October 20, 2020
4. ection 156.031 Main Street Commercial
District (B-2); Table 156-A-1 Table of Allowed Uses.
City Administrator Statz explained that on the table of allowed uses, some of the items under
conditional uses had not been listed. He asked if the Commission still feels that specialized care
facilities should continue to be conditional uses in B1 and B2 districts. He stated that there are
some sites where those uses may not be appropriate, and questioned whether or not the
Commission still feels like Main Street is an appropriate place for those facilities. He did not
recommend placing such facilities near the freeway, because he would prefer to have retail on sites
with such high visibility.
Commissioner Haiden asked if the city could deny someone building something there since it is a
conditional use. City Attorney Kurt Glaser that if someone met the conditions, the city cannot deny
them.
Commissioner Broussard-Vickers stated that nursing homes provided a lot of jobs because they
are staffed 24 hours per day, families go there to visit, and if there is assisted living, then people
enjoy getting out and going for a walk. She said she felt that there had been little retail come to the
city, and she did not want to disallow these facilities in the few spots that are left because there is
a burgeoning need for them.
Chairman Mosher opened the Public Hearing on Ordinance Review Chapter 156-Section
15.031 Main Street Commercial District (B-2); Table 156-A-1 Table of Allowed Uses.
Mr. Steve King, 1724 Sorrel Street, asked if police and fire calls to these facilities were figured
into funding formulas, and whether or not they were non-profit versus for-profit. City
Administrator Statz explained that all police and fire calls are included in the formulas, and that
Atlas Villas is a for-profit organization. Mr. Statz asked City Attorney Kurt Glaser if the city could
create an ordinance that a facility had to be a for-profit organization if we allowed a non-profit in
a different zoning district. Mr. Glaser stated that you need a reason to mandate that without being
discriminatory. Mr. King stated that he does not want specialized care facilities in those districts
because we have very little land, and felt that the city should not fill up empty lots with businesses
City Attorney Kurt Glaser informed him that not all non-profit
businesses are tax-exempt.
Motion by Commissioner Broussard Vickers to close the Public Hearing on Ordinance
reet Commercial District (B-2); Table 156-A-
1 Table of Allowed Uses, seconded by Chairman Mosher. A roll call vote was taken. All in
favor. Motion carried.
Motion by Vice-Chairman Haiden to remove the letter C, from the B-2 column, disallowing
specialized care facilities in B-2 zoning districts, seconded by Commissioner Krueger. A roll
call vote was taken. The outcome was 4-2 in favor of the motion with Twohy and Broussard
Vickers opposed.
City of Centerville
Planning and Zoning Minutes
October 20, 2020
ion 156.040 Industrial District (I-1);
Section 156.144.M.2 Other Standards.
.
City Administrator Statz explained that the current City code allows outdoor storage,
but it is not clear whether or not a principal structure is required in order to use the property for
outdoor storage, and there are no restrictions on the amount of storage allowed. In the B-1 district
however, storage is restricted to 50% of the building area, and in the B-2 district we allow very
minimal outdoor storage. Staff contacted neighboring cities to see what is allowed, and discovered
that the City of Lino Lakes has a that we start with a 2.5:1 ratio
and create some small changes to the ordinance.
City Attorney Kurt Glaser spoke about the changes he made to this ordinance:
Outdoor storage needs to be on a lot that
adjacent lot), thus eliminating the possibility of someone purchasing a lot only to
use it for outdoor storage.
Buffer zones for commercial property that abuts residential were found to be more
strenuous than those for industrial properties abutting residential. Mr. Glaser
applied the more conservative rules to industrial properties.
The City code states that having outdoor storage requires a site plan review, but the
section on site plan review did not include outdoor storage.
Outdoor storage was defined as an accessory use.
The ratio of building footprint to outdoor storage is now defined as 2.5:1.
City Administrator Statz showed a picture of what a 2.5:1 ratio would like, like and suggested that
the commission create a better definition of outdoor storage in the future Considerable discussion
ensued regarding various restrictions that might be good to incorporate into an expanded
ordinance.
Chairman Mosher opened the Public Hear
There were no public comments.
Motion by Commissioner Broussard-Vickers, seconded by Commissioner Olson, to close the
Public Hearing on Ordinance Review Chapt
City of Centerville
Planning and Zoning Minutes
October 20, 2020
1); Section 156.144.M.2 Other Standards. A roll call vote was taken. All in favor. Motion
carried.
Motion by Vice-Chairman Haiden, seconded by Commissioner Broussard-Vickers to accept
ndustrial District (I-1); Section 156.144.M.2
Other Standards as presented . A roll call vote was taken. All in favor. Motion carried.
V. AWARDS, PRESENTATIONS AND APPEARANCES
1. None
VI. OLD BUSINESS
1. None
VII. NEW BUSINESS - Each item in New Business was previously handled out of order,
immediately after its respective Public Hearing.
1.
2. Ordinance Review Chapter 90 Fa
3. Ordinance Review Chapter 91 Public Nu
91.04; Chapter 93 Maintenance of Adjo
4. ection 156.031 Main Street Commercial
District (B-2); Table 156-A-1 Table of allowed Uses
5. ion 156.040 Industrial District (I-1);
Section 156.144.M.2 Other Standards
VII. This item was removed from the agenda.
1. September 1, 2020 Planning & Zoning Commission Meeting Minutes
VIII.ANNOUNCEMENTS/UPDATES
1. Council Member Liaison
Council Member Koski stated that there was nothing to report.
2.
City Administrator Statz reporte
e curb. He is expecting that the final lift of
asphalt will be completed in 2021, but may be put off until 2022. The contractors are working on
restoring the area and will start hydro-seeding instead of placing sod. City Council voted last
week to give property owners a rebate of approximately $200.00 (depending on their assessment)
due to the change from sod to hyro-seed.
City of Centerville
Planning and Zoning Minutes
October 20, 2020
Old Mill Estates plans to start paving the week of October 26, 2020, but they are unsure whether
or not they can get the wear course down for the first addition, and they are trying to get here
before the city has to plow. Trails and sidewalks are also an issue.
Bayview Villas is slowly working on their list of items to complete such as mailboxes, street
signs, entrance monuments and landscaping.
Atlas Villas is clearing trees and have turned in a building permit application. We are still
waiting on a SAC determination from the Met Council.
The mini-storage building is under construction. They have poured a couple of slabs and the trail
has been patched in.
The City Hall office area is completely gutted. Staff members will each have their own office for
Covid-safety. Council Chambers and the lobby will be completed next.
Early voting is still available at City Hall. Staff will move in to Council Chambers when voting
season is complete. Mr. Statz reported that he hopes to resume in-person meetings in early 2021.
Chairman Mosher asked if voting was available at City Hall on Saturday, October 31, 2020. Mr.
Statz stated that voting was available that day, and would be available for extended hours on
Monday, November 1, 2020, which is the day before the election. He also stated that voting on
Election Day would take place
Commissioner Broussard-Vickers asked if the November meeting would be changed. City
Administrator Statz explained that the meeting calendar was decided at the end of 2020, and due
to the election, the meeting had already been moved to November 10, 2020.
X.
Motion by Commissioner Broussard-Vickers, seconded by Kruger to adjourn the October
20, 2020 Planning and Zoning Committee Meeting at 8:19 p.m. A roll call vote was taken.
All in favor. Motion carried.