HomeMy WebLinkAbout2021-04-26 P & Z Special Meeting Minutes - Approve
CITY OF CENTERVILLE
PLANNING AND ZONING COMMISSION
Pursuant to due call and notice thereof, the Special Meeting of the Planning and Zoning Commission
held a meeting on Tuesday, April 26, 2021 at 6:30 p.m.
I. CALL TO ORDER
The meeting was called to order at 6:30 p.m. by Chairperson Broussard-Vickers.
1. Roll Call
Present: Chairperson Linda Broussard-Vickers
Commissioner Ben Fehrenbacher
Approved
Commissioner John Krueger
Commissioner Darrell (DJ) Olson, Jr.
Commissioner David Kubat
Commissioner Les Kuiper
Commissioner Twohy
Absent: None
Staff: City Administrator Mark Statz
City Planner John Shardlow
Council Liaison Russ Koski
City Attorney Kurt Glaser
Mayor D. Love
II. PLEDGE OF ALLEGIANCE
III. APPROVAL OF AGENDA
No additions or deletions were requested.
Motion by Commissioner Fehrenbacher, seconded by Commissioner Kubat to
Approve the Agenda as presented. All in favor. Motion carried.
IV. PUBLIC HEARINGS (6:30 PM or shortly thereafter)
1. Ordinance #113 Code Amendment – Car Washes and Vehicle Service
Administrator Statz provided some background on this item.
Commissioner Fehrenbacher stated the Commission reviewed this item about a year ago and
provided some feedback. He noted that it does not appear as though their thoughts were
reflected in this new proposal.
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Regular Meeting Planning and Zoning Commission
April 26, 2021
Commissioner Twohy agreed with Commissioner Fehrenbacher’s statement and noted this
seems like a very different discussion then what they talked about a year ago.
Chairperson Broussard-Vickers opened the public hearing on this item at 6:30 p.m.
Administrator Statz stated if any member(s) of the public would like to address the
Commission on this item they may do so now.
Ms. Andria Mattlin, 2095 Balsam Way, stated that she resides in the Watermark
Development and the area where Kwik Trip is proposing to build is basically in her
backyard. She stated when she moved into the neighborhood, she was assured it was going
to be a residential area and she does not approve of a Kwik Trip or apartments being built
right behind her home.
Ms. Patty Ridley, 2058 Willow Circle, addressed the Commission and stated she is ok with
a car wash being put in with the gas station. She noted the only issue she would have is if
there were many more applications that come in later for the same type of business in the
same area and they ended up with several of them in one spot.
Mr. Gary Scherer, 2045 Willow Circle, addressed the Commission and stated he doesn’t
understand why they would put in another gas station in the same area where they already
have three. He noted he is concerned that a Kwik Trip will drive the local gas station owners
out of business.
Mr. Chad Buechler, Manager of CenterMart; 1801 Main Street, addressed the Commission
and stated several years ago he came before the Commission and requested to be allowed to
open a car wash and asked for space to park his U-Haul trucks. He stated his request was
denied, more than once. He noted he came before the Commission with several proposals
trying to find an option that would work for him and the City. He stated ultimately, all his
requests were denied, and he ended up having to sell the property as a result. He said he is
upset they are considering changing the zoning now for Kwik Trip, and thinks it will only
hurt the community.
Mr. Todd Steffen, Owner of Corner Express/Circle K; 1990 Main Street, addressed the
Commission and stated he feels that it is unfair they are considering the car wash now for
Kwik Trip. He stated he feels if the City denied Kwik Trip the option to open a car wash
with their gas station, that Kwik Trip would decide not to build there and that would be best.
He noted the City needs retail to support the businesses already in town and feels in the
future there may be room for another Kwik Trip in the area but if allowed to build right now,
it will only hurt all the current businesses.
Mr. Jeff Allaman, owner of Bobby & Steve’s, addressed the Commission and stated seven
years ago he revamped an eye sore building in the community with the idea in mind that
growth was going to come in the following years. He stated if Kwik Trip comes to the area,
it will ruin any opportunity for local businesses to grow, he noted no one can compete with
the big corporations.
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Regular Meeting Planning and Zoning Commission
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Mr. Dean George, Kwik Trip representative, addressed the Commission and stated they
choose to put a Kwik Trip in Centerville because they saw the opportunity for growth. He
stated the other Kwik Trip is about a mile away in Hugo, and that is a big distance in the
convenience industry. He stated they can fill a void in the community where hot foods and
convenience groceries are concerned. He noted they plan to invest $6.5M and bring about
30 jobs into the city. He stated they resent the insinuation that they do not care about
community, noting they give 40% of pre-tax profits back to their employees because they
feel if they take care of their workers, their stores will be better and more people will want
to shop there. He also stated that Kwik Trip prides themselves on being a good community
partner, connecting with businesses to give back.
Ms. Ridley addressed the Commission again and stated she clearly spoke too soon because
after hearing some local members of the community speak, she realized she had not
considered the effect this proposal has on the local business owners. She stated although she
loves Kwik Trip, she does not agree with another one being put in when local businesses
were denied the same right and will most likely suffer as a result.
Ms. Mattlin addressed the Commission again and noted she did not move here for the
convenience of services, she moved to the area for the family community and small-town
feeling.
Mr. Allaman addressed the Commission again and mentioned he knows some people could
not get the link for this public hearing from the Centerville website and stated he is unsure
that they are getting the input of all concerned citizens as a result.
Commissioner Fehrenbacher stated they posted the information in the local paper and noted
there is a large amount of people on the zoom meeting, so it appears that they have reached
a lot of people. He stated usually it is hard to get people to appear for public comment.
Administrator Statz confirmed they posted the link in the newspaper as well.
Mr. Scherer addressed the Commission again and stated he is worried that having a big gas
station in his backyard will drive down the equity he has spent 20 years building. He stated
while he is sure Kwik Trip will send a check for a donation to some causes in the community,
he personally knows that people like Mr. Steffen are part of the local Lions Club and give
not only money but their time to the community and he would hate to see them driven out
of town.
Ms. Kim Sullivan, 2079 Balsam Way, addressed the Commission and stated she was
shocked to see they were looking to put another Kwik Trip in when there is one right across
the street. She stated it seems unnecessary and it will ruin the small town feel that Centerville
has that people like.
Mr. George, Kwik Trip Representative, stated they did not ask for a change in the city code
and noted they could still build the gas station without a car wash if it is not approved. He
stated they would not build in an area if they did not feel they can bring up the entire town’s
commerce.
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Mr. Jon Rausch, Broker for Rehbein, addressed the Commission and stated they have been
trying to find someone to buy this location for a long time, and stated if a Walgreens, CVS,
bank or daycares had been interested, they would be in front of the Commission tonight, but
unfortunately that is not the case. He stated they finally have three (3) companies interested
in moving forward and Kwik Trip was one that was interested about five (5) years ago but
did not move forward at that time. He stated the owners of Kwik Trip take the decision to
build to heart; they only build where they know their employees will feel safe, they can help
build up the community and can fill a void in the food market.
Mr. Dan Bealka, 7290 Geneva Court, addressed the Commission and stated it seems
opportunistic of Kwik Trip to want to build now, and noted he is curious why they backed
out five (5) years ago when the economy was not even bad.
Mr. George, Kwik Trip Representative, stated five (5) years ago they simply were not able
to put stores up at the same rate they can now.
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Mr. Wes Pederson, 1967 - 73 Street, addressed the Commission and asked if the ordinance
would allow any business to open a car wash on it or would it need to be a gas station.
Administrator Statz stated the language in it only allows for certain types of businesses
within the service industry such as gas stations.
Administrator Statz called for any further comments from the public on this item, there were
none.
Chairperson Broussard-Vickers called for a motion to close the public hearing on this item.
Motion by Commissioner Fehrenbacher, seconded by Commissioner Kubat to Close
the Public Hearing at 7:27pm on this item. All in favor. Motion carried.
2. Kwik Trip
a. Conditional Use Permit (Car Wash)
This item was originally item 3a. At the suggestion of the Commission, was heard before
original item 2a.
Chairperson Broussard-Vickers opened the Public Hearing at 7:28pm.
Mr. Buechler addressed the Commission and stated he was denied the right to build a car
wash on his gas station three (3) years ago and noted the Representative for Kwik Trip said
they would build without a car wash, so he does not see why they would agree to change the
ordinance that has been in place forever for them and stated it only seems fair to deny the
change.
Ms. Mattlin addressed the Commission again and stated she hopes this does not pass but if
it were to pass, she would like to see some restrictions in place. She stated she does not feel
that a 24 hour, 7 day a week gas station needs to be built in her or anyone else’s backyard.
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Regular Meeting Planning and Zoning Commission
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Commissioner Fehrenbacher stated he feels he needs to keep the conversation focused and
on track and noted the conditional use permit is not for the convenience store, it is only for
the car wash so they can only implement conditions on the car wash time frame and asked
Ms. Mattlin what time frame she is thinking would be ideal for the car wash to operate.
Ms. Mattlin stated because it is a family neighborhood, she feels 7:00 p.m. would be a good
cut off time for the car wash.
Mr. Bealka asked what the hours of operation are for the other car washes in the area.
Commissioner Fehrenbacher asked Mr. Allaman what their hours of operation are for the
car wash at Bobby & Steve’s. Mr. Allaman stated they are open from 7:00 a.m. – 7:00 p.m.
Mr. Scherer noted he is literally right in the backyard of where the Kwik Trip would be and
he votes to not allow the car wash, not change the zoning and that he would ask them to not
allow diesel fuel so it will limit semi-truck traffic.
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Ms. Pam Kennedy, 1983 - 73 St, addressed the Commission and asked if there would be
set times in which diesel and garbage trucks can come and go from the gas station due to the
noise they make.
Chairperson Broussard-Vickers stated the hours in which trucks could come and go would
be addressed in the condition use permit if this plan is approved.
Ms. Ridley stated this directly affects her backyard and she is wondering what they mean
when they say “diesel” and what exactly are they speaking of.
Mr. George, Kwik Trip Representative, stated diesel fuel, is what they are referring to and it
would be available for any vehicle that requires it. He also asked if the hours of 7:00 a.m. –
7:00 p.m. for operation of the car wash are a current city mandate or if it is a request only at
this point that people are asking be put in place if it is approved.
Chairperson Broussard-Vickers stated there is no City mandate for the car wash hours of
operation and noted that is something that would be considered as part of the conditions
should the application be approved.
Administrator Statz stated it might be beneficial to review the Kwik Trip proposal packet
right now before closing the public hearing to provide some clarity to everyone who has not
had an opportunity to review the entire packet and asked City Planner, John Shardlow, to
review it.
City Planner Shardlow addressed the Commission and stated they are currently discussing a
conditional use permit regarding the car wash only aspect of this plan. He stated retail and
fuel sales are already permitted in the B-2 zoning district and reviewed the summary of
recommendations.
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He stated after reviewing the plan, it meets all the city codes and standards. He noted there
are several options regarding how Street A could be configured when they address the plat.
He stated one of the requirements for a car wash is to have adequate stacking distance for at
least five (5) vehicles, this plan allows for eight (8) vehicles. He showed the two-way traffic
proposal and pointed out the buffering that the landscaping and stacking area provides. He
noted the trash enclosure is on the westside of the building and covered by red brick like the
rest of the building. He stated their recommendation is to approve the proposal with the new
conditions which include making sure the car wash is a reasonable distance away from the
residential areas. He stated most importantly, they are asking that if approved, when it comes
up for review, they would like to require a traffic study be completed on Street A to
determine which scenario of the three (3) in the site plan recommendations is appropriate.
Ms. Mattlin asked how far away the car wash would be from the proposed senior living
facility.
Administrator Statz stated it is about 400 feet or more away from where the senior living
facility would be.
Mr. Matt Rehbein, Vice-President, Rehbein, stated that Rehbein’s have been the owners of
the parcel for forty-plus years and have been trying to sell this property for the past twenty
years. He stated that he is hopeful that the Commission will strongly consider the proposal.
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Mr. Pederson, 1967 - 73 Street asked if there has been any sort of study done on what a
convenience store with a car wash does to safety or crime rates.
Chairperson Broussard-Vickers stated to her knowledge that type of study has not been
completed. She stated she wants to be clear that the convenience store and fuel service is not
something they can prevent from being built per the law. The only thing in question is the
car wash addition currently. She noted she understands everyone’s concerns, but if a business
meets the zoning requirements, they can apply to come and do business in the City.
Mr. Jeremy Costa, 72XX Watermark Way, addressed the Commission and asked how many
car washes does the City currently have within a 1-mile span.
Commissioner Fehrenbacher responded to Mr. Costa’s question and stated there are 2 within
a mile.
Ms. Mattlin stated it seems clear that this is not a supply and demand issue, stating there is
no need to have another car wash, so it seems this is more about the sale of that property.
Mr. Buechler stated it seems like this Kwik Trip will be more of a truck stop, with big rigs
coming and going.
Mr. George, Kwik Trip Representative responded to Mr. Buechler’s comment and stated
that is not correct, it is not going to be a truck stop.
Commissioner Fehrenbacher replied and asked that everyone keep their comments focused
on the car wash, as that is the only thing in question.
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Administrator Statz called for any further comments from the public on this item, there were
none.
Chairperson Broussard-Vickers called for a motion to close the public hearing on this item.
Motion by Commissioner Kuiper, seconded by Commissioner Krueger to close the
public hearing at 8:41 p.m. All in favor. Motion carried.
3. Rehbein Commercial
a. Preliminary Plat
Chairperson Broussard-Vickers opened the public hearing at 8:42 p.m.
Planner Shardlow reviewed and provided background on this item. He stated they are
recommending a traffic study be done to determine if the street should be extended or not.
He stated the overall recommendation is to approve the plat without the final uses of the
individual lots being determined. He noted however, that it is recommended the uses be
identified before the final plat approval is granted.
Commissioner Kubat asked if the final plat will come back before the Commission before
the final approval. Administrator Statz replied, it does not usually come back to the
Commission unless the final plat differs greatly from the previously presented one to the
Commission.
Ms. Robinson, 2106 Ada Street, addressed the Commission and stated the corner of her
backyard will back up to the proposed 4-story apartment building, which she is not in favor
of. She noted she moved from White Bear Lake to the Watermark development for space
and the apartment complex would ruin that. She asked what recourse or input the residents
opposing this proposal have now.
Chairperson Broussard-Vickers stated the area Ms. Robinson is referring to is zoned for
commercial and while apartments are not part of the usage currently, the owner of the
property can request it to be re-zoned for different usages at any point. She stated the public
hearing is the time to address the Commission regarding opposition or support of this item,
so she is correct to speak now. She noted after the public hearing, the Commission makes a
recommendation to the City Council, and they then make the final decision. She stated the
City has certain population and housing density requirements they have to meet related to
funding that comes from the State. She asked Ms. Robinson if she would rather look at a gas
station or a retail store in her backyard, noting that is the alternative option.
Ms. Robinson stated anything that is less than 1-story in height would be better because trees
and landscaping would cover it and it would not be a tall building where people can see right
into her backyard or window. She stated her other concern is that the street they are
proposing as the road that the apartments would use cannot handle that amount of traffic, it
is too busy already.
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Planner Shardlow stated he understands it is confusing, but wants to make it very clear that
this public hearing is only regarding a subdivision of the land and creation of lots. He stated
it is not a hearing for granting approval of a Conditional Use Permit or re-zoning the area
from commercial to residential.
Ms. Robinson stated with Mr. Shardlow’s statement in mind, she is opposed and requests
the subdivision not be approved.
Ms. Jordyn Cueva, 2028 Diamond Lane, addressed the Commission and noted she can
appreciate this hearing is only regarding the plat, but she is only concerned about the
apartment building and wants to know if there has been any discussion about maintenance
or who will manage the apartment building.
Administrator Statz replied to Ms. Cueva and stated management would be addressed in the
future if this item is to move forward.
Mr. Schere stated he is concerned about the walkway that is proposed to connect his
townhome community and the assisted living building. He stated he is opposed to the
walkway because it will decrease the townhome owner’s property values and he is also
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concerned that this property will increase the already very busy traffic on 20 Avenue.
Ms. Ridley echoed Mr. Scherer, stating she lives on Street F which would connect to the
hypothetical sidewalk connection, and she too, requests the connection not be made. She
noted the traffic is too fast on that street and that it is unsafe for people to be walking along.
She stated she would like to see walking paths around but not right there.
Administrator Statz noted the last two public comments made are exactly what this public
hearing is regarding, and they are asking the Commission the correct questions.
Ms. Bridget Como asked if the parcels are split right now, does that keep them from being
bought and combined in the future. She is wondering if down the line someone could buy
two parcels and combine them to build a big grocery store or something larger then.
Administrator Statz stated in the future someone could purchase two or more parcels with
the idea of building a larger business in that space, however, it would require them to start
the entire process over with the Commission and City Council.
Mr. Allen Collingwood, 2057 Willow Circle, addressed the Commission regarding the trail
that would potentially connect through the private drive, he stated he does not like the idea
of more foot traffic coming through their private streets and he is curious how they would
get around the pond in that area.
Administrator Statz stated Mr. Collingwood’s concerns are already being discussed
regarding this item, they are taking them into consideration.
Mr. Rausch, Broker for the Rehbein’s, stated with all the input they have had from the public
it is very likely that they would put a smaller grocery store like an Aldi or Hy-Vee Express
in the area. He stated it is important to remember that a builder is not going to be convinced
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to come into the area unless they have evidence that the demographics and need is there for
their type of business.
Administrator Statz called for any further comments from the public on this item, there were
none.
Chairperson Broussard-Vickers called for a motion to close the public hearing on this item.
Motion by Commissioner Fehrenbacher, seconded by Commissioner Kuiper to Close
the Public Hearing at 9:07 p.m. on this item. All in favor. Motion carried.
4. Norbella Senior Living
a. Rezoning (B-2 Main Street Commercial to B-1 Commercial)
b. Conditional Use Permit (Specialized Care Facility)
City Planner Shardlow reviewed and provided the background on this item.
City Attorney Glaser stated the primary purpose of the Conditional Use Permit is to ensure
facility maintains its state licensure. He noted if the facility were to lose their licensure, the
Conditional Use Permit would be void.
Commissioner Kubat asked for clarification on what happens if the license is lost by the
facility. City Attorney Glaser stated if they were to lose their state licensure, it would be a
violation of the CUP and a criminal or civil action would be brought by the City to stop that
facility from using the land until they regained licensure.
Chairperson Broussard-Vickers called for a 10-minute break.
The Commission recessed at 9:21p.m.
The Commission reconvened at 9:30p.m.
Mr. David Stradtman, Developer for Rachel Development, addressed the Commission and
provided background on this item. He stated Great Lakes Management is who would be
managing the facility. He stated they are a well-known and very reputable company. He
noted they are in the process of developing a lot of these facilities around the metro areas as
they see these assisted living facilities filling a big void in the communities and want to help
provide a safe place for seniors to stay nearby their homes and families.
Mr. Rausch, Broker for Rehbein’s stated the goal and mission of the group is to keep these
people in their own communities to be close to their families and churches. He stated they
want to keep them as close to their families as possible which is why they are looking to
build within 1 – 2 miles of their communities.
Mr. Stradtman noted the options for assisted living are very limited, and the result of that is
senior citizens living alone who probably should not be and that is when tragedies happen.
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He stated these types of facilities help the community in several ways; they provide seniors
with the daily care they need and lessen the burden on City Emergency Services.
Administrator Statz asked what the likelihood of this business going non-profit could be.
Mr. Stradtman stated his team sees these facilities as profitable opportunities to provide
services that are greatly in need across the metro. He stated they have no intention of going
non-profit.
Ms. Ridley asked what happens to the facility if they lose their licensure at some point.
City Attorney Glaser stated if they temporarily lose their license there are rules that allow
for the business to regain the license and he stated the Rachel family has stake in the game
and are here for the long term.
Mr. Stradtman stated they can be assured with a $9 million investment, they are going to
make sure things run smoothly and have been very selective about the company they would
like to management this facility.
Ms. Megan Anderson, 7305 Crane Drive, addressed the Commission and asked if they will
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be working with Lino Lakes to help build crosswalks across 21 street.
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Administrator Statz explained that they would be looking to put a crosswalk on 21 and
remove the mid-block crosswalk.
Mr. Stradtman stated that the people living at this facility will not own a car, they will not
be very mobile so they will not add to foot traffic in the area. He noted the employees are
the only additional traffic that will really be in the area.
Ms. Mattlin asked if they plan to have some sort of security at the memory care facility.
Mr. Stradtman stated the occupants in the memory care facility are locked into the residence
and they are only allowed to leave if accompanied by a staff member.
Administrator Statz called for any further comments from the public on this item, there were
none.
Chairperson Broussard-Vickers called for a motion to close the public hearing on this item.
Motion by Commissioner Fehrenbacher, seconded by Commissioner Kubat to Close
the Public Hearing at 9:41 p.m. on this item. All in favor. Motion carried.
5. Belleville Landing Apartments
c. Comprehensive Plan Amendment (Commercial to Residential)
d. Rezoning (B-1 Commercial to R-3 High Density Residential)
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e. Conditional Use Permit for a Planned Unit Development
Planner Shardlow presented and provided some background on this item.
Commissioner Fehrenbacher stated if 48.5 feet is the highest height for the apartments, he
would like to know how it compares to the height of a home in that same area.
Administrator Statz stated most homes have a walkout basement and 9 foot ceilings now, so
in total some homes are probably close to 40ft in height.
Mr. Chris Harchanko, Representative for Apollo Development, addressed the Commission
and stated the building has been designed to be a high-end, beautiful complex with modern
architecture and resort like amenities. He stated there is a lot of demand for this type of
complex right now and feels it will be an asset to the community.
Chairperson Broussard-Vickers asked if the crosswalk is something the Commission can
request or require. Administrator Statz stated yes and noted they will want to work with
Lino Lakes to create a joint plan.
Commissioner Olson stated the EIFS siding is not generally considered high-end and is
wondering if they could consider using another type of building material.
Mr. Harchanko explained what EIFS is and noted they could look at other options. He further
explained that they intend to use some metal trim, stone, and a blend of other materials to
round it out and it will look really nice once completed.
Chairperson Broussard-Vickers asked if the issues with EIFS that she was aware of from the
1970s - 1990s have since been corrected.
Mr. Harchanko addressed Chair Broussard-Vickers question and stated there have been
some major changes to EIFS in the past 10 years that have corrected those past issues.
Chairperson Broussard-Vickers opened the public hearing on this item at 9:44 p.m.
Administrator Statz stated if any member of the public would like to address the Commission
on this item they may do so now.
Ms. Anderson asked if they would work with Lino Lakes to make sure that the Watermark
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development can have crosswalks on Crane Drive and Watermark Lane across 21Street to
allow their children to get safely from one side to the other because of the increased traffic
that may come along with an apartment complex.
Administrator Statz stated the Commission could include some conditions regarding making
sure reasonable crosswalks are included in the recommendations, the City and Lino Lakes
would need to work together on a plan for them.
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Ms. Kennedy stated a 4-story apartment building is not comparable to the height of a house
with a walkout because the height you see when looking at a house varies depending on your
angle, and you only see one height for the entire apartment. She also asked if they would
have covered handicap parking stalls at the apartments because the plan didn’t show that.
Mr. Harchanko answered Ms. Kennedy’s question stating, yes, they will have covered
handicap parking spots. He also noted the original plan was to have the building be 3-stories
with the parking underground but due to an issue with the water table, they are not able to
do that, so the size and height in this plan is the smallest scale they could create.
Ms. Theresa Robinson addressed the Commission and stated she is concerned about the
amount of traffic on that road with the extra amount of people an apartment building would
be bringing into the neighborhood. She stated she has not heard that be addressed yet or the
issue of the apartment building being over the height allowed in that zone.
Administrator Statz stated the height of the apartment is being addressed now because this
is the public hearing on that item specifically. He stated the code requires increased setbacks
if the height of the building is above 30 feet and noted the developers have increased the
setbacks to allow for the extra height per the code requirements. He stated regarding the
increased traffic, they are requesting a traffic study be completed to ensure Street A could
accommodate the increase in traffic. He also noted that because this site is originally zoned
as commercial, a retail company or corporation could build in this location instead, stating
the amount of traffic coming and going would most likely be close to that of the apartment
building being proposed.
Ms. Robinson stated she does not agree that the amount of traffic would be the same for a
retailer and the apartment building in that location. She also noted her concern regarding
bias on part of person the developer may have complete a traffic study.
Administrator Statz stated its typical for the developer to hire the engineer to do a traffic
study in these cases and noted once completed, the study would be available for review,
ensuring no bias is part of the study.
Mr. Bealka stated he does not think this should be approved mainly because it is being
decided before traffic studies are done. He stated he feels the other site closer to downtown
should have been further considered. He noted the City needs more shops and restaurants
instead of apartments. He inquired about the maintenance plan if the apartments are
approved.
Ms. Mattlin stated the amount of traffic that the apartments will bring into the community is
unwanted. She stated the homes there now were purchased without a large apartment
building being in their backyards and feels it is a slap in the face to people who bought these
homes. She further stated she does not think anyone will pay $2K for an apartment in
Centerville when they have no places of business providing any activities or thing to do.
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Ms. Tammy Klemann, 1968 - 73 Street, addressed the Commission and stated many
citizens have been concerned about their taxes and if they use the commercial land to put up
apartments it will not help lower the taxes at all. She stated the tax base needs to be
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considered and the amount of residential properties they are considering be built on the
commercial land that could provide the businesses the City needs instead.
Chairperson Broussard-Vickers stated they always consider taxes and the impact a decision
could have on the current residents. She stated the staff does look at all possibilities to
determine the best one for the City.
Mr. Gunther Cueva, 2028 Diamond Lane, addressed the Commission and asked if they have
a plan to upkeep the apartment complex to ensure they stay luxurious. He also asked what
the plan is to draw people into the apartments.
Administrator Statz stated it is common practice to include conditions within the CUP that
requires a certain level of maintenance and standard are maintained.
Mr. Harchanko stated they intend to have full-time maintenance onsite and noted the market
study was very specific to this location and price point and it showed that there is a high
demand for these types of apartments, so they do not believe there will be any issue filling
them. He stated that a study in this market was completed and there was demand and it
seems to be a trend.
Noah, representative of HBG Management Company – addressed the Commission and
provided some background on their company. He stated his father started the company in
1985 he was on the licensure board of Minneapolis Multi-Housing Association, taught a
Crime free training class in residential properties and was the president of the Minnesota
Multi-Housing Association. He stated they will have quarterly unit checks and routine
maintenance to ensure the property is well upkept.
Council Liaison Koski asked how many apartments HBG currently manages.
Noah answered Mr. Koski’s question, stating they manage roughly 4,000 units from Pine
City to New Prague but most are in St. Paul and Minneapolis areas.
Council Liaison Koski asked if Apollo has developed these types of units before.
Mr. Harchanko stated in the past five (5) years they have invested $70M in developments
across the 5-state area. He stated they have partnered with the Halverson and Blaiser Group
on this project specifically because they have a great deal of experience in these types of
units.
Administrator Statz stated a comparison was done on this site where they used a 1-story
commercial business to see what the maximum tax base received could be compared to that
of the apartment building and this was the best option.
Ms. Como asked how long ago the market study was completed. She also stated she is
concerned about the parks and trails being overpopulated and is worried that it will take
away resources from the current residents in this area and cause safety concerns.
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City of Centerville
Regular Meeting Planning and Zoning Commission
April 26, 2021
Chairperson Broussard-Vickers stated all City owned parks and trails are available for
anyone to use. She noted she does not believe simply because an apartment building may be
in the area that there are causes for safety concerns and stated the only thing to note would
be an increase in traffic around the area.
Ms. Como asked if the trees that are currently serving as a barrier would remain in place and
noted she would like to know if the apartment complex will have their own playground for
the residents. She stated the traffic is a big concern due to there being three (3) school
districts routing their buses through the neighborhood streets already.
Chairperson Broussard-Vickers responded to Ms. Como’s question regarding the
playground and stated at this time it does not appear to be in the plans for the apartments.
She asked City Attorney Glaser if they can add some direction to the level of marketing for
the apartments in the CUP.
City Attorney Glaser stated that is something they can do and include a pricing or value
standard but noted that could end up putting some businesses out of business if they try to
control the market.
Mr. Steven King, 1724 Sorel Street, addressed the Commission and asked if a police study
has been completed to see if they would need to hire another officer due to the increase of
residents. He noted he asks because they do not just hire one officer, they would hire two
and there would be expenses bore by the City for the increase.
Administrator Statz stated included in the packet is a study with the numbers regarding the
proposed budget for public safety and he reviewed how they came to the conclusions listed.
Administrator Statz called for any further comments from the public on this item, there were
none.
Chairperson Broussard-Vickers called for a motion to close the public hearing on this item.
Motion by Commissioner Kuiper, seconded by Commissioner Krueger to Close the
Public Hearing at 11:38 p.m. on this item. All in favor. Motion carried.
V. AWARDS, PRESENTATIONS & APPEARANCES
1. None.
VI. OLD BUSINESS
1. None.
VII. NEW BUSINESS
1. Ordinance #113, Code Amendment re: Car Washes and Vehicle Sales and Service
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City of Centerville
Regular Meeting Planning and Zoning Commission
April 26, 2021
Chairperson Broussard-Vickers asked if anyone needed more discussion on this item before
proposing a motion. The Commissioners stated they were ready to move forward with a
motion.
Motion by Commissioner Fehrenbacher, seconded by Commissioner Kubat to
recommend, to City Council adopting Ordinance #113; revisions to Chapter 156
related to the indicated automotive uses. Commissioners Krueger and Olson
abstained. All others in favor. Motion carried.
2. Rehbein Commercial
a. Preliminary Plat
Chairperson Broussard-Vickers asked if anyone needed more discussion on this item before
proposing a motion. The Commissioners stated they were ready to move forward with a
motion.
Motion by Commissioner Krueger, seconded by Commissioner Kuiper to recommend,
to City Council, approval of the Preliminary Plat, Rehbein Commercial. All in favor.
Motion carried.
3. Kwik Trip
a. Conditional Use Permit (Car Wash)
Chairperson Broussard-Vickers asked for input from Commissioners.
Commissioner Twohy stated he has changed his mind about having a gas station in this
location after hearing residents and business owner’s input. He stated he would like to hear
more about Mr. Buechler’s experience and issues that caused him to not be able to open a
car wash.
Administrator Statz provided some background regarding Chad Buechler’s situation from
years prior. He stated upon looking back for a formal application or meeting notes recording
such application he couldn’t find anything, so he reached out to Mr. Buechler and asked if
he had any documentation or application to the City regarding a car wash and Mr. Buechler
did not get back to him. He stated he believes what happened was there were some informal
discussions regarding him wanting to open a stand-alone car wash, with no formal
application presented to the City. He stated it should be noted that the City did make
accommodations to Mr. Buechler’s facility and got pretty creative to allow things on his site
that are not necessarily allowed in other places and on two (2) occasions the Commission
did update his CUP to accommodate his business ventures.
Commissioner Krueger stated he is leaning towards saying no to the car wash because he is
worried it will hurt the other businesses with car washes nearby.
Commissioner Fehrenbacher stated this is an issue of integrity and noted over a year ago the
Commission made some changes to the code which were not reflected correctly in the code,
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City of Centerville
Regular Meeting Planning and Zoning Commission
April 26, 2021
that they are reviewing now. He stated it is not the Commissioners job to decide if the City
has too many gas stations or car washes but to uphold what they already decided they wanted
in the B-2 zone over a year ago.
Commissioner Kuiper stated Administrator Statz’s background on Mr. Buechler’s issue
regarding his business was helpful and he hears the residents asking not to change the code.
Commissioner Kubat stated he does not see why they would not allow a nicer upscale sort
of gas station such as Kwik Trip to have a car wash. He does not think it is setting a precedent
so car washes will start wanting to set-up everywhere in the City.
Chairperson Broussard-Vickers stated she was a part of the conversations a year ago and she
stated they did not update the code to reflect the issue in which they stated they did not want
to allow standalone and unmanned car washes. She stated they only had only 49 people at
the public hearing out of about 2,000 and in her opinion, people tend to be quiet when they
do not have an issue with something. She stated it may look like they are favoring one
business over another, but they are not, she thinks there is enough business to go around.
Commissioner Fehrenbacher stated with all the testimony today which was persuasive, he
feels they need to ask if this fits with the overall feeling of what they want to have in this
zone.
Commissioner Kubat stated he only has concerns about the time in which the car wash
should operate and feels it should be closed 10 p.m. -6 a.m.
Commissioner Olson stated he prefers no operation of the car wash between 8 p.m. – 6 a.m.
Commissioner Twohy stated he would be fine with limited car wash hours.
Chairperson Broussard-Vickers stated she feels adding a condition in which the car wash is
closed from 9 p.m. – 7 a.m. would help ensure some quiet hours yet allow people to go
before and after work.
Administrator Statz called for any further comments from the public on this item, there were
none.
Chairperson Broussard-Vickers called for a motion to close the public hearing on this item.
Motion by Commissioner Kubat, seconded by Commissioner Fehrenbacher to
recommend, to City Council, approval of the Conditional Use Permit & associated
Findings of Fact with amendment to include a condition that operation hours of car
wash not be permitted between the hours of 9 p.m. – 7 a.m. All in favor. Motion
carried.
b. Site Plan Review
Motion by Commissioner Fehrenbacher, seconded by Commissioner Kubat to
recommend to City Council approval of the submitted Site Plan as presented.
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City of Centerville
Regular Meeting Planning and Zoning Commission
April 26, 2021
Commissioners Krueger and Olson abstained. All others in favor. Motion carried.
4. Norbella Senior Living
a. Rezoning (B-2 Main Street Commercial to B-1 Commercial)
b. Conditional Use Permit (Specialized Care Facility)
Commissioner Kubat stated he would recommend not allowing a connection between the
facility and townhomes, otherwise he is in favor.
Commissioner Fehrenbacher stated he feels it is a fair and reasonable use of the land, even
if he would rather see restaurants and retail in the area.
Chairperson Broussard-Vickers stated she likes that they will be in the middle of the
community and not be tucked away from other people.
Motion by Commissioner Fehrenbacher, seconded by Commissioner Kubat to
recommend to City Council approval of the Rezoning of the parcel to B-1
(Commercial), the submitted Site Plan, Findings of Fact and Conditional Use Permit
as recommended by staff with amendment to not allow for a connecting sidewalk
between the facility and neighboring townhome communities. All in favor. Motion
carried.
5. Belleville Landing Apartments
a. Comprehensive Plan Amendment (Commercial to Residential)
b. Rezoning (B-1 Commercial to R-3 High Density Residential)
c. Conditional Use Permit for a Planned Unit Development
Commissioner Krueger stated he thinks the apartments will help bring more jobs.
Commissioner Olson stated he does not like the height of the building, that there is no retail
going into that space now and noted the finishes are not high end for a luxury complex. He
stated that he would like to see better materials.
Commissioner Twohy stated it stinks that the building is so tall, but it seems that is not up
for debate and this may be the best option for this space right now.
Motion by Commissioner Kubat, seconded by Commissioner Fehrenbacher to
recommend to City Council approval of the Comprehensive Plan Amendment,
Rezoning and Site Plan with associated findings and fact and directing a Preliminary
Condition Use Permit for a Planned Unit Development for the proposed Belleville
Landings Apartments based on staff recommendations with the following
amendments: A pedestrian traffic study be undertaken for a crossing between the
development and transit hub and any findings be adopted as a condition in the
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City of Centerville
Regular Meeting Planning and Zoning Commission
April 26, 2021
Conditional Use Permit; Developer to present alternative options for building
materials to City Council for consideration; and Developer to present site line
rendering and assessment including any mitigations that can be done with regards to
landscaping that may come out of that assessment for the surrounding properties.
Commissioners Olson and Twohy voted nay. All others in favor. Motion carried.
VIII. APPROVAL OF MINUTES
1. January 26, 2021 Planning & Zoning Commission Special Meeting Minutes
Motion by Commissioner Fehrenbacher, seconded by Commissioner Krueger to
approve the Planning & Zoning Commission Special meeting minutes of January 26,
2021 as presented. Commissioner Kubat abstained. All others in favor. Motion
carried.
IX. Announcements and Updates
1. Council Member Liaison
Council Member Liaison stated they have a special meeting coming up on May 13, 2021
and they will be discussing some possible big changes to the structure of the fire department.
2. Administrator’s Report
Administrator Statz thanked everyone for their time today. He stated the next Commission
meeting is on May 4, 2021 and noted they will not have a public hearing at that time but they
will be looking at the Block 7 Property and possibly could have the Conditional Use Permit
for the apartments come back for review as well.
X. ADJOURNMENT
Motion by Commissioner Twohy, seconded by Commissioner Kubat to adjourn the
meeting at 1:00 a.m. All in favor. Motion carried.
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