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HomeMy WebLinkAbout2022-04-04 Attorney MemorandumMEMORANDUM TO: PLANNING & ZONING COMMISSION FROM: KURT GLASER, CITY ATTORNEY SUBJECT: PROJECT BANJO; PLANNED UNIT DEVELOPMENT DATE: 04/04/2022 CC: CITY ENGINEER, CITY BUILDING OFFICIAL, CITY PLANNER Summary Project Banjo is a proposed truck terminal and warehouse facility. The Code governs these uses by Conditional Use Permit and Site Plan Review. The Code also gives the Commission discretional authority to govern developments as a Planned Unit Development. Features of this site and traffic from the site will potentially cause off -site impacts which are best governed as a Planned Unit Development. The Commission must find that governance of this Project is best managed as a Planned Unit Development in order to require it to proceed as a Planned Unit Development. Staff recommends the Commission manage Project Banjo as a Planned Unit Development. Rule: "The Planning & Zoning Commission may require that any development be submitted as a PUD when in their opinion the proposed development could be best handled as a PUD." Centerville Code of Ordinances, Section 156.222. Action Required: Motion by the Commission finding that the proposed development is best handled as a Planned Unit Development for the reasons set forth in this memorandum; and, requiring the development of Project Banjo to proceed as a Planned Unit Development. Discussion: Project Description Project Banjo is proposed to be a truck terminal, warehouse, and sorting facility for delivery of goods sold by an online retailer. The site would have: • 141,360 square foot building • 290 parking stalls for employees • 527 parking stalls for delivery vehicles • 72 staging stalls for delivery vehicles • 15 loading bays for semi -trailers Trailers will deliver goods to the site for sorting and distribution. Delivery vehicles will leave the site to bring goods to their ultimate destinations. This will result in a high volume of trips to and from the site. The routes of travel along 20th and 21st Avenues will use Main Street to leave the vicinity via Highway 35E. The number of vehicles stacking on Main Street could influence the County to employ restrictive turns or other control measures. Impacts from such things as an abundance of outdoor lighting or the number of vehicles on site may be reduced through innovative planning which may exceed performance standards set by the Code. Regulatory Tools Site Plan Review Process — A Site Plan review is required and is used to regulate design features on the site. Conditional Use Permit - Like the recent Sutton development, the truck terminal aspect of this site requires a conditional use permit. The CUP will employ appropriate conditions to regulate vehicle impacts from use of the site as a truck terminal. Planned Unit Development - The purpose of a Planned Unit Development is to provide a comprehensive procedure intended to allow greater flexibility in the development of a site than would be possible under a conventional zoning district. While not required by the proposed uses for the site, the Code allows the Commission to require the use of a PUD when it finds that its use is appropriate for the proposed development on the site. Generally speaking, a PUD would allow the development to exceed zoning or performance standards. A PUD may be required when the Commission finds that its use is necessary for a given development. The purpose of this memo is for the Commission to decide if a PUD is an appropriate tool to use for regulating the development of Project Banjo. Basis To Require A Planned Unit Development: Challenges Presented By The Project • Vehicle impacts: Hundreds of vehicles will use the site on a daily basis. Vehicles will create a variety of impacts. For example, backup -alarms may be heard in nearby residential areas, or the considerable number of vehicles may challenge existing traffic patterns or create congestion on nearby roadways. • Light impacts: The site will have vast parking lots with extensive lighting which may be seen from a distance. 2 • Parking or Storage impacts: The Code creates an interplay between the number of commercial vehicles loaded on a site, the number of vehicles parked on a site, and the number of vehicles stored on a site. These are calculated differently for vans versus semi -tractor trailers. The site will have both vans and trailers which must be managed. Loading impacts: The Code restricts the outdoor loading of commercial vehicles from 7:00 a.m. to 10:00 p.m. The current plans call for outdoor loading of vehicles at various times of the day. Recommendation Staff recommends the Commission require the development of Project Banjo to proceed as a Planned Unit Development. Staff makes this recommendation because of the regulatory tools available to the City, a PUD is best suited to effectively manage the issues presented by Project Banjo.