HomeMy WebLinkAbout2022-05-03 P & Z PacketCITY OF CENTERVILLE
PLANNING AND ZONING COMMISSION
MEETING AGENDA
te
.�� Tuesday, May 3, 2022
6:30 p.m.
Dtaffishecl Meeting is being held in -person!
Meeting Live Streamed at:
https:Hnorthmetrotv.com/centerville-stream/
I. CALL TO ORDER
1. Roll Call
II. PLEDGE OF ALLEGIANCE
III. APPROVAL OF AGENDA
IV. PUBLIC HEARINGS (6:30 PM or shortly thereafter)
1. Project Banjo
a. Preliminary Plat — Fairview 2" Addition
b. Conditional Use Permit for a Planned Unit Development
c. Conditional Use Permit — Truck Terminal
d. Conditional Use Permit — Excess Building Height
e. Conditional Use Permit — Outside Storage
V. AWARDS, PRESENTATIONS, APPEARANCES
1. Mrs. Kylie Haffke, 6908 Oak Circle — Request Fence Ordinance Amendment to Allow
Construction Directly on Property Line
VI. OLD BUSINESS
1. Project Banjo
a. Site Plan Review
b. Preliminary Plat
c. Conditional Use Permit for a Planned Unit Development
d. Conditional Use Permit — Truck Terminal
e. Conditional Use Permit — Excess Building Height
f. Conditional Use Permit — Outside Storage
VIL NEW BUSINESS
1. None
VIII. APPROVAL OF MINUTES
1. April 5, 2022 Planning & Zoning Commission Meeting Minutes
IX. ANNOUNCEMENTS/UPDATES
1. Council Member Liaison
2. Administrator's Report
X. ADJOURNMENT
INFORMATION
➢ None
REMINDERS
➢ Parks & Recreation Committee — Wednesday, May 4, 2022
➢ City Council Meeting — Wednesday, May 11, 2022
➢ Economic Development Authority — Wednesday, May 18, 2022
➢ Planning & Zoning Commission— Tuesday, June 7, 2022
CITY OF CENTERVILLE REQUEST
FOR COMMISSION ACTION
� ntervitte
Agenda Item #
Department:
Requested Meeting Date:
IV.1
Planning and Zoning
May 3, 2022
TITLE OF ISSUE:
Public Hearing for a Conditional Use Permit for a Planned Unit Development - Project Banjo
BACKGROUND AND SUPPLEMENTAL INFORMATION:
See attached application materials, staff memo and other background information.
At the last Planning and Zoning Commission meeting, the Commission voted to handle the development as a
Planned Unit Development (PUD), as allowed by city code. The Commission then called for a public hearing
on the PUD.
The Public Hearing for the PUD has been noticed in the newspaper, and mailed to surrounding residents and
land owners as required by law.
COST AND SOURCE(S) OF FUNDING:
See attached fee income and tax estimate.
REQUESTED ACTION:
After the staff report and presentation by the developer, it would be appropriate to open the Public Hearing for
the Conditional Use Permit for a Planned Unit Development. This can be done by the Chair or through a
motion. The public hearing should be closed via a motion.
Motion to open the Public Hearing. Hear comments from the public. Motion to close the Public Hearing.
For Clerk's Use:
SUPPORTED DOCUMENTS ATTACHED
Motion By:
Resolution Ordinance Contract Minutes Plan Map
Second By:
X
Vote Record: Ave Nay
Kuiper
�� Kubat
�� Twohy
Krueger
Other (specify) Staff Memorandum, Applications
p�
Plans. Narrative
EBroussard Vickers
Nelson
Olson
Refer to:
Consent
Tabled Until:
Regular
Other:
. i'Zii`G'lvir(e
City of Centervffle Planning & Zoning
1880.Main Street, Centerville, MN 55038
651-429-3232 1 651-429-8629 (Fax) I www,cmterw lcmn.com
Site Plan Review Application
Application is hereby made fora WE PLAN RE-0EW for the construction of a(n)
141,360+1- a S-f building) lII Industrial Park
:i
Property Address Unassigned (NE Quadrant of Fairview St. and 20th Ave)
PID(s) 24-31-22-32-0003, 24-31-22-32-0002, 23-31-22-41-0054
Owner Information
Owner Name R'ehbein Pmperties
Address P.O. Box 368
Prone
Email
Applicant Information
Applicant Name Ryan Companies
Address 533 South Third Street, Suite 100
Phone 612492-4000 -
Contact Name
City Hugo
Fax
zoning district
Contact Name Dan Mueller
City Minneapolis
Fax
Scale wzp 55038
State UII�Zip 55415
Email dan.rnueller@ryancornpnies.com
X Applicant5igna[ur 17ate ^3 7 Z
X Owner Signature Date � � 2--
Tice fallowing is to besab►nitted in support ofthe a pplicadon as described in 156.108 "Sire Plug Revie►v Required " of City Code.
■ Completed application ■ Site plan ■ Grading/drainage plan
■ Fee ■ Landscape plan ■ Binding elevations of all sides
■ Narrative describing project 0 Proof of ownership or contract
■ Certificate of Survey option a Other plans as listed in the
■ Map of exis€ing conditions ordinance as needed
Administrate Data Summary (Office Use Onr)
Application Received.
Planning Commission Action Council Action
® Approved Date. Cl Approved Date.
O Denied 0 Denied
Resolution Number
Application Deemed Complete
Pee Paid:
]Escrow Deposit-
�1r{-}w,..aiv,.vya:VTR.�.RK<.:�+??5Ci{{,{�1C4".'v�?+o-'AJEOV•%.OGL^Y?a15Y/NWI.�SdN!{SiV'fl:ySti'rFX{L%6+J4}35T'Cdtt•+�}M?�C{.1•T'al"�f+••?X/SL'•]L%'!.3e•S'M•:vGC?:�A^9?W.4}:FI.M:{aVbOPfsiK-0VJaF}
11j. rl:.
CITY OF CENTERVIL' LE
AAPLICATIQN FoR PRELIMINARY PLAT Pd. Ck 4862370, Rcccipt r 17749
Any additional casts inn med For
DATE PAID: _-- _ FEE; `s{} 13i1i? + cnginccring, legat rocs, public2tion or
other rrnuireme nts.
STREET LOCATION OF PROPERTY; NEQuadrant of Fairview Street and 20th Avent
LEGAL DESCRIPTION OF PROPERTY: See attached
SIZE OF PARCEL (S): 40-72 acres
NUMBER OF LOTS PROPOSED IN THE PLAT: 2
PROPERTY OWNER: Rehbcin Properties PHONE il_
FEE OWNER:
ADDRESS: P.O. Box 368, Hugo MN 55038
APPLICANTS INTEREST IN PROPERTY:
FEE OWNER CONTRACT PURCHASER
LEASEHOLDER aV OPTION TO PURCHASE
DESCRIPTION OF REQUEST: Plat 3 existina parcels into 2 kxs
REASON FOR REQUEST; To support the construction of a 141,360f!- sf industrial
huildine.
By paying die above stated rue, l understand thni no rebinds will he issncd in Cult or in Halt_ at arty time, even irihe
outcamc is e
Signature of Applicant Signature of property owner
Date
�i.
terviCCe CITY OF CENTERVILLE
7b,i 1880 MAIN STREET
CENTERVILLE, MN55038
651-429-3232
FINAL PLAT APPLICATION
Application is hereby made for a Final Plat for Fairview Addition
tSubdIvision Name)
For Residential Projects: Number of Lots Attached/Detached (circle), Number of Cutlots
Number of Affordable Units
PlD#°s 24-31-22-32-0003, 24-31-22-32-0002, 23-31-22-41-0054
Preliminary Plat approval by the Centerville City Council was granted on
OWNER: Rehlaein. Properties
CONTACT NAME (PRINT):
ADDRESS: P.O. Box 368
CITY/ZIP: Hugo/55038
Gerald Rehbein
APPLICANT: Ryan Companies
CONTACT NAME (PRINT): Dan Mueller
ADDRESS, 533 South Third Street, Suite tU0
CITYIZIP: Minneapolisl55415
TBD
PHONE:
FAX:
E-MAIL:
PHONE: 612-492-4000
FAX:
20
E-MAIL: dati.mueller@cyancompanies.com
The following information shall be submitted in support of the application:
Please see the attached City Code, Chapter 153, Subdivision 153.58 & 153.59 attached.
PLEASE NOTE: Prior to release of the Final plat by the City, a registered property abstract (for Torrens
property) or an updated certified abstract of title (For abstract property) must be submitted! per State Statute, Title
Commitments cannot be accepted to fulfill title submittal requirements.
I fully understand that all of the above required information must be submitted at least 14 days prior to a city council
m Council on that date.
�'1 Alelku- 3 —y — 2 �
+4_ Printed Name Date
S 100 Clc 062; , 0,
Receipt # 17749 3/9f ZOO
enterviffe
Es&zbUshzd 1,657
RECEIVED OF
17749
AMOUNT
Ryan Companies US, Inc.
25,850.00
FOR:
Site Plan Review Application
Check #
21687066
Preliminary Plat jSurchaWe
NIA
PIN #24-31-22-32-0003, 24-31-22-32-0002 & 23-31-2241-0054
Site Plan Review Fee
$500.00
Escrow
$5,000.00
Preliminary Plat Fee
$250.00
Escrow
20,000.00
Final Plat
$100.00
$25,850.40
March 9, 20221
BY
T. Bender
❑ocuSign Envelope ID 122549C9-9594-4306.974E-DE98aED1265E
e3125/2022 e5.26 12182451717
13ALSAM STORE tLC
PACE 81101
+1651762294P PRGE 1/1
CITY OF CEN'TERVILLF
CONDITIONAL USE PERMIT REQUEST
NAME Dan lvluc;'ic-r F?: = 00 + $ i .O(?LO—O
. f L
COMPANY, ILL,811 Crs7f aiiics PAID:,4Gr
ADDRESS: 533 SOVIh Third Str"I. Suite 100. Minneapono. MN Wt0
TELEPHONENUMBER, 612492-4WO
MEET .LOCA.11ON OF PRO yL., .Ty: NE Quadran't at Fairs ew St. and 2M Ave
PROPI�R'i'V 7DENTIFICATION NU11 BEffC 24-41-22-32-Ut1t33Z43i_2-3Z0002,
LEGAL DHSCRIPTiO\, OF PROPERTY: 23.3t-?�ei-Gt35q
Sce gaQjjcjj
SIZE OF PARCEL(S); 40.7? acrres
CONDITIONAL USE PERMIT REQU T: The City IZas dccemriaed tinac
Ike yr ins.. I., �d.,.. .._-_. _-- - -. - .. . . -. . — . -- —
....... ji UW2L.Jb V Gtl fin rl C I -im' I.QQC
M iDdudes "Truck Tctminp , as a "Coadiligl1a, Usci"
T l�ay. rr�i F'W kuwh 4 Chi' I54.00 pclliWag ID ft B-1 LmIng L7uRecrond Lied noo In i'.endifiL-W CXP m3e. I liasn n�tfi rrad dIE hKhch¢0 i Cddt. S&C u0 f -% 324 rcmitdnl� W 0-9*4 i t set s1w.
zky I-VL .+ �#c, 1 nndrW-"4 Thai .ea sufwW$ will 1k iu+aed la fall vm In p1m, at say ' n� if dio
3 g0aulI O AAA Mf1. Sipatum of Promly O"cr
Dilte
r3tcrt
PINNING & MINING AMON;
CI'Iv r:()U:NcIL A (--r j,Ci?y:
Existing Legal Descriptions:
Parcel 1
The South 662.45 feet of the Northwest Quarter of the Southwest Quarter of Section 24,
Township 31, Range 22, Anoka County, Minnesota, as measured at a right angle to the South
line of said Northwest Quarter.
Abstract Property
Parcel 2:
The Northwest Quarter of the Southwest Quarter of Section 24, Township 31, Range 22„ Anoka
County„ Minnesota, which lies northerly of the South 662.45 feet of said Northwest Quarter as
measured at a right angle to the South line of said Northwest Quarter,
Abstract Property
Parcel 3:
That part of the South Half of the North Half of the Southeast Quarter of Section 23, Township
31, Range 22, lying easterly of the centerline of County Road No. 54, Anoka County,, Minnesota.
Torrens Property (Certificate of Title No. 94125)
DocuSign Envelope 1D: 983048AO-E498-4BDO-AB19-294165181170
tVti[11�!
City of Centerville l88o A4ain strut, CentervRie MN Phone: 65IA29-3232 Fax: 651-429-8629
For Office Use Only PLANNED UNIT DEVELOPMENT
Fee Paid: $500.00
Escrow Paid Land Use Application & Checklist
Procedure for processing planned unit development request tyre found in Centerville Cif, Code Chapter 156, Section 156.200-156-263
In order to allow flexibility in the development of neighborhoods, protect environmentally sensitive areas, and provide a mechanism for a more
desirable environment Than may be permitted by strict application of the City's Land Use Regulations, development of property through Planned Unit
Development may be allowed by the City Council.
Name of Development: Project Banjo
Property Information:
Unassigned (NE Ovadrant of Fairview
Street Address of Property: St. and 201h Aver
N.D. tx: 24-31-22-32-0003, 24-31-22-32-0002, 23.31-22-41-0054
Legal Description See attached
(Please attach description if lengthy)
Applicant (Applicant will receive all correspondence from the City):.
Developer;
Ryan Companies Contact Person: Dan Mueller
Address:
533 South Third Street, state 140 City:. Minneapolis state: MN Zip: 55415
Pltmts: 612 492 �s9�ar er Cell: Email. dan.myeller@ryancompanies.com
Ain. � 4/12/2422
Signature of Applicant Date:
resagaaasesaess--
Engineer-
Company: Ryan Companies
Address: 533 South Third Street, Suito 100
Phone: t612 t 492-4000
Property Owner(s):
Company: Rehbein Properties
Address: P.O, Box 368
Phone:
PU D App] icatitan.docx Vers. 2014-fl5-10
Cell: (
City:
Minneapolis
City:
13vgo
Contact Person: Chad, Lockwood
Statc: MN Zip: 55415
Email: chad.lockwood@ryancompanies.corn
ContaCl Person:
State: MN
Cell: l_ _ ] — Email:
Zip: 55038
oa
1
o
Page I of 5 -
DocuSign Envelope ID: 983048A0-E498-4501a-AB19-294105187170
Affidavit of Ownership (Appli"flen must he signed by all owners In fee title to which the permit shall apply)
That 1(we) atn(are) the owner(s) of the property for which a land use approval is sought or have the lawful Power of Attomey therefore. All
signatures must be notarized. If signing with Power of Attorney, a Copy of the document giving you Power of Attorney must be attached to this
application. If there are additional property owners, please attach a separate sheet to provide the above information. All property owners must
alga.
pwN 24-31-22-32-0003 Q
24-31-22-32-UO 23-31-22-41-0054
STATE OF MrNNESOTA )
Date:
Ss.
(Individual Notary)
COUNTY OF ANOKA )
on this day of , before me, a Notary Public, personally appeared t
and.
act and deed
who signed the foregoing instrument and acknowledge said instrument to be their free
RICHIARD JAMES FOX
Notary , W NOW PUBIC • MINNESOTA
MY COMMMION EXPIRES 01131127
ALL OF THE FOLLOWING INFORMATION MUST BE SUBMITTED
✓ Completed application signed by all owners, in fee title, of the property to be subdivided.
Proof of ownership by either a copy of a deed, abstract of title, or attorneys opinion.
✓ Site Plan
✓ Project narrative description with:
1. Explanation of the general character of the development
2. Description of ultimate ownership and system for maintaining all parts of the
development, including streets, parking lots, structures and open spaces
✓ Building details
Title sheet/vicinity map
✓ A statement as to the objectives of the Planned Unit Development (PLTD), and what exceptions to the
City's Land Use Regulations are required to accomplish the objectives
✓� A schematic drawing of the proposed development, including streets, common areas and open space,
buildings, structures, and other Iand uses
A statement setting forth the reasons why, in the opinion of the applicant, the PUD will be in the public
interest and consistent with the objectives specified for PUD's by this chapter, and how the
development will fit into is surroundings
✓ A detailed landscaping plan with site layout with topographic contours (one -foot contours)
Housing density of land use to be allocated to several parts of the development
✓ A tabulation of the approximate allocation of land as a percent of the total project area committed to
each of the following:
Residential use by building type
Page 2 of 5
PUD Application.docx Vers. 2014.05-10
❑ocu5ign Envelope IQ: 983048A0•E498.4BaD-AB19-2944105187170
•.* Common open space
Public open space
4. Streets
•3 Off street parking and loading areas
+;• Commercial use
❖ Office use
•: Industrial use
✓ Proposed completion schedule, including staging or phasing of the development
Buildable Acreage Calculations Worksheet
Preliminary Grading, Drainage, and Erosion Control Plan. All elevations and contours shall be based
✓ on NAVD-1988
Off-street parking system plan with detailed parking calculations showing that the minimum parking
requirements are being met
Preliminary Utility Plan
Preliminary Lighting flan
A detailed traffic impact analysis of the proposed development
Estimate of population to occupy the site, with breakdown to number of children, adults and families.
✓ Application fee and escrow
APPLICATION MUST BE PRESENTED WITH FIVE LARGE COPIES OF PLANS AND TEN
COPIES OF PLANS SIZE 11 X 17
Page 3 of 5
PUt7 Applicaiion.docx Vers. 2014-05-10
DocuSign Envelope ID: 9830-48A0-E498-4BOD-AS19-294105187170
City of Centerville
Buildable Acreage Calculations Worksheet
This form is used to calculate the buildable area of a development. The Metropolitan Council uses this
information to track expansion and use of the City's Municipal Utility Service Area (MUSA)
Name of development:
Project Banjo
Name of person completing this form:
Chad Lockwood Firm: Ryan Companies
Phone: Email: 612 4�?2-4204 Chad.Lockwood@ryancompanies.corn
40.72
1. Gross area of development (acres)
1,46 Acres
2, Less wetlands'
3. Less Steep SlopeS2
0.07 Acres
4, Less flood plain3
5. Less public water 2.31 Acres
(not included as wetlands on line number 2)
6. Less other development restrictions (Please state) 3
Total Buildable Acreage 36.88 Acres
(Line 1 minus lines 2-6)
' Wetlands are defined as those areas with a predominance of hydric soils, and that are inundated by surface or
ground water at a frequency and duration to support a prevalence of hydrophilic vegetation typically adapted for
life in saturated soil conditions and, under normal circumstances, support a prevalence of such vegetation.
2 A steep slope is where the gradient of the land equals or exceeds 30% over a horizontal distance of 50 feet in
all areas, or 12%n over a horizontal distance of 50 feet in shoreland areas.
3 For the purposes of this form, include all areas shown as A or AE Zones, and their derivatives, on the current
Flood Boundary and Floodway Map prepared by the Federal insurance Administration for the City of
Page 4 of 5
PUD Application -do ex vers. 2014-05-10
DocuSign Envelope ID: 983048AO-E498-4BDD-AB19-294105187170
Centerville. Do not include in this line these areas that have been or are to be, removed from the floodplain
district as part of the development process.
4 Public waters include all lakes, ponds, swamps, streams, drainage ways, floodplains, floodways, natural water
courses, underground water resources, and similar features involving, directly or indirectly, the storage,
conveyance or control of water, and all those waters defined in Minnesota Statutes, Section 103G.005,
Subdivision IS. For the purpose of this worksheet do not include wetlands reported under line 2.
5 Public road right-of-ways are considered part of a development's buildable area for the purposes of this
report.
Page 5 of 5
PIM Application.docx Vers. 2014-05-10
DocuSign Envelope ID: 983048A0-E498-4BDD-AB19-294105187170
Certificate Of Completion
Envelope Id: 524A405542AE4878A97l8FAC3Al7C800
Subject: Please DocuSign: 20140510_PLANNED UNIT DEVELOPMENT_001.pdf
Source Envelope:
Document Pages: 5 Signatures' 0
Certificate Pages: 1 initials: 0
AutoNav: Enabled
Envelopeld Stamping. Enabled
Time Zone: (UTC-06:00) Central Time (US & Canada)
Record Tracking
Status: Original
4/11/2022 3,21:04 PM
Signer Events
Dan Mueller
dan.mueller cr ryancompanies.com
Vice President
Ryan Companies US, Inc.
Security Level: Email, Account Authentication
(None)
Electronic Record and Signature Disclosure:
Not Offered via DocuSign
In Person Signer Events
Editor Delivery Events
Agent Delivery Events
Intermediary Delivery Events
Certified Delivery Events
Carbon Copy Events
Andre Ingram
Andre.ingram@RyanCompanres.com
Security Level: Email, Account Authentication
(None)
Electronic Record and Signature Disclosure:
Not Offered via DocuSign
Witness Events
Notary Events
Envelope Summary Events
17_:i +e )pt S(-:I[
Payment Events
Holder: Jennifer Seidel
J en Ti i fer. Se ide 1@ RyanCom pan ies. a om
Signature
Signature
Status
Status
Status
Status
Status
COPIED
Signature
Signature
Status
Hj 51)ealiFrrtay1,l�- t
Status
Status: Sent
Envelope Onginator:
Jennifer Seidel
533 South Third Street, Suite 100
Minneapolis, MN 55415
Jenfiifer.Seidel@RyanCompanies.com
IP Address: 216.70.43.100
Location: DocuSign
Timestamp
Sent: 4/1112022 3:22:27 PM
Timestamp
Timestamp
Timestamp
Timestamp
Timestamp
Timestamp
Sent: 4111/2022 3:22,27 PM
Viewed: 4111/2022 4:13:46 PM
Timestamp
Timestamp
Timestamps
4111/20223,22:27 PM
Timestamps
AN
April 12, 2022
RE: Project Banjo
Land Use Application
Planned Unit Development (PUD) Narrative
The objective of the PUD is to build a 141 360 SF industrial warehouse building an a 40.72t acre
site at the NE corner of 2011 Ave and Fairview Street. The primary purpose of the building is to
distribute customers' orders of general merchand+se and household goods to their homes via
sprinter vans. The facility will support 550 to 600 employees ,per day.
The following exceptions and flexibility to the City's Land Use Regulations are required to
accomplish the objectives outlined above:
1. Truck Terminal
c The C1ty has determined that the vehicle loading operations proposed is
classified as a "Truck Terminal' use. The City Codes table of allowed uses
(Table 156-A.1) includes "Truck Terminal" as a "Conditional Use'. Although
applicant contends that the use is practically not a truck terminal. There will
be a limited number of trucks that come and go on site. The vast majority of
deliveries takes place via vans or passenger vehicles.
Although typically allowed as part of a conditional use permit, we are seeking
that the truck terminal use be allowed as part of the PUD.
2, Maximum Building Height
C. Per Section 156 121(A) Structures, No structures or building may be erected
to a height exceeding 35 feet without the issuance of a conditional use
permit.
The proposed building is 44 feet in height. Although typically allowed as part
of a conditional use permit, we are seeking flexibility on this code
requirement as part of the PUD-
I Loading Facility
Per Section 156.040 (L) Loading facilities, Loading facilities shall be on the
side of rear yards. When adjacent to and/or visible from any public street.
the facilities must he adequately screened..
The south side of the site/building is being considered as a side yard. The
project is proposing a van staging/loading area on the south side of the
Ryan Gampanfas US, Inc.
$33 Sr+ghn mid Strp e4 sane 1QO
Mlnnwioohs, Mot 5541.5
o. 612-02-400e
'yarwurnOarnes earn
RYAN
building that the City is qualifying as a "loading facility". The loading facility
will be adequately screened from the adjacent public street. We are seeking
an exception to this code requirement as part of the PUD.
Outside Storage
Based on Section 156.040(M) the storage of trucks and semi -trailers count
as outside storage as they are part of a conditional use and it is implied that
this outside storage would be reviewed with a CUP. Per Section 156.144
;`M)(2)(a), The storage area mast be completely screened from: adjoining
properties and rights -of -way.
Although typically allowed as part of a conditional use permit, we are seeking
that outdoor storage be allowed as part of the PUD. The outdoor storage is
intended for short term use and will be completely screened from adjacent
properties and rights -of -way.
Tree Planting
Per Section 156.167 Required trees should be planted in the front yard out of
the right of way and a minimum of 15 feel from the curb line and shall no! be
planted in a manner that interferes with any current or planned utility line.
We are seeking flexibility on tree placement as part of the PUD. There is a
significant quantity of trees required for the site which may not be of the
highest benefit to the public. We believe these trees would provide a higher
aesthetic value in a public venue. As part of the PUD we are proposing
placement of a portion of the required trees (to be coordinated with staff) in a
public venue (off -site) instead of on -site as required by Code. As discussed
with City staff, this could be utilized as a better use of trees to mitigate
impacts of the emerald ash borer in parks in an effort to replace and diversify
species.
The construction of the proposed PUD will not be detrimental to or endanger the public health,
safety, comfort, or general welfare. The proposed PUD will be consistent with the applicable
objectives specified for PUD's by the Code of Ordinances.
Part of the off -site improvements contemplated with this project includes an extension of a trail.
The project is in support of this extension so long as it is cohesNe with the project site layout and
safety of pedestrians and drivers is paramount.
A pattern of open space is proposed along the various frontages for the project. Stormwater and
landscaping is proposed along Clearwater Creek, open ditches are proposed along 2V Ave in
lieu of piped storm sewer, berming/screening is proposed along Fairview Street and significant
portions of the existing tree line along 201" Ave will remain to provide natural screening.
Storrnwater and floodplain improvements will be coordinated with the Rice Creek Watershed
District to prevent disruption of natural drainage patterns.
Adequate utilities, access roads, and other necessary facilities are existing or will be provided as
part of the project. The site is generally self-contained and new public infrastructure (utilities and
streets) is not required to support the project However, watermain will be extended in 21"Ave
as part of the project to provide a loop for the City water system.
The proposed industrial project is consistent with the Centerville 2040 Comprehensive Plan as
the property south of Clearwater Creek is guided as Industrial. The project will transition the
property from vacant/agricultural to non-agricultural land use and will expand the industrial taa
base and employment opportunities in the City. Additionally, the project will protect natural
amenities on -site that include Clearwater Creek and the adjacent wetland to the north
iyan[ompanles corn Cage 2
RYAN
The proposed development will be compatible with the character ano evolving scale oT uses
located in the area, as well as consistent with adopted City policies. Allowing for the construction
of the proposed PUD would not be injurious to the use and enjoyment of other ,property in the
vicinity of impede the normal or orderly development and improvement of surrounding property
for uses permitted in the district
In general, the proposed building is intended to be painted load bearing precast with additional
higher finish materials around the main building entry including metal panels and large glazing
areas. The wales for the building will be load bearing insulated precast concrete These walls will
have an attractive finish utilizing multiple paint colors. are energy efficient and provide durability.
The building is centrally located on the site to provide separation from the adjacent public
roadways. The perimeter of the PUD is designed to minimize undesirable impact of the PUD on
adjacent properties (and vice versa) by providing stormwater management and landscaping along
Clearwater Creek, open ditches along 21s� Ave. and berminglscreening along Fairview Street.
Significant portions of the existing tree Vine along 20"' Ave will remain to provide natural
screening.
The following is the approximate allocation of land for the project.
Existing Property Area 40.72 acres
R.O.W. Dedication _2.25 aqLELL5-.53c/at
Total 38.47 acres
Warehouse Use
3,00 acres (7.80%)
Office Use
4.24 acres (0.62%)
off Street ParkinglLoading
16.43 acres (42.71i%)
Open Space.
15.03 acres (39.07%)
Public Water (Clearwater Creek(
2.31 acres (6.0D%)
Wetlands
1.46 acres (3.80%)
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EshiffiRia 1857 651-4-:9-3 23T or 'Fax 651-429-8629
AFFIDAVIT OF MAILING PUBLIC NOTICE
State of Minnesota)
County of Anoka )
City of Centerville)
1, Teresa Bender, being first duly sworn, depose and say:
I am a United States citizen, over nineteen (19) years of age, and the City Clerk of
the City of Centerville, Minnesota.
On April 21, 2022, acting on behalf of the said City, I deposited in the City of
Centerville's U.S. Postal Service Mail Box, 1880 Main Street, Centerville, MN 55038
copies of the attached Public Hearing Notices, in envelopes, with postage thereon fully
paid, to the individual property owners of the following address.
IafA' I.
See attached sheet
ADDRESS
There is delivery service by United States mail between the place of mailing and the
places so addressed.
Teresa Bender
Subscribed and sworn to before me this 28th day of June, 2021.
Seal WN, ublic
w —r 4(R�S SWEENEY
`j NOT+tR� QUS.IC • Mp'NES47A
t = -M Jan. 31. 2025
My Comr*r
CITY OF CENTERVILLE
NOTICE OF PUBLIC HEARING FOR PRELIMINARY PLAT, CONDITIONAL USE
PERMIT FOR A PLANNED UNIT DEVELOPMENT
NOTICE IS HEREBY GIVEN that the City Council of the City of Centerville, Anoka County,
Minnesota, will meet on May 3, 2022, at 6:30 p.m. or as soon thereafter as possible. The meeting
will be held in public at city hall (1880 Main Street) and Live Streamed at:
hllps://northmetrotv.com/centerville-stream/.
The purpose of the meeting is to discuss and obtain public input regarding the proposed
Preliminary Plat and Conditional Use Permits (CUP) for: a Planned Unit Development (PUD) to
accommodate the construction of a 141,360+/- square foot industrial warehouse (distribution
center) building on 40.72 +/- acres, use as a Truck Terminal, building heights exceeding 35' and
outdoor storage of trucks and semi -trailers exceeding the number of docks and/or bay doors.
PROPERTY I.D. #: PIN #R24-31-22-32-0002; #R24-31-22-32-0003 & #R23-31-22-41-0054
THAT PRT OF NW 1/4 OF SW1/4 OF SEC 24 TWP 31 RGE 22 LYG NLY OF S 662.45
FT THEREOF, EX RD, SUBJ TO EASE OF REC;
THE S 662.45 FT OF NW1/4 OF SW1/4 OF SEC 24 TWP 31 RGE 22, EX RD, SUBJ
TO EASE OF REC & THAT PRT OF S1/2 OF NE1/4 OF SE1/4 OF SEC 23 TWP 31
RGE 22 LYG ELY OF C/L OF CSAH NO 54, TOG/W THAT PRT OF N 330 FT OF
SE1/4 OF SD SE1/4 LYG ELY OF ELY R/W LINE OF CSAH NO 54, SUBJ TO EASE
OF REC
APPLICANT: Ryan Companies (w/Current Owner of Property, R & R Leasing, Inc.)
All persons interested are invited to attend and to be heard, verbally or in writing. You may call
City Hall at (651) 792-7933 or email: mstatzkcentervillemn.com or tbendergcentrvillemn.com
if you have any questions or concerns regarding this matter.
Published in the Quad Community Press on April 19, 2022
Teresa Bender, City Clerk
March 4, 2022
Mark Statz
City Administrator/Engineer
City of Centerville
1880 Main Street
Centerville, MN 55038
651-429-3232
mstatz(a)-centervillemn.com
RE: Project Banjo
Site Plan Review, Preliminary Plat and Final Plat Application Submittal
Cover Letter
Dear Mr. Statz:
Ryan Companies US, Inc. is pleased to submit the enclosed zoning applications for Project Banjo
located at the northeast quadrant of Fairview Street and 20th Avenue/CSAH No. 54 (PID 24-31-
22-32-0003, 24-31-22-32-0002, and 23-31-22-41-0054):
Please do not hesitate to contact me with any questions regarding this submittal or if additional
information is needed.
Sincerely,
Chad Lockwood, PE, LEED AP
Associate Director of Engineering
Ryan Companies US, Inc.
612-492-4204
chad.lockwood(cDryancompanies.com
Ryan Companies US, Inc.
533 South Third Street, Suite 100
Minneapolis, MN 55415
p: 612-492-4000
ryancompanies.com
itYAN (+)
March 4, 2022
RE: Project Banjo
Zoning Application
Project Narrative
Project Description
Ryan Companies US, Inc. (Ryan) is proposing to build a 141,360 SF industrial warehouse building on a
40.72± acre site at the NE corner of 20th Ave and Fairview Street. The primary purpose of the building is
to distribute customers' orders of general merchandise and household goods to their homes via sprinter
vans. The facility will support 550 to 600 employees per day.
Project Contacts
• Property Owner:
Rehbein Properties
c/o Gerald Rehbein
P.O Box 368
Hugo, MN 55038
• Developer/Applicant: Ryan Companies US, Inc.
Dan Mueller
Vice President, Real Estate Development
533 South Third Street, Suite 100
Minneapolis, MN 55415
• Architect: Ryan A+E, Inc.
Eric Morin
National Director of Architecture — Industrial
533 South Third Street, Suite 100
Minneapolis, MN 55415
• Civil Engineer: Ryan A+E, Inc.
Chad Lockwood, P.E. LEED AP
Associate Director of Engineering
533 South Third Street, Suite 100
Minneapolis, MN 55415
• Landscape Architect: Ryan A+E, Inc.
David Patten, PLA, ASLA
Senior Landscape Architect
533 South Third Street, Suite 100
Ryan A+E, Inc. 1 633 South Third Street, Suite 100, Minneapolis, Minnesota 65416 1 Ph: 612.492-4000 1 ryancompanies.com
Minneapolis, MN 55415
• Traffic Engineer: Transportation Collaborative & Consultants, LLC
Matt Pacyna, P.E.
Principal, Co -Founder
• Land Surveyor: Westwood Professional Services
Matt Welinski, L.S.
Local Survey Service Leader
12701 Whitewater Drive
Suite 300
Minnetonka, MN 55343
Project Data
• Current Zoning Industrial Park (11)
• Site Area
Existing Property Area 40.722 acres
R.O.W. Dedication 2.253 acres
Total Gross Acreage 38.469 acres
Disturbed Area
29.98 acres
• Proposed Uses
Warehouse 130,865 SF
Office 10,492 SF
Total 141,357 SF
• Minimum Building Setbacks
o Front 50 ft.
o Side 20 ft.
o Rear 30 ft.
• Minimum Parking Setbacks
o Front 0 ft.
o Side 0 ft.
o Rear 0 ft.
• Green Space: Min. Required
10%
• Internal Parking Landscape Area
Min. Required
3%
Proposed
46.3%
Proposed
4.9%
• Minimum Off -Street Parking Required per Code
Warehouse 2/1,000 sf GFA = 262 spaces
Office 5/1,000 sf GFA = 53 spaces
Total = 315 spaces
Facility Operations
The facility will operate 24/7 to support delivery of packages to customer locations between 11:00 AM and
9:00 PM. The user anticipates approximately 21 semi -trucks delivering packages to the station each day,
primarily between the hours of 10:00 PM to 8:00 AM. Customer packages are sorted, picked and placed
onto movable racks and staged for dispatch. Approximately 102 employees support this operation. The
shift structure is designed between 2:00 AM and 12:30 PM to mitigate traffic impact during rush hour
periods. Additionally, there will be approximately 33 managers and dispatchers supervising the
operations, arriving at 6:00 AM and departing at 2:30 PM followed by another shift of dispatchers arriving
at 1:30 PM and departing at 10:00 PM.
The delivery associates arrive at a delivery station at 9:20 AM. Starting at 9:50 AM and ending at 11:30
AM, 344 delivery vans will load and depart from the station at a rate of 72 vans every 20 minutes to
facilitate a regulated traffic flow into the surrounding area. The 1st wave of delivery vans leaves at 10:10
AM. The departure window is designed to mitigate impact on rush hour periods. Approximately 8-10
hours after dispatch, delivery routes are completed, and the vans return to the station between 7:10 PM
and 9:10 PM. The drivers park the delivery van onsite and leave using a personal vehicle or public
transport.
Building Materials/Design
In general, the proposed building is intended to be painted load bearing precast with additional higher
finish materials around the main building entry including metal panels and large glazing areas.
The main entrance is on the east elevation and utilizes large glass storefronts and one large entrance
canopy clad with metal panels to give that fagade variation in material and massing as well as provide
protection from the elements. The east office elevation will feature large storefront windows bringing
daylight into the office space and creating an attractive, balanced fagade. Painted accents have been
added along with vertical and horizontal reveals at the upper precast panels to suggest a continuation of
a second story office. Reveals are used throughout the design to add additional texture and scale.
Attached to the south elevation will be a large canopy to protect the van loading area from the elements.
This canopy will help break up the elevation by creating a nice sense of human scale on this elevation.
Materials for the canopy will be standing seam metal roof and metal fascia to compliment the finish and
colors on the main building.
The walls for the building will be load bearing insulated precast concrete. These walls will have an
attractive finish utilizing multiple paint colors, are energy efficient and provide durability. The majority of
the fagade will be painted precast in two shades of gray with an accent band at the parapet as well as
metal detailing.
Rooftop Units
Rooftop units will be placed near the center of the building to get these out of sight lines from
public view. Parapet heights will be provided at a height that should screen any of these units
from view. A site line analysis will be performed during design to identify any additional screening
needs.
Building Mounted Signage
A 100 sf sign and a 155 sf sign are planned on the East elevation. Two smaller signs totaling 35
sf are planned at the entrance points to identify those as entrances and help with wayfinding.
Site Access and Traffic
Access to the site will be provided via Fairview Street and 21st Ave. Two driveways are proposed along
Fairview Street that will primarily serve the delivery vans. These drives will align with the proposed
access drives to the south. Three driveways are proposed along 21 st Avenue; the northern driveway will
be a semi -truck only truck access, the central access will be the employee access, and the south access
will be the primary exit for the delivery vans.
The facility's trips generations are generally offset from the typical peak hours to help mitigate traffic
concerns and improve operations. The surrounding roads have plenty of capacity and therefore traffic
mitigation is not required to maintain an acceptable level of service. See the attached traffic study for
additional details.
Off -Street Parking
The project is proposing 297 associate stalls, 527 van parking stalls, 13 trailer stalls, and 15 loading dock
positions. This is justified based on current business operations and shift changes. The following
information is provided in support of the justification:
a. Number of Shifts and Employees Per Shift
i. 1 st — 102 Associates (2:00 AM — 12:30 PM)
ii. 2nd — 33 Associates (6:00 AM — 2:30 PM)
iii. 3rd — 33 Associates (1:30 PM — 10:00 PM)
iv. 4th —26 Associates (2:00 PM — 6:00 PM)
v. 5th Shift — 5 Associates (12:00 PM — 10:30 PM)
vi. Drivers — 344 Drivers (9:20 AM — 8:50 PM)
b. Number of Line Hauls
i. 21
c. Number of Vans
i. 344
Many of the van drivers will park their cars in the van lot. This helps to save on the number of car parking
stalls that are needed. Based on the information provided above the current parking stalls satisfies as
well as supports business operations.
Utilities
The site currently has water and sanitary sewer service stubs along Fairview Street that will be utilized to
serve the proposed building. The project is proposing to extend an 8" water line from Commerce Drive to
Fairview Street along the west side of 21 st Avenue per direction from the City.
There is relatively low demand for water and sanitary. The primary use is for restrooms and sinks. There
is no process water in the facility.
Stormwater Management
Stormwater will be managed on -site and will conform with applicable Rice Creek Watershed District
requirements. Due to limitations regarding infiltration viability of existing subsoils (HSG type D soils) the
stormwater management system will consist of three (3) stormwater/NURP ponds along the west and
northwest portions of the site
Wetland Impacts
A wetland delineation and report was completed by Kjolhaug Environmental Services in 2018. There is a
small de minims wetland 0.03 acres in the middle of the site that will be impacted with the construction of
the project. We will apply for wetland permitting with Rice Creek Watershed District. De min imis wetland
impacts do not require WCA mitigation.
Landscaping
The proposed landscape design is a diverse selection of trees, shrubs, grasses, and ground covers which
will provide an esthetically pleasing experience while also fulfilling the requirements of the City zoning
code.
Landscaping zoning requirements: The quantity of proposed trees and shrubs has been determined by
the landscape standards in the city code. Tree calculations are based on 1 tree / 3000 SF of the disturbed
site area (29.79 AC/1,297,774 SF). The total quantity of trees required is 433. The total quantity of
shrubs required is based on 1 shrub / 10 LF of the building perimeter of 1,702.83 LF and the perimeter of
the parking lot that is 4,979 LF. The total quantity of shrubs required is 668.
Outside of the proposed building and hardscape elements, the entire portion of the disturbed site will be
landscaped and irrigated. This will be accomplished by using a combination of trees, shrubs, ornamental
grasses, native prairie plants, and turf. The diverse selection of trees & shrubs consists of thirteen (13)
species of deciduous trees, five (5) species of evergreen trees, six (6) species of deciduous shrubs, four
(4) species of evergreen shrubs and five (5) species of grasses. With a broad mixture of species, the
planting pallet will provide a wide variation of height, shape, texture, and canopy coverage. In order to
provide loading area screening above and beyond that of the vegetation, there will be a 6' tall opaque
fence adjacent to the parking areas along the South side of the site and portions of the West & East
property lines. See the attached 3D images for the site line views from the roads.
As the planting plan illustrates, there is a significant quantity of trees on the north side of the building
which may not be of the highest benefit to the public. If some of these trees would provide a higher
aesthetic value to a public venue the development would entertain placement of the required trees in a
public venue instead of on site.
Monument Signage
There are two monument signs proposed, one at the northern access to 21 st Avenue and one at the
middle access to 21 st Avenue.
Anticipated Schedule
• Construction Start: July 2022
• Occupancy: August 2023
(3 Stantec
733 Marquette Avenue, Suite 1000, Minneapolis, MN 55402
Planning Report
DATE:
May 3, 2022
TO:
Centerville Planning & Zoning Commission
FROM:
Phil Carlson, AICP, Stantec
APPLICANT:
Chad Lockwood, Ryan Companies
REQUEST:
"Banjo" Distribution Center, Planned Unit Development, Plat
ADDRESS:
6900 Block of 215t Avenue (Rehbein Black Dirt)
PIDS:
24-31-22-32-0003 & 24-31-22-32-0002
OWNER:
Rehbein Properties
INTRODUCTION
A national company proposes a 140,000-sq-ft distribution center on
now vacant land owned by Rehbein Properties in the industrial
park. The user is confidential for now; the project goes by the
name "Banjo" and is represented by Ryan Companies. The site
consists of three parcels totaling about 40 acres, between 20t" and
21 It Avenues, north of Fairview Street, south of Commerce Drive.
The project was reviewed informally by the Planning & Zoning
Commission on April 5 where the Commission voted (as allowed in
the Zoning Code) to process the project as a planned unit
development (PUD), which Ryan has applied for, as well as a site
plan review, preliminary and final plat.
The site is essentially vacant, used for Rehbein's large-scale black
dirt operations. There is street frontage on three sides: east and
west along 20t" and 21 It Avenues, and south along Fairview Street.
The northeast corner of the site is at the intersection of Commerce
Drive and 21 It Avenue. Clearwater Creek angles across the
northern quarter of the site, separating a 5-acre triangle of land,
mostly wetland, from the rest of the site.
Adjacent uses and zoning are industrial to the north and south in Centerville, as well as east across
21 It Avenue in Lino Lakes. To the west across 20t" Avenue are commercial zoning and uses,
including the Creative Kids Academy daycare, Centerville Storage mini -storage, and Mechanical
Air Systems. Land Use Plan and zoning map excerpts are included on the page following the next.
Design with community in mind
May 3, 2022
Centerville Planning & Zoning Commission
Page 2 of 14
RE: Banjo Distribution Center, PUD, Preliminary & Final Plat
SITE LAYOUT
The site plan (below) has the building centered on the site, with a 297-car employee parking lot on
the east side of the building. A parking lot of almost 600 spaces for delivery vans and their drivers is
on the south side of the lot, with an additional staging area of 144 van loading spaces between
the building and the van parking area. The north 72 van staging spaces would be covered by an
open -sided canopy, but the south group of 72 spaces would be an open parking lot. On the west
side of the building are 15 truck loading docks and 13 truck parking spaces. All site access comes
from 215t Avenue or Fairview Street; none from 20t" Avenue and none from the north side. The
applicants have the access driveway onto Fairview Street lined up with the access drive for Sutton
Transport to the south.
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Design with community in mind
May 3, 2022
Centerville Planning & Zoning Commission
Page 3 of 14
RE: Banjo Distribution Center, PUD, Preliminary & Final Plat
2040 Land Use Plan
Zoning Map
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PLANNING ISSUES
The project originally was to be considered with a Conditional Use Permit (CUP) but is now being
reviewed as a PUD - which is also a CUP in the Centerville code - covering all aspects of the site
and use. There are three features of the project that would require a CUP: truck terminal, outside
storage, and building height. These are reviewed within the PUD.
Truck Terminal
The facility involves bringing goods onto the site in trucks, unloading, sorting, repackaging them for
distribution, and loading them into vans for delivery. "Warehouse/Distribution" is a permitted use in
the Industrial district, but "Truck Terminal" is a conditional use. There is no definition for truck
terminal in the code, but the proposed Banjo facility meets a typical dictionary definition for it.
Design with community in mind
May 3, 2022
Centerville Planning & Zoning Commission
Page 4 of 14
RE: Banjo Distribution Center, PUD, Preliminary & Final Plat
Outside Storage
Since the truck terminal use is by CUP, parking of trucks and trailers also becomes an issue as
"outside storage". This was reviewed in my April 5 memo against the standards in 156.040(M), the
conclusion being that the storage of the semi- trailers on the west side of the site must be
completely screened from view of adjacent streets and properties.
Height
Structures over 35 feet in height are only allowed by CUP, per Section 156.121(A). The proposed
building would be 44 feet in height. This is also a feature that can be reviewed within the PUD. In
this case, the building is well back from the edges of the property on all sides and surrounded by
significant landscaping and fencing on parts of the site. The Fire Chief does not have an issue with
the building height and it is acceptable for this project.
SITE ISSUES
Loading Facilities/Screening
The Zoning Code has standards for location of "loading facilities" in the Industrial District in
156.040(L), which must be fully screened.
The Banjo facility has two loading facilities - the truck docks on the west side of the building and
the van loading area on the south side of the building. The truck loading docks on the west are
considered the rear yard but are adjacent to 20t" Avenue, so they still must be adequately
screened.
The van loading area on the south side of the building also qualifies as a loading facility - it is the
area where 344 vans will be "loaded" with the packages from this facility for delivery. The south
side of the building is a side yard, which does not allow a loading facility, but this issue can be
addressed within the PUD.
The proposed landscape plan provides significant landscaping behind the loading docks (on the
west side) in addition to existing volunteer vegetation along 20t" Avenue. There is a 6-ft wooden
fence proposed along the Fairview Street and part of the 21 It Avenue sides of the site, seen on the
site plan and oblique view on the next page. There is also a 5-ft PVC -coated chain link fence
between the van parking and the van loading area. Taken together, the various landscaping and
fencing features should be adequate to screen the loading area.
The landscape plan is short 173 trees from the standards required in the code. The applicants
believe the extra trees do not provide public value and are not needed. They propose that the
cost of those trees will be contributed to the City's park dedication fund, in addition to the normal
required contribution. Otherwise, the landscape plan proposes significant screening around and
between all parts of the site in the form of landscaping and fences, which are acceptable.
May 3, 2022
Centerville Planning & Zoning Commission
Page 5 of 14
RE: Banjo Distribution Center, PUD, Preliminary & Final Plat
Noise
Noise is a concern from the truck docks and the van loading area. Both semi trucks and delivery
vans would have backup beepers which could be annoying, in addition to the noise and activity
from the vehicles. The City Code prohibits excessive noise from loading activities between 10:00
pm and 7:00 am. We can address this issue within the PUD. We suggest the planning commission
consider two changes to address noise:
1) Provide a 10-ft tall fence or wall on the west side of the truck docks to completely screen
this area and muffle the noise. The facility will have trucks coming in during the night and
we should anticipate some noise during these hours that should be screened to the
maximum extent possible.
The rationale behind this noise screening is illustrated on the site section below which shows
the Banjo building and truck docks on the right, 20t" Avenue in the middle, then the Mini
Storage site, and single family homes to the left on Center Street, Eagle Trail, and
Cottonwood Court. The light gray lines are 4-ft elevations, with the ground elevations
labeled at several points - the edge of the truck docks area is at about elev. 906, the first
floor eye level of the nearest homes at about elev. 920. A 10-ft wall or solid fence would
interrupt sound from the truck dock area to the first floor of these homes and could provide
some relief from potential noise, especially during nighttime hours. The red dashed arrow
indicates noise going over the wall, the blue dashed arrow represents noise that would be
directly blocked by the wall. Landscaping by itself is not a very effective noise barrier. The
Mini Storage buildings might interrupt sound for some homes, about the same as the wall.
Site Section Viewing North
This recommended wall is shown in a plan view of a larger area surrounding the Banjo site
on the next page. On the graphic, the Banjo site plan is overlaid on an aerial photo with
the recommended wall in the dark brown line on the west side of the truck dock area.
Single family homes in the area are shown with yellow rectangles. Again, the red dashed
arrows show noise that would go around the wall - missing the adjacent homes - and the
blue dashed arrows show the direction of noise that would be blocked by the wall, at last
to the first floor level.
Design with community in mind
May 3, 2022
Centerville Planning & Zoning Commission
Page 6 of 14
RE: Banjo Distribution Center, PUD, Preliminary & Final Plat
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2) Provide sound baffling for the van loading canopy area to muffle noise of loading or back-
up beeping from there. There would be significant activity in the van loading area and the
metal canopy could reflect and amplify the noise. This is illustrated on the portion of the
site plan on the next page. The red dashed arrow shows sound that would go around the
proposed wall around the truck dock area, the blue dashed arrow represents noise that
could be interrupted by the proposed wall. Muffing the noise from the van loading area
could be provided with sound -absorbing material under the canopy or by an additional
tall wall on site to interrupt the noise vectors. The best solution for this can be negotiated
between the applicants, their consultants, and the City Engineer.
Design with community in mind
May 3, 2022
Centerville Planning & Zoning Commission
Page 7 of 14
RE: Banjo Distribution Center, PUD, Preliminary & Final Plat
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Traffic
The facility will generate considerable traffic - 344 vans
leaving in the morning and returning in the evening. The
operation deliberately avoids the peak morning and
evening rush hours: vans leave the site between 9:50-
11:30 am, returning from 7:10-9:10 pm. Still, this traffic will
have an impact on adjacent roads, especially the
intersection of Main Street and 21It Avenue. A traffic
study has been prepared by the applicants' consultant
and reviewed by the City Engineer.
The study concludes that traffic impacts can be
mitigated by limiting van traffic during AM and PM peak
hours, constructing a southbound left -turn lane from 20t"
Avenue at Fairview Street, constructing a median in 21It
Avenue a short distance south of Main Street, and
contributing funds to pay for future traffic studies and
improvements. These are illustrated generally to the right
and detailed in the conditions of approval.
Design with community in mind
May 3, 2022
Centerville Planning & Zoning Commission
Page 8 of 14
RE: Banjo Distribution Center, PUD, Preliminary & Final Plat
Future 201h Avenue (CSAH 54) Corridor Improvements
It is the intent of the city and Anoka County to utilize portions of the funds escrowed for future
studies and improvements to complete a Corridor Study of 20th Avenue (CSAH 54) from Main
Street (CSAH 14) to Birch Street (CSAH 34). A primary goal of the study will be to identify where
controlled intersections might be needed in the future. These controlled intersections may take
the form of traffic signals or roundabouts. With regard to the intersection of 20th Avenue and
Center Street/Fairview Street, there are a number of things which will need to be fleshed out by
the study, including whether or not the intersection should be controlled and what form that
control will take. The applicant has expressed concern that any option which results in significant
impacts to the layout of their parking, especially any loss of total parking space counts, could
render their project infeasible due to the operational needs of the end -user. Therefore, as the City
and Anoka County continue to work the applicants engineering team, we are looking at ways to
address local roadway needs with the viability of the site in mind. Prior to final plat approval, the
City and County will make any final right-of-way needs known to the applicant, so they can build
their site in a way which greatly minimizes the risk of future disruption.
Parks and Trails
The project will include park dedication per the
City's ordinance. The City is not requesting land
to be dedicated, but we recommend a future
trail be included with the project on the north
side of Fairview Street. The anticipated cost of
the trail would be part of the park dedication for
the project. This needs to be carefully
considered, given roads and truck traffic in the
area.
There are trails in the western part of Centerville,
including one coming from the west to 20th
Avenue south of Center Street, then extending
north on the west side of 20th Avenue. There are
no trails in this area east of 20th Avenue. Providing
such a trail to connect 20th and 21It Avenues is a
worthy goal, but only if there is a safe crossing of
20th Avenue, which is a busy county road. This
would best be accomplished with a controlled
intersection at Center Street/Fairview Street and
20th Avenue, as discussed above.
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The existing and possible future trail connections are illustrated above. The dark green trail would
be required as part of the Banjo project PUD, to be built at a later date if the intersection is
upgraded with traffic control. The light green trail along 21It Avenue is a possible link at some
point, shown on the Lino Lakes comprehensive plan. Together, these trail links would connect the
rest of Centerville to destinations east and north.
Design with community in mind
May 3, 2022
Centerville Planning & Zoning Commission
Page 9 of 14
RE: Banjo Distribution Center, PUD, Preliminary & Final Plat
Architecture & Building Materials
The building is proposed to be 44 feet in height. Code allows buildings over 35 feet in height only
by CUP and only with increased setbacks. The building is setback significantly from all sides of the
site and is well screened with landscaping and fences. The height is not a significant issue.
The exterior materials of the building are proposed to be precast concrete panels painted gray,
with a colored band at the top - see elevation and oblique view on the next page. There will be
glass windows on the front (east) side of the building where the offices are located. The narrative
indicates that there are reveals in the concrete panels to lend interest, but what is proposed is
essentially a very large gray box with a stripe around the top. The code in Section 156.040 (P)
requires:
Industrial buildings are required to be constructed of brick, decorative block or approved
textured masonry product. Pole barn type buildings are not allowed. Buildings are required
to have contrasting architectural features and must be designed to be aesthetically
pleasing.
The canopy over the van loading area is proposed with a standing seam metal roof to match the
colors of the building. The Commission is tasked with reviewing the architecture and building
materials as part of the formal review.
The applicants have submitted a site plan showing how the van parking area will be outfitted with
electric vehicle (EV) charging stations. This may require Planning & Zoning Commission as a site
plan review issue at some point in the future.
East Elevation (toward 215t Avenue)
Partial south Elevation (toward Fairview Street)
May 3, 2022
Centerville Planning & Zoning Commission
Page 10 of 14
RE: Banjo Distribution Center, PUD, Preliminary & Final Plat
Similar project, picture supplied by the applicant
Lighting
Lighting is proposed on the building, under the van loading canopy, and around the parking
areas on light poles. The lighting plan indicates the light poles will be 24'-8" or 37'-0" in height. All
lighting is downcast cutoff type fixtures with less than 0.5 footcandle at all points on the perimeter
of the site. The lighting under the van loading canopy is understandably brighter, but the
photometric plan indicates that light levels fall off quickly to typical parking lot level of about 2
footcandles within a short distance out from the canopy.
Signage
Signage is proposed on the building and on two freestanding signs at the entrances. Signage will
be reviewed in more detail in line with the City's standards.
Floodplain
Much of the Banjo site south of Clearwater Creek is floodplain. This development would fill that
floodplain and mitigate in areas north of the creek. This makes usable land out of the south area,
while filling in the non -wetland areas north of the creek with floodplain, which would otherwise be
small, awkward or undevelopable pieces of land. The result will be a larger complex of floodplain,
wetlands, and stormwater ponds between the creek and Commerce Drive. Having all of this area
contiguous is better for wildlife habitat vs. numerous smaller disconnected areas.
Design with community in mind
May 3, 2022
Centerville Planning & Zoning Commission
Page 1 1 of 14
RE: Banjo Distribution Center, PUD, Preliminary & Final Plat
RECOMMENDATION
The City Engineer has also reviewed the applications and has supplied a separate review memo,
but his recommended conditions are included below.
Planned Unit Development
We recommend approval of the Conditional Use Permit for the Planned Unit Development for the
Banjo distribution facility as submitted on plans from Ryan Companies and their consultants dated
3/4/2022, with the following conditions and findings of fact:
Conditions of Approval
1) Limit delivery vehicle trips in/out of facility during AM/PM peak traffic (7 - 9 AM; 4 - 6 PM),
to less than XX in and XX [these numbers are being discussed with the applicant] out per
hour. Maintain technology and, when requested, deploy such technology which controls
the routing of their delivery vehicles in order to mitigate traffic issues on surrounding
roadways.
2) Construct a southbound left turn lane on 20th Avenue at Fairview Street on a mutually
agreeable timeline in cooperation with Anoka County.
3) Construct a median on 21 st Avenue south of Main Street on a mutually agreeable timeline
in cooperation with Anoka County and the Cities of Centerville and Lino Lakes.
4) Escrow, or put of a letter of credit in the amount of $500,000 as a contribution to
transportation related studies and improvements within the geographic area of the
development's traffic study. These improvements must be identified within 10 years and
constructed within 15 years, or the funds must be returned.
5) Contribute funds to the City's Park Dedication Fund (in addition to the standard, required
contribution) in an amount necessary to construct an 8' wide bituminous trail to city
standard specifications in the Fairview Street right-of-way between 20th Ave. and 21 st Ave.
This trail would not be constructed until a controlled intersection is in place at Fairview
Street and 20th Ave. The City will accept this donation instead of requiring its immediate
construction. The donation does not obligate the city to build the trail at any time, nor is
there a sunset date on these funds, after which the City would give them back.
6) Contribute funds to the City's Park Dedication Fund (in addition to the standard, required
contribution) an amount equivalent to the cost of trees and shrubs normally required for
this development, which have been eliminated from the site plan, due to their lack of
public value, given their position on the site (being not visible from the public realm). A
figure showing the required landscaping, highlighting the elements to be eliminated, shall
be provided and approved by the city. This contribution will be verified by the City
Engineer and contributed prior to approval of the final plat.
May 3, 2022
Centerville Planning & Zoning Commission
Page 12 of 14
RE: Banjo Distribution Center, PUD, Preliminary & Final Plat
7) The existing volunteer vegetation on the west side of the site adjacent to 20t" Avenue will
be maintained and replaced with equivalent material for the life of the project if it dies or is
damaged, such replacement to be reviewed and approved by the City Engineer.
8) Anoka County and the City of Centerville find that the traffic -intense development of this
site make it important to examine the 20th Avenue (CSAH 54 Corridor) through Centerville.
The study of this corridor and the implementation of the study's conclusions will
undoubtedly take many years. Given the uncertainty of what the study will conclude with
regard to the intersection at Fairview Street and 20th Avenue, and when any
improvements here will be constructed, project Banjo may move forward with their site
plan as submitted. However, the land owner shall cooperate with the City of Centerville
and Anoka County at such time that the two agencies may wish to improve the
intersection of Fairview and 20th Avenue. This condition does not preclude the County
and/or City from the need to follow standard, legal procedures for property acquisition,
special assessments, or other such actions. The city and property owner endeavor to
design such improvements, if necessary, with minimal impacts to the operational needs of
the site user.
9) Snow removal operations shall utilize the snow storage locations as shown on the submitted
plan. Revisions to the plan may be requested by the land owner and approved by the
city engineer.
10) A 10-ft solid wall or fence will be built on the west side of the truck dock area as illustrated
in the Planner's May 3, 2022 report to block noise from that area toward the residential
areas west of 20t" Avenue. The location, height, design, materials and construction of this
wall or fence will be reviewed and approved by the City Engineer.
11) Noise muffling will be provided for the area under the van loading canopy, consisting of
noise baffling materials, a fence or wall, or other means to be reviewed and approved by
the City Engineer.
12) The fences around portions of the exterior of the site will be of an approved material, not
wood, to be reviewed and approved by the City Engineer.
13) Construct an 8-inch public water main in the west right-of-way of 21 st Ave., connecting the
water mains in Fairview Street to those in Commerce Drive.
14) The applicant will enter into a development agreement for all aspects of site construction
and engineering to be reviewed and approved by the City Engineer and City Attorney.
15) Final construction plans will be subject to review and approval of the City Engineer.
May 3, 2022
Centerville Planning & Zoning Commission
Page 13 of 14
RE: Banjo Distribution Center, PUD, Preliminary & Final Plat
Findings of Fact for Approval of PUD
1) The proposed Banjo facility is a large, complex project which as submitted does not meet
the City's zoning requirements for height of building, location of outside storage, and
location of loading facilities. It is therefore appropriate and reasonable to process the
request as a planned unit development (PUD) which allows numerous site and building
issues to be negotiated under one approval and development agreement.
2) The applicants have supplied information on traffic conditions at the proposed facility and
have prepared a traffic study which identifies certain issues associated with the
development. It is reasonable and appropriate to address these issues within the PUD
process and to require the applicant to adhere to certain conditions and to pay for
improvements identified in the traffic study that are necessary to mitigate these issues.
3) The project will have several hundred employees on site who will reasonably have a desire
to walk or bike in the vicinity. Providing for a future trail adjacent to the project on the
north side of Fairview Street is a reasonable and appropriate condition of approval, and to
have the project contribute to the cost of this improvement.
4) The future trail identified above should reasonably connect to other trails in Centerville on
the west side of 20t" Avenue, to expand the network of trails in the vicinity. Being a busy
county road, a safe crossing of 20t" Avenue for pedestrians and bicyclists for this trail
connection is needed. Therefore, it is reasonable and appropriate to have the City and
County cooperate on a study of the 20t" Avenue intersections with Fairview Street and
Center Street to arrive at a safe crossing facility, which would connect to the future trail on
Fairview Street in front of the proposed project.
5) The City has standards in the Zoning Code for landscaping and the provision of trees and
shrubs on site. the proposed landscape plan does not meet this number requirement and it
is therefore reasonable to have the applicant pay the difference so that the City can use
these funds to provide similar improvements elsewhere.
6) The proposed truck loading docks on the west side of the proposed building are within
about 500 feet of single family homes on the west side of 20t" Avenue, on Center Street,
Eagle Trail, and Cottonwood Court. The project will have truck deliveries in the nighttime
hours between 10 pm and 7 am. The nearby homes may be adversely affected by the
noise of these trucks and loading activity and therefore some kind of noise mitigation is
appropriate. The Planner's report of May 3, 2022 identifies a 10-ft wall that would
reasonably interrupt some of this direct noise to the homes.
7) The proposed van loading area on the south side of the building is under an open canopy.
The noise and activity of loading could also reasonably impact the quietude of the single
family homes nearby, and some kind of noise mitigation is reasonable and appropriate as
recommended in the conditions of approval.
May 3, 2022
Centerville Planning & Zoning Commission
Page 14 of 14
RE: Banjo Distribution Center, PUD, Preliminary & Final Plat
8) The City has engineering standards for provision of utilities and construction standards
which are reasonable for the health, safety and welfare of the people in Centerville.
Preliminary & Final Plat
We recommend approval of the preliminary and final plat for the Banjo facility property with the
following conditions and findings:
Conditions of Approval
1) Right-of-way needs identified by the County shall be dedicated.
2) The applicant will provide all other easements and dedications requested by the City
Engineer.
3) Existing Parcel 3 of this property is now Torrens property. The applicant will register Parcel 3
as Abstract property, to be reviewed and approved by the City Attorney.
Findings of Fact for Approval of Plat
1) Improvements on 20t" Avenue (CSAH 54) may be necessary and therefore, right-of-way
dedication is reasonable within the context of this development.
2) The City has engineering standards for provision of utilities and drainage, and securing
easements for these facilities is reasonable and appropriate.
3) The City is interested in the orderly recording of property within the County's system, which
includes registering Torrens property in new plats as Abstract property.
60-DAY RULE
The Site Plan and Plat applications were submitted and fees paid March 9, 2022. The deadline for
final action on the Site Plan is May 9, 2022; the preliminary plat has a separate 120-day deadline
which is July 8, 2022.
The PUD application was submitted and fees paid on April 12, 2022. The 60-day deadline for final
action on the PUD is June 12, 2022, which can be extended if more time is needed for review.
RYAN
April 25, 2022
Mark Statz
City Administrator/Engineer
City of Centerville
1880 Main Street
Centerville, MN 55038
651-429-3232
mstatz .centervillemn.com
Re: Project Banjo
Response to City Administrator/City Engineer and Fire District Comments
Mr. Statz,
Ryan Companies US, Inc. is pleased to provide the following responses to the City Administrator/City
Engineer, and Centennial Fire District review comments, dated March 31, 2022. For reference,
comments are provided below in italicized text.
City Administrator/City Engineer Comments
Site Plan
1. The city encourages the change of the southernmost access point on 21St Avenue to be a site
exit, only. This may encourage the use of 20th Avenue for return trips by delivery vans.
Response:
The southernmost access point on 21st Avenue has been changed to be a site exit only.
2. It is not clear as to whether the jersey barriers in the van staging area are permanent or not.
Permanent barriers would be preferred to maintain a neat and orderly site.
Response:
The proposed jersey barriers will be installed in a semi -permanent configuration.
Ryan Companies US, Inc.
533 South Third Street, Suite 100
Minneapolis, Minnesota 55415
ph:612-492-4000
ryancompanies.com
3. Snow storage areas should be indicated on the site plan. With a paved area this large, snow
storage will be a concern. The city will expect that snow plowing operations on site do not
damage fences or light poles, which degrades the appearance of the site.
Response:
Snow storage area designations have been added to the site plan in each of the parking
lots. The selected areas are generally clear of structures that could be damaged.
4. The removal of the pole building in the northeast portion of the site is shown on the plans. It
should be noted that the removal of this building is a requirement of the development. The curb -
cut for this building should be removed and standard curb re -poured in its place.
Response:
Comment noted. The plans now show the curb -cut being removed and standard curb
poured in its place.
5. It is not clear as to whether the southern parking lot will have gated entrances or not. Please
clarify.
Response:
The southern parking lot will not have gated entrances.
Plat and Easements
1. The city would encourage the developer to plat the area to the northeast of the creek as a
separate lot, as it appears there is some buildable land along 21St Avenue, near Commerce Drive.
It does not appear that the proposed development makes use of this area in any way. The city
has limited available industrial and commercial land, so seeing this area go to waste, would be
unfortunate.
Response:
The site area north of the creek has been revised to provide compensatory flood storage
volume to meet Rice Creek Watershed requirements.
2. Additional drainage and utility easements maybe required around stormwater ponds and/or
floodplain mitigation areas. The Rice Creek Watershed District will have details on this.
Response:
We will coordinate easement requirements with the Rice Creek Watershed District.
3. Additional drainage and utility easement will be required to ensure that the water and sewer
mains in the southwest corner of the site is accessible. A 20-foot wide easement centered on all
mains should be shown on the plat. Where such an easement would intersect other existing or
proposed easements, it may be cut off in lieu of those.
Ryan Companies US, Inc.
533 South Third Street, Suite 100
Minneapolis, Minnesota 55415
ph:612-492-4000
ryancompanies.com
Response:
The attached plat shows an additional 10 ft. utility easement at the southwest property
corner. Additional drainage and utility easements will be coordinated with the City as
needed.
4. Additional drainage and utility easements may be needed to cover the public watermain which will
be installed with this development (along 21St Ave.), where the main is outside of the right-of-way
or within 10 feet of the back side of the right-of-way.
Response:
The proposed watermain along 21 st Avenue is set 10 ft off the proposed westerly right-of-
way.
5. In the far northeast corner of the plat, a 10'x10' right triangle of right-of-way should be added to
the west side of the 21St Ave. right-of-way dedication to accommodate snow storage, utilities and
other right-of-way needs behind the back of the curb. With the currently proposed right-of-way,
the existing curb appears to be at or near the right-of-way in the southwest corner of the
intersection.
Response:
A 10' x 10' right triangle of right-of-way has been added to the west side of the 21 st Ave.
right of way dedication.
6. The parcel which is recorded under the Torrens System will need to be converted to Abstract
property and combined with the other parcels to form one lot This is required so that the narrow,
unbuildable parcel does not end up as a tax forfeited property. We understand that the length of
time needed to accomplish this may make it impossible to record the plat necessary for
development in a timeframe which enables the project to move forward. We are open to
discussions on how to keep the project on track, but assure that this action is eventually
completed.
Response:
Comment noted. We request that the property conversion be a condition of approval that
is acceptable to the City and applicant.
7. Anoka County should be contacted to determine if there are additional right-of-way needs or
access restrictions along County Road 54 (20th Ave.).
Response:
Right-of-way needs have been coordinated with Anoka County as identified on the plat.
8. The city attorney will be consulted as to whether or not existing easements which underly the
proposed rights -of -way will need to be vacated. Vacation of easements requires a public hearing.
Response:
Comment noted.
Ryan Companies US, Inc.
533 South Third Street, Suite 100
Minneapolis, Minnesota 55415
ph:612-492-4000
ryancompanies.com
Floodplain
1. Much of the development appears to be in Zone AE (100-yr flood plain), on the Flood Insurance
Rate Map (FIRM). Our review of these documents assumes that all areas which are to be
developed or graded will comply with the city's Flood Plain Ordinances or will be removed from
the Flood Plain via Letters of Map Amendment or Revision (LOMA or LOMR).
Response:
All improved/developed areas will be graded to comply with City code and we will
coordinate map revisions/amendments for FEMA approval.
2. The driveway servicing the truck docks on the west side of the building appears to potentially
impact the "Floodway". If this is the case, it may need to be moved or modeling may be
necessary to certify a no -rise outcome from the impact.
Response:
It is our understanding that the currently mapped floodway does match existing
conditions. We will continue to coordinate this item with the City.
3. The Rice Creek Watershed District may also have floodplain regulations which must be followed.
These regulations may include compensatory floodplain storage.
Response:
Comment noted. We are working with the Rice Creek Watershed District to meet
compensatory floodplain storage requirements.
4. Proof of the Federal Emergency Management's approval of all LOMAs/LOMRs shall be required
prior to the full release of development securities.
Response:
Comment noted.
Stormwater/Wetlands/Erosion Control/Grading
1. Stormwater ponds on site will be owned and maintained by the property owner. However, the city
is obligated, under its NPDES MS4 Permit to ensure these BMPs are properly managed. We are
also required to have a written agreement for maintenance with the property owner. You will
need to work with our city attorney to draft such an agreement.
Response:
Comment noted. We will be required to have a maintenance declaration with the Rice
Creek Watershed District
2. The storm sewer outlet to the creek should be turned at an angle to be less disruptive to the flow
of the creek. Rather than the two flow paths meeting at a right angle, something at 45 degrees or
flatter would be more appropriate.
Ryan Companies US, Inc.
533 South Third Street, Suite 100
Minneapolis, Minnesota 55415
ph:612-492-4000
ryancompanies.com
Response:
The Stormwater Pond 1 outlet to Clearwater Creek has been reconfigured to discharge at the
northwest corner of the site. The flared end section has been pulled back from the bank
slope and angled at 45 degrees to channel flow.
3. All requirements of the Rice Creek Watershed District shall be met with regard to Stormwater
quality, rate and quantity. These requirements align with or are more stringent than the
requirements of the city's obligations under its NPDES MS4 Permit.
Response:
Comment noted.
4. The Rice Creek Watershed District is the Local Governing Unit (LGU) for the Wetland
Conservation Act (WCA).
Response:
Comment noted.
5. Stormwater Access Charges will apply at a rate of $0.07/sf of new impervious area.
Response:
Comment noted. An Impervious Area Exhibit is included as part of this response to
comments that includes the new impervious area for the site.
6. Retaining walls over 4 feet in height require engineer -signed drawings.
Response:
Comment noted.
7. A Stormwater Pollution Prevention Plan (SWPPP) shall be submitted.
a. During construction, dust mitigation measures must be employed.
b. Clearwater Creek is a highly sensitive water course and special care shall be taken to
protect it from turbid discharges from the site.
Response:
These comments will be incorporated into the SWPPP that will be provided prior to permit
issuance
Sewer and Water
1. The water main along the west side of 21St Avenue should connect to the north/east end of the
water main recently installed in Fairview Street. The current plans do not seem to make this
connection.
Ryan Companies US, Inc.
533 South Third Street, Suite 100
Minneapolis, Minnesota 55415
ph:612-492-4000
ryancompanies.com
Response:
The water main extension has been revised at this location to connect to the water main
recently installed in Fairview Street.
2. The jurisdictional status of Clearwater Creek at 21St Avenue should be researched. Depending
on which agency regulates this watercourse, a permit may be necessary to bore the watermain
underneath it.
Response:
The Rice Creek Watershed District has indicated that the creek is under their jurisdiction.
The watermain extension and creek crossing is included in our RCWD permit application.
3. All watermain shall be PVC, C-900. All fittings shall be epoxy coated, Ductile Iron Pipe, with Cor-
Blue or Stainless Steel T-Bolts.
Response:
Comment noted.
4. The City Engineer's Association of MN's Standard Specifications should be used on all sewer,
water and stormwater infrastructure, whether public or private.
Response:
Comment noted.
5. The water main along the west side of 21St Avenue should connect to the water main stub,
coming from the north, at Commerce Drive. The current plans seem to indicate the need to
excavate in the pavement section of 21St Ave., however, based on the information from the record
plan, below, this should not be necessary.
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Ryan Companies US, Inc.
533 South Third Street, Suite 100
Minneapolis, Minnesota 55415
ph:612-492-4000
ryancompanies.com
Response:
Plans have been updated to no longer show pavement being excavated in 21 st Ave. The
watermain extension is now proposed to connect at the location of the hydrant shown
above.
6. Water and Sewer Access Charges will apply based on a Met Council "SAC Determination" letter.
Response:
Comment noted.
Parks and Trails
Several potential trail segments are shown in red (right). The blue line on the figure below is a
future trail to be constructed on the east side of 21St Ave. by Lino Lakes. The stars represent
retail locations, south of Main Street that might be more easily accessible with the red and blue
segments constructed, especially for neighborhoods in the south part of the city. The safety of
crossings at 20th Avenue and Fairview and/or 20th Avenue and Commerce Drive would need to
be considered along with the safety issues associated with these trail segments crossing
industrial driveways and parking lot entrances.
Ryan Companies US, Inc.
533 South Third Street, Suite 100
Minneapolis, Minnesota 55415
ph:612-492-4000
ryancompanies.com
Response:
This item is being coordinated with City staff. It is the applicant's preference to have the
trail segment installed on the south side of Fairview.
2. Park Dedication Fees will apply.
Response:
Comment noted.
Traffic/Roadways
1. A traffic study is required to determine if area roadways can accommodate the traffic produced by
the development. A draft study has been submitted and reviewed by area road authorities.
These authorities have given feedback as to additional information that should be factored into
the study and other various items which the study should examine. Once a revised study is
available, we will be able to give more comments on this issue.
Response:
An updated traffic study was provided to the area road authorities on April 22, 2022.
2. If there are structural changes to area roads needed to mitigate traffic impacts, the costs of those
shall be borne by the developer. The city, however, may find that proposed structural changes
have adverse effects on access to property that are unacceptable. This finding may render the
development untenable. The city is ready to work with the developer and surrounding agencies to
find solutions to traffic impacts which do not adversely affect land use.
Response:
We will continue to coordinate this item with the City and surrounding agencies.
3. The Draft Study's conclusions that there are no significant impacts to area intersection
performance is largely based on the timing of incoming and outgoing trips to the facility. The
study and project narrative suggest that these trips do not occur during peak traffic hours.
Therefore, the Conditional Use Permit (CUP) should include provisions which restrict the amount
of outgoing and incoming vehicle trips during peak AM and PM traffic hours to ensure future
changes to business practices and/or tenants continue with this same mode of operation.
Response:
We will continue to coordinate this item with the City and surrounding agencies.
Lighting
1. All fixtures shall be downcast type and may require shielding on sides facing residential areas
(west -facing). Newer LED fixtures produce a whiter light and even with downcast fixtures and
lumen levels at the edges of the property within accepted norms, the city has received complaints
from neighbors. The property owner will be required to abate these nuisances.
Ryan Companies US, Inc.
533 South Third Street, Suite 100
Minneapolis, Minnesota 55415
ph:612-492-4000
ryancompanies.com
Response:
Comment noted.
General
1. We do not see any on -site fueling stations. If there are such facilities, we would want detailed
information on them for review by the fire marshal, city engineer and building inspector.
Response:
No on -site fueling stations are proposed with this development.
2. A developer's agreement will be required, outlining time of performance, and securities among
other issues. Securities will be required to cover 150% of the cost of the public trails and utilities
being installed as part of the project. Due to the size of this development, additional securities
may be required to ensure the city has the available resources to stabilize the site and abate any
nuisance conditions and mitigate any environmental impacts, should the developer abandon the
project at any point in its construction. The developer will also be responsible to reimburse the
city for costs related to inspection of the work contemplated in the developer's agreement.
Response:
Comment noted. We have began coordinating this item with the City Attorney.
3. Comments from the City's Public Works Department, Public Safety Officials, City Planner and
other agencies will need to be addressed.
Response:
Comment noted.
4. We reserve the right to provide further comments upon resubmittal of the revised documents.
Response:
Comment noted.
Centennial Fire District Comments
Address Identification
• MSFC 505.1—New and existing buildings shall be provided with approved address identification.
The address identification shall be legible and placed in a position that is visible from the street or
road fronting the property. Each number shall not be less than 4" high with a minimum stroke
width of %"
Response:
Comment noted. Address signage will be provided at main entrance.
Ryan Companies US, Inc.
533 South Third Street, Suite 100
Minneapolis, Minnesota 55415
ph:612-492-4000
ryancompanies.com
Access Road Width and Parking Lot
• MSFC 503.2.3. - The area will need to support the imposed loads of the fire apparatuses
Response:
Acknowledged.
• MSFC 503.2.1— Dimensions — Fire apparatus access roads shall have an unobstructed width of
not less than 20 feet, exclusive of shoulders, except for approved security gates in accordance
with Section MSFC 503.6.
Response:
Comment noted. Access roads are proposed with a minimum width of 24 ft.
• Will the parking lots be labeled (Lot A, Lot 8, Lot C, Lot D, Lot E)?
Response:
The parking lots will not be labeled.
Sprinkler System per NFPA 13 and MSFC 903
• Sprinkler system shall abide by NFPA 13 and MSFC Section 903
Response:
Comment noted. The system will be designed in accordance with NFPA 13 (2016)
• Location of Sprinkler Riser Room(s)?
Response:
The sprinkler riser/fire pump room will be located at the southeast corner of the building
as shown on attached plan sheets Al. 10 and A4.10
• Location of Sprinkler FDC(s)?
o Can't identify on the preliminary drawings
o FDC's are to be the standard 2-112" connections to accommodate fire department
apparatuses
Response:
A 2-1/2" x 2-1/2" x 4" NST FDC will be provided. The fire department connection will be
located on the southeast corner of the building as shown on the Utility Plan sheet C504
• Will the south large canopy section be sprinklered?
Response:
(2) Dry pipe systems designed for ordinary hazard group II occupancy will be provided for
the south canopy
Ryan Companies US, Inc.
533 South Third Street, Suite 100
Minneapolis, Minnesota 55415
ph:612-492-4000
ryancompanies.com
Building Access and Knox Boxes
• What type of access will be utilized at the building?
o Key Card/Fob Access/Numerical Key Pads?
Response:
Key cards and keyed access will be used for building access.
• Roof Access Location (s)?
Response:
See attached plan sheets A1.10 and A4.10 for roof access locations.
• Based on the building size, Centennial Fire District is requiring (3) Knox Boxes
o One on the West, South and East sides of the building
Response:
There are 3 proposed knox box locations shown on the attached plan sheet A0.04.
• Swing Gate Access for Fire Department?
o Key Pad or Key Fob?
Response:
The swing gate on the west side of the truck court will have a mechanical lock.
Traffic Increase
• Any concerns from the city in regards to the increased traffic on 20th and 21st due to the
industrial building?
Response:
An updated traffic study was provided to the area road authorities on April 22, 2022.
Occupancy Class
• Business Occupancy for the 10,492 sq/ft office area
Response:
Comment noted.
• S-1 Moderate Storage Occupancy for the 130,865 sq/ft warehouse
o S-1 was chosen instead of S-2 due to the assumption of mass quantities of cardboard
boxes being utilized within the facility
Response:
Comment noted.
Ryan Companies US, Inc.
533 South Third Street, Suite 100
Minneapolis, Minnesota 55415
ph:612-492-4000
ryancompanies.com
Hydrant Locations Around Building and Parking Lot
• 10 Hydrants total per plans?
Response:
10 hydrants are being proposed on the site.
• Flow requirements to abide by MSFC Table 507.3 and NFPA 13
Response:
Acknowledged.
Building Doors Labeled
• Due to the size of the industrial building, the Centennial Fire District is requesting that all exterior
doors to be labeled or numbered for ease of identification
o Example: Door 1, Door 2, etc.
Response:
Exterior doors will have exterior vinyl numbers.
Rack Storage
• Rack storage is to comply with NFPA standards for storage
Response:
Acknowledged.
Fire Lanes and Turning Radius
• Fire Lanes shall be established at all main entrances and coordinated with the Fire Marshal
Response:
Acknowledged.
• Turning radius shall be a minimum of 45ft to accommodate Centennial Fire District apparatuses
on cul-de-sacs and parking lots
Response:
Acknowledged.
• What is the "Rescue Vehicle Area" going to be utilized for on page C304?
Response:
The "rescue vehicle area" has been revised to "van problem solve spaces" on Site Plan
sheet C304. The area is intended to be used for temporary parking of tenant vans for
service/inspection.
Ryan Companies US, Inc.
533 South Third Street, Suite 100
Minneapolis, Minnesota 55415
ph:612-492-4000
ryancompanies.com
Vehicles and Parking of Vehicles
• Will there be any LP -gas tank vehicles, LP -gas -fueled vehicles or any lithium battery powered
vehicles utilized currently or in the near future?
Response:
The site is being planned for EV vans to be utilized at an unknown future date.
• Will there be any battery charging stations for employee/visitor vehicles?
Response:
The site is being prepared for the installation of battery charging stations at an unknown
future date as shown on attached plan sheet EV1.10.
Please do not hesitate to contact us with any questions regarding this response to comments or if
additional information is needed.
Sincerely,
Chad Lockwood, PE
Associate Director of Engineering
Ryan Companies US, Inc.
612-492-4204
Chad. Lockwood(a)-ryancompanies.com
Ryan Companies US, Inc.
533 South Third Street, Suite 100
Minneapolis, Minnesota 55415
ph:612-492-4000
ryancompanies.com
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To: Ryan Companies US, Inc.
From: Matt Pacyna, PE, Principal
Transportation Collaborative & Consultants, LLC
Date: April 22, 2022
Subject: Project Banjo Traffic Study — Regional Analysis Addendum
INTRODUCTION
DRAFT REPORT
TC2 has completed a traffic study addendum for the proposed logistics warehouse development,
referred to as Project Banjo, in the City of Centerville, MN. This addendum was developed in
response to agency feedback received regarding the draft Project Banjo Traffic Study submitted in
early March 2022. This addendum incorporates previous study findings while also providing
additional detail and analysis as requested.
The development is generally located southwest of the Interstate 35E (1-35E) and Main
Street/County Road 14 (CR 14) interchange. The subject site shown in is currently vacant
and bounded by Commerce Drive to the north, Fairview Street to the south, 20t" Avenue/County
Road 54 (CR 54) to the west, and 21s' Avenue to the east.
The main objectives of this study are to quantify existing operations within the study area, evaluate
potential traffic impacts to the adjacent roadway network due to the proposed development, and
identify potential improvements to support the proposed development to ensure safe and efficient
operations for all users. The following study assumptions, methodology, and findings are offered
for consideration.
Figure 1 Subject Site
www.transportationcollaborative.com
Project Banjo Traffic Study — Regional Analysis Addendum April 22, 2022
Page 2
EXISTING CONDITIONS
Existing conditions were reviewed within the study area to establish current operations to help
determine impacts associated with the proposed development. The evaluation of existing
conditions included collecting traffic volumes, observing roadway characteristics, and analyzing
intersection capacity, which are described in the following sections.
Traffic Volumes
The following intersections were included as part of the study process.
• 20t" Avenue (CR 54) / Main Street (CR 14)
• 20t" Avenue (CR 54) / Commerce Drive
• 20t" Avenue (CR 54) / Fairview Street
• 20t" Avenue (CR 54) / Cedar Street
• 21s' Avenue / Main Street (CR 14)
• 21st Avenue / Commerce Drive
• 21st Avenue / Fairview Street (Future)
• Main Street (CR 14) / 1-35E West Ramp
• Main Street (CR 14) / 1-35E East Ramp
Intersection turning movement and pedestrian/bicyclist counts were collected on Thursday,
February 3, 2022, at the majority of the study intersections. The counts were collected from 7 to 11
a.m. and 4 to 6 p.m., which coincides with the peak activity of the adjacent roadways and/or the
proposed development. Note that 14-hours of data (6 a.m. to 8 p.m.) was collected along Main
Street at 20t" Avenue and 21st Avenue. At the Main Street (CR 14) intersections with 1-35E, a
combination of historical counts and newly collected data using ramp detector data provided by
the Minnesota Department of Transportation (MnDOT) were used to identify area travel patterns
and traffic volumes. Average daily traffic (ADT) volumes were also obtained from MnDOT.
Roadway Characteristics
Observations were conducted within the study area to identify various roadway characteristics
such as roadway geometry, functional classification, multimodal facilities, speed limits, and traffic
controls. The following information provides a general overview of key roadways within the study
area. Note that these are general characteristics.
• Main Street (CR 14) —generally a four -lane divided minor arterial roadway with turn lanes
at key intersections. There is a multi -purpose trail present on the south side of the roadway.
The posted speed limit is 45-mph within the study area.
20'Avenue (CR 54) — generally a two-lane undivided minor arterial roadway, which
widens near Main Street (CR 14) to include a median and turn lanes. There is a multi-
purpose trail present on the west side of the roadway between Main Street and Fairview
Street. The posted speed limit is 50-mph south of and 55-mph north of Main Street.
Project Banjo Traffic Study — Regional Analysis Addendum April 22, 2022
Page 3
• 21"Avenue — a local roadway that varies between a 2-lane undivided facility from Main
Street to Commerce Drive and a 3-lane facility with a shared two-way left -turn lane south of
Commerce Drive. The facility terminates approximately 900 feet south of Fairview Street.
No multimodal facilities are present. The posted speed limit is 30-mph.
• Commerce Drive — a 3-lane local roadway with a shared two-way left -turn lane. No
multimodal facilities are present. The posted speed limit is 30-mph.
• Fairview Street — a two-lane undivided local roadway which currently terminates about
800 feet east of 201" Avenue. This roadway is expected to be extended to 21St Avenue in
2022. No multimodal facilities are present. The posted speed limit is 30-mph.
• Cedar Street —a two-lane undivided local roadway which primarily serves residential land
uses. No multimodal facilities are present. The posted speed limit is 30-mph.
From a traffic control perspective, intersections along Main Street at 20t" Avenue, 21st Avenue, and
the 1-35E West and East Ramps are signalized. All other study intersections are unsignalized with
side -street stop control. Existing geometrics, traffic controls, and traffic volumes in the study area are
shown in Figure 2.
Intersection Capacity
Intersection capacity was evaluated using Synchro/SimTraffic Software (version 11), which
incorporates methods outlined in the Highway Capacity Manual, 6th Edition. The software is used to
develop calibrated models that simulate observed traffic operations and identify key metrics such as
intersection Level of Service (LOS) and queues. These models incorporate collected traffic,
pedestrian, and bicyclist volumes, traffic controls, and driver behavior factors.
Level of Service (LOS) quantifies how an intersection is operating. Intersections are graded from
LOS A through LOS F, which corresponds to the average delay per vehicle values shown in Table 1.
An overall intersection LOS A though LOS D is generally considered acceptable in the Twin Cities.
LOS A indicates the best traffic operation, while LOS F indicates an intersection where demand
exceeds capacity.
Table 1 Level of Service Thresholds
Average Delay / Vehicles
Level of
Service
Stop, Yield, and Roundabout
Intersections
Signalized
Intersections
A
< 10 seconds
< 10 seconds
B
10 to 15 seconds
10 to 20 seconds
C
15 to 25 seconds
20 to 35 seconds
D
25 to 35 seconds
35 to 55 seconds
E
35 to 50 seconds
55 to 80 seconds
F
> 50 seconds
> 80 seconds
A2 Existing Conditions
Td Project Banjo Traffic Study Figure 2
Project Banjo Traffic Study — Regional Analysis Addendum April 22, 2022
Page 5
For side -street stop -controlled intersections, special emphasis is given to providing an estimate for the
level of service of the side -street approach. Traffic operations at an unsignalized intersection with side -
street stop control can be described in two ways. First, consideration is given to the overall
intersection level of service, which takes into account the total number of vehicles entering the
intersection and the capability of the intersection to support the volumes.
Second, it is important to consider the delay on the minor approach. Since the mainline does not have
to stop, most delay is attributed to the side -street approaches. It is typical of intersections with higher
mainline traffic volumes to experience high -levels of delay (i.e., poor levels of service) on the side -
street approaches, but an acceptable overall intersection level of service during peak hour conditions.
The existing intersection capacity analysis shown in Table 2 indicates that all study intersections
currently operate at an overall LOS B or better during the a.m., midday (10 to 11 a.m.), and p.m. peak
hours. In addition, side -street approaches and/or driveways operate at LOS D or better during the
peak hours. Peak queues within the study area are well within the existing turn lane storages
provided. Thus, no significant intersection capacity issues are present within the study area. Analysis
results showing the average delays and queue lengths is available upon request.
Table 2 Existing Intersection Capacity
Intersection
Traffic
Control
Level of Service (Delay)
AM Peak Hour
Midday Peak
Hour
PM Peak Hour
20th Avenue / Main Street
SIGNAL
B (16 sec)
B (10 sec)
B (18 sec)
201h Avenue / Commerce Drive
SSS
A / B (11 sec)
A / B (10 sec)
A / B (11 sec)
201h Avenue / Fairview Street
SSS
A / A (1 sec)
A / A (1 sec)
A / A (1 sec)
201h Avenue / Cedar Street
SSS
A / B (10 sec)
A / B (10 sec)
A / B (11 sec)
21s' Avenue / Main Street
SIGNAL
A (6 sec)
A (5 sec)
A (8 sec)
215t Avenue / Commerce Drive
SSS
A / A (9 sec)
A / A (9 sec)
A / A (9 sec)
215t Avenue / Fairview Street
FUTURE
Main Street / 1-35E West Ramp
SIGNAL
A (8 sec)
A (7 sec)
A (8 sec)
Main Street / 1-35E East Ramp
SIGNAL
B (10 sec)
A (8 sec)
B (12 sec)
AWSC — All -Way -Stop -Control SSS — Side -Street -Stop
Note that the Main Street / 1-35E interchange was reconstructed during 2010 and 2011 to increase
intersection and roadway capacity in anticipation of and to accommodate future development in the
area. The south approach at the West Ramp intersection was added as part of the project, but
subsequently removed in 2013 to further improve operations and safety once full access at the Main
Street / 21s' Avenue intersection was provided. The Main Street / 21st Avenue intersection was
signalized in 2013. 21st Avenue, south of Commerce Drive, was constructed in 2017.
Project Banjo Traffic Study — Regional Analysis Addendum
PROPOSED DEVELOPMENT
April 22, 2022
Page 6
The proposed development, shown in .; ?, includes construction of a 141,000 square foot
industrial building generally bounded by Commerce Drive to the north, Fairview Street to the south,
201h Avenue (CR 54) to the west, and 21s' Avenue to the east. The proposed development is assumed
to be fully constructed and operational by the end of 2023 or early 2024. The facility will provide a
combination of warehouse, logistics, and distribution operations.
The building will be a delivery facility that primarily serves the northeast Twin Cities metropolitan area.
Given the operating and logistical characteristics of the user, peak activity of the site is expected to
occur between 10 a.m. and 11 a.m., with limited activity during traditional a.m. and p.m. peak hours
(i.e., 7:15 to 8:15 a.m. and 4:30 to 5:30 p.m.). The operations have a direct correlation to the sorting
equipment inside the building and the number of van loading spaces. Further information regarding
trip generation and peak seasonal activity is provided later in this report.
The developer anticipates a total headcount of approximately 543 employees on site throughout the
course of the day during typical conditions. This headcount represents the total amount of employees
in the building throughout the day, regardless of position or responsibility. The development is
expected to operate in six shifts. The anticipated shift times and employment structure is shown in
Employees will primarily run the inside operations of the building. Outside of these core
shifts, there might be a limited amount of other people inside the building doing small tasks such as
equipment maintenance or janitorial services.
Table 3 Employment Shift Summary
Shift
Time
Employee Count
15t Shift
2:00 AM — 12:30 PM
102
2nd Shift
6:00 AM — 2:30 PM
33
3rd Shift
1:30 PM — 10:00 PM
33
4th Shift
2:00 PM — 6:00 PM
26
5th Shift
12:00 PM — 10:30 PM
5
6th Shift
9:20 AM — 9:00 PM
344
Access to the site will be provided via Fairview Street and 21st Avenue. Two driveways are planned
along Fairview Street, which will primarily serve the van parking area. Three driveways are located
along 21st Avenue; the northern driveway will be a truck only access, the central access will be the
employee access, and the south access will be the primary exit for delivery vans. Up to a total of 874
parking stalls are proposed for the site, of which 297 spaces are designated for associate parking and
577 spaces for van parking. Additional discussion regarding site access and parking is provided
within the site plan review section of this study.
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Project Banjo Traffic Study — Regional Analysis Addendum
TRAFFIC FORECASTS
April 22, 2022
Page 8
Traffic forecasts were developed for year 2025 and 2040 conditions, which represents one (1) year
after opening as well as a long-term regional transportation assessment. The forecasts include
information regarding area roadway changes, assumed adjacent developments, general background
growth, and trip generation from the proposed development. Forecasts were developed for both no
build and build conditions, with the build condition including the Project Banjo development.
Roadway Changes
Fairview Street is planned to be extended to 21st Avenue in 2022. Given the minimal activity along
21st Avenue and the redundant Commerce Drive connection, there is not expected to be a noticeable
change in area travel patterns once Fairview Street is completed (assuming no other development).
Localized rerouting of existing traffic was completed to reflect this new roadway connection.
21st Avenue is expected to be extended to connect with Cedar Street by 2025. A preliminary review of
the existing traffic volumes at the 201" Avenue and Cedar Street intersection, as well as the amount of
residential development in the area, indicates that approximately 500 vehicles per day from the
adjacent residential neighborhood may divert away from 201" Avenue to 21s' Avenue if this extension
were implemented. Traffic volumes associated with the 21st Avenue extension were rerouted
accordingly and incorporated into the future condition operations analyses.
Adiacent Developments
Based on discussions with project staff, several adjacent developments were identified that have been
approved or are expected to be constructed by year 2025. Remaining area developments were
assumed to be fully developed by year 2040 conditions, therefore representing a full -build out
condition of the study area. The purpose of looking at these conditions is to help understand future
infrastructure needs and timing to help agencies plan for and implement appropriate improvements to
support the area as it develops over time.
A summary of the adjacent development and transportation network assumptions are illustrated in
including the corresponding directional distribution for various land use types. Using these
agreed upon assumptions, trip generation estimates were developed for both year 2025 and 2040
conditions using the ITE Trip Generation Manual, 111 Edition. A summary of the total adjacent
development trip generation by year is provided in Table 4; detailed adjacent development trip
generation estimates are provided in the Appendix. Note that these estimates do not include any
multi -use, modal, or pass -by reductions to provide a conservative analysis.
Table 4 Adjacent Development Trip Generation Summary
Condition
Peak Hour Scenario
Daily
AM
Midday
PM
In
Out
In
Out
In
Out
2025 Adjacent Development Trips
215
213
145
157
239
242
5,662
2040 Adjacent Development Trips
123
85
166
131
272
269
4,978
AM - 7.15 to 8:15 a.m. Midday - 10 to 11 a.m. PM - 4:30 to 5:30 p.m.
d2 Adjacent Development / Transportation Assumptions
T Figure 4
Project Banjo Traffic Study
Project Banjo Traffic Study — Regional Analysis Addendum
Backaround Growth
April 22, 2022
Page 10
To account for general background growth in the study area, an annual growth rate of 1.5 percent was
applied to the existing traffic volumes to develop year 2025 and 2040 background traffic forecasts.
This growth rate is based on a combination of historical average daily traffic (ADT) volumes published
by MnDOT and traffic forecasts identified within the Anoka County Transportation Plan, Lino Lakes
Comprehensive Plan, and the 2020 1-35E Corridor AUAR Update. This growth rate is lower than the
annual three (3) percent growth rates within these plans, but was reduced given this study directly
accounts for adjacent developments as noted earlier.
Trip Generation
Given the proposed land use, the Institute of Transportation Engineers (ITE) does not have a sufficient
amount of comparable data. Therefore, trip generation data for the proposed development provided
by the project team was used. The data provided reflects the operational characteristics of the site,
including employee vehicles, trucks, and van activity.
As noted earlier, peak activity of the site is expected to occur between 10 a.m. and 11 a.m., with
limited activity during traditional a.m. and p.m. peak hours which are 7:15 to 8:15 a.m. and 4:30 to 5:30
p.m., respectively. provides a summary of the existing a.m., midday (i.e., facility), and p.m.
peak hour trip generation for the site, in addition to daily activity. The proposed development is
expected to generate 10 a.m. peak hour trips, 430 midday peak hour trips, 120 p.m. peak hour trips,
and 1,935 daily trips. A detailed breakdown of the expected trip generation by time of day and vehicle
type is provided in the Appendix.
Table 4 also provides a trip generation estimate during the seasonal peak of the proposed
development, which generally occurs in November and December. It is important to note that there
are logistical capacity constraints within the development which limits the trip generation potential of
the facility. Thus, the peak trip generation of the facility, which occurs during the midday peak hour,
does not increase during the seasonal peak. However, the seasonal peak trip generation spreads into
other hours of the day, which is reflected in the increase in trip generation during the a.m. and p.m.
peak hours of the adjacent roadways.
Table 5 Trip Generation Summary
Land Use
VTypee
Peak Hour Scenario
Daily
AM
Midday
PM
In
Out
In
Out
In
Out
141,000 SF Warehouse /
Logistics Hub
Vehicles
4
4
209
0
59
59
1,200
Trucks
1
1
1
1
1
1
45
Vans
0
0
0
219
0
0
690
Total Site Trips
5
5
210
220
60
60
1,935
141,000 SF Warehouse /
Logistics Hub
Vehicles
53
0
189
0
182
117
1,955
Trucks
2
2
1
1
3
3
100
Vans
0
148
0
219
55
0
930
Total Peak Seasonal Site Trips
55
150
190
220
240
120
2,985
Project Banjo Traffic Study — Regional Analysis Addendum April 22, 2022
Page 11
Tria Distribution
Trips generated were distributed throughout the study area based on the directional distribution
shown in Figure 5, which was developed based on existing travel patterns, service area data provided
the project team, and engineering judgement. The trip distribution also shows the site generated trips
at each of the driveways serving the site during typical weekday conditions.
The resulting year 2025 and year 2040 no build and build condition traffic volumes, including the peak
season, are shown in Figure 6 through Figure 11. Note that the no build conditions include trips
generated from the assumed adjacent developments, as well as the background growth rate applied
to existing traffic volumes routed for the future transportation connections noted. The build conditions
represent the no build conditions, with the proposed development traffic added.
FUTURE INTERSECTION CAPACITY ANALYSIS
To understand how intersection capacity is expected to change as the area develops, including the
proposed development, a detailed intersection capacity analysis was conducted for each of the traffic
forecasts scenarios. This analysis again leveraged Synchro/SimTraffic Software (version 11). Results
of the future intersection capacity analysis are summarized in Table 6 by time period and scenario.
Detailed information showing the average delays and queue length for each scenario are available
upon request.
The capacity analysis indicated that the study intersections can support the assumed adjacent and
proposed developments under both year 2025 and 2040 conditions, including the peak season. With
optimized signal timing (i.e., cycle lengths, phasing, and splits), all study intersections and movements
are expected to operate at LOS D or better during the a.m., midday, and p.m. peak hours. However,
the primary area of concern is the Main Street and 21st Avenue intersection, where the following
queuing issues were identified:
• Northbound queues along 21st Avenue from Main Street are expected to regularly extend
beyond the north Gas Station driveway located about 90 feet from Main Street under year
2025 build conditions; these queues lengthen under each successive traffic forecast scenario
• Southbound left -turn queues along 21st Avenue from Main Street are expected to extend
between 300 and 335 feet starting under year 2040 no build p.m. peak hour conditions; these
queues extend beyond the Bank access approximately 250 feet to the north
A detailed summary of the Main Street and 21st Avenue intersection capacity analysis and pertinent
queues by scenario is provided in "'': rl;. Detailed analysis results for each scenario are available
upon request.
Potential infrastructure considerations to address the intersection capacity/queuing issues noted, as
well as other long-term considerations are noted in the following section. It is important to note that
the I-35E / Main Street interchange reconstruction completed in 2011, and subsequent Main Street /
21st Avenue intersection projects in 2013 and 2014 added significant capacity within the area in
anticipation of future development within the area.
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XXX AM Peak Hour Volume
V V
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[XXX] Midday Peak Hour Volume
(XXX) PM Peak Hour Volume
u
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tD
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• Stop Sign N
A 2025 No Build
Td
Figure 6
Project Banjo Traffic Study
A2 2025 Build
Td Project Banjo Traffic Study Figure 7
A 2025 Build Peak Season
Td Project Banjo Traffic Study Figure 8
A2 2040 No Build
Td Project Banjo Traffic Study Figure 9
A2 2040 Build
Td Project Banjo Traffic Study Figure 10
A 2040 Build Peak Season
Td Project Banjo Traffic Study Figure 11
Table 6 Intersection Capacity Analysis Summary
AM Peak Hour Intersection Canacity
Traffic
Level of Service (Delay)
Existing
2025 No Build
2025 Build
2025 Build -
2040 No Build
2040 Build
2040 Build -
Intersection
Control
Peak Season
Peak Season
201h Avenue / Main Street
SIGNAL
B (16)
B (17)
B (17)
B (17)
B (18)
B (18)
B (19)
201h Avenue/Commerce Drive
SSS
A/B(11)
A/B(10)
A/B(10)
AIB(10)
A/B(11)
A/B(11)
A/B(11)
201h Avenue/Fairview Street
SSS
A/A(1)
A/B(11)
A/B(11)
A/B(12)
A/B(12)
A/B(12)
A/B(13)
201h Avenue/Cedar Street
SSS
A/B(10)
A/B(11)
A/B(11)
AIB(11)
A/B(12)
A/B(12)
A/B(12)
21st Avenue / Main Street
SIGNAL
A (6)
B (10)
B (10)
B (12)
B (13)
B (13)
B (15)
21st Avenue / Northern Lights Blvd
SSS
A / A (9)
A / A (9)
A / B (10)
A / B (10)
A / B (10)
A / B (10)
A / B (11)
21't Avenue / Commerce Drive
SSS
A / A (9)
A / B (10)
A / B (10)
A / B (11)
A / B (10)
A / B (10)
A / B (11)
215t Avenue / North Access
SSS
A / B (10)
A / B (12)
A / B (11)
A / B (12)
21 st Avenue/Central Access
SSS
A/A(9)
AIA(1)
AIA(9)
AIA(1)
21 st Avenue/South Access
SSS
A/A(1)
A/B(10)
AIA(1)
AIB(10)
21't Avenue / Fairview Street
SSS
A / A (9)
A / A (9)
A / A (9)
A / A (9)
A / A (9)
A / A (9)
21't Avenue / South Industrial Access
SSS
A / A (9)
A / A (9)
A / A (9)
A / A (9)
A / A (9)
A / A (9)
21 st Avenue / Cedar Street
SSS
A / B (10)
A / B (10)
A / B (10)
A / B (10)
A / B (10)
A / B (10)
Main Street / 1-35E West Ramp
SIGNAL
A (8)
A (8)
A (9)
A (8)
A (9)
A (9)
A (9)
Main Street/ 1-35E East Ramp
SIGNAL
B (10)
B (10)
A (9)
A (8)
B (10)
B (10)
B (11)
Fairview Steet/ West Site Access
SSS
A/A(1)
A/A(2)
A/A(1)
AIA(2)
Fairview Steet / East Site Access / Sutton
SSS
A / A (8)
A / A (9)
A / A (9)
A / A (8)
A / A (9)
A / A (9)
Middav 00 to 11 AM) Peak Hour Intersection Capacity
Traffic
Level of Service (Delay)
Existing
2025 No Build
2025 Build
2025 Build -
2040 No Build
2040 Build
2040 Build -
Intersection
Control
Peak Season
Peak Season
201h Avenue / Main Street
SIGNAL
B (10)
B (10)
B (11)
B (11)
B (11)
B (12)
B (12)
201h Avenue / Commerce Drive
SSS
A / B (10)
A / B (10)
A / B (10)
A / B (10)
A / B (10)
A / B (10)
A / B (10)
201h Avenue Fairview Street
SSS
AIA(1)
A/B(10)
A/B(10)
AIB(10)
AIB(11)
A/B(11)
A/B(11)
201h Avenue Cedar Street
SSS
AIB(10)
A/B(10)
A/B(10)
A/B(10)
AIB(11)
A/B(11)
A/B(11)
21st Avenue / Main Street
SIGNAL
A (5)
A (8)
B (10)
B (10)
B (11)
B (13)
B (13)
21't Avenue/ Northern Lights Blvd
SSS
A/A(9)
A/A(9)
A/B(11)
AIB(11)
AIA(9)
A/B(11)
A/B(11)
21't Avenue/Commerce Drive
SSS
A/A(9)
A/B(10)
A/B(11)
A/B(11)
AIA(9)
A/B(11)
A/B(11)
215t Avenue / North Access
SSS
A / B (12)
A / B (12)
A / C (15)
A / C (15)
21't Avenue/Central Access
SSS
A/B(11)
AIB(11)
A/B(11)
A/B(11)
21't Avenue/South Access
SSS
A/B(11)
AIB(11)
A/B(11)
A/B(11)
21't Avenue / Fairview Street
SSS
A / A (9)
A / A (9)
A / A (9)
A / A (9)
A / A (9)
A / A (9)
21't Avenue / South Industrial Access
SSS
A / A (9)
A / A (9)
A / A (9)
A / A (9)
A / A (9)
A / A (9)
21't Avenue / Cedar Street
SSS
A / B (10)
A / B (10)
A / B (10)
A / B (10)
A / B (10)
A / B (10)
Main Street / 1-35E West Ramp
SIGNAL
A (7)
A (7)
A (7)
A (7)
A (7)
A (7)
A (7)
Main Street / 1-35E East Ramp
SIGNAL
A (8)
A (8)
A (8)
A (8)
B (8)
B (8)
B (8)
Fairview Steet / West Site Access
SSS
A / A (9)
A / A (9)
A / A (9)
A / A (9)
Fairview Steet / East Site Access / Sutton
SSS
A / A (9)
A / A (9)
A / A (9)
A / A (9)
A / A (9)
A
PM Peak Hour Intersection Canacitv
Traffic
Level of Service (Delay)
Existing
2025 No Build
2025 Build
2025 Build -
2040 No Build
2040 Build
2040 Build -
Intersection
Control
Peak Season
Peak Season
201h Avenue / Main Street
SIGNAL
B (18)
B (19)
B (19)
C (20)
C (20)
C (20)
C (21)
201h Avenue Commerce Drive
SSS
AIB(11)
A/B(11)
A/B(11)
AIB(11)
A/B(13)
A/B(12)
A/B(13)
201h Avenue / Fairview Street
SSS
A / A (1)
A / B (12)
A / B (12)
A / B (12)
A / B (13)
A / B (14)
A / B (14)
201h Avenue / Cedar Street
SSS
A / B (11)
A / B (12)
A / B (12)
A / B (13)
A / B (14)
A / B (14)
A / C (15)
21:c Avenue / Main Street
SIGNAL
A (8)
B (15)
B (15)
C (20)
C (22)
C (23)
C (27)
215t Avenue / Northern Lights Blvd
SSS
A / B (10)
A / B (10)
A / B (10)
A / B (11)
A / B (10)
A / B (10)
A / B (11)
21't Avenue/Commerce Drive
SSS
A/A(9)
A/B(10)
A/B(11)
A/B(12)
A/B(10)
A/B(11)
A/B(13)
21't Avenue / North Access
SSS
A / B (12)
A / B (14)
A / B (12)
A / C (15)
21't Avenue / Central Access
SSS
A / B (10)
A / A (1)
A / B (10)
A / A (1)
21't Avenue/South Access
SSS
A/A(1)
A/B(11)
A/A(1)
A/B(11)
21't Avenue / Fairview Street
SSS
A / B (10)
A / B (10)
A / B (10)
A / B (10)
A / B (10)
A / B (10)
21't Avenue / South Industrial Access
SSS
A / A (9)
A / A (9)
A / A (9)
A / A (9)
A / A (9)
A / A (9)
21't Avenue / Cedar Street
SSS
A / B (10)
A / B (10)
A / B (10)
A / B (10)
A / B (10)
A / B (10)
Main Street / 1-35E West Ramp
SIGNAL
A (8)
A (8)
A (8)
B (10)
A (9)
B (11)
B (12)
Main Street / 1-35E East Ramp
SIGNAL
B (12)
B (11)
B (11)
B (12)
B (14)
B (17)
B (17)
Fairview Steet / West Site Access
I SSS
I
A / A (1)
A / A (4)
A / A (1)
A / A (4)
Fairview Steet / East Site Access / Sutton
SSS
I
A / A (9)
A / A (9)
A / A (9)
A / A (9)
A / A (9)
A / A (9)
C
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Project Banjo Traffic Study — Regional Analysis Addendum April 22, 2022
Page 21
POTENTIAL INFRASTRUCTURE CONSIDERATIONS
Based on the future intersection capacity analysis and corresponding queues, as well as good
transportation planning practices, the following potential considerations were identified. These items
are not needed from a capacity perspective, but could help improve safety, reduce conflicts/queues,
and/or overall site efficiency. This information was shared during a coordination meeting with project
representatives (i.e., Lino Lakes, Centerville, Anoka County, and MnDOT) on April 7tn
1) Near Term: Signal Timing Optimization — the project team and agencies should coordinate with
Anoka County and MnDOT to review the analysis and study findings and develop optimized signal
timing plans for future conditions; includes modifications to cycle lengths, phasing, and splits.
2) Near Term: Site Plan Improvements — A preliminary review of the proposed site plan does not
indicate any major issues. However, the following items should be considered:
a. Locate signage and landscaping to avoid creating any sight distance issues.
b. Convert the South Access along 21st Avenue to exit only to help reduce potential internal van
conflicts, while also reducing potential conflicts along 21st Avenue with the adjacent
Distribution Alternative, Inc. driveway.
c. Coordinate with City staff to identify any multimodal (i.e., sidewalk or trail) improvements along
Fairview Street or 21s' Avenue adjacent to the site.
3) Potential: Main Street / 215t Avenue (South Approach) — with the projected increase in traffic along
21st Avenue, the addition of a median along 21st Avenue from Main Street to about 150 feet to the
south should be considered. This would restrict the Mobil Gas Station and ADL Auto Repair &
Service driveways to right-in/right-out, but also help reduce potential conflicts and queues from
impacting Main Street and would generally improve traffic flow in this area. Other potential design
features, such as an extended right -turn turn lane and additional southbound width to
accommodate future lanes could also be considered (example configuration shown in Figure 12).
4) Potential: On -Street Parking — no on -street parking is expected to be needed along 21st Avenue or
Fairview Street, although corresponding "no -parking" signage could be added for reinforcement.
In addition to the near -term considerations associated with the proposed development, long-term
regional planning infrastructure needs were also identified to support future assumed development
within the study. The following improvements are offered for consideration and planning purposes,
5) Long -Term: Main Street / 21st Avenue (North Approach) — continue to monitor operations and
queuing as additional development occurs; potential improvements to minimize southbound left -
turn queuing impacts that would require additional analysis beyond the scope of this study include:
a. Signal timing adjustments
b. Convert the thru lane to a left -turn lane (to provide dual lefts) and convert the right -turn lane to
a shared right/thru lane or add a dedicated right -turn lane
c. Convert the thru lane to a shared left/thru lane and implement split signal timing
6) Long -Term: 21 st Avenue (Main Street to Commerce Drive) — this segment is currently a 2-lane
undivided roadway, while the segment south of Commerce Drive is a 3-lane facility. The segment
between Main Street and Commerce Drive could be upgraded to a 3-lane facility to provide
continuity and additional capacity to support remaining development opportunities in the area.
Access management strategies could be included as opportunities arise as illustrated in Figure 12.
_ ... r yam',,,' •.
Long -Term Regional Considerations: _
1) Leave as is and monitor need/signal
timing as development continues -
2) Convert the thru lane to a left -turn lane
(dual lefts) and convert the right -turn lane ,^ ;
to a shared right/thru lane or add a Near Term: Optimize signal timing and
dedicated right -turn lane phasing along Main Street
3) Convert the thru lane to a shared left/thru
lane and implement split signal timing
F[I
.. .
Potential Consideration: Widen roadway to
accommodate a raised median and
appropriate travel lanes; may want to be
wide enough to receive dual -left turn lanes
in the future or a realigned thru lane from
north of Main Street
Long Term Consideration: Close this access
and/or create a shared access with the
business to the north?
TAd
2
Potential Consideration: Modify access
to right-in/right-out, or close?
is
Infrastructure Considerations
Project Banjo Traffic Study
Long Term Consideration: Upgrade
21 st Avenue to a 3-lane facility from
Commerce Drive to Main Street
Figure 12
Project Banjo Traffic Study — Regional Analysis Addendum
April 22, 2022
Page 23
7) Long -Term: Southbound Left -Turn Lanes along 20th Avenue — the capacity analysis does not
indicate a need for southbound left -turn lanes along 20th Avenue at Commerce Drive or Fairview
Steet since most site generated trips will use 21s' Avenue to access 1-35E. However, coordination
with Anoka County should occur to review the analysis and study findings and determine if these
turn lanes should be incorporated from a safety and reduced conflict perspective.
20TH AVENUE TURN LANE SENSITIVITY TEST
Based on discussion with project representatives, there were concerns with business impacts
associated with potential infrastructure and access changes along 21st Avenue south of Main Street;
queuing and turn lane storage were also noted as a concern. Although the capacity analysis did not
indicate any major issues, an additional sensitivity test was conducted to understand how changes in
development routing could impact infrastructure needs. Since the proposed development has a
significant amount of control over their employee and van routing, this sensitivity test was conducted
assuming proposed development related traffic was geo-coded/routed via 20th Avenue to access the
site, as opposed to 21st Avenue. The analysis focused on the 2040 Build Peak Season during the p.m.
peak hour, which represents the highest traffic volume scenario evaluated.
The change in routing shifts approximately 300 p.m. peak hour vehicles to 20th Avenue from 21st
Avenue (i.e., 200 inbound and 100 outbound), via Main Street. This shift also adds about 100
southbound left -turning vehicles along 20th Avenue at Commerce Drive and Fairview Streets,
respectively (assuming both Commerce Drive and Fairview Streets were allowed to be used under a
geo-coded scenario). Although the capacity analysis shown in Table 8 does not indicate any capacity
issues from a level of services perspective, introducing 100-plus peak hour left -turning movements
would warrant constructing southbound left -turn lanes along 20th Avenue at both Commerce Drive and
Fairview Street (depending on the geo-coded routing desired). The specific configuration would need
to be further evaluated and include other considerations (i.e., road realignments and ped crossings).
Table 8 2040 Build Peak Season Sensitivity Test
Intersection
Traffic
Control
2040 Build Peak Season - PM Peak Hour
Level of Service (Delay)
Original Routing
Geo-Coded Routing
201h Avenue / Main Street
SIGNAL
C (21 sec)
C (25 sec)
201h Avenue / Commerce Drive
SSS
A / B (13 sec)
A / B (14 sec)
20th Avenue / Fairview Street
SSS
A / B (14 sec)
A / C (15 sec)
215t Avenue / Main Street
SIGNAL
C (27 sec)
C (25 sec)
215t Avenue / Commerce Drive
SSS
A / B (13 sec)
�_A / B (10 sec)
Note that the queueing issues at the 21st Avenue / Main Street intersection are expected to continue,
regardless of the proposed development traffic rerouting (see Table 7 sensitivity test). The queues
are reduced from the 2040 Build — Peak Season analysis but are still expected to extend beyond the
gas station access as previously noted. The westbound left -turn lane at the 20th Avenue / Main Street
intersection can accommodate the shift in volumes, but once again, the signal timing would need to be
optimized. Therefore, based on this sensitivity test, the geo-controlling of employees and/or vans of
the proposed development is a tool that could be leveraged to help mitigate issues, but is not
considered a requirement to ensure safe and efficient transportation conditions in the area.
Project Banjo Traffic Study — Regional Analysis Addendum April 22, 2022
Page 24
The following study conclusions and recommendations are offered for consideration.
1) All study intersections currently operate at an overall LOS B or better during the a.m., midday
(10 to 11 a.m.), and p.m. peak hours.
2) Traffic forecasts were developed for year 2025 and 2040 no build and build conditions, including
peak seasonal conditions. These forecasts represent one (1) year after opening as well as a long-
term regional transportation assessment. These forecasts include:
a. Existing travel pattern shifts associated with the Fairview Street connection to 21 st Avenue and
the 21st Avenue connection to Cedar Street.
b. Adjacent developments that have been approved or are expected to be constructed by year
2025 and 2040, respectively.
c. An annual growth rate of one and a half (1.5) percent applied to the existing peak hour and
daily traffic volumes to develop year 2024 background forecasts.
d. The proposed development is expected to generate 10 a.m. peak hour trips, 430 midday peak
hour trips, 120 p.m. peak hour trips, and 1,935 daily trips during typical weekday conditions.
• Under seasonal peak conditions, the development is expected to generate 205 a.m, peak
hour trips, 410 midday peak hour trips, 360 p.m. peak hour trips, and 2,985 daily trips
3) The capacity analysis indicated that the study intersections can support the assumed adjacent and
proposed developments under both year 2025 and 2040 conditions, including the peak season.
With optimized signal timing (i.e., cycle lengths, phasing, and splits), all study intersections
and movements are expected to operate at LOS D or better during the a.m., midday, and
p.m. peak hours. However, the primary area of concern is the Main Street and 21st Avenue
intersection, where the following queuing issues were identified:
a. Northbound queues along 21st Avenue from Main Street are expected to regularly extend
beyond the north Gas Station driveway located about 90 feet from Main Street under year
2025 build conditions; these queues lengthen under each successive traffic forecast scenario.
b. Southbound left -turn queues along 21st Avenue from Main Street are expected to extend
between 300 and 335 feet starting under year 2040 no build p.m. peak hour conditions; these
queues extend beyond the Bank access approximately 250 feet to the north.
4) Based on the future intersection capacity analysis and corresponding queues, as well as good
transportation planning practices, the following potential considerations were identified.
a. Near Term: Signal Timing Optimization — the project team and agencies should coordinate with
Anoka County and MnDOT to develop optimized signal timing plans for future conditions.
b. Near Term: Site Plan Improvements
• Locate signage and landscaping to avoid creating any sight distance issues.
Project Banjo Traffic Study — Regional Analysis Addendum
April 22, 2022
Page 25
• Convert the South Access along 21st Avenue to exit only to help reduce potential internal
van conflicts, while also reducing potential conflicts along 21s' Avenue with the adjacent
Distribution Alternative, Inc. driveway.
• Coordinate with City staff to identify any multimodal (i.e., sidewalk or trail) improvements
along Fairview Street or 21s' Avenue adjacent to the site.
c. Potential: Main Street / 21st Avenue (South Approach) — add a median along 21st Avenue from
Main Street to about 150 feet to the south to restrict the Mobil Gas Station and ADL Auto
Repair & Service driveways to right-in/right-out and help reduce conflicts and queues; other
potential accommodations, such as an extended right -turn turn lane and additional southbound
width to accommodate future lanes could also be considered.
d. Potential: On -Street Parking — add "no -parking" signage on 215t Avenue and Fairview Street.
e. Long -Term: Main Street / 21st Avenue (North Approach) — continue to monitor operations and
queuing as additional development occurs; consider future potential improvements to minimize
southbound left -turn queuing impacts such as:
• Signal timing adjustments
Convert the thru lane to a left -turn lane (to provide dual lefts) and convert the right -turn
lane to a shared right/thru lane or add a dedicated right -turn lane
• Convert the thru lane to a shared left/thru lane and implement split signal timing
f. Long -Term: 211t Avenue (Main Street to Commerce Drive) —upgrade this segment to a 3-lane
facility to provide continuity and additional capacity to support remaining development.
g. Long -Term: Southbound Left -Turn Lanes along 201" Avenue — coordinate with Anoka County to
determine if these turn lanes should be incorporated from a safety perspective.
Under a geo-coded/routing condition, where proposed development traffic is routed via
20t" Avenue (as opposed to 21s' Avenue), constructing southbound left -turn lanes along
20t" Avenue at Commerce Drive and/or Fairview Street should be considered, depending
on the specific routing desired for the development.
5) The queueing issues at the 21st Avenue / Main Street intersection are expected to continue,
regardless of the proposed development traffic rerouting; therefore, the geo-controlling of
employees and/or vans of the proposed development is a tool that could be leveraged to help
mitigate issues but is not considered a requirement to ensure safe and efficient transportation
conditions in the area.
APPENDIX
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Time
Total
01:00
02:00
03:00
04:00
05:00
06:00
07:00
07:30
08:00
08:30
09:00
10:00
11:00
12:00
13:00
14:00
15:00
16:00
16:30
17:00
17:30
18:00
19:00
20:00
21:00
22:00
23:00
Total
In Out Total
603
603
1,206
102
0
102
0
0
0
0
0
0
0
0
0
33
0
33
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
120
0
120
206
0
206
23
0
23
0
102
102
59
0
59
0
33
33
0
0
0
60
0
60
0
30
30
0
30
30
0
0
0
0
26
26
0
54
54
0
194
194
0
96
96
0
38
38
0
0
0
603
603
1,206
In Out Total
21
21
42
2
1
3
1
1
2
1
1
2
1
2
3
1
1
2
2
1
3
0
1
1
0
0
0
0
0
0
1
0
1
1
1
2
0
1
1
1
1
2
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
1
0
1
0
1
1
0
0
0
1
1
2
2
1
3
1
1
2
1
2
3
2
1
3
1
1
2
21
21
42
1st Shift:
2:00 AM
12:30 PM
102
Assoc.
2nd Shift:
6:00 AM
2:30 PM
33
Assoc.
3rd Shift:
1:30 PM
10:00 PM
33
Assoc.
PFSD Shift:
2:00 PM
6:00 PM
26
Assoc.
RTS Shift:
12:00 PM
10:30 PM
5
Assoc.
Drivers:
9:20 AM
9:00 PM
344
Drivers
In Out Total
344
344
688
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
216
216
0
128
128
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
108
0
108
190
0
190
46
0
46
0
0
0
0
0
0
344
344
688
'typical Weekday Conditions
In Out Total
968
968
1936
104
1
105
1
1
2
1
1
2
1
2
3
34
1
35
2
1
3
0
1
1
0
0
0
0
0
0
1
0
1
121
1
122
206
217
423
24
129
153
0
102
102
59
0
59
0
33
33
0
0
0
60
0
60
1
30
31
0
31
31
0
0
0
1
27
28
110
55
165
191
195
386
47
98
145
2
39
41
1
1
2
968
968
1936
Time
0:00
01:00
02:00
03:00
04:00
05:00
06:00
07:00
07:30
08:00
08:30
09:00
10:00
11:00
12:00
13:00
14:00
15:00
16:00
16:30
17:00
17:30
18:00
19:00
20:00
21:00
22:00
23:00
Total
In Out Total
0
0
0
186
182
368
0
0
0
0
0
0
0
0
0
26
0
26
96
0
96
50
0
50
1
0
1
0
0
0
0
0
0
120
0
120
188
0
188
17
0
17
0
186
186
52
0
52
0
26
26
0
0
0
60
0
60
0
30
30
182
84
266
0
37
37
0
82
82
0
54
54
0
188
188
0
77
77
0
32
32
0
0
0
978
978
1956
In Out Total
2
2
4
2
2
4
1
1
2
2
2
4
2
2
4
1
1
2
2
2
4
1
1
2
0
1
1
0
0
0
1
0
1
2
2
4
0
1
1
1
1
2
0
0
0
0
0
0
0
0
0
0
0
0
1
0
1
2
1
3
1
2
3
1
1
2
8
2
10
7
12
19
4
4
8
3
4
7
2
2
4
2
2
4
48
48
96
CO Shift:
5:30 PM
6:30 PM
182
Assoc.
2nd Shift:
2:00 AM
12:30 PM
186
Assoc.
2nd Shift:
6:00 AM
2:30 PM
26
Assoc.
3rd Shift:
1:30 PM
10:00 PM
26
Assoc.
PFSD Shift:
2:00 PM
6:00 PM
26
Assoc.
RTS Shift:
12:00 PM
10:30 PM
6
Drivers
In Out Total
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
72
72
0
72
72
0
3
3
0
0
0
0
0
0
0
216
216
0
103
103
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
18
0
18
36
0
36
74
0
74
19
0
19
108
0
108
178
0
178
33
0
33
0
0
0
0
0
0
466
466
932
Seasonal Peak Conditions
In Out Total
2
2
4
188
184
372
1
1
2
2
2
4
2
2
4
27
1
28
98
2
100
51
73
124
1
73
74
0
3
3
1
0
1
122
2
124
188
217
405
18
104
122
0
186
186
52
0
52
0
26
26
0
0
0
61
0
61
20
31
51
219
86
305
75
38
113
27
84
111
115
66
181
182
192
374
36
81
117
2
34
36
2
2
4
1492
1492
2984
Estimate of Value and Taxes
3/8/2022
PROPOSED DISTRIBUTION WAREHOUSE
PARCEL ID#s 24-31-22-32-0002 & 24-31-22-32-0003
Style of Building: 1 level Distribution Warehouse with Attached Canopy
Quality of Building: Good
Estimated Land Use: 39.41 AC (1,716,700 SF)
Estimated Land Value: $5,097,300
Estimated Improvement Value: $14,664,000
Estimated Total Value (Using 2022 rates): $19,761,300
Classification Rate: (Commercial) 1.5% - $1- $150,000, 2.00% above $150,000
Estimated Total Taxes (Using proposed 2022 tax rates): $681,118.41
7
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CITY OF CENTERVILLE REQUEST
FOR COMMISSION ACTION
� ntervitte
Agenda Item #
Department:
Requested Meeting Date:
V.l
Planning and Zoning
May 3, 2022
TITLE OF ISSUE:
Fence Ordinance Review
BACKGROUND AND SUPPLEMENTAL INFORMATION:
A citizen has asked to address the Planning Commission to discuss the possibility of amending the Fence
Ordinances to allow for placement of a fence on the property line without permission from the neighboring
property owner.
The current ordinance requires a 2-foot setback or permission from the adjoining property owner to place the
fence on the line.
COST AND SOURCE(S) OF FUNDING:
N/A
REQUESTED ACTION:
No formal action requested. Discussion only.
For Clerk's Use:
SUPPORTED DOCUMENTS ATTACHED
Motion By:
Resolution Ordinance Contract Minutes Plan Map
Second By:
X
Vote Record: Ave Nay
Kuiper
Kubat
Twohy
Krueger
Other (specify)
Broussard Vickers
Nelson
Olson
Refer to:
Consent
Tabled Until:
Regular
Other:
CITY OF CENTERVILLE REQUEST
FOR COMMISSION ACTION
� ntervitte
Agenda Item #
Department:
Requested Meeting Date:
VLla
Planning and Zoning
May 3, 2022
TITLE OF ISSUE:
Site Plan Review - Project Banjo
BACKGROUND AND SUPPLEMENTAL INFORMATION:
See attached application materials, staff memo and other background information.
An application was made for Site Plan Review for the proposed 143,000 sf Distribution/Fulfillment Center for a
large online retailer. The project is known as "Project Banjo". Per city code, a site plan review is required.
Recommendations related to this application are contained in the attached staff memo. The Site Plan Review
does not require a public hearing.
COST AND SOURCE(S) OF FUNDING:
See attached fee income and tax estimate.
REQUESTED ACTION:
Motion to recommend approval of the Site Plan for Project Banjo.
For Clerk's Use:
SUPPORTED DOCUMENTS ATTACHED
Motion By:
Resolution Ordinance Contract Minutes Plan Map
Second By:
X
Vote Record: Ave Nay
Kuiper
�� Kubat
�� Twohy
Krueger
Other (specify) Staff Memorandum, Applications
p�
Plans. Narrative
EBroussard Vickers
Nelson
Olson
Refer to:
Consent
Tabled Until:
Regular
Other:
CITY OF CENTERVILLE REQUEST
FOR COMMISSION ACTION
� ntervitte
Agenda Item #
Department:
Requested Meeting Date:
VL lb
Planning and Zoning
May 3, 2022
TITLE OF ISSUE:
Preliminary Plat - Fairview 2nd Addition (Project Banjo)
BACKGROUND AND SUPPLEMENTAL INFORMATION:
See attached application materials, staff memo and other background information.
An application was made for a Preliminary Plat. The Plat, entitled Fairview Second Addition, will combine 3
lots into one and dedicates right-of-way on, Fairview Street, 21st Ave. and additional right-of-way on 20th Ave.
(CSAH 54).
Platting is required for the right-of-way dedication and to combine all of the lots into one. This allows the
parking and other uses to be on the same parcel as the principal structure.
COST AND SOURCE(S) OF FUNDING:
See attached fee income and tax estimate.
REQUESTED ACTION:
Motion to recommend approval of the Preliminary Plat for Fairview Second Addition.
For Clerk's Use:
SUPPORTED DOCUMENTS ATTACHED
Motion By:
Resolution Ordinance Contract Minutes Plan Map
Second By:
X
Vote Record: Ave Nay
Kuiper
�� Kubat
�� Twohy
Krueger
Other (specify) Staff Memorandum, Applications
p�
Plans. Narrative
EBroussard Vickers
Nelson
Olson
Refer to:
Consent
Tabled Until:
Regular
Other:
CITY OF CENTERVILLE REQUEST
FOR COMMISSION ACTION
� ntervitte
Agenda Item #
Department:
Requested Meeting Date:
VLlc
Planning and Zoning
May 3, 2022
TITLE OF ISSUE:
Conditional Use Permit for a Planned Unit Development - Project Banjo
BACKGROUND AND SUPPLEMENTAL INFORMATION:
See attached application materials, staff memo and other background information.
After hearing the staff report, developer presentation and public testimony, the Commission should discuss the
project and determine whether to recommend approval or denial of the application. If the recommendation is
for approval, it should be made with the conditions noted in the staff report, with any additions, deletions or
modifications the commission desires. Additionally, the commission should adopt findings of fact. Suggested
findings are also contained in the staff memo.
If there is a recommendation to deny the CUP, findings should also accompany the motion.
COST AND SOURCE(S) OF FUNDING:
See attached fee income and tax estimate.
REQUESTED ACTION:
Motion to recommend approval of the Conditional Use Permit for a Planned Unit Development for Project
Banjo, with the conditions and findings noted in the staff memo with the following modifications,
For Clerk's Use:
SUPPORTED DOCUMENTS ATTACHED
Motion By:
Resolution Ordinance Contract Minutes Plan Map
Second By:
X
Vote Record: Ave Nay
Kuiper
�� Kubat
�� Twohy
Krueger
Other (specify) Staff Memorandum, Applications
p�
Plans. Narrative
EBroussard Vickers
Nelson
Olson
Refer to:
Consent
Tabled Until:
Regular
Other:
CITY OF CENTERVILLE REQUEST
FOR COMMISSION ACTION
� ntervitte
Agenda Item #
Department:
Requested Meeting Date:
VLld, e, f
Planning and Zoning
May 3, 2022
TITLE OF ISSUE:
Conditional Use Permit for Truck Terminal/Excess Building Height/Outside Storage - Project Banjo
BACKGROUND AND SUPPLEMENTAL INFORMATION:
See attached application materials, staff memo and other background information.
These three (3) Conditional Use Permits are superseded by the Single Conditional Use Permit for the Planned
Unit Development (PUD). Therefore, the applications should either be denied (in lieu of the PUD) or officially
withdrawn by the applicants.
COST AND SOURCE(S) OF FUNDING:
See attached fee income and tax estimate.
REQUESTED ACTION:
Motion to recommend denial of the Conditional Use Permits for Truck Terminal/Excess Building
Height/Outside Storage in lieu of a Conditional Use Permit for a Planned Unit Development for Project Banjo.
The above actions may be forgone if the applicant formally withdraws their applications.
For Clerk's Use:
SUPPORTED DOCUMENTS ATTACHED
Motion By:
Resolution Ordinance Contract Minutes Plan Map
Second By:
X
Vote Record: Ave Nay
Kuiper
�� Kubat
�� Twohy
Krueger
Other (specify) Staff Memorandum, Applications
p�
Plans. Narrative
EBroussard Vickers
Nelson
Olson
Refer to:
Consent
Tabled Until:
Regular
Other: