Agenda - Planning Commission - 05/22/2025

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Cad Regular Planning Commission Meeting Date: 05/22/2025 Primary Strategic Plan Initiative: Promote economic growth and development. Information Title: PUBLIC HEARING: Consider a Conditional Use Permit, Site Plan, and Variance for a Drive -Through Lane in the Front Yard in the COR-2b Zoning District for Taco Bell at 14751 Armstrong Blvd NW Purpose/Background: Border Foods (the "Applicant"), doing business as Taco Bell, has submitted a Land Use Application for the development of 1.32-acre lot described as Lot 1, Block 1, Bunker Lake Crossing, which will be addressed as 14751 Armstrong Blvd NW (the "Subject Property"). The project will consist of a 2,867 square foot quick -service restaurant building for Taco Bell, 23 parking stalls, and a drive -through lane that wraps around the north, west, and south sides of the building. To accommodate the drive -through lane in the COR-2b zoning district, the Applicant is seeking a Conditional Use Permit, which by default includes a formal Site Plan Review, as required for all development in the COR. Additionally, due to the location of the drive -through lane in the front yard of the Subject Property, the Applicant is seeking a Variance to Drive -Through Placement. Notification: Staff attempted to notify property owners within 350 feet of the Subject Property, as reflected in the Anoka County Property Records, of the request and the Public Hearing. A notice of the Public Hearing will be published in the Anoka County Union Herald, the City's official newspaper. A "proposed development" sign was placed on the property. Time Frame/Observations/Alternatives: Subject Property The Subject Property is the northernmost lot within the Bunker Lake Crossing development, measuring approximately 1.32 acres in area. The Subject Property is bounded by Armstrong Boulevard to the west, Bunker Lake Boulevard to the north (via a small strip of land to access a multi -tenant development sign proposed with the Bunker Lake Crossing preliminary plat), the Waterfront Village residential development and wetland to the east, and the proposed private access road for Bunker Lake Crossing to the south. The Subject Property is zoned COR-2b, Commercial Subdistrict, which is the same zoning designation of other parcels on the west side of the COR, including Aldi, Take 5, and Home2 Suites. As is the case with all non -park properties in the COR, the Subject Property is guided Mixed Use in the City's 2040 Comprehensive Plan. Site Plan The proposed building has a footprint of 2,867 square feet, and is rectangular -shaped with the longer end stretching north -to -south, paralleling Armstrong Boulevard. Due to the lot dimensions, drive -through placement, and location of existing utilities, the building is set back 36.75 feet from the west (front) property line. The COR Design Framework typically requires a front yard build -to line of 30 feet along arterial streets, with at least 40 percent of the front facade within the build -to area. However, there is a footnote stating that "the City may approve up to a 60-foot setback if it finds that topography or other factors require that a building be set back further to achieve acceptable grades or buffer between the street, the site entrance and the building." With the proposed setback of 36.75 feet, 100 percent of the building facade is within the 60-foot build -to area along Armstrong Boulevard, which satisfies the 40 percent requirement as stated in the COR Framework. To further reinforce the physical build -to line, the Applicant is proposing a 3.5-foot-tall ornamental wrought iron fence along the length of the paved area, providing a buffer between the drive -through lane and the trail along Armstrong