Agenda - Planning Commission - 05/22/2025

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code. The Applicant requests a variance to allow a drive -through in the front yard to allow for maximum stacking space on the property, limiting the potential for overflow traffic backing up into the private access road and/or Armstrong Boulevard. Additionally, by placing the drive -through in the front yard, it will reduce the number of conflicts between vehicular and pedestrian traffic. Without a variance, the Applicant would need to shift the drive -through lane to the east side of the building, thus creating a sharper U-turn pattern for vehicles using the drive -through and also forcing dine -in customers to walk across the drive -through lane to enter the building. • The plight of the landowner is due to circumstances unique to the property, not created by the landowner. At the time of writing this case, the Subject Property is City -owned. It should be noted that the Centra Homes team, which platted and is currently developing the Waterfront Village neighborhood east of the Subject Property, had to design their Preliminary Plat to account for the wetland as it abuts the west edge of their development. Centra Homes platted the Subject Property as Outlot D, Waterfront Village, in coordination with the City of Ramsey to facilitate commercial development by another entity in the future. Capital Real Estate, the entity purchasing Outlot D for the Bunker Lake Crossing development, is selling the Subject Property (Lot 1, Block 1, Bunker Lake Crossing) to Border Foods for the development. In working with the folks at both Centra Homes and Capital Real Estate, Staff have attempted to find a solution that allows for commercial development oriented along Armstrong Boulevard that lessens or eliminates impact to the existing wetland. This includes limiting the overall width of the Taco Bell site to flit within the buildable area along Armstrong Boulevard. By looping the drive -through lane around the building, the Applicant has achieved a more compact and efficient site plan that minimizes impervious surfacing, avoids the wetland area, and allows for a wider wetland buffer. • The variance, if granted, will not alter the essential character of the locality. As noted previously, the site plan has a layout and impervious surfacing percentage that is more typical of a suburban commercial development than that of a downtown mixed -use area. It should be noted that the COR-2b zoning district was created to focus on "a contemporary and innovative strategy that responds to overall objectives for the COR" while accommodating more auto -oriented suburban land uses. The proposed site plan allows for a blend of urban and suburban design elements to foster economic development by bringing another highly -requested restaurant to Ramsey while maintaining multi -modal connectivity, an urban streetscape, and a higher design standard. Alternatives 1. Approve the Variance and recommend approval of the Conditional Use Permit and Site Plan as presented. 2. Approve the Variance and recommend approval of the Conditional Use Permit and Site Plan with modifications, based on discussion and supporting findings of fact. 3. Deny the Variance and recommend denial of the Conditional Use Permit and Site Plan, based on supporting findings of fact. Funding Source: All costs associated with this request are the Applicant's responsbility. Recommendation: Staff recommends approval of the Conditional Use Permit, Site Plan, and Variance. Outcome/Action: 2 motions: Motion to approve Resolution 925-110, Granting a Variance for a Drive -Through Lane in the Front Yard for Taco Bell at 14751 Armstrong Blvd NW. - and - Motion to recommend the City Council approve Resolution #25-109, Approving a Conditional Use Permit for a Drive -Through Lane, and a Site Plan Review for Taco Bell at 14751 Armstrong Blvd NW. Attachments