Agenda - Planning Commission - 06/26/2025

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C� Regular Planning Commission Meeting Date: 06/26/2025 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 Chipotle at 14701 Armstrong Blvd NW Purpose/Background: Capital Real Estate, Inc. (the "Applicant") has submitted a Land Use Application for the development of a 1.58-acre lot described as Lot 3, Block 1, Bunker Lake Crossing, which will be addressed as 14701 Armstrong Blvd NW (the "Subject Property"). The project will consist of a 2,330 square foot commercial building for Chipotle, 46 parking stalls, a 400 square foot outdoor dining patio adjacent to the west side of the building, and a drive -through lane that wraps around the 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 southernmost lot within the Bunker Lake Crossing development, measuring approximately 1.58 acres in area. The Subject Property is bounded by Armstrong Boulevard to the west, Sunwood Drive to the south, the Waterfront Village residential development and wetland to the east, and a vacant commercial lot to the north. 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 2,330 square feet, and is rectangular -shaped with the longer end stretching west -to -east, paralleling Sunwood Drive. Due to the lot dimensions, drive -through placement, and location of existing utilities, the building is set back 76.8 feet from the west (front) property line and 34 feet from the south (street side) 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 34 feet from Sunwood Drive's right-of-way, 100 percent of the building facade is within the 60-foot build -to area along Sunwood Drive, 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 fence along the length of the building area, providing a buffer between the