Agenda - Planning Commission - 06/26/2025

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drive -through lane and the trail along Armstrong Boulevard and Sunwood Drive. The proposed development has 3.39 percent building coverage and 56.01 percent hard surfacing coverage (including the parking lot, drive -through lane, and sidewalks) on the lot, resulting in 59.4 percent impervious surfacing coverage on the lot. This impervious surfacing percentage is lower than typical developments in the COR, aligning more similarly to a suburban development pattern, due to the unique dimensions and location of the lot, as well as the proximity of wetlands to the east and north of the building site. The building is designed to have the main entrance at the northwest corner, facing the parking lot. A sidewalk will connect the front entrance to the parking lot and to Armstrong Boulevard directly west of the entrance, providing multi -modal access to the building. The Applicant is also proposing to install a bike rack at the northeast corner of the building for folks looking to bike to the site. Vehicular access to the site will come from two driveways at the east end of the site, tying into a private access road to serve the entire Bunker Lake Crossing development. This access road will allow vehicles to access Chipotle from two directions: a right -in -only access along northbound Armstrong Boulevard, and a full access along the roundabout at Sunwood Drive and Ramsey Parkway. Traffic exiting Chipotle will have to turn right (southeast) onto the full access road and exit the development via the roundabout. Once Lot 2 develops north of Chipotle, there will be a secondary driveway parallel to Armstrong Boulevard connecting the two parking lots for improved site circulation. The drive -through lane is oriented counter -clockwise around the building to allow at least 5 stacking spaces for vehicles, as measured from the pick-up window along the south side of the building. It should be noted that the drive -through lane is for pickup orders only, using their "Chipotlane" model that allows customers to place orders in their mobile app and pick them up at the drive -through window. No orders will be placed in the drive -through lane. There is no menu board or speaker box to allow for customers to place orders. This drive -through lane includes a bypass lane for most of its length, as is required by Section 106-525(6) of Ramsey City Code, with a taper down to one lane beyond the pick-up window to allow for a safer pedestrian crossing with traffic exiting the drive -through lane. More information on the Variance for the drive -through placement can be found below. Minimum parking requirements for the building are one stall per three seats of design capacity, as stated in Section 106-560 of Ramsey City Code. Maximum parking requirements shall not exceed 20 percent of the required minimum, without submission of a parking justification report. The furniture, fixture, & equipment (FF&E) plan sheet submitted by the Applicant shows 40 seats in the dining room and customer areas, plus 20 seats on the outdoor patio, resulting in a minimum parking requirement of 20 parking stalls and a maximum of 24 parking stalls. The Applicant is supplying 46 parking stalls, 2 of which are ADA accessible, similar to their other locations in the north metro and across the region. Staff is supportive of this over -supply of parking because it will limit the number of vehicles attempting to park along the private access road and/or along Armstrong Boulevard, both of which do not allow on -street parking. Architecture and Building Materials The building will be 19 feet tall, as measured from the finished grade to the top of the parapet cap. An accent tower above the drive -through window will extend up to 20.67 feet (1 foot 8 inches taller than the parapet). The tower provide visual interest to the building's most visible areas while providing screening of the rooftop equipment. The building materials will consist of brick, EIFS, and architectural metal panels on all four sides of the building. Additionally, there will be large windows along the north and west sides of the building to highlight the dining area. The plans also show a service door along the east side of the building to provide access from the kitchen to the detached dumpster enclosure. This dumpster enclosure will be clad with block CMU to match the brick facade of the restaurant, and it will have metal trim and gates to provide visual screening. The east side of the building will have a service ladder to access the roof, and a co -location of utility services mounted to the wall. The ladder and service panel are designed to blend in with the building materials. The Applicant is also proposing to install bollards along the drive -through lane to insulate any potential impact between vehicles and the building; this is standard practice for drive -through restaurants. Signage The Applicant is proposing two wall signs, each with the "Chipotle" text and pepper logo. These signs will be located along the north and west walls, near the main entrance, to direct pedestrian traffic from the parking lot and trail along Armstrong Boulevard. Additionally, a freestanding pylon sign will be placed near the west side of the building, between the patio and the drive -through lane, to attract traffic from Armstrong Boulevard.