Agenda - Planning Commission - 06/26/2025

Home

Additionally, as noted in the Staff Report for Bunker Lake Crossing's Preliminary Plat as presented on May 22nd, a potential multi -tenant freestanding pylon sign could be placed at the northwest corner of the development to attract traffic along Bunker Lake Boulevard to the overall development with sign panels representing Taco Bell, Chipotle, and a future third tenant. Staff is working with the Applicant to properly locate all freestanding signage to avoid conflicts with easements and utilities. All signage has been reviewed in accordance with the newly -created Chapter 108 of Ramsey City Code. The Applicant is aware of the need for separate sign permits that are reviewed and approved administratively. Landscape Plan Per the Staff Report from the Environmental Policy Board's (EPB) meeting on May 19th, the Landscape Plan indicates that the shared access will be lined with evergreen trees. The greenspace parallel to both Armstrong Boulevard and Sunwood Drive will be lined with deciduous trees. Internally, there will be a mixture of evergreen and deciduous shrubs primarily abutting the buildings, but also scattered in the parking lot islands and adjacent to the dumpster enclosures. The proposed species and sizes are acceptable. Ground cover will be established via a combination of sod and seeding. Staff has requested that a five (5) foot strip of sod be included behind the curb. Lighting Section 106-310 of City Code provides lighting regulations for all developments in the City. All photometric readings will measure less than 0.5 footcandles at the property line and will measure at least 1.0 footcandle throughout the parking lot in compliance with City Code. All lighting must be downcast and shielded. Staff has reviewed the lighting plan and found that all photometric regulations are met. Utilities The site will be served by municipal water and sanitary sewer. The water main connection will come from a shared main near the southeast corner of the parking lot, adjacent to the driveway to the private access road. The sanitary sewer connection will come from a shared line east of the building, which then connects to a sewer main along Sunwood Drive and Ramsey Parkway. Stormwater Management The site's stormwater will be collected and directed to the large pond in Waterfront Park, roughly a quarter -mile east-southeast of the site. The Applicant has designed the parking lot and drive -through lane to drain into seven interconnected catch basins, which then feed into a storm sewer main at the northwest, southwest, and southeast corners of the site. Variance As noted above, the Applicant is proposing to construct a drive -through lane that wraps counter -clockwise around the Chipotle building. This results in a significant portion of the drive -through lane being located within the front yard of the property along Armstrong Boulevard and street side yard along Sunwood Drive. Section 106-625(5) of Ramsey City Code states that "drive -through lanes are not permitted in the front yard or within the front build -to line." The Applicant has stated the need for a Variance to this standard because of the lot dimensions and wetland constraints. City Code Section 106-220 discusses the practical difficulties that are allowed to be used for justifying variances (below in italics). Among them, the Applicant has identified the following practical difficulties and associated justifications for the variance: • That the property owner proposes to use the property in a reasonable manner not permitted by the zoning code. The Applicant requests a variance to allow a drive -through lane in the front yard to allow for maximum stacking space on the property, limiting the potential overflow traffic backing up into the private access road and/or the Sunwood Drive/Ramsey Parkway roundabout. Additionally, by placing the drive -through in the front yard, it allows for smoother traffic flow for vehicles exiting the site toward the roundabout. Without an approved Variance, the Applicant would need to shift the drive -through lane to the north side of the building, thus creating a sharper turning motion for drivers and limiting the utilization of the property's buildable area. • 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