Agenda - Planning Commission - 06/26/2025

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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. Additionally, a City infrastructure project placed a 4-foot-diameter storm sewer pipe along the west and south sides of the Bunker Lake Crossing lot, thus causing the need for a 32-foot-wide drainage and utility easement along Armstrong Boulevard and a 30-foot-wide drainage and utility easement along Sunwood Drive. This forces the building placement to be farther away from both streets, as only landscaping, driveways, parking lots, and fences are allowed within those easements. Capital Real Estate, the entity purchasing Outlot D for the Bunker Lake Crossing development, is developing the Subject Property for Chipotle. 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 using the easement area for a drive -through lane, installing a wrought -iron -style fence to screen the drive -through lane from the adjacent streets, and shifting the building farther away from the streets to avoid easement conflicts. By looping the drive -through lane around the building, the Applicant has achieved a more efficient site plan that avoids the wetland area and maximizes the utilization of the utility area while framing the western entrance to the COR with the building and fence along Sunwood Drive. • 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 responsibility. Recommendation: Staff recommends approval of the Conditional Use Permit, Site Plan, and Variance. Outcome/Action: 2 motions: Motion to adopt Resolution #25-149, Granting a Variance for a Drive -Through Lane in the Front Yard for Chipotle at 14701 Armstrong Blvd NW. - and - Motion to recommend the City Council adopt Resolution #25-148, Approving a Conditional Use Permit for a Drive -Through Lane and a Site Plan Review for Chipotle at 14701 Armstrong Blvd NW.