5.3. SR 08-21-2006
City of Elk River
REQUEST FOR CITY COUNCIL ACTION
Agenda Section Meeting Date
Plannin IEn . eerin Au list 21, 2006
Item Description
Request by \Vilkus Architects to construct restaurant (Chipode
Mexican Restaurant) in Carson Business Park, Public Hearing
Case No. CD 06-18
Item Number
5.3.
Prepared by
Chris Leeseber , Park Planner (.LJ.
Reviewed by
Jeremy Barnhart, Planning Manager
Location
Lot 3, Block 1 Carson Business Park
South\vest corner of I:vlain Street and High\vay 169
Introduction
Tile applicant is proposing a 58 seat Chipotle restaurant. Restaurants and on-sale liquor establishments
are Conditional Use Permits in the C-3 zoning district.
Attachments
.
Request for Action
Location IYfap
Applicant's Narrati:,\Te
I:vlemo from Fire Chief
Appro\Ted Site Plan
Floor Plan
.
.
.
.
.
Action Requested
Staff and the Planning Commission recommend the City Council appro\Te the request with the conditions
as outlined.
City Council Action
rvIotion by _
Second by _
\T ate _
Follow Up
Case File: CU 06-18
Page 2
Location: Lot 3, Block 1 Carson Business Park
Zoning:
Adjacent
Zoning:
C3- Highway Commercial
N-C3
E - PUD
S - 11-Lightlndustrial
W-R3
land Use:
Adjacent
land Use:
Ii-Light Industrial
N -Ii
E - HB-High,vay Bus
S - 11
W - aT-Old Town
Parking Required: 20 stalls
Req'd : Proposed: 75 stalls (entire lot)
60 Day Rule: Action must be taken on this request by August 26, 2006
Overview
Chipode proposes to occupy the southern most tenant space of a new building being constructed at
18201 Carson Court. TIle exterior shell of the new building and all site related issues were appro\led
dming the administrative site plan re,riew process in May 2006. The request being reviewed is the
use \vithin the approved building.
The interior of this 2,369 square-foot tenant space will be built-out with Chipode's palette of unique
materials and will feature a 38 seat dining room with a 20 seat patio dining area on the south of tlle
tenant space. This patio area will be enclosed with an ornamental fence and shall provide an
emergency exit gate with required exiting hardware.
The facility ,vill be serving alcollol on dle pretnises and will need to obtain all required licenses.
Signage is being proposed on the west, east, and south elevations of the building. A sign pertnit will
be required prior to installation of the signs.
Hours of operation are from 11:00 am to 10:00 pm daily with five employees per shift.
Parking and Circulation
Access to the property will be off Carson Comt in two locations. One ,vill be a shared access with
the property to dle nordl and a second from the cul-de-sac. The property provides 75 parking stalls
and of those, 20 are required for the restaurant.
S:\PLANNING\Case Files\2006\CUP\CU 06-18 \VihLlS-Chipotle\CU 06-18_CC.doc
Case File: CU 06-18
Page 3
Standards for Issuance of a Conditional Use Permit (Section 30-654)
The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location:
1. Will not endangeJ~ iJyitre or detlill/entalIY affect the lIse and eJy'oyJJlent of other property in the iJJ1JJ/ediate
vicinity or the public health, safety, IJlorals, COtJifolt, convenience orgeneral welfare of the neighborhood or the
ciry .
A restaurant establishment is not an uncommon service use in a commercial location. The proposal
does not appear to negatively impact the neighborhood or the city.
2. lf7ill be consistent lvith the cOJJprehellsive plan.
The Comprehensive Plan guides the existing use as Light Industrial. The City may \vish to consider a
change in tile Comprehensive plan in the future.
3. If/ill 110t i/lpede the nOl7Jlal and orderlY developJJJent and i/lplrJveJJlent of surrounding vacant proper!)'
Other dlan to the south, there is no surrounding vacant property. The establishment \vould be
consistent with otller businesses providing services to tlle neighborllood.
4. Will be served adequatelY bJl and lvill 110t adverse!;, affect essential public facilities and services including
streets, police and fire protection, drainage, rplse disposa~ water and sewer .[JsteJJ1S, parks and schools; and
lviI/not, in palticJllaJ~ create traffic congestion or inteifereJ1ce Ivith traffic 011 arfjacent and 11eighbolingpublic
thorollghfares.
Conditions limiting the peak p.m. traffic \vere created during the platting process. This request falls
\vithin tllose limits.
5. IFill 110t involve uses, activities, pJrJcesses, JJJatelials, equip/llent and conditions of operation that lvill be
detriJJ2ental to aIry persol1s or property because of excessive traffic, noise, s/IJoke, fit/lies, glare, odors, dust or
vi b ratio l1S.
There is not expected to be any excessive impact on adjacent properties.
6. If/ill not result in the destl7fction, loss or dan/age of a l1attlra~ scenic or histonc jeature of ll1qjor inpoltance.
There \vill not be any loss or damage of natural, scenic or historic features.
7. Will fitl!J COlJP!y Ivith all other requirellJents of this Code, including aIry applicable require/IJents and
standards for the issuance of a license orperJJlit to establish and operate the proposed use in the dry.
It is expected that the applicant \vill comply \vith all otller requirements.
If denial of such a permit should occur, it shall accompany recommendations or determinations by
findings or a report stating ho\v the proposed use does not comply ,vith the standards set forth in
Section 30-654.
s: \PL\l"lNIN G \ Case Files \2006 \ CUP\ CU 06-18 \\lil....us-Chipotle \ CD 06-18_ CC.doc
Case File: CU 06~ 18
Page 4
In the review of the standards for CUP as outlined, it appears that the addition is consistent with all
of these standards, and Staff can support the issuance of a CUP.
Planning Commission Actions
The discussion was the traffic generated by the de\Telopment and what \vas allowed for p.m. peak
trips with the approved development.
The Planning Commission unanimously recommended appro\Tal of the request.
Recommendation
Staff and the Planning Commission recommend dle City Council approve the request \vitil the
follo\ving conditions:
1. The building shall meet all applicable building codes.
2. The building shall meet all applicable fire codes.
3. All required liquor licenses shall be obtained.
4. The patio shall be fenced with an emergency exit gate with required exiting
hardware, as required by code
5. A sign permit shall be obtained prior to any signage being installed.
S:\PLA1'-JNING\Case Files\200G\CUP\CU 06-18 \X1i1.-us-Chipotle\CU 06-18_CC.doc
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Location Map
Case Number: CU 06-18
CHIPOTLE
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PROPOSED CHIPOTLE MEXICAN GRILL RESTAURANT
CARSON BUSNINESS PARK
ELK RIVER: MINNESOTA
NARRATIVE
Chipotle Mexican Grill is pleased to present this proposal for their latest Minnesota
location in Elk River. As a casual dining concept, Chipotle Mexican Grill represents the
highest standard; their attention to detail extended to all aspects of the restaurant
experience - in the taste of the food, the music that is heard in the dining room, to their
unique look.
Chipotle proposes to occupy the southern most tenant space of the llew building being
constructed at 18201 Carson Street Northwest. The interior of this 2,369 square-foot
tenant space will be built-out with Chipotle's palette of unique materials and will feature
a 38 seat dining room. A 20 seat patio dining area with an ornamental fence enclosure is
proposed on the wide sidewalk to the south of the tenant space. Internally-illuminated
pan channel letter signage will be added to the west, east, and south elevations of the
building.
Chipotle's standard hours of operation are from 11:00am to lO:OOpm daily. Chipotle
typically operates a store with five employees per shift.
Chipotle looks forward to being a part of tIle exciting new development happening along
Carson Street. Thank you for your consideration oftms Conditional Use Permit.
MEMORANDUM
FROM:
Jeremy Barnhart,. Plann:ng M~n~g..~e~~ 1 /
Bruce A. West, Fire Chief ~ pI!
July 17, 2006
TO:
DA TE:
SUBJECT:
Site Plan Review Meeting of Tuesday, July II, 2006
The site plan review committee met on Tuesday, July 11, 2006 and I would like to make the follo-wing
comments:
1. Request bv Bauerly Brothers, Gravel Mine Conditional Use Permit. Case No. CD 06-20
The Fire Department has no issues.
2. Request bv Kinghorn Construction - Alliance Church Conditional Use Permit. Case No.
CD 06-19
. The water main system shall be looped through the complex to 185m _Avenue. There shall be an
additional hydrant placed on the southwest comer of the proposed site plan at the end of the
extension of the existing water main on 185m _Avenue.
· Fire Department access ~1ll need to be addressed on the east side of the building as the private
drive must be maintained for all-weather travel for Fire Department access to the proposed
building.
· The proposed building must meet the intent of all applicable codes, including the International
Fire Code_ i\ny code questions may be referred to Fire Marshal Cliff .L\nderson at 763_635.1110.
3. Request by Willms Architects - Chipotle Mexican Restaurant Conditional Use Permit. Case
No. CD 06-18
The proposed building must meet the intent of all applicable codes, including the International Fire
Code_ i\.ny code questions may be referred to Fire lYfarshal Cliff _Anderson at 763.635.1110.
Please feel free to call me at (163) 635-1105 if you have any questions on the above comments.
s: \ OFFSlTE \FIRE\Staff 1vfemos \2006 \ site review ill tg 07 11 06.doc
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SITE CL.EJ\HlNG
REJ,.WVE ALL EXISTING TREES N~D VCGETA1l0N FER SPEC1FlCATION SECTION
02190. EXCEPT THOSE f.S NOTED ON PLAN. ~
DlGGING
CONTACT LOCAL DIGGER'S HOTUNE PRIOR TO DOING ANY DIGGING.
MUL~~ AND SHRUES TO RECEIVE A 3~ LAYER OF SHR'cnDED HA.IiD'n'OOD B;F.K
VrTTli NO MORE nV.l~ 1" OF MULCH AT THE eASE OF '\HE WE OR SHRUB.
PERENNlALS ARE TO RECElVE 1 ~ OF MULCH UNLESS \ERW1SE NOTED.
TREES [1'1 LAWN AREA ARE TO RECEIVE A 4 fL DL~\.l.!EiER\ MULCHED rKEE RING.
All. PLA."lT BEDS TO RECEiVE wEED 8J.RRlERS &. lANDSCAoE EDGING.
SUSSTInmONS ~
SUaS1TIUilONS OF PL....NT ~JATER1AL MUST BE APPROVED BY WNER AND/OR
LANOSCAF E ARCHITECT /DEIGNER.
PLANT MATERiAL
ALL PLANT MA1ERlA.L. Will. SE #1 STOCK [N ACCORDANCE WITH \iHE AMERICAN
NURSERYM8i'S STANDARDS. ALL WOODY PW(f MATEPJ;.l. (EXCLUDING
TRANSPLA.'iiS) WILL BE GUAP..ANTEED FOR 1 "J"tAR FROM PROJEci\COMPL..E110N.
pu.lmNG
A. All. TREES AqE TO BE PLANTED [N HOLES 18'" lARGER IN D1AM~ THAN THE
ROOT a:..u. OF "THE TRE. ALL SHRUBS ;"t'tE TO BE PLANTED IN HOLES 12"
u..qGER IN DlAYEIER THAN TIiE ROOT EALL OF THE SHRUB. \
B. HOLES ARE TO BE BACKFlllED YrTTH A M[XiURE OF 2/3 OR1GlN.AL SOIL AND 1/3
PL.PNT STA.'<TER. TYPA.l:! WEED BA.qRIER TO SE USED IN ;.u PLJ.UT BEDS
GENERAL NOTES
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-INSTALL 3 {tAR SLOW R8...EASE J
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1.,I},NUFAClURERS INSTRUCTIONS/ ~ \;;:;.;;!~~n<; /' '
SPECIFICATIONS "~L \r~1f l
-CUT TIES AT TOP OF '\.~tY
ROOTBAlL PULL DOWN TOP ~. ~'1 ?
1/3 OF 8UR1J.P AROUND ~. 1\.1;/ FlNISH
ROOTaAU ~________ ~,{/ GP..t.DE
-3~ SPECIFIED MULCH 11-1- G~$] ---r-
-TO P OF RQC)1"::l...ALl AT -~,..,:=__II ~I:'. r~
FINISH GP.J.DE _ ;,; ~?~L SIE ~
-FORM 3- SAUCER TO =1= b~
ENC[RCLE STOCK ill ~ ?
-SOIL MIX: 2/3 EXJsnNG SOil m ~ f<J
1/3 PLANT STA.:rrER1 ~ ,===T!E;:~TaaT1BBTI==TlaaTIB~TI==11I !
-lOOSEN SU~~'L \\ITn PICK 2 X o::'t.R OF :~TBAlL I
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SORE OF sua SOiL TO INSuRE:
TI-lAT TREE DOES NOT LO'h'ER
'n'fTH SO IL SEITLEMENf
-lRlM AU DEAD & OA.lAAGED BP.ANCHES
-SELECT BEST V1E.'n'ERS ,ANGLE. UFT
STOCK 8, ROQTBAl.L & PLACE IN
PLANTERS FIT
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C. TREES AND SHRUBS AHE TO 8E PLA.1'ffED 'WITH FERTIUZER PACKETS.
O. SHRUB GROUPINGS At:tE TO BE EDGED Vrffil HS....vt DUlY POLY lJ..'h'N EDGiNG WHERE
1HE 8ED EDGES MEET ruRF ;..ttEAS.
E.. srA.~ ALL DECIDUOUS AND EVERC-F.EEN TREES USING STURDY CEDJ.R STAJ<ES, THREE
PER TREE, AND mtON "SEAT BELT" STRAPPING, FlRMLY AiTACHED.
F. PERENNlA!... AND ANNUAL BEDS ARE TO SE A\!ENOED WITH 2-3. OF PLANT STAtnER,
ROTOTILLEO [NTO A DEPTH OF 6..
G. ALL AREAS DIS1URBED 8, lANDSCAPE CONSTRUCTION A.t::-f: TO BE SODDED.
H. .All. OTHER PLANTING AREAS NOT MULCHED ARE TO BE SODDED, INCLUDING R.O.W. AREAS.
SOD $!-lJ.U. CONSiST OF A DENSE. Will-ROOTED NURSERY GROWN BLUEGRASS SOD, AND
SHtJ...l BE FREE FROM WEEDS AND UNDESIREA5LE GRASSES. SOD SHAlL BE LAlD SMOOlliLY,
EDC-E TO EDGE. WITH STAGGERED JOINTS. AFTER LA'r1NG, ROll. TO ENSURE GOOD CONTACT
WITH 1HE SOIL
J. SEE SPEC. SECTION 02900 - (lANDSCAPING/[MPROVEMENTS) FOR IRRIGATION $YSlB.l
INFQRI,./.ATlON. TO BE PROVIDED & [NSTALLED UNDER LANDSCAPE CONTRA...IJORS
CONTRACT
K IRRIGATION CONTRACTOR TO AVOID CROSSING EASEMENTS IF POSSIBLE.. VERIFY AU..
EASEMENT LOCATIONS PRIOR TO INST;WNG [RRlGATlON UNES. IRRIGATION CON'TPACTOR
TO SUBMIT TO REDMOND AT 1DST FOUR (+) v.tl:KS PRIOR TO INSTAllATION A
COMPLETE SUSMITTAL PACKAGE FOR APPROWL PROViDE TO REDMOND iWO (2)
AS-BUILT PU.NS OF INSTAil.ED IRRIGATION SYSTEM.
NOTES:
SEE SPECIFlCATION SECTION 02900 - LANDSCAPING/IMPROVEMENTS FOR ADomONAL
REQU[REMENTS/INFORMATION.
PLAT OF SURVEY FOR THIS PROPERTY PROVlDED BY OlHERS. LANDSCAPE ARCHITECT TAKES
NO RESPONSlBIUTY FOR THE ACCURACY THEREOF AND NONE SHOULD SE ASSUMED.
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SCALE IN FEET
-TRIM ALl. DEAD &: DA.l,IAGED EP,ANCHES
-SELECT 8EST V1EVtffiS ANGLE. UFT
STOCK BY ROOTBALL &: PLACE IN
PLJ.NTERS PIT
-SPHAY WITH Atffi-DESICCANT WAY..
-WATER THOROUGHL'r AT TliE 11ME
OF PL.w!1NG & THEREAFTER IS
DIREClED
-INSTALL 3 Y"tAA SLOW RELEASE
FERTIUZER PACKETS IN AU..
I " 1/ PWmNG HOLES. AS PER
'5.'J~J(~ r'lf MANUFACT\.JRERS INSTRUCTIONS/
~ Y i SPECIRCATIONS
'\ Wi' /", STAKE USING 0'-0. LONG 3" DlA.
. I. r CEDAH STAKES DRIVEN INTO GROUt;O
\/ ,~" I' TO A M[N. DEPTH OF 3'-O~. 3 PER
~ "TREE AND NYLON ~SEo\T -saT"
Slr;J.PPING FlR!.lLY ATfACHED vnULlNG
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-SOIL MIX; 2/3 EXlsnNG SOIL
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MIX
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TO ENSURE POROSITY
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BORE OF SUBSOIL TO [NSURE
itl,AT TREE DOES NOT LOWER
WITH SOIL .SE11LE}.lENT
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PICEA GLAUCA DENSATA
COMMON NAME
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I ,
t r
i !
i :
i :
I !
I !
i i
I i
I :
I i
SEATING
INDOOR - 38
OUTDOOR - 20
TOTAL - 58