5.2. PCSR 08-08-2006City of Elk River Item Number
REQUEST FOR PLANNING COMMISION s.2
ACTION
Agenda Section Meeting Date Prepared by
Plannin Au st 8, 2006 Chris Leeseber ,Park Planner
Item Description Reviewed by
Request by Wilkus Architects to construct restaurant (Chipotle Jeremy Barnhart, Planning Manager
Mexican Restaurant) in Carson Business Park, Public Hearing
Case No. CU 06-18
Location
Lot 3, Block 1 Carson Business Park
Southwest corner of Main Street and Highway 169
Introduction
The 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 Map
• Applicant's Narrative
• Memo from Fire Chief
• Approved Site Plan
• Floor Plan
Action Requested
Staff is recommending the Planning Commission recommended approval with the conditions as outlined.
Planning Commission Action Morton by second by vote
Follow Up
Case File: CU OG-18
Page 2
Location: Lot 3, Block 1 Carson Business Park
Zoning: C3-Highway Commercial Land Use: I1-Light Industrial
Adjacent N - C3 Adjacent N - I1
Zoning: E - PUD Land Use: E - HB-Highway Bus
S - I1-Light Industrial S - I1
W - R3 W - OT-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
Chipotle proposes to occupy the southern most tenant space of a new building being constructed at
18201 Carson Court. The exterior shell of the new building and all site related issues were approved
during the administrative site plan review process in May 2006. The request being reviewed is the
use within the approved building.
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 with a 20 seat patio dining area on the south of the
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 will be serving alcohol on the premises and will need to obtain all required licenses.
Signage is being proposed on the west, east, and south elevations of the building. A sign permit 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 Court in two locations. One will be a shared access with
the property to the north 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 Wikus-Chipotle\CU OG-18_PC.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-Ylill not endanger, injure or detrimentally affect the use and enjoyment of other property in the immediate
vicinity or the public health, safety, morals, comfort, convenience orgeneral welfare of the neighborhood or the
~y.
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. 1,Vill be consistent avith the comprehensive plan.
The Comprehensive Plan guides the existing use as Light Industrial. The City may wish to consider a
change in the Comprehensive plan in the future.
3. 1-Y>ill not impede the normal and orderly development and improvement of surrounding vacant propery
Other than to the south, there is no surrounding vacant property. The establishment would be
consistent with other businesses providing services to the neighborhood.
4. I~Vill be served adequately by and will not adversely affect essential public facilities and services including
streets, police and fire protection, drainage, refuse disposal, water and server systems, parks and schools; and
will not, in particular, create tra~c congestion or interference with tra~c on adjacent and neighboring public
thoroughfares.
Conditions limiting the peak p.m. traffic were created during the platting process. This request falls
within those limits.
5. lY>ill not involve uses, activities, processes, materials, equipment and conditions of operation that aarill be
detrimental to any persons orproperty because of excessive tra~c, noise, smoke, fumes, glare, odors, dust or
vibrations.
There is not expected to be any excessive impact on adjacent properties.
6. Will not result in the destruction, loss or damage of a natural, scenic or historic feature of major importance.
There will not be any loss or damage of natural, scenic or historic features.
7. lYlill fully comply with all other requirements of this Code, including any applicable requirements and
standards for the issuance of a license orpermit to establish and operate the proposed use in the city.
It is expected that the applicant will comply with all other requirements.
If denial of such a permit should occur, it shall accompany recommendations or determinations by
findings or a report stating how the proposed use does not comply with the standards set forth in
Section 30-654.
S:\PLANNING\Case Files\2006\CUP\CU 06-18 Wikus-Chipotle\CU O6-18_PC.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.
Recommendation
Staff recommends that the Planning Conunission recommend approval of the request with the
following 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:\PLANNING\Case Files\2006\CUP\CU 06-18 Wikus-Chipotle\CU 06-18_PC.doc
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f Location Map
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El -~.. N
R1Ver Case Number: CU 06-18 CHIPOTLE
PROPOSED C!-IIPOTLE 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 new 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:OOam to 10:00pm daily. Chipotle
typically operates a store with five employees per shift.
Chipotle looks forward to being a part of the exciting new development happening along
Carson Street. Thank you for your consideration of this Conditional Use Permit.
v~r
MEMORANDUM
TO: Jeremy Barnhart, Planning Manager
FROM: Bruce A. West, Fire Chief
DATE: July 17, 2006
SUBJECT: Site Plan Review Meeting of Tuesday, July 1 I, 2006
The site plan review committee met on Tuesday, July 11, 2006 and I would like to make the following
comments:
1. Request by Bauerly Brothers, Gravel Mine Conditional Use Permit, Case No CU 06-20
The Fire Department has no issues.
2. Request by Kinghorn Construction -Alliance Church Conditional Use Permit• Case No
CU 06-19
• The water main system shall be looped through the complex to 185` Avenue. There shall be an
additional hydrant placed on the southwest corner of the proposed site plan at the end of the
extension of the existing water main on 185` Avenue.
• Fire Department access will 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. Any code questions maybe referred to Fire Marshal Cliff Anderson at 763.635.1110.
3. Request by Wilkus Architects - Chipotle Mexican Restaurant Conditional Use Permit. Case
No. CU 06-18
The proposed building must meet the intent of all applicable codes, including the International Fire
Code. Any code questions map be referred to Fire Marshal Cliff Anderson at 763.635.1110.
Please feel free to call me at (763) 635-1105 if you have any questions on the above comments.
S:\OFFSTTE\FIRE\Staff Memos\2006\site review mtg 07 I1 06.doc
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'^ CARSON STREET STATION I hereby certify that this plan, specif- REV
DATE: 04 03 06 DATE DESCRIPTION
rn John Oliver & Associates, InC. cation, or report was prepared by me N0.
~ ELK RIVER, MN cx,ll snetn..rl,g, Land 9vxueyLng, Land Plann{,p or under my direct supervision and DESIGN BY: DC
z 580 Dodge Avenue that I am a duly Licensed Professional DRAWN BY: KJC
9 Engineer under State of Minnesota
o FOR Elk River, Minnesota 55330 Statutes Sections 326.02-326.15. CHECKED 8Y: DC
COMMONWEAL DEVELOPMENT 763-441-2072 FAX 763-441-5665
\ DWG: 7746-14PLAND.DWG
Offices in: Elk River, Burnsville, Signature: TEXT: NONE
M Brooklyn Center & SG Cloud, Minnesota Willian J. Moonen, PE
w LANDSCAPE PLAN Date: oa/os/os Lic. No. 26777 FILE NO.: 7746.14-03
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