Planners approve Chipotle pad at Spectrum with conditions after residents raise traffic, parking and canopy concerns

The Gaithersburg Planning Commission voted unanimously on June 3 to grant final site plan approval for SP-10255-2025, allowing a new 2,385-square-foot Chipotle restaurant with a pickup/drive-through lane at 180 Paramount Park Drive in the Spectrum at Watkins Mill mixed‑use development, subject to two conditions: a site-plan cleanup addressing staff comments and revision to achieve the 30% tree canopy coverage prior to final signature.

Staff presented the final plan and said the application follows prior schematic approvals for the larger development and falls under the city zoning code requirements for final site plan approval. Applicant Matthew Walters (representing BPTZ2 and BP Spectrum) described the parcel as roughly three‑quarters of an acre and said the proposal replaces a previously approved two‑building scheme with one building and additional parking; the plan increases on‑site parking from 11 to 23 spaces (a net gain of 12 spaces) and adds diagonal parking and a 3‑foot screen wall intended to block headlights.

Walters asked relief from the city’s 30% tree canopy requirement, citing parcel constraints, underground/structured parking, and limited planting area. He told the commission that, because of the site geometry and the economics of the development, the applicant believes strict compliance is impractical. Staff and several commissioners pushed back, noting the visual and environmental benefits of canopy and that staff estimates the current plan includes only two trees (about 1,400 sq ft) versus a required amount closer to roughly 2,000 sq ft; staff’s recommendation included a condition to bring the plan into conformance with the 30% canopy requirement before final signatures.

Multiple residents who live in adjacent Spectrum apartment buildings and Majestic raised concerns during in‑person and online public comment. Marcelia Camp said the corner is already congested and “I’m going to just say I’m against really having another restaurant … especially with a drive‑thru at the location.” Vicky Richmond, Devin (last name not specified), and Brandon Simmons likewise cited heavy traffic, limited guest parking, loss of a grassy area they use to walk pets, and late hours at other Chipotle locations. The applicant and staff said the pad is currently grass (not a formal amenity), each building has guest parking and underground parking is available, the proposed curb cut does not remove existing curb/gutter parking, and public works staff reviewed the applicant’s traffic supplement and determined an additional traffic impact study was not required for this application.

Commissioners discussed pedestrian access from three sides, the net parking increase, potential micro‑traffic problems at the Paramount/Watkins Mill intersection, and whether additional traffic calming or signage warrants further study by public works. Several commissioners said they preferred keeping the screen wall to limit headlight glare while still finding ways to add trees in other locations on the parcel. After debate, the commission voted to grant final site plan approval with the two staff conditions; the vote passed unanimously by voice vote.

What happens next: the applicant must submit revised plans to address staff comments and revise the plan to meet the 30% tree canopy requirement before the city will sign final plans; staff/public works will continue to monitor local circulation issues and may pursue operational or signage remedies separately.