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Chipotle SUP seeks parking variance and design conditions; commissioners raise traffic concerns
Summary
Staff recommended conditions for a 2,385‑sq‑ft Chipotle with a mobile‑order pickup drive‑through at 5303 Lakeridge Parkway; the applicant requested a variance to provide 29 parking spaces (allowed maximum 23) with compensatory compact spaces, and commissioners questioned whether a full drive‑through could create traffic impacts.
Staff presented SUP‑26‑06‑0012 for a proposed 2,385‑square‑foot Chipotle with a mobile‑order pickup drive‑through at 5303 Lakeridge Parkway. The property is about 0.937 acres in the Lakeridge Corridor overlay and staff said the development would provide 29 parking spaces and a drive‑through queue oriented away from Lakeridge Parkway.
Why it matters: the applicant seeks a variance to exceed the appendix‑F parking maximum (23 spaces) and is proposing 29 spaces with compensatory measures that include reduced‑size spaces to meet the ordinance’s intent. Staff reported the project meets landscaping and other corridor standards with additional conditions, but currently meets only 8.5 of the 12 Appendix F menu items; staff proposed conditions (enhanced patio and seating, concealed/recessed canopy lighting, additional landscaping and articulation of the building, on‑site bicycle racks) as alternative compliance to reach corridor quality goals.
Traffic and safety were the primary concerns during discussion. Transportation staff said state spacing and deceleration lane standards apply and that the project does not meet thresholds that would require a formal traffic‑impact analysis based on the anticipated volumes; staff recommended using the existing ER driveway rather than creating a new access. Commissioners expressed unease that if the facility functioned as a traditional drive‑through (rather than only mobile pickup) it could generate greater queuing and traffic on adjacent streets. Staff noted the commission may require a traffic study if standards aren’t met and suggested conditions to manage queuing.
Representative quote: "They are asking for 1 variance... to allow 29 parking spaces." — Staff member (presenter)
What’s next: the item will be considered in the public hearing portion of the meeting; commissioners may include additional conditions or request traffic analysis depending on applicant testimony and public comment.
