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Project Narrative 03-17-16Chick-fil-A, Inc. 5200 Buffington Road Atlanta, Georgia 30349-2995 Telephone 404-765-5900 Introduction The following narrative outlines the proposed Chick-fil-A restaurant to be constructed at 445 West 79th Street in the City of Chanhassen, MN. Chick-fil-A and Solomon Real Estate Group, as current property owner, have executed a ground lease to redevelop the subject parcel. In addition to this narrative, HR Green has submitted a complete Application for Development Review consisting of plan documents to support a Sign Plan, Commercial Site Plan, Subdivision (Consolidate Lots), and Variance Reviews. Please refer to these plans and other documents for additional information which is outlined in this narrative. Project Description The subject lease property is currently a 1.32 acre lot of the Zamor Addition located on the north side of State Trunk Highway No. 5, just west of Great Plains Boulevard. The site is currently split up into two separate parcels which are proposed to be consolidated. The subject parcel is currently occupied by a 9,684 square foot one-story commercial retail building and associated parking lot. The property is currently zoned with a classification of BH -Highway and Business Services District. The project will consist of razing the existing building and bituminous parking lot and constructing the proposed restaurant which will contain approximately 4,775 square feet of floor area. This restaurant development will be attractively landscaped and will feature an outdoor seating area adjacent to STH No. 5. The challenges for Chick-fil-A in determining a site layout for this property were implementing a plan that would fit a building and drive-thru facility within the lease property while providing sufficient parking to meet the needs of the restaurant. Additionally, locating the building such that it could be visible from STH No. 5 was important from a brand recognition standpoint and for potential customers to easily identify where we are located. Visibility and appropriate signage will be paramount to the success of the store. Chick-fil-A feels the plan presented before you accomplishes all of the aforementioned challenges. The site has been oriented to locate the building in the southeastern corner of the subject property with the playground facing east towards the intersection of STH No. 5 and Great Plains Boulevard. It was important to orientate the site in a way to maintain the points of access to the site in order to minimize traffic backups onto West 79th Street and into the western neighboring development's parking lot. Additionally, this layout allowed us to isolate the drive-thru traffic from the dine -in traffic which will also help to eliminate traffic backups. The drive-thru lane has been proposed to start at the southwest corner of the building and continue around to the drive-thru window located at the northwest corner of the building. The proposed drive-thru will feature two stacking lanes up to the order points that will merge into one lane leading up to the pickup window. Chick-fil-A has found that this drive-thru configuration increases efficiency and minimizes vehicle overflow into the parking lot and arterial roads. Chick- fil-A has also found that they need enough space for nine vehicles to stack between the Chick-fil-A, Inc. 5200 Buffington Road Atlanta, Georgia 30349-2995 Telephone 404-765-5900 pickup window and order points which provides them the optimum spacing to maximize operations of the drive thru facility. The nine car stack creates a 90 second wait time from the order points to the pick up window. To minimize backups into the parking lot drive aisles, Chick-fil-A tries to maintain a minimum sixteen car stack from the order points to entry of the drive-thru lane. The proposed drive-thru configuration allows for the preferred car stack to the order boards and a reduction in this stack would most likely cause drive-thru traffic to back up into the on-site drive aisles. Chick-fil-A does not typically include a bypass lane within their drive-thru layout. They train their employees to react to stalled vehicle incidents by pushing the vehicles through the drive-thru. Maintaining constant drive-thru operations is a vital part of Chick-fil-A's business model as approximately 62 percent of their business is through the drive-thru. An AutoTURN exhibit has been provided within the civil plan set which demonstrates how the proposed drive-thru configuration can accommodate the turning movements of a typical pick-up truck. Vehicular access to the proposed restaurant will be provided via two access points along West 79th Street. These access drives will remain as existing and the western access is shared with the Chanhassen Inn development. Utilizing two access points will minimize impacts to the existing roadways as vehicular traffic will have multiple options to enter/leave the site. Looking at overall parking counts/requirements for the entire development, the Chick-fil- A will require 60 parking stalls. This requirement is based upon City Code which requires 1 stall per 80 square feet of building area. The parking lot has been designed to provide for a total of 73 stalls. Although the parking lot has more spaces than required by Code, Chick-fil-A typically likes to ensure at least 70-75 spaces are provided. From past experience, Chick-fil-A has discovered that providing this number of parking spaces maximizes overall efficiency of restaurant operations. The Chick-fil-A is proposed to have a total of 120 indoor and 8 outdoor seats, and have approximately 15 employees during the restaurant's peak shift. Chick-fil-A employees will be encouraged to park in the 7 proposed stalls located at the north of the site by the dumpster enclosure due to the low turnover rate. Pedestrian access to the site has been provided at the south side of site via a sidewalk connection to the existing bike path along STH No. 5. Utility service to the proposed restaurant will be provided via new service connections to existing infrastructure located within the West 79th Street right-of-way. The proposed sanitary and water services are proposed to be tapped into their respective mains located north of the site. The site has been designed to capture the majority of stormwater runoff in its proposed on-site storm sewer system. This system directs runoff to an underground stormwater management system which has been designed to meet the City's and Riley Purgatory Bluff Creek Watershed's requirements for stormwater quality and detention. These requirements inclide providing abstraction for 1.1 inches of runoff from on-site impervious surfaces, 90 percent reduction of total Chick-fil-A, Inc. 5200 Buffington Road Atlanta, Georgia 30349-2995 Telephone 404-765-5900 suspended solids, and 60 percent reduction of total phosphorus. The underground system has also been designed to have a release rate at or below the existing rates to the Minnesota Department of Transportation's storm sewer system, matching existing drainage patterns. The proposed improvements will be increasing the amount of impervious area within the existing subject lease parcel by approximately 6,754 square feet. The Chick-fil-A building is proposed to be a predominately brick building with glass accents. The brick colors currently being proposed are a combination of Red Velour and Silverstone. The visual emphasis of the building is the earth tones of the materials leading towards the glass openings of the storefront and signage. The building has been designed to meet the 50 percent glazing requirement for the elevations facing the public right-of-ways. The goal of the architectural design is to promote their brand identity while offering a contemporary and non -thematic design. Mechanical units for heating/cooling will be located on the roof and will be screened via a parapet wall. Building signage is being proposed on the west, south, and east elevations. Accent light via wall sconces are proposed around the building to provide nighttime interest. A trash enclosure is proposed which will be constructed out of CMU with brick veneer to match the building. The gates for the enclosure will be constructed out of a plastic resin that CFA has found to be more durable than metal and certainly wood. A freestanding monument sign is proposed to be located on the STH No. 5 frontage. To accomplish the development as described above and as shown on the attached plans, a variation from the City code is being requested. Chick-fil-A is requesting a variance to allow the proposed development to exceed the maximum lot coverage of 65 percent. The Chick-fil-A Story It's a story that actually began 94 years ago when a man named Truett Cathy was born in 1921 in the small town of Eatonton, Georgia, about 80 miles from Atlanta, where he grew up. Truett's mom ran a boarding house, which meant she had to cook a lot of meals — but Truett helped, and he paid close attention, and picked up cooking and serving tips that would come in quite handy later. Along the way, he also learned to be quite the entrepreneur. He sold magazines door to door, delivered newspapers all over the neighborhood, and sold Coca -Colas from a stand in his front yard and all the while he was learning the importance of good customer service. After serving his country in World War II, in 1946 Truett used the business experience he gained growing up and opened his first restaurant with his brother, Ben, calling it the Dwarf Grill (later renamed the Dwarf House). Hamburgers were on the menu but, ironically, no chicken because he said it took too long to cook. Truett worked hard with that first venture, but considered Sunday to be a day of rest, for himself and his employees and as you know, that's a practice that Chick-fil-A honors to this day. Chick-fil-A, Inc. 5200 Buffington Road Atlanta, Georgia 30349-2995 Telephone 404-765-5900 The early 60s would be a pivotal time in Truett's life. That's when he first took a boneless breast of chicken and spent the next few years experimenting until he found the perfect mix of seasonings, he breaded and cooked the filet so that it stayed juicy, put it between two buttered buns and added two pickles for extra measure and in 1963 unveiled what we now know as the Chick-fil-A Chicken Sandwich. As far as the name, Truett says it just came to him. He had it registered that year in 1963 and created a logo that has been updated but is still very similar to the original designed 50 years ago. The Chick-fil-A sandwich was a huge hit, and in 1967 Truett opened his first Chick-fil-A restaurant in an enclosed shopping mall where, up to that point, food normally wasn't sold. Frankly, the developer of the Greenbriar Shopping Center in Atlanta wasn't too keen on serving food inside his mall, but as we know that turned out to be a very smart decision on his part, and especially Truett's. Today, Truett is recognized as the pioneer in quick -service mall food. It wasn't until 1986 that Chick-fil-A opened its first "freestanding" restaurant on North Druid Hills Road in Atlanta. Today there are close to 1,600 restaurants locations in 39 states and it's become so popular that people literally camp out in the parking lot the night before a grand opening of a new restaurant; they're hoping to be one of the first 100 people in line because they'll be rewarded with free Chick-fil-A for a year, which gives new meaning to the phrase "happy campers!" Chick-fil-A is now the largest quick -service chicken restaurant and one of the largest that's privately -held. Two generations of Cathy family members are involved in the business, including Truett's sons Dan (the president and CEO) and Bubba (senior VP) and also, his grandchildren. Our Food There are a lot of things people say they like about Chick-fil-A, but it all begins with the food, and especially the Original Chick-fil-A Chicken Sandwich. It was a significant product innovation, and it remains our best-selling item on the menu. Our innovations didn't stop with the chicken sandwich. In 1982, we were the first restaurant to sell chicken nuggets nationally, and three years later added our trademark Waffle Potato Fries to the menu, and we still use 100% fully refined peanut oil, which is cholesterol and trans fat free. In 2010, we introduced the Chick-fil-A Spicy Chicken Sandwich. With its special blend of peppers and other seasonings, it became such a "hot" selling item that we soon after introduced the Spicy Chicken Biscuit. More recently last year we introduced to our menu a new grilled chicken sandwich and grilled chicken nuggets. People also like the fact that we offer a variety of menu options for those wanting foods that are lower in calories, carbs or fats, such as the Chick-fil-A Chargrilled Chicken Sandwich, entree salads and fruit cups and by the way, fruit cups are an option with our kids meals these days. In fact, Men's Health magazine named us "America's Healthiest Chain Restaurant for Kids." The high quality of our food is the number one reason people keep coming back to Chick-fil-A but there are a few more reasons — and one has four legs and is a terrible speller. Chick-fil-A, Inc. 5200 Buffington Road Atlanta, Georgia 30349-2995 Telephone 404-765-5900 Serving our Customers Whenever you ask people what they like about Chick-fil-A, one of first things they say is "the service" and it's an important part of our story, because it goes back to Truett's experience as a young businessman and to the values he instilled in Chick-fil-A. We call it Second Mile Service, and it's based on the belief that if someone asks you to carry something for them one mile, you do one better and carry it for them two. It's doing those unexpected things that make people feel special. Our drive-thru has been voted "America's #1 drive-thru" for six years in a row. We do our best to ensure a quick and pleasurable experience, and might even have a nugget for the family pet when you arrive at the window. But no matter if you're being served in our restaurants, at our drive-thrus, or with an outside delivery, you can always count on our team members responding to your words of thanks with two special words of their own — "My pleasure." Chick-fil-A Philosophy and Operator/Employment Model The Company's philosophy is that their restaurants become integral parts of the communities in which they are located. Toward that end, Chick-fil-A makes scholarships available to store employees and sponsors the Winshape Foundation which supports a family of programs designed to encourage outstanding young people nationwide. The Foundation has a college program and operates a series of camps, homes, and retreats. On the local level, individual restaurant operators typically engage in community support activities such as sponsoring youth sports teams, supporting educational activities, and leadership initiatives. Finally, and in accordance with company policy, the operators and employees in each Chick-fil-A Restaurant strive for a level of customer service unequaled in the quick -service food industry. It is quite common to go into a Chick-fil-A and have your tray carried to your table, have people clear your table, and ask if they can come and refresh your beverage. Beyond the above, Chick-fil-A's operators model is very unique in the fast food industry. In their situation, the operator is part owner with Chick-fil-A. It's similar to a franchise except they usually have one location. Sometimes they have two but for the most part they have one location and what that provides is a situation where they have very competent partners with great character in the restaurants and they are involved in the community, are part of the community, and they spend a lot of time in the community. What Chick-fil-A likes to say is that their operators are in business for themselves, but not by themselves. It is very unusual for an operator to shut down and the retention rate for operators is about 98%. A typical Chick-fil-A store will employ approximately 45 permanent jobs with approximately 120 jobs created for temporary construction employment. A typical store will operate between the hours of 6:00 am to 10:30 pm; Monday thru Saturday and are always closed on Sundays. HrgmhnasV0:A86150413VDesignACorrAI0"-0roject Narradve_03 1716.doc