2018-1-2_PR Comm Packet - Laserfiche WebLink

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Roseville MN – Narrative for CUP The site in consideration for approval of a CUP for a drive-through use by Portillo’s Hot Dogs, LLC, is a 1.28-acre outlot (to be created by subdivision from an 11-acre parcel) of the existing west side of Rosedale Center, fronting on County Road B2, and in front of the Macy’s & JC Penney’s storefronts. The zoning on the property is Regional Business (RB), which allows restaurant with beer and wine by right, however a drive-through requires a Conditional Use Permit. The addition of the Portillo’s as a pad site to the existing Rosedale Mall is in furtherance to the Comprehensive Plan for this Mall property, and is in keeping with the constantly changing demands of retail development. With the increase in cyber-shopping, retail developers are challenged with re- energizing existing retail centers to encourage customers to physically visit the retail shops. This is done by adding uses such as the Portillo’s to entice traffic to the center, counting on the symbiotic relationship of the Mall uses to increase overall customer counts. The underuse of the lot currently, as a parking area, has led the Mall to allow temporary uses to locate on this site, which does not offer the City the ability to regulate design standards of those uses. Development of the site by Portillo’s is in keeping with the associated Regulatory Maps and Comprehensive Plans for the City. After informal discussions between the Portillo’s team and the City Planning Staff, Portillo’s has created a site layout, which will meet the site design standards of the City Code. This was an exercise in design due to the abundance of underground utilities, easements, and setbacks in place. In fact, relocation of a private water main will be required to properly orient the building. The location of the Mall in a heavily commercial neighborhood was part of the City Comprehensive Plan, which has not been modified. Traffic and roadways are designed to handle the heavier quantity of vehicles in this development, and its patterns of movements are worked into the planned access and circulation to the proposed Portillo’s site. This development will not result in a negative impact on traffic or property values based upon the continuation of a current use plan with traffic patterns established specifically for the Mall. The use itself, both as a restaurant and a drive through use, is in keeping with existing businesses in the vicinity, and will add choice to the community depending on this area for their needs. Portillo’s price point offers a medium-priced, family friendly environment with quality food, great service, and community involvement by the Portillo’s. With regard to the actual operation of the Portillo’s drive through use, it is a fact that Portillo’s is highly respected for its superb drive-through service operation. During peak hours, typically 11:30AM - 2PM and 4:30PM - 7PM (and as may be necessary at other times, or on some weekends and holidays), Portillo’s specially trained drive-through team of 6-8 employees are posted in the drive-through. Employees are clothed in weather appropriate outerwear (supplied by Portillo’s), along with walkie-talkies and headsets, menus, equipment to process cash and credit/debit card payments, and small paper tags (numbered) to be placed on each vehicle that corresponds to the order being placed. In addition, cones are provided for traffic control by staff as necessary, holding vehicles in place and directing their movements in real time. Depending upon the number of cars stacked, orders are taken near the menu board location, and the order number tag is placed on the vehicle. As time permits, vehicles will be directed to move forward to payment personnel, and subsequently directed to the food runners, who personally deliver the orders to the vehicle. The vehicle with a completed transaction is then directed to exit the drive-through area in a controlled manner, with an emphasis on their safety in re-joining potential traffic in the Mall ring road. All new Portillo’s locations are designed with a bypass lane for the drive-through, which has greatly improved movement and employee safety in the operation. Further, security cameras monitoring the drive-through lane are visible to management in the store, who can communicate to the drive-through staff as necessary.