CR 04-164 Goodwill, Drive Through
G \ 1 Y 0 F
~
. September 29, 2004 HOPKINS Council Report 04-164
GOODWILL - DRIVE-THROUGH
Proposed Action.
Staff recommends the following motion: Move to adopt Resolution 04-80, approvill~ a
conditional use pennit for a drive-through at the proposed Goodwill Store at 8098 Excelsior
Boulevard.
At the Zoning and Plmming meeting Mr. Kjos moved and Ms. Halverson seconded a motion
to adopt Resolution RZ04-35, recommending approval of a conditional lIse permit for a
drive-through at the proposed Goodwill Store at 8098 Excelsior Boulevard. The motion was
approved unanimously.
Overview.
Goodwill is proposing to move from their location near the comer of Blake and Excelsior to
8098 Excelsior Boulevard, (the fonner site of Rainbow Foods). Goodwill is proposing to Lise
60,000 square feet of the existing building. 45,000 square feet will be warehouse and 15,000
will be used as retail space. Goodwill will also be constmcting a 24' x 30' enclosed drop-off
area on the west side of the building. This drop-off area will allow vehicles to be protected
when dropping off donations. A conditional use permit is required in industrial districts for
. uses not conducted within a building. A traffic study was conducted for the drive-through.
The Industrial district allows 25 percent of the space to be used for a retail use. At this time
there is not another user for the additional warehouse space in this building.
Primary Issues to Consider.
. What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
. What were the results of the traffic study?
. What was the discussion at the Zoning and Planning meeting?
Supporting Documents.
. Analysis of Issues
. Site Plans
. Resolution 04-80
. Traffic Study
_:) "I _ _ \:'..; .,
_ llv HI '>;' . \ t 1\ i \ \.,. \ I
NanciS. Anderson, AICP
Planner
. Financial Impact: $_N/A~Budgeted: Y/N Source:
-
Related Documents (CIP, ERP, etc.): i
~
Notes:
CR04-164
Page 2
. Primary Issues to Consider.
. \Vllat is the zoning of the property, and how has the Compl-ehensive Plan
designated the subject site?
The subject property is zoned 1-2, General Industrial. Any use not conductcd \\'ithin a
building requires a conditional use permit. The Comprehensive Plan has designated the site
as industrial. The proposed use complies with both documents.
. What were the results of the traffic study?
Benshoof and Associates completed a study for the proposed drive-tlu.ougll. Their review
involved field observations as well as history generated by the existing operation in Hopkins.
Their conclusions are the following:
. The proposed plan provides adequate space to accommodate the expected
queue lengths on site without interfering with traffic operations on Excelsior
Boulevard.
. We recommend that the queuing area be striped, as shown in Figure 2. This
plan allows space for trucks to access the loading dock areas while vehicles
. are queued.
. Adequate parking is provided on site to accommodate the proposed use and
future warehouse uses.
Based on the results of the traffic analysis, staff would recommend approval. If another use
other than a warehouse use occupies the remaining space, the parking situation will have to
be looked at for compliance with ordinance requirements.
. What was the discussion at the Zoning and Planning meeting?
Ms. Anderson reviewed the proposed move for Goodwill and the drive-through_ Debbie
Ferry, Dave Schultz, and Kelly Matter, representing Goodwill, appeared before the
Commission. Ms. Ferry stated that they have approximately 22-25,000 square feet now. Ms.
FelTY also stated that they would have a conveyer belt in the drive-through building that will
help vehicles to unload more quickly. Sandy Barron, the real-estate agent for the building.
appeared before the Commission. Mr. Barron stated that Fleming has a 54-year lease with
20 years remaining, and they are looking for warehouse uses for the additional space in the
building.
Altern atives.
. 1. Approve the conditional use permit. By approving the conditional use permit to construct
a drive-through for Goodwill, the applicant will be able to construct the drive-through as
CR04-164
Page 3
. proposed.
2. Deny the conditional use pemlit. By denying the conditional use penl1it to construct a
drive-through for Goodwill, the applicant will not be able to have the drive-through as
proposed. If the City Council considers this aItemative, findings will have to be identified
that support this altemative.
3. Continue for further infomlation. If the City Council indicates that further information is
needed, the item should be continued.
.
.
CITY OF HOPKINS
. Hennepin County, Minnesota
RESOLUTION NO: R04-80
RESOLUTION MAKING FINDINGS OF FACT AND
APPROVING A CONDITIONAL USE PEIUv1IT TO CONSTRUCT
A DRIVE- THROUGH AT 8098 EXCELSIOR BOULEVARD
WHEREAS, an application for Conditional Use Permit CUP04-12 has been made by Goodwill
Stores;
WHEREAS, the procedural history of the application is as follows:
1. That an application for a conditional use permit was made by Goodwill Stores
Development on August 30, 2004;
2. That the Hopkins Zoning and Planning Commission, pursuant to mailed and published
notice, held a public hearing on the application and reviewed such application on
September 28, 2004: all persons present were given an opportunity to be heard;
3_ That the written comments and analysis of City staff were considered; and
. 4_ A legal description of the subject property is as follows:
That part of east 635 feet of Lot 75 lying southerly of northeasterly 30 feet thereof also
east 635 feet of Lot 76 excluding road, Auditor's Subdivision No. 239
NOW, THEREFORE, BE IT RESOLVED that the application for CUP04-12 is hereby approved
based on the following Findings of Fact:
1. That the drive-through will provide adequate space to accommodate the expected
queue lengths.
2_ There is adequate parking for the Goodwill Store and future warehouse uses.
BE IT FURTHER RESOLVED that application for CUP04-12 is hereby approved based on the
following condition:
1. That the queuing area is striped as shown in Figure 2 of the Benshoof
traffic study_
2. That there is no outside display of merchandise.
Adopted this 5th day of October 2004_
ATTEST:
. Eugene 1. Maxwell, Mayor
Terry Obermaier, City Clerk
.w BENSHOOF & ASSOCIATES, INC.
TRANSPORTATION ENGINEERS AND PLANNERS
10417 EXCELSIOR BOULEVARD, SUITE TWO I HOPKINS, MN 55343/ (952) 238-1667 I FAX (952) 238-1671
August 30, 2004 Refer to File: 04-48
MEMORANDUM
TO: Nancy Anderson. City of Hopkins 'Y(;
F"f"fl
,j
FROM: Edward F. Terhaar and David C. May i
RE: Results of Traffic Study for the Proposed Goodwill Store and Warehouse
in Hopkins, MN
PURPOSE
The purpose o[this memorandum is to document results fTom our traffic study of a
proposed Goodwill retail store and warehouse located in Hopkins, Minnesota. Of
. particular concern are the internal circulation pattern, queuing of vehicles, and parking
provisions on-site_
BACKGROUND INFORMATION
Location Characteristics
The proposed Goodwill facility is located on Excelsior Boulevard (Hennepin County
State Aid Highway (CSAH) 3), east ofthe Blake Road (CSAH 20) intersection.
Goodwill intends to close its existing retail store and drop-off in Hopkins, and open a
new facility at the subject location. The facility is the former corporate offices and
warehouse for Rainbow Foods, consisting of 350,000 square feet of total floor area_
Numerous loading docks are provided for tractor-trailer combination loading and
unloading. Goodwill intends 10 use 15,000 square feet for a retail store, and 45,000
square feet for warehouse storage, leaving 290,000 square feet for further development.
Goodwill also intends to build a 720 square foot (24' x 30') enclosed drop-off area for
vehicles to drop off donations under protection from the weather. The current site plan is
shown in Figure I_
.
Ms. Nancy Anderson -2- August 30,2004
.
//'{
- '-,
,// ly
/ :f-.
"..r ",I
../ ;)'
.;-/ i./
/~~ //1'
r/ :,
II
,t
't
1ft
~;!
III
~ , '" ~ .r . " ~ ~ .. " ;, ...
::::::::::::: i
01: ~ ... ... .. ... " ... ~ ~ .. ... .
: : : ~ : : : : : : : : : I
J . ~ . ~. '" "_ ~ ~ ... . or- ,
" . 10 ... ~ f.. ~ .. ~ r .... " ~
,. '~.I, ,- . . . .,
. . ..". I... !> . .. . .. .. ....
, < . . . l' ., .'"
,I ' . _ , . . . . . . . . .
I ~ . , . . . - . . . . . . ..
: 11 . . - . . . . . . . . . . -
~ . .. ~ '" . . . . .. , , .. .
. ! ! ............-
~ . . . . . .. . ~ ... .. . ~ . . ...
~ ~ . .
IDE~' ::.::::::::,
1 -:.! :.49 J"''' _:H~.'"::"_:._'__:'__: i . , . . -
i ):~t~J :~ ::'::::1~'::::
, t______. I --- ---~ -'mMi, . . . . . - . f. . . . .
~ ;c:::':: :~ '..: :
; f::.: I -_~__ -.:1 f. . . , . . . . . , . . . .
. 'H__ 1.__ _._ ! I
; ,... J .... -- . v . . . . . , f . . - . .
-- <.- .. ,-. d it"
':i 1..-.. ." .. . .. .... . . ~t . . ~ _ ~
, r-" ---.. -
l ,::~ J ... ;;: I~ ' . " .I..,....,
[b ::~:~ m::::~:l::i:::::
T;.-- " --J--------- _n . . .~-:i'~-:-- -:-~. .'.!. "I-~ N
~ i ~ =ti ;:>~~. :.".T. , .. "p'.,;, ~ ,.,ri... : Ii ~
:, _m -.,..~ -- - ---:. i I." ~f .', t
)II:~ ~..".,. .., ~ ~ i
: - -.,..-, --.:-::- gl ill. --.: :X -..:j M'P'K!>:lMAlE SCALE
LL~.__~~"~=-::?'~--:,:::::~,,~:L{;"- C_" ., .. .... L:,~
r-., ~ ., r --,
CITY OF HOPKINS TRAFFIC STUDY FOR FIGURE 1
PROPOSED GOODWIll
. ~~;~~.:.~~~~~'!:;~ I.. STORE ~ "- SITE PLAN ~
Ms. Nancy Anderson -3- August 30, 2004
.
The site is accessed by two driveways on Excelsior Boulevard. The western driveway
provides access to 117 parking spaces adj acent to the office area., and the truck loading
area_ The loading area is separated from the parking area by a chain-link fence and gate
(the gate has been open since Rainbow Foods vacated the property). Access is provided
to the loading area from Excelsior Boulevard via a 65-[00t wide driveway that bisects the
parking area The eastern driveway provides access to 46 parking spaces adjacent to the
office area. No connection exists between the two parking areas.
FIELD OBSERV A nONS
As part of our study, Goodwill allowed us to tour two of their existing retail stores,
warehouses, and drop-offlocations. Sites in West St. Paul, MN and St. Paul, MN \vere
toured_ Vehicles pull into the drop-off area and allow Goodwill employees to take in and
process their donated items in the warehouse area_ The entire drop-off process takes
anywhere between thirty seconds and five minutes, with typical times in the one minute
range. The drop-off area can accommodate one vehicle at a time for unloading. The St.
Paul location features a drop-off that accommodates up to four vehicles at a time for
unloading.
Drop-off procedures were also observed at the present Goodwill facility in Hopkins on
August 18, 2004_ During the hour from 12:00 PM to I :00 PM, 42 vehicles used the
. drive-through drop-off area, \\~th a maximum queue oftive vehicles at any given time
during the hour. Therefore, the maximum queue was determined to be 12% of the peak
hourly volume.
QUEUING REVIEW
According to data provided by Goodwill, the Hopkins facility in March 2004 handled an
average of 269 donors per day_ At the same facility in December 2003, the average was
356 donors per day. In addition, Goodwill stated that the highest volume days for
donations are Saturday, SWlday, and Monday. Based on observations and trip generation
information for other retail stores, it was determined that the highest volume hour for any
given day of the week was the 3:00 - 4:00 PM hour on Saturday. Using the daily volume
for December as a worst-case scenario (356 vpd), and assuming that 18% of the Saturday
volume anives at Goodwill during this hour, 65 vehicles per hour will use the drop-off
area at the new Hopkins site. Using the ma-...:imum queue percentage of 12%, the
maximum queue length is 8 vehicles in the given hour. Asswning that a typical vehicle
in a queue occupies 25 linear feet, the maximum queue distance is 200 feet.
As shown in the site plan, the proposed drop-off area is located approximately 450 feet
north of Excelsior Boulevard_ Therefore, if the queue lengths ever extend past the
projected 200 feet, adequate space is available to accommodate the vehicles on-site
without interfering with traffic operations on Excelsior Boulevard.
.
Ms. Nancy Anderson -4- August 30, 2004
.
CIRCULA TION REVIEW
The proposed drop-off location on the new Hopkins Goodwill site is located on the west
side of the warehouse section, approximately 150 feet north of the fence. The intent is to
have vehicles dropping off donations enter the property from Excelsior Boulevard via the
western entrance, drive down the wide aisle, pass through the gate, and pull around to the
south next to the west side of the building to drop off Afterwards, drivers can then drive
parallel to the fence to meet traffic in the aisle. After turning left, traffic can then exit the
property. With a theoretical maximum queue length 0[200 feet, the queuing area can be
extended as far into the property as need be. The only factors influencing safety are the
conflict of exiting traffic versus queued traffic, and the ability of vehicles to access the
remainder of the warehouse (when it is leased). If the queue is extended for seventy feet
behind the drop-off area parallel to the warehouse, then curves around to the west, the
queue length will not interfere with other traffic operations on-site_
We reconunended implementing a striping plan as shown in Figure 2. This plan will help
delineate the queuing area for the drop-off fllllction_ The plan also allows vehicles
exiting the drop-off area the opportunity to exit the site in front of vehicles stopped in the
queuing area. The striped queuing area is shown on the eastern side of the 65 foot drive
aisle. This provides space for trucks to access the loading dock areas while vehicles are
queued.
.
.
Ms. Nancy Anderson -5- August 30. 2004
.
j .
-- .
u'
-....... .........j....... "
............. ...~.T_ ._
......,. ....0.. ."...U
.n.., " -~ .
..... 'c :A ....... ..n.... - fit<<>
'"
........ '" ..U"" U'__" 0
__m___ ill _um_________ .
_u__.._ ;j ___.____ ---.--- __..u__.,.,.._~__ ~""L._"'__'
-~--,. ~ . ....... ~
u.H+H . _ ....~ t ::i~
::::: ~ :::~-:1::::- ., ~
"." /'f.:!1.i~ .
"== I ~E "'" i<",~
. 2'i/ .
[ - ~ [l ..
:~~.;.
-' '~:j~~ 0
a'iIli:l ,"
== ~ =r~:~~- t '
==11 f) " .
/ ..
:/ ~~" .
_. t .ULhO. H...~
...__u i. ~ ...;'~N i~
== '- :::::.:.:~ "i · .
u_ =; ~.li'"
....~--~. ....~-.... .~....~
'.n".' un... .......j tU · ..
........'.- -. ~ ~ ,
...... ........ .......1 ?'.It(~.. . .
"'"
. r .__....__.....___.__________1 ...........---~.......,..........
~;1.."" !"';:;'~'S.";:!..~ ...-.......
....B. ~+~1 .,"U.T "
.....,.""""' ~'=l~:-: ~,~...._..~
~ - ..... L_~
.---~- "
........ -........~ ....--. ~'._T-J.~
"
3: ......--~. -'~p~ ~._~ ._no... "
~ T_U'" n...,. ............
I ~--'.-.......... ~~, .~~ uu.u
,_nn. unu
- ........""..... ...---
} .._-~. u.uu nUL ........... ''''''0"
" ...un. - ~..- ..uu uP" HU...,.-
_.-~. ............ unn -.... ......~... ...H........
.n~nu ....... .....0 .,nO. ...n. ll~~
! ~:::::~ =:::. m:::. :::: -:::. -.---.- .,l5~ N
-..-... , "
~e*
: _un. ....u. On.n~. ~..~ ~.~~ L__~ t
: ..,du ......, ...._ -
i = ..- e;-7z.m 7; -.'
i ,_,_,_'-'-- U_...-
.r+LL.-.. __..__~__~.......-J"._n_i _r_.~-.. ...--.- r._n___________-.---. .~.....---.--.------.~.....~""
__u _._-.----m-.--u-..- 8:1:<ELSlOfllll.VO. ;
.n....'''.''.''
00-
, ~ ,. ~ , ~
CITY OF HOPKINS TRAFFIC STUDY FOR FIGURE 2
PROPOSED GOODWIll
STORE RECOMMENDED
. W 8ENStlOOf & ASSOGIATES, INC. STRIPING
"-- H.l.~S~O~~MI[1~E'l<3l1'l!'fl1~.~liIl)nA~'Ilm~ llr.... ~ "-- ~
.,.. ..'.".. ..,. ........ .,. ...,..,..,. . . . , . .. . .. . . ' . . , . .
Ms. Nancy Anderson -6- August 30, 2004
.
PARKING REVIEW
According to the 2nd Edition of Parking Generation, published by the Institute of
Transportation Engineers, 54 vehicle parking spaces are required for a 15,000 square foot
retail store, and 23 spaces are required for a 45,000 square foot warehouse. The values
were based on a typical weekday, which is higher than that for a Saturday. The existing
marked parking spaces on the west side of the site win provide enough parking spaces for
employees and customers. For future uses of the building, the remaining 23 marked
spaces in front of the fence can be used, in addition to considerable space behind the
fence adjacent to the loading docks. Therefore, based on this parking review, adequate
parking spaces are available on-site to accommodate the proposed uses and other future
warehouse uses.
CONCLUSIONS
Based on the information presented in this report, we have made the following
conclusions:
. The proposed plan provides adequate space to accommodate the expected
queue lengths on-site without interfering with traffic operations on Excelsior
Boulevard_
. . We recommend that the queuing area be striped as shO\.vn in Figure 2. This
plan allows space for trucks to access the loading dock areas while vehicles
are queued.
. Adequate parking is provided on-site to accommodate the proposed use and
future warehouse uses_
.
eXISTlNa. FeNCe 2aB'.,,'
~
i!
PROOF OF PAR><INa. FOR YACAl<r WAREI4OU$e AFaEA, ~ SPAces Q
~
Q
~
..
~ ExIS1
-- ----------------------~--------------------------------------<:--,---- eXIS1
~----'- ~ PAvE
--~1~~r-+----------!3a-e3--E3-+-El!a--eB----.
$ PRClPOSSD NEW '2'" 310' ". ~ ~
l SF. BUll.DINas ADDITION )-.. .r 3>
.4.:r FOfi!. ENCLo&EP DROP I .....2 ,
OFF AI<EA. ~i - ::f;I~~, -me-lS-+----t-GEl--/
pFeOpOSECJ INDOOR
TAA5~ AND
RECYCL.\HC; ARSA
0 0 c c c c c
c c c 0 c c c c c c c c c c c c 0 c c c
f c c c c 0 c c c c c c 0 c c c 0 c 0 0 c
c 0 c c c 0 0 c c 0 c 0 c c c c c c c c
.. J>ROPOS:P GOOPUlll.L ~G""""'LL
)( RaTAI\.. ~4 IllA~M"U
n c c~c c c crnJc c c c c c c c c c c 0 0 0
.. f!>P<XD5F. '~flX'NJ $F.
r
.. 0 0 0 c c 0 0 c c c c c c c c c c c c c
- GROUP M. I<ET AIL Gl~ 6..lt WARel4OUSe. I STORA::!tE
\)
II c c c c c c c c c c c c c c c c c c c c
III c c c c c c c c c c c c c c c c c c c c
0 al:~
co
r c c c c c c c c
'" EXISTIt-6
< t1ON\Jt1eNT
1- StGN c c c c c c c c c c c c c 0 c c c c c c
111 EXlSTI!oG vACANT
0 ....lCe AReA
~~ c c~c c c c c c c c c c c c c c c c c c
;:r;; 'lP""5J'.
c c c c c 0 0 c 0 c c 0 c c c c c c c c
G~ al BUSIN.E.SS
c c c c c c c c c c c c c c c c c c c
c c c c c c c c c c c c c c 0 c c
O\~\\\\~~~~~ EXISTING
PARKlNCi
LOT ~A:
"', TOTAt.
/ ////////Ii \ \~ EX\&l'l~
ADJACENT
~I"DIN(;
N
~ ARCJ.lITECTUFaAL SITE PLAN ~
A.I r. .."..".
FUN NO!OT~
--_.~
PROJECT:
GOODWlI
7807 Creek--ridge Circle 8098 EXC!,
Minneapolis, MN 55~39 HOPKINS,
952.897.7874 Fax: 952.897.7740
E>cI5T111> NEW
COiSmrrl~ CONSTro:T\Otl
NS1Is'
<i> CGlCIlETE
t1AS<>lRr
is ~TR.I:TlCN.
NElli 11' X U' OJ.{,
COIL"'" PQCR
HEAYT CUlT 6-
IlOllARl:lS_
~. '4'.,,' ~- ~ 3!Zl'-!l"
@NORTJ.lELEVATION t2\UE5T ELEVATlQl
A.2 1ilO". roD" . ~1IS..r.1O"
PROJECT:
GOODWILL
7807 Cree1.7idge Circle 8098 EXCEr.~
Minneapolis. MN 55439 HOPKINS, i"..,
952.897.7874 Fox: 952.897.7740