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Ap ril 8 2005 H P K i N s Planning Report SPR05 -2
r
SITE PLAN REVIEW SUPERVALU
Proposed Action
Staff recommends the following motion: Move to adopt Resolution RZ05 -9, recommending
denial of a site plan to construct an addition to the building at 300 Second Avenue South.
Overview
Supervalu is proposing to construct a 130,000- square -foot addition to the existing building at 300
Second Avenue South. The proposed addition will be located on the east side of the existing
building. Supervalu is proposing to remove the existing parking on the east side and move that
parking to the south side. The parking area will be for employees and there will be two access
points on Fifth Street into the parking area.
When the existing building was constructed, a height variance was granted. If the building
addition is to match the existing building, a height variance will have to be granted. The
applicant has also applied for a front yard setback variance.
0 Pr Issues to Cons
What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
What are the specifics of the development?
What is the staff recommendation?
Supporting Documents
Analysis of issues
Resolution RZ05 -9
Site Plans
Parking/Traffic Study
(La �1 i_��
Nancy Anderson, AI P
Planner
Financial Impact: N/A Budgeted: Y/N Source:
Related Documents (CIP, ERP, etc.):
ill Notes:
SPRO5 -2
Page 2
0 Primary Issues to Consider.
What is the zoning of the property, and how has the Comprehensive Plan
designated the subject site?
The zoning of the property is I -2, General Industrial. The Comprehensive Plan has designated
this site as Industrial. The proposed development complies with both documents.
What are the preliminary specifics of the redevelopment?
Building
The proposed 130,000- square -foot addition will be added to the east side of the existing building.
The exterior will match the existing building.
Parking
The parking has been moved to the south side of the site. The site is short 52 parking spaces
with the relocation of the parking lot. Supervalu can provide a proof of parking area if more
parking is needed in the future.
Landscaping The landscape indicates landscaping on the south side will remain except for the a rea where the
new entrances will be located. The applicant is required to plant 65 additional plantings. The
plans indicate that Supervalu will provide additional plantings for the city's use.
Exterior
The exterior will be the same as the existing building, pre -cast concrete panels.
Access
Truck access to the site will not change. The existing truck access to the site is from Fifth
Avenue. The parking lot will be moved to the south side of the building. Access to this parking
area will be from Fifth Street. A traffic /parking study was completed for the new access points.
The intersections will function at an acceptable level. The traffic study indicated there will be
additional traffic on Fifth Street west of Second Avenue.
Setbacks
The building is required to have a 20 -foot setback on the east side. The plan indicates a 10' 6"
setback on the east side. The applicant has applied for a front yard setback variance. No other
setbacks are affected.
III
SPR05 -2
Page 3
Engineering /Public Works
Storm Drainage
The drainage calcs show a decrease in runoff from the existing to proposed condition. This is
due to 2 factors. 1) There are an additional 0.65 acres unaccounted for in their computations; 2)
the time of concentration is longer for the proposed condition, which has the effect of reducing
the rainfall intensity for the calculations.
I recommend having the calcs resubmitted for review clarifying and correcting these issues.
As a general comment, there are storm sewers crossing each other with some going to the pond
and others straight to the storm sewer system. It may make sense to try and limit the crossovers
by redirecting some of the roof drainage from the one outlet to the other while maintaining the
same total discharge for each.
Water System
Should the internal loop 12" water main be connected to the public line on Fifth Street? It would
likely improve flows for the area in general.
Grading looked fine.
Fire Marshal
The Firs Marshal has reviewed the plans. He has found them acceptable.
Height
The Zoning Ordinance allows a maximum height of 45 feet. The proposed height at the highest
point is 47.5 feet. The applicant has applied for a height variance of 12.5 feet.
Watershed District
The Watershed District will have to approve this addition.
Surrounding Uses
The site is surrounded by residential on the south, Highway 169 to the east, SuperValu
perishables building to the west and industrial uses to the north.
What is the staff recommendation?
Staff recommended approval of the south side addition and still feels that that would be a
preferred option to the east side addition. The east side brings traffic and parking a lot closer to
the neighborhood. The east side option also not does allow additional space for the additional
SPRO5 -2
Page 4
40 landscaping that was proposed. Fifth Street will still function at levels of service that are
acceptable with the east side addition, but it will bring more traffic to Fifth Street.
Alternatives.
1. Recommend approval of the site plan review to construct an addition to the building at 300
Second Avenue South. By recommending approval of the site plan review to construct an
addition, the City Council will consider a recommendation of approval. If the Planning
Commission considers this alternative, findings will have to be identified that support this
alternative.
2. Recommend denial of the site plan review to construct an addition to the building at 300
Second Avenue South. By recommending denial of the addition, the City Council will
consider a recommendation of denial.
3. Continue for further information. If the Planning Commission indicates that further
information is needed, the item should be continued.
CITY OF HOPKINS
Hennepin County, Minnesota
RESOLUTION NO: RZ05 -9
RESOLUTION MAKING FINDINGS OF FACT AND RECOMMENDING
DENIAL TO CONSTRUCT AN ADDITION
WHEREAS, an application for Site Plan Review SPRO5 -2 has been made by Supervalu;
WHEREAS, the procedural history of the application is as follows:
1. That an application for a site plan review was made by Supervalu on March 25,
2005;
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 April 12, 2005: 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:
Lot 1, Block 1, Supervalu Addition
NOW, THEREFORE, BE IT RESOLVED that the application for Site Plan Review SPRO5 -2 is
hereby recommended for denial based on the following Findings of Fact:
1. That the Planning Commission found no hardship was demonstrated for the height
variance for the south expansion and the same conditions exist with the addition to
the east.
2. Without the height variance the proposed development will be unable to be
constructed as proposed.
Adopted this 12th day of April 2005.
ATTEST:
Mary Hatcher, chair
OF BENSHOOF ASSOC INC.
TRANSPORTATION ENGINEERS AND PLANNERS
10417 EXCELSIOR BOULEVARD, SUITE TWO H MN 55343 2 38 -1667 FAX (952) 238 -1671
April 6, 2005 Refer to File: 05 -30
DRAFT
MEMORANDUM
TO: Nancy Anderson, City of Hopkins
FROM: Edward F. Terhaar and David C. May
RE: Results of Traffic Impact Study for the Proposed SuperValu Expansion
PURPOSE
The purpose of this memorandum is to present results of our traffic impact study for a
proposed expansion of the SuperValu distribution center in Hopkins, Minnesota. Our
work to date has involved the estimation of the number of trips transferred within the
area, and the determination of impacts on the surrounding roadway network.
BACKGROUND INFORMATION
Location Characteristics
The SuperValu distribution center is located on a block surrounded by 3 Street South,
2nd Avenue South, and 5 Street South. as shown in Figure 1. Parking for employees is
currently accessed by two driveways on 2nd Avenue. The TH 169 freeway can be
accessed via either 2nd Avenue to 7 Street, or via 5 Avenue and Excelsior Boulevard.
Development Characteristics
The existing SuperValu warehouse and distribution center occupies almost 580,000
square feet of gross floor area. The proposed warehouse expansion will be constructed
on the southeast corner of the existing warehouse, adding 130,000 square feet of gross
floor area. No additional employees are expected to be added; the additional warehouse
space is intended for automation of existing operations within the facility. The majority
of the employee parking will be moved to a surface lot on the south side of the
warehouse. Two accesses will be provided onto 5 Street, west of 2nd Avenue. A small
parking area will remain adjacent to the main employee entrance, with access to 2
Avenue. Figure 2 shows the proposed development site plan.
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CITY OF HOP KINS TRAFFIC STUDY FOR FIGURE 1
PROPOSED
'CP SU PERVAW EXPANSION PROJECT LOCATION
BENSNOOF &ASSOCIATES, INC.
T RANSPORTATIONENGINEERSANOPLANNERS
DRAFT
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PROPOSED
SUPERVALU EXPANSION SITE PLAN
WBENSHOOF &ASSOCIATES, INC.
TRANSPORTATION ENGINEERS AND PLANNERS
DRAFT
Ms. Nancy Anderson -4- April 6, 2005
Existing Roadway Characteristics
2nd Avenue South and 5 Street South intersect at a three -way intersection near the
southeast corner of the SuperValu warehouse. The intersection is currently all -way stop
controlled. All three approaches feature shared through and turning lanes. Each of the
two parking lot accesses onto 2 Avenue intersect at three -way intersections, with shared
through/turning lanes for each approach. At each of these intersections, the parking lot
approach is stop controlled. Each of the streets in the study area has a posted speed limit
of 30 mph.
Existing Traffic Volumes
In order to determine the baseline traffic volumes, turning movement counts were
conducted on Thursday, March 31, 2005, from 6:00 AM to 9:00 AM and from 2:00 PM
to 6:00 PM. In addition, daily traffic volume counts were conducted on 2 Avenue and
5th Street from Tuesday, March 29, 2005 through Monday, April 4, 2005. The resulting
existing volumes recorded through these counts are presented later in this report.
TRAFFIC FORECASTS
Traffic forecasts were established for existing conditions and the year 2006 after
development. The traffic forecasts consist of existing traffic volumes, background
growth, and reassigned development trips. Since no additional employees are expected to
be added to the SuperValu warehouse workforce, no additional vehicle trips are expected
to be generated by the development.
Background Growth in Traffic Volumes
Traffic volumes are expected to increase on 2 Avenue and 5 Street regardless of the
proposed development due to continuing growth in the area. Based on the most recent
available daily traffic volume counts in the area, volumes on 2 Avenue and 5 Street
were increased by 2% in order to account for such growth in traffic volumes by the year
2006.
Reassignment of Existing SuperValu Traffic Volumes
Due to the relocation of many of the employee parking spaces, it is necessary to re- assign
the existing traffic volumes generated by the development. This was accomplished by
removing the SuperValu traffic volumes from the existing traffic volumes, and re-
assigning them to the proposed driveways intersecting 5th Street west of 2 Avenue. A
percentage of the traffic consistent with the amount of parking spaces remaining adjacent
to 2 Avenue was maintained at the driveway intersection on 2 Avenue.
DRAFT
Ms. Nancy Anderson -5- April 6, 2005
Directional Distribution of Trips
P
Based on the existing traffic volumes, trips generated by the development are distributed
as follows during the AM peak:
45% to /from the north on 2 Avenue South
40% to /from the south on 2nd Avenue South
15% to /from the west on 5 Street South
During the PM peak, trips generated by the development are distributed as follows:
50% to /from the north on 2 Avenue South
35% to /from the south on 2nd Avenue South
15% to /from the west on 5 Street South.
Total Projected Traffic Volumes
After accounting for existing volumes, background growth volume, and volume
adjustments due to the proposed development, we have prepared total volume forecasts
for the weekday AM and PM peak hours, as well as projected daily volumes for each of
the following scenarios:
S Existing Conditions
2006 Build (background traffic growth plus reassignment of development trips)
Figure 3 shows the weekday AM peak hour volumes, and Figure 4 shows the weekday
PM peak hour volumes. Figure 5 shows the projected average annual daily traffic
volumes in the study area.
DRAFT
EXI STING
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NOT TO SCALE
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CITY OF HOPKINS FIGURE 3
TRAFFIC STUDY FOR
PROPOSED WEEKDAY A.M. PEAK
SUPERVALU EXPANSION HOUR TURNING
WBENSHOOF &ASSOCIATES, INC. MOVEMENT VOLUMES
TRANSPORTATION ENGINEERS AND PLANNERS
DRAFT
EXISTING co
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81 �n
65
5TH ST S. 72
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5TH ST. S. Lj F-- 15 E� E-- 154 sr
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A t
A NOT TO SCALE
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FIGURE 4
CITY OF HOPKINS TRAFFIC STUDY FOR
PROPOSED WEEKDAY P.M. PEAK
SUPERVALU EXPANSION HOUR TURNING
BENSHOOF ASSOCIATES, INC, MOVEMENT VOLUMES
TRANSPORTATION ENGINEERS AND PLANNERS
DRAFT
3RD ST. S.
2670/2725
PROJECT
LOCATION
5TH ST. S.
1
4465/4870 2095/2140
3910 /3990
w
F 2005 EXISTING
2006 WITH EXPANSION
MO(
N
NOTE: 2006 VOLUMES INCLUDE 2% INCREASE TO ACCOUNT FOR
BACKGROUND GROWTH DUE TO OTHER DEVELOPMENT
NOT TO SCALE
FIGURE 5
CITY OF HOPKINS TRAFFIC STUDY FOR
PROPOSED AVERAGE ANNUAL
SUPERVALU EXPANSION DAILY TRAFFIC
BENSHOOF ASSOCIATES, INC. VOLUMES
TRANSPORTATION ENGINEERSAND PLANNERS
DRAFT
Ms. Nancy Anderson -9- April 6, 2005
TRAFFIC ANALYSIS
Level of Service
Each of the subject intersections was analyzed to determine the impacts of traffic
rerouted due to the SuperValu warehouse expansion. Capacity analyses were performed
using Highway Capacity Software (HCS). The results are presented in terms of level of
service (LOS), which range from A to F. LOS A represents the best intersection
operation, with very little delay for each vehicle using the intersection. LOS F represents
the worst intersection operation with excessive delay.
At the intersection of 2 Avenue and 5 Street, all turning movements operate at LOS A
under both scenarios during both the AM peak hour and the PM peak hour. Under the
existing driveway arrangement where access is provided from 2 Avenue, all turning
movements at both driveway intersections operate at LOS A during the AM peak hour.
During the PM peak hour, traffic exiting the northern driveway operates at LOS B; all
other turning movements in the study area operate at LOS A.
Under the proposed driveway arrangement where the principal parking area is accessed
from 5 Street, traffic exiting the two driveways onto 5 Street operates at LOS B during
both the AM peak hour and the PM peak hour. Each of the other turning movements in
the area (including the intersection of 2 Avenue and the driveway access close to the
entrance) operate at LOS A during the AM peak hour and PM peak hour.
Therefore, all intersections operate at acceptable LOS under the future proposed access
scenario.
Daily Volume Changes
Daily volumes were collected at the locations shown in Figure 5. Volumes on 2nd
Avenue and on 5 Street east of 2 Avenue will not change due to the proposed
expansion. These volumes are expected to increase slightly due to the assumed
background growth in the area. The volume on 5 Street west of 2 Avenue will
increase due to the locations of the proposed parking lot access points. The daily volume
at this location will increase less than 10 percent due to the reassignment of trips. The
resultant volume is still within acceptable levels for this type of roadway.
Separation of Employee and Truck Trips
From a traffic engineering perspective, it is very desirable to separate the employee trips
from the truck trips. Combining theses two types of trips would lead to internal
circulation problems, resulting in unsafe conditions for both employees and the truck
operators. For example, if the proposed parking lot access points on 5 Street were
removed, all employees would need to travel along the west side of the building to access
3 Street at 5 Avenue. This would require employees to travel through the busy front
loading dock area of the building, which would lead to conflicts during the busy shift
change times. Therefore, we recommend that access for the parking be provided on 5
Street as shown in the proposed site plan.
DRAFT
Ms. Nancy Anderson -10- April 6 2005
CONCLUSIONS AND RECOMMENDATIONS
Based on the information resented in this report, we have made the following
conclusions:
The proposed project will add approximately 130,000 square feet of warehouse
space to the existing facility. The proposed expansion will not result in additional
employees at the facility.
All intersections operate at acceptable levels of service under the proposed access
plan.
Daily volumes on 2nd Avenue and on 5th Street east of 2 Avenue will not change
due to the proposed project. Daily volumes on 5 Street west of 2 Avenue will
increase due to the location of the driveway access locations. The resultant
volumes are within acceptable levels for this roadway.
From a traffic engineering perspective, it is very desirable to separate the
employee trips from the truck trips. Combining theses two types of trips would
lead to internal circulation problems, resulting in unsafe conditions for both
employees and the truck operators. Therefore, we recommend that access for the
parking be provided on 5 Street as shown in the proposed site plan.
We are confident the surrounding roadway system will be able to adequately
accommodate the proposed project.
DRAFT