2022-0106 - Starbucks Chanhassen_Parking Queueing Memo
kimley-horn.com 767 Eustis Street, Suite 100, St. Paul, MN 55114 651-645-4197
MEMORANDUM
To: Sharmeen Al-Jaff
City of Chanhassen
From: Mike Brandt, P.E.
Kimley-Horn and Associates, Inc.
Date: January 6, 2021
Subject: 190 Lake Drive East – Parking & Queuing Summary
Chanhassen, Minnesota
________________________________________________________________________________
Introduction
The site of interest is located on the southwest corner of the intersection of MN-5 (Arboretum Blvd.)
and Dakota Avenue in Chanhassen, Minnesota. The existing 1.52-acre site is currently occupied by a
2,231 square foot coffee shop with drive-thru, 3,000 square foot retail store, and 2,753 square foot
pizza restaurant. The proposed improvements include re-routing an existing drive-thru and eliminating
one site access to accommodate the proposed extended drive-thru. The proposed site plan is
included within this memorandum. The City has requested a memorandum to document the
anticipated trip generation, parking demand, and queueing for the coffee shop and other strip retail
uses during peak operation times.
Parking Demand
The proposed site plan includes a shared parking lot for the coffee shop, pizza restaurant, and mixed
use. The proposed site provides 55 parking spaces (including 3 ADA spaces). This is less than the 65
spaces required by the Chanhassen City Code. In order to estimate the expected parking lot demand
for the proposed site, Kimley-Horn collected parking lot occupancy data at another drive-thru coffee
shop in Burnsville and fast food in Savage, Minnesota, similar to the one being proposed for this site.
Parking lot data was collected at the two sites during April 2021.
Parking lot occupancy data for the coffee shop was collected on two weekdays between 7:30 and
9:00 a.m. for the morning peak and between 11:30 a.m. and 1:00 p.m. for the midday peak. Whil e
parking occupancy for the fast-food restaurant was collected between 11:30 a.m. and 1:00 p.m. for
the midday peak and 5:00 p.m. and 6:30 p.m. for the p.m. peak. However, the dining room at the fast-
food restaurant was closed at the time of data collectio n. The parking lot occupancy data is
summarized in Table 2.
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kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197
Table 2 – Parking Lot Count Summary
Store Type Store Location Peak Period Observed Average
Parking Lot Count
Average Maximum
Parking Lot Count
Coffee Shop Burnsville
AM 8.2 11.0
Midday 10.3 13.5
Fast-Food
Restaurant Savage
Midday 3.2*
5.5*
PM 3.3* 5.0*
*Dining room closed during data collection
Due to the nature of the two site uses, the period of peak parking lot occupancy is expected to be
during the midday peak. The existing nearby coffee shop is roughly 2,000 square feet, while the
proposed coffee shop would be 2,231 square feet. To predict the maximum parking demand of the
proposed coffee shop during the midday peak, the average maximum parking lot count was sca led
with respect to square footage. The expected maximum parking lot occupancy of the coffee shop is
approximately 15 vehicles based on data collected at the nearby location.
For comparison, the Institute of Transportation Engineers (ITE) Parking Generation Manual, Fifth
Edition was also used to determine the expected average parking occupancy of a 1,300 square-foot
coffee shop during the midday peak. The ITE parking demand is 5 vehicles during the midday peak.
Based on this, the adjusted maximum parking lot occupancy of 15 vehicles for the coffee shop in the
midday peak is reasonable.
The average maximum number of parking spots used during the midday peak at the fast-food
restaurant was 5.5, however this is not expected to represent actual parking demand as the dining
room was closed during the data collection. To develop a better estimate of parking lot demand for a
fast-food restaurant, parking demand was calculated using the standard parking generation rates
published in the Institute of Transportation Engineers (ITE) Parking Generation Manual, Fifth Edition.
The average ITE parking generation rate for a 2,800 square foot fast-food restaurant without drive
thru window (Land Use Code 933) was 28 parking spaces during the midday peak period.
In addition to the fast food and coffee shop uses, a mixed-use tenant also occupies the space.
Parking demand for this use was determined using the Institute for Transportations Engineers (ITE)
Parking Generation Manual, Fifth Edition. The average ITE parking generation r ate for a 3,000 square
foot Retail store (Land use Code 820) was 6 parking spaces during the midday peak period.
With an adjusted average maximum occupancy of 15 vehicles at the coffee shop, 6 vehicles for the
retail store and the projected average occupancy of 28 vehicles for the fast-food restaurant, the total
mid-day parking demand is expected to be around 49 vehicles. As previously mentioned, the
proposed site provides 55 parking spaces (including 3 ADA spaces). It is anticipated that the
proposed site will approach maximum parking capacity during the mid-day peak hour. However, it is
not anticipated to be near capacity for an extended period of time throughout the day.
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kimley-horn.com 767 Eustis Street, Suite 100, Saint Paul, MN 55114 651-645-4197
CONCLUSION
The existing site, located on the southwest corner of the intersection of MN-5 (Arboretum Blvd.) and
Dakota Avenue, includes a 2,231 square foot coffee shop with drive-thru, 3,000 square foot retail
store, and 2,753 square foot pizza restaurant. Based on the parking analysis results, the anticipated
peak parking demand will occur during the mid-day peak resulting a demand of 49 spaces. With the
proposed site providing 55 spaces with improvements, it is anticipated the proposed site will
approach maximum parking capacity during the mid-day peak hour. However, it is not anticipated to
be near capacity for an extended period of time throughout the day.