HomeMy WebLinkAboutPC AG PKT 2013-08-07 #5PLANNING COMMISSION
STAFF REPORT
TO: Planning Commission
FROM: Director of Community Development
MEETING DATE: August 7, 2013
SUBJECT: PUBLIC HEARING
ITEM NUMBER
5
REQUEST FOR A CONDITIONAL USE PERMIT
(CUP 12 -28) FOR THE RECONFIGURATION OF AN
EXISTING DRIVE THROUGH; PROVISION OF AN
OUTDOOR SEATING AREA; AND
ESTABLISHMENT OF A 24 -HOUR OPERATION
WITHIN AN EXISTING COMMERCIAL STRUCTURE
IN THE GENERAL COMMERCIAL (GC) ZONE.
LOCATION: 981 PACIFIC COAST HIGHWAY
APPLICANT: CANDICE DOYLE —ARCHITECTS ORANGE
RECOMMENDATION: After conducting the Public Hearing, staff
recommends that the Planning Commission adopt
Resolution No. 12 -4.1, denying Conditional Use
Permit 12 -28.
Planning Commission Staff Report
Conditional Use Permit 12 -28
981 Pacific Coast Highway
August 7, 2013
ZONE:
GC (GENERAL COMMERCIAL)
GENERAL PLAN DESIGNATION: COMMERCIAL — GENERAL
SITE DESCRIPTION:
Assessor's Parcel Number: 043 - 260 -05
Lot Area: 7.92 Acres.
Total Building Area: Approximately 702 sq. ft.
Surrounding Properties:
North: Single- family residential properties in the Residential Low
Density (RLD -9) zone.
South: Commercial properties in the General Commercial (GC)
zone and Main Street Specific Plan (MSSP) zone.
East: Single- family residential properties in the Residential Low
Density (RLD -9) zone.
West: Commercial properties in the General Commercial (GC)
zone; single - family properties in the Residential Low Density
(RLD -9) zone.
LEGAL NOTIFICATION:
The legal notice of this hearing was published in the Seal Beach Sun Newspaper on July
25, 2013 and mailed to 239 property owners and 189 occupants within a 500' radius of the
subject property on July 25, 2013, with affidavits of publishing and posting on file.
ENVIRONMENTAL ASSESSMENT:
The Community Development Department has determined that CUP 12 -28 is categorically
exempt from the California Environmental Quality Act (CEQA) pursuant to the State CEQA
Guidelines, Section 15303(c) (New Construction or Conversion of Small Structures), since
it involves the remodel and minor reconfiguration of an existing commercial structure of
less than 2,500 square feet in size.
Planning Commission Staff Report
Conditional Use Permit 12 -28
981 Pacific Coast Highway
August 7, 2013
LOCATION MAP:
FACTS:
• On November 9, 2012, Candice Doyle of Architects Orange submitted an application
with the Community Development Department for Conditional Use Permit 12 -28.
• Planning staff deemed the subject application complete on July 16, 2013 and
subsequently placed the item on the Planning Commission agenda for the August 7,
2013 regular meeting.
• The project would allow for the reconfiguration of an existing drive - through; provision of
an outdoor seating area; and establishment of a 24 -hour operation within an existing
commercial structure.
• The subject structure is approximately 702 square -feet in area and is located within the
'Seal Beach Center' shopping center.
• The subject structure was the former location of The Daily Grind coffee shop and had
operated as such from 1995 until 2012.
• As of July 31, 2013, planning staff has received one letter and two emails in response
to the hearing notices that were mailed out to all owners and occupants within a 500'
radius of the subject parcel, for the Planning Commission meeting on August 7, 2013.
Planning Commission Staff Report
Conditional Use Permit 12 -28
981 Pacific Coast Highway
August 7, 2013
BACKGROUND:
On September 7, 1994, the Planning Commission approved the original structure for a
drive - through espresso bar within the Seal Beach Center (CUP 94 -6). The structure was
approximately 270 sq. ft. and located within the parking lot area of the shopping center.
The structure, drive - through aisles (2), and landscaping resulted in the elimination of six
parking stalls within the parking lot. At the time, prior to the remodeling and expansion of
the shopping center, there was a surplus of parking within the center and the removal of six
spaces was not an issue.
The shopping center underwent a major renovation and expansion starting in 2006. As
part of the renovation and expansion, the previous structure was demolished and a new,
larger, 950 sq. ft. building was constructed in the current location within the parking lot.
The approval for this new structure was through CUP 05 -13 and was one of several
discretionary permit approvals for the renovation and reconstruction of the shopping center
that were approved by the Planning Commission on December 7, 2005. An Indefinite
Extension of CUP 05 -13 was granted by the Planning Commission on October 8, 2008.
ANALYSIS:
The applicant is requesting a Conditional Use Permit for the provision of an outdoor seating
area; establishment of a 24 -hour operation; and substantial reconfiguration of the existing
drive - through. The analysis will evaluate the subject requests on an individual basis.
Outdoor Patio
Under CUP 05 -13, the subject property was granted approval of a limited outdoor patio
area of 150 square -feet. The subject request is for a slightly reconfigured outdoor patio
area of approximately 162 square -feet, with three small tables located on the patio. The
patio is shielded from residential properties to the north by the main building within the
shopping center, but there is no such buffer or sound attenuation to the south, across
Pacific Coast Highway. During the daytime, the ambient noise from businesses in the
area, as well as Pacific Coast Highway, would exceed any foreseeable noise generated
from the patio area, but in the evening, when traffic decreases and noise generated from
businesses ceases, there is a potential for noise from an outdoor seating area to carry
greater distances and create impacts to the residential areas to the south. Staff does not
anticipate a problem with the size or location of the proposed outdoor patio, if the Planning
Commission were to approve the CUP, but noise could be a problem if the patio is
occupied in the late night or very early morning hours.
24 -Hour Operation
The applicant has requested the ability to operate on a 24 -hour basis. Section 11.4.05.055
of the Zoning Code requires that a Conditional Use Permit be obtained for all extended
hour businesses with operating hours between 12:01 a.m. and 6:00 a.m. This code
section specifies the operating standards and requirements of all extended hour
businesses, including minimum number of employees on duty, noise, light and glare, traffic
impacts, etc. The intent of these requirements is to minimize any potential impacts to
nearby residential neighborhoods. The Zoning Code specifies that a minimum of two
Planning Commission Staff Report
Conditional Use Permit 12 -28
981 Pacific Coast Highway
August 7, 2013
employees, plus one security guard, remain on duty during all hours from 12:01 a.m. to
6:00 a.m. that the business is open.
The previous business (The Daily Grind) had operating hours from 5:00 a.m. to 6:00 p.m.
Monday through Friday and 6:00 a.m. to 6:00 p.m. Saturday and Sunday. Other Starbucks
locations within a five -mile radius of this proposed location have operating hours ranging
from 4:30 a.m. to 11:00 p.m., including the existing Starbucks kiosk located inside of
Pavilions Supermarket at 1101 Pacific Coast Highway, which has operating hours of 6:00
a.m. to 7:00 p.m., the Starbucks located within the Marina Pacifica shopping center in Long
Beach — 5:30 a.m. to 10:00 p.m., and the Starbucks located within the Pacific Gateway
Plaza at 2311 Seal Beach Boulevard — 4:30 a.m. to 8:00 p.m.
Given the location of the business, the existence of an outdoor patio area, the fact that
there would be no indoor seating area at this location, and the current operating hours of
other Starbucks within the area, staff recommends that operating hours at this location be
restricted to the hours between 5:00 a.m. and 11:00 p.m., should the Planning Commission
decide to approve -the CUP. Staff believes that noise impacts could be an issue if the
business were allowed to operate outside of these recommended hours.
Reconfiguration of Existinq Drive - Through
The existing drive - through configuration was approved under CUP 05 -13 in December
2005. The drive - through is located along the northern side of the subject building and
provides queuing for approximately two cars within the drive - through lane. When three or
more cars are stacked in the drive - through, they back up into the existing drive aisle to the
east of the building, impeding the traffic flow within that drive aisle. This issue has been
brought to the attention of the Planning Commission in the past.
The previous tenant (Daily Grind) ceased operations at this location sometime in early
2012. In the summer of 2012, the applicant approached staff regarding the feasibility of
establishing a Starbucks Coffee at this location. Staff's concerns with the project were
predominately related to the inadequacy of the drive - through — specifically, the inability to
stack cars in the existing drive - through lane without having cars extending into the parking
aisle and adversely impacting traffic circulation within the parking lot, and initial feedback to
the applicant reflected these concerns.
The applicant subsequently provided staff with a conceptual reconfiguration of the drive -
through, one that relocated the drive - through to the south side of the subject building and
provided stacking for four cars within the drive - through aisle, with additional cars stacking
into a reconfigured drive aisle to the west of the subject building. After discussion with the
applicant regarding this revised drive - through configuration, staff determined that the
revised configuration would not necessarily meet stacking requirements for peak hour
business, as once the queue reached eight cars, the eighth car, and any additional cars,
would likely be blocking the sidewalk along Pacific Coast Highway and stopped within the
driveway entrance into the center or possibly even stacked along Pacific Coast Highway.
Staff has observed numerous instances where the queue at the Starbucks location at 2311
Seal Beach Boulevard has exceeded eight cars, and sometimes as many as eleven or
twelve cars. Staff then requested that the applicant provide additional data, via a drive-
Planning Commission Staff Report
Conditional Use Permit 12 -28
981 Pacific Coast Highway
August 7, 2013
through queuing analysis or demand study, for any reconfiguration proposal for the drive -
through.
The applicant then resubmitted a third iteration of the drive - through reconfiguration, one
that reconfigured parking and landscape areas adjacent to the subject building and
wrapped the drive through lane around the building from the south side of the building to
the north side, and relocated the pick -up window to the south side of the building. This
configuration is the one that is detailed on the plans for CUP 12 -28 that accompany this
report.
Per staff's request, the applicant also submitted a queuing study prepared by Albert Grover
& Associates, which analyzed morning peak hour data at three different Starbucks
locations in Southern California (Seal Beach, Huntington Beach, and Bellflower). Of these
three locations, only one (Bell-flower) is a drive - through only store.
The queuing study demonstrated that the maximum queue observed at the drive - through
only store (Bellflower) was eight vehicles on a weekday and nine vehicles on a Saturday.
While the queuing study notes that queues are historically longer at full service stores than
at drive - through only stores, staff believes it is important to note that within a three -mile
radius of the Bellflower drive - through only store, there are five other Starbucks stores that
have a drive - through, while there are only two other Starbucks stores within a three mile
radius of the subject property that have a drive - through. Staff believes that having fewer
drive - through Starbucks locations within the vicinity of the proposed location may put
additional pressure on drive - through traffic at this location. Additionally, staff believes that
because this proposed location is located along a busy state highway, there is a potential
for increased drive - through business at this location that other stores not having such siting
characteristics may not experience.
The site plan submitted by the applicant shows queuing for eight cars within the drive -
through lane, with stacking for two additional cars within the drive aisle to the east of the
subject building. This drive aisle is a two -way configuration with an aisle width of 24' -1 ".
Providing additional automobile stacking in this drive - through lane would effectively
decrease the functional width of this aisle to a single lane, when cars are stacked in the
aisle. The City Engineer has opined that this situation would have the potential to create
confusion and possible circulation conflicts and traffic collisions within the parking lot and
drive aisle, and may result in occasional 'line cutting', due the proposed separation
between the end of the drive through line and the beginning of the stack in the aisle. The
City Engineer further believes that due to a high visitor environment, a learning curve
cannot be associated with this site and would result in ongoing confusion when stacking
beyond eight cars occurs within the drive - through.
Staff has discussed the possibility of additional alternate drive - through configurations with
the applicant that would not lead to confusion or conflict and would allow cars to internally
stack but not create conflicts with parking areas or existing drive aisles, but all such options
would require the removal of additional parking. Due to tenant lease obligations with
Vons /Pavilions, however, removal or relocation of additional parking spaces within the
parking lot area is infeasible.
Planning Commission Staff Report
Conditional Use Permit 12 -28
981 Pacific Coast Highway
August 7, 2013
Because of the inability of the applicant to provide sufficient drive - through capacity that
would be able to accommodate the number of vehicles that would foreseeably use the
drive through at peak hours, staff cannot recommend approval of the proposed
reconfigured drive - through.
CONCLUSION:
After concluding the public hearing and receiving testimony and additional evidence, staff
recommends that the Planning Commission deny Conditional Use Permit 12 -28
Prepared by:
AICP
- Community Development
Attachments (4):
by:
iam
of Community Development
1. Resolution Number 12 -41 —A Resolution of the Planning Commission of the City of
Seal Beach, denying Conditional Use Permit 12 -28 for the reconfiguration of an
existing drive - through; provision of an outdoor seating area; and establishment of a
24 -hour operation within an existing structure at 981 Pacific Coast Highway, Seal
Beach.
2. Drive - through Queuing Study for proposed Starbucks at 981 Pacific Coast Highway,
prepared by Albert Grover & Associates
3. Emails and correspondence received for CUP 12 -28
4. Project plans
ATTACHMENT 1
RESOLUTION NUMBER 12-41, A RESOLUTION
OF THE PLANNING COMMISSION OF THE CITY
OF SEAL BEACH DENYING CONDITIONAL USE
PERMIT 12 -28 FOR THE RECONFIGURATION OF
AN EXISTING DRIVE-THROUGH; PROVISION OF
AN OUTDOOR SEATING AREA; AND
ESTABLISHMENT OF A 24 -HOUR OPERATION
WITHIN AN EXISTING STRUCTURE AT 981
PACIFIC COAST HIGHWAY, SEAL BEACH.
RESOLUTION NUMBER 12 -41
A RESOLUTION OF
THE PLANNING
COMMISSION OF THE
CITY OF SEAL
BEACH DENYING CONDITIONAL
USE
PERMIT 12 -28
FOR THE
RECONFIGURATION OF AN EXISTING
DRIVE - THROUGH; PROVISION OF NA
OUTDOOR SEATING
AREA; AND
ESTABLISHMENT OF
A 24 -HOUR
OPERATION WITHIN
AN EXISTING
STRUCTURE AT 981
PACIFIC COAST
HIGHWAY, SEAL BEACH
THE PLANNING COMMISSION OF THE CITY OF SEAL BEACH
DOES HEREBY FIND AND RESOLVE:
Section 1. On November 9, 2012, Candice Doyle of Architects Orange ( "the
applicant ") submitted an application to the City of Seal Beach Department of
Community Development for Conditional Use Permit (CUP) 12 -28 for the
reconfiguration of an existing drive - through; provision of an outdoor seating area;
and establishment of a 24 -hour operation within an existing commercial structure
at 981 Pacific Coast Highway, Seal Beach.
Section 2. A duly noticed public hearing was held before the Planning
Commission on August 7, 2013 to consider the application for Conditional Use
Permit 12 -28. At the Public Hearing, the Planning Commission received and
considered all evidence presented, both written and oral, regarding the subject
application. The record of the hearing includes the following facts, which the
Planning Commission finds to be true and correct:
a. The subject building is located in the Seal Beach Center within the
General Commercial (GC) zone. The subject building is approximately 950
square feet in size and has an existing drive - through aisle that does not provide
adequate stacking for vehicles.
b. The subject property is a large retail shopping center,
approximately 7.92 acres in size, and is developed with approximately 103,000
square feet of retail and restaurant space. The shopping center was originally
developed in 1966 and underwent a major redevelopment and renovation in
2006. As part of the redevelopment that occurred in 2006, the subject structure
was constructed in its present location.
C. The surrounding land uses and zoning are as follows:
North: Single - family residential properties in the Residential
Low Density (RLD -9) zone.
South: Commercial properties in the General Commercial
(GC) zone and Main Street Specific Plan (MSSP)
zone.
East: Single- family residential properties in the Residential
Low Density (RLD -9) zone.
West: Commercial properties in the General Commercial
(GC) zone; single - family properties in the Residential
Low Density (RLD -9) zone.
d. As part of the CUP submittal, the applicant provided staff with a
drive - through queuing study prepared by Albert Grover and Associates, showing
traffic counts from other Starbucks drive - through store in the region.
e. The queuing study shows that the proposed drive - through
configuration at the subject location would occasionally experience traffic
volumes that would exceed the maximum amount of cars that could stack within
the drive - through aisle.
f. The applicant has not demonstrated that potential traffic impacts
and conflicts within the parking lot resulting from an excessive numbers of cars in
the drive - through aisle can be adequately mitigated.
g. A 24 -hour business with an outdoor patio at this location could
cause potential noise impacts to surrounding residential areas, due to a lack of
adequate noise buffers for residential properties to the south.
Section 3. Based upon the facts contained in the record, including but not
limited to those stated in the preceding Section of this Resolution, and pursuant
to Chapter 11.5.20 of the Seal Beach Municipal Code, the Planning Commission
makes the following findings:
a. The proposed use of the subject property with a reconfigured drive -
through, outdoor patio area, and 24 -hour operation is inconsistent with the
General Plan because the adverse traffic, parking, noise, and other impacts from
the use of the subject property with the subject requests are incompatible with
traffic circulation within the parking lot and the nearby residential neighborhoods.
b. The proposed use of the subject property with a reconfigured drive -
through, outdoor patio area, and 24 -hour operation is allowed within the General
Commercial (GC) district through a Conditional Use Permit approval.
2
C. The subject property is not physically adequate for the type, density
and intensity of use proposed because the drive through cannot be designed in
such a manner as to accommodate all anticipated peak hour business, given the
constraints placed on development by the property owner and other tenants.
d. The location, size, design, and operating characteristics of the
proposed use would not be compatible with and would adversely affect uses and
properties in the surrounding neighborhood because allowing a reconfigured
drive - through, outdoor patio, and potential 24 -hour operation would exacerbate
noise, traffic circulation, and other land use impacts.
e. The establishment, maintenance, or operation of the proposed use
at the subject property could be detrimental to the health, safety, or welfare of
persons residing in the vicinity because the inadequate drive - through and
potential 24 -hour operation with an outdoor patio would exacerbates noise, traffic
and other land use impacts.
Section 4. Based on the findings made in the preceding Section of this
Resolution, the Planning Commission hereby denies Conditional Use Permit 12-
28, and further finds and declares it would have denied the application based on
any one of the four findings made in the preceding Section, each of which is
considered by the Planning Commission to be sufficient alternative grounds for
denying the CUP.
PASSED, APPROVED AND ADOPTED by the Planning Commission of
the City of Seal Beach at a meeting thereof held on the 7th day of August, 2013,
by the following vote:
AYES: Commissioners
NOES: Commissioners
ABSENT: Commissioners
ABSTAIN: Commissioners
Sandra Massa - Lavitt
Planning Commission Chairwoman
Jim Basham
Planning Commission Secretary
ATTACHMENT 2
DRIVE - THROUGH QUEUING STUDY FOR
PROPOSED STARBUCKS AT 981 PACIFIC COAST
HIGHWAY, PREPARED BY ALBERT GROVER AND
ASSOCIATES
ALBERT
f-1 ROVER &
"ASSOCIATE
S
Queuing at Proposed Starbucks
Main Street/Pacific Coast Highway, Seal Beach Location
Pursuant to concerns expressed by City staff, enclosed please find queuing data that was
collected from 7:00 AM to 9:00 AM on various weekdays and/or weekends at various
Starbucks locations (both drive through only and full service stores) in the Southern
California area. Specific locations include the following:
• 17254 Bellflower Boulevard, Bellflower (intersection of Lakewood Boulevard
and Artesia Boulevard). This is one of the very few drive through only stores in
Southern California.
• 16470 Pacific Coast Highway, Huntington Beach (intersection of Pacific Coast
Highway and Anderson Street).
• 2311 Seal Beach Boulevard, Seal Beach (intersection of Seal Beach Boulevard
and Westminster Boulevard).
It is important to note the difference in operating characteristics (and in resultant
queuing) at drive through only stores versus full service stores (i.e., drive through with a
full -sized interior cafd). The Starbucks drive through only prototype is designed to
maximize through -put at the drive through window. The increased speed of the queue
versus a full -sized store is accomplished due to the fact that all of the employees'
attention is focused primarily on the main point of distribution, that being the drive
through window.
In Starbucks' normal business model, approximately fifty percent (50 %) of the store's
sales volume is allocated to drive through customers, while the other fifty percent (50 %)
is allocated to the customers that want to experience the caf6 or third place environment
of the store. The interior customers, while extremely valued, create a distraction to the
team, as their attention must be divided equally between the two point of sale areas. In
the drive through only prototype, in excess of eighty percent (80 %) of the sales volume is
allocated to the drive through window. The walk -up customers don't create the same
level of distraction to the store team from a pure volume perspective; in addition, there is
no lobby to clean or other internal areas to maintain (shelves to stock, condiment cart
replenishment, food case rotations /cleaning, etc.). The drive through only store interior is
effectively only the production line and the-back -of -house operation, thus allowing each
member of the staff to work together in an effort to expedite the out - the - window orders
and to keep the queue moving more rapidly at peak hours than at a traditional, full -sized
Starbucks location.
TRANSPORTATION CONSULTING ENGINEERS
211 E. Imperial Hwy., Suite 208, Fullerton, CA 92835
(714) 992 -2990 FAX (714) 992 -2883 E -Mail: aga@albertgrover.com
Queuing Report
Page 2
As you can see from the enclosed data, the maximum queue observed at the drive through
only store was eight vehicles on a weekday and nine vehicles (for one 5 minute period)
on a Saturday. This equates to an eight car or less queue 100% of the time during the AM
peak period on a weekday and 96% of the time during the AM peak period on a Saturday.
While queues are historically longer at -full service stores than at drive through only stores
(as previously discussed, and which can be seen on the enclosed data sheets from the full
service Starbucks stores in Seal Beach and Huntington Beach, where observed weekday
AM peak hour queues reached ten vehicles one time for 5 minutes at each location), in
order to address the potential that queues could occasionally be longer than eight vehicles
at the proposed Main Street/Pacific Coast Highway location, Starbucks has significantly
modified the proposed Site Plan pursuant to staff comments and concerns. This results in
providing room for up to a ten (or even twelve) vehicle queue without affecting the
public right -of -way (i.e., Pacific Coast Highway) or interfering with public parking
and /or circulation at the site.
Based on the data collected and on the revised Site plan, it is concluded that queuing
should not cause a problem at the proposed Main Street/Pacific Coast Highway drive
through only Starbucks, and that the proposed circulation will function adequately.
Respectfully submitted,
ALBERT GROVER & ASSOCIATES
Rob Kuehn
Director of Project Development
PrcjectsVAmhitects Orange1782- 0011Queuing Data Letter ReporLdocx
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ATTACHMENT 3
EMAILS AND CORRESPONDENCE
RECEIVED FOR CUP 12 -28
=ME Black Marble
Tuesday, July 30, 13 C O N S U L T I N G
Planning Commission
C/o City of Seal Beach - Community Development Department
211 8'' Street
Seal Beach, CA 90740
SUBJECT: Conditional Use Permit 12 -28 for 981 Pacific Coast Highway for Starbucks
Coffee
Honorable Chair Massa - Lavitt, Planning Commissioners,
It has come to my attention that CUP 12 -28 at the above mentioned property address
would be an expansion of the space formerly occupied by the Daily Grind coffee house. Further,
this expansion by Starbucks Coffee is not only an intensification of use at the subject property; it
also invites a whole host of community and business concerns.
I wish to as a leading business advocate and community member express my concern and
opposition to the proposed project for a variety of reasons. Argent has not been a good
community partner and does not engage with the Chamber of Commerce, Lions or Run Seal
Beach. To my knowledge, even though I personally and through the Chamber supported
Regency Centers during their development and approval phases, even though they were not
Chamber members, there were repeated promises to be part of the community. I assure you as a
board member and past president of the Chamber, this is not the case, nor has it ever been.
Historically, Daily Grind was a small, local, family -owned business, which did not create
huge parking demand or large queuing lines. They were a good fit in the Seal Beach Center as it
at the time was under - parked, and had to have a space sharing agreement for parking demand.
Apparently, their management made the determination to depart the location.
One of the local coffee houses attempted to reach Argent immediately upon the vacancy
notice being posted for the subject property. After 7 calls, multiple messages and no response,
the local business stopped calling. By February of 2013, they again contacted Argent, to be told,
that they were working with a new client. This client has subsequently been revealed to be
Starbucks.
The proposal would significantly and negatively impact the Center and the nearby
residents for the following reasons:
• A 24 hour operation would increase traffic flow and parking demand throughout
the center in an environment which was not designed for 24 hour operation. The
original tenant did not have such hours of operation. This in turn produces an
increase police patrolling and attracts more of a "lingering" in an already
congested area.
• By default, outdoor seating must increase the footprint of the building and would
create more noise, parking demand and decrease available parking.
• Most large draw anchor tenants like In -n -Out have to do traffic and parking
demand studies. To my knowledge, no demand studies or parking impacts have
been done or shared. This is very troubling. The tremendous queuing of vehicles
at the location could back up onto PCH. Even if it does loop around the building,
it would still create delays and potential to slow traffic on the PCH corridor.
Black Marble
CONSULTING
• These parking issues are not limited to the queuing line of the drive through and
PCH. They may also block access to parking spaces for the other areas of the
Center.
• Creating a drive through with additional demand will also increase the likelihood
of vehicular and pedestrian interfaces. More crosswalks and signage would be
necessitated, and in addition, the location is in a direct path to McGaugh school.
During one of the greatest times of children walking to school, it is easily
concluded that drivers will be rushing at the same time to get their morning
coffee. This does not bode well for safety.
• Starbucks currently exists directly inside of the Pavilions. The duplication of this
business within a few hundred feet seems redundant and not in alignment with
the Main Street Specific Plan (though it is outside the project area), yet also the
community concerns for a diversity of uses.
• There are already an abundance of coffee and teashops. Though the density of
business should not necessarily be of consideration, in this case, it should due to
their proximity.
• Quite frankly, other than Starbucks wanting a drive through in the PCH corridor
between their Starbucks in Sunset Beach and others in Long Beach, I see little
reason that our community or even the Center would benefit. The drive through
itself encourages people simply to "drive by" Seal Beach and even the other
tenants of the Center.
• The existing Starbucks on Seal Beach Boulevard has had significant problems in
parking and traffic flows. Until Starbucks shows responsiveness and action in
that location, why would we believe they would do anything else in their new
location?
Unfortunately, the property is not well suited to the use proposed by Starbucks. There
are too many impacts for safety, traffic, noise, hours of operation and other considerations. If you
have any questions, please do not hesitate to call me at (215)869 -4471. Perhaps another project
would be more workable, and I look forward to developing that idea with you all.
Best Regards,
Seth A. Eaker
Black Marble Consulting, LLC
Cc: Jim Basham, Director of Community Development; Jill Ingram, City Manager; Linda Devine, City Clerk; Deb Machen, President
Seal Beach Chamber of Commerce; Rob Jahanke, Javatinis; Marah Feinberg, co -chair Governmental Affairs, Seal Beach Chamber of
Commerce
Jerry Olivera
From: Seth Eaker < ; i
Sent: Wednesday, July 24, 2013 8:07 AM
To: massalavitt @aol.com
Cc: Jim Basham; Jerry Olivera; Deb Machen
Subject: Formal request for hearing date change
Chair Massa - Lavitt,
I wanted to formally write you to request a date change for the proposed public hearing for a CUP regarding
Starbucks at the Seal Beach Center in the location formerly occupied by the Daily Grind.
Both the Chamber of Commerce and community members need some time to understand the situation more
fully.
Your consideration would be greatly appreciated.
Sincerely,
Seth Faker
Black Marble Consulting, LLC - "Helping innovators transform their ideas into strategic documents"
Developing people, businesses, non profits and community through engagement, innovation, crucial
conversations and advocacy. How do you grow and attain success?
www.blackmarbleconsulting.com
(215)869 -4471
Jerry Olivera
From: Jim Basham
Sent: Wednesday, July 24, 2013 2:00 PM
To: Linda Devine; Jerry Olivera
Subject: FW: Request for continuance of new Starbucks project
Another written correspondence for the PC mtg.
From: Javatinis
Sent: Wednesday, July 24, 2013 1:58 PM
To: Jim Basham
Subject: Request for continuance of new Starbucks project
Dear Mr. Basham,
I would like to request that the proposed hearing for the CUP on Starbucks in the location of the Von Pavilions
parking lot on PCH in the Seal Beach Center be delayed until the August 21 st Planning Commission hearing.
I and many citzens and merchants have concerns. We would like additional time to review this matter to offer a
more clear response.
Your consideration would be greatly appreciated.
Sincerely,
Rob Jahncke
Javatinis
714 - 348 -8139
Sent from my iPhone
ATTACHMENT 4
PROJECT PLANS
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