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HomeMy WebLinkAboutPA2022-0165_20220811_Project description30900 Rancho Viejo Road, Suite 285 • San Juan Capistrano, CA 92675 • (949) 581-2888 • Fax (949) 581-3599 August 11, 2022 Mr. Jim Campbell Deputy Director, Community Development City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 Subject: Starbucks Drive-Thru at 4501 Jamboree Road – Minor Use Permit Application Dear Mr. Campbell: On behalf of Starbucks Coffee Company, CAA Planning is pleased to submit this request for a use permit to allow for the conversion of an existing Weinerschnitzel restaurant to a Starbucks at 4501 Jamboree Road, Newport Beach. A minor use permit (MUP) is requested to extend the hours of operation. Site Location and History The project site is a 0.689-acre parcel located at the southwest corner of Jamboree Road and Birch Street that is developed and operating with an existing 2,668-square-foot Weinerschnitzel restaurant. The surrounding uses include the commercial retail uses and Harbor Justice Center to the north, commercial office to the south, University of California – North Campus (City of Irvine) to the east, and Tower Semiconductor and parking lot to the west. The site is designated as (MU-H2) Mixed-Use Horizontal by the General Plan and zoned within the Koll Center Planned Community (PC-15). The proposed Starbucks restaurant is consistent with the MU-H2 designation which applies to properties located in the Airport Area and provides for a horizontal intermixing of uses that may include regional commercial office, multifamily residential, vertical mixed-use buildings, industrial, hotel rooms, and ancillary neighborhood commercial uses. Proposed Project The proposed Starbucks will replace Weinerschnitzel and occupy the existing 1-story building. The building will be reduced in size to approximately 2,117 square feet (551 square foot reduction). Other building improvements include necessary interior upgrades and a refinish of the exterior façade consistent with Starbucks branded paint colors, materials and signage. Elevations are illustrated on Sheet 4 – Existing Elevations and Sheet 5 – Proposed Elevation BW (attached). The layout of the interior will be reconfigured with a 25-seat café and a patio area with approximately 16 outdoor seats. The restaurant will have a back bar area for food and drink preparation with a drive thru window located on the southwest side of the building that will be PA2022-0165 Mr. Jim Campbell August 11, 2022 Page 2 of 4 shifted to westerly from its current location to allow for additional cars in the drive thru queue. The building will have two restrooms for customer and employee use, a workroom, a dry storage area, and an employee breakroom. The existing Weinerschnitzel floor plan and the proposed Starbucks floor plan are depicted on Sheet 1 – Existing Floor Plan and Sheet 2 – Proposed Floor Plan (attached). As indicated above, the building will be reduced in size by 551 square feet. The existing Burger King hours are 9:00 a.m. to 10:00 p.m., Monday through Sunday. A MUP is necessary to modify the hours of operation for the new Starbucks, which is anticipated to be from 4:30 a.m. to 12:00 midnight, Monday through Sunday. The proposed Starbucks will employ approximately 30 employees with up to 8 to 9 employees working onsite during peak hours. Circulation Improvements Existing circulation is shown on Sheet 1 – Existing Site Plan. Onsite circulation improvements are proposed to meet current accessibility standards. Parking lot changes required by accessibility requirements and circulation modifications will result in a total parking count of 29 parking spaces and 13 vehicles in the drive-thru lane, where the existing conditions provide 30 parking spaces and 8 vehicles in the drive-thru lane. The additional five vehicles in the drive-thru lane will be accommodated by moving the drive-thru service window to allow for one additional car in the queue and extending the drive-thru lane to allow for queuing of four additional cars. The required parking for this project is 11 spaces1; therefore, there will be an 18-space surplus. Onsite circulation improvements are detailed on the attached Sheet 2 – Site Plan and include the following: •Creation of an accessible path from the Jamboree Road right-of-way to the store entrance. •Reconfiguration of the parking field to the north of the existing building to providecompliant accessible parking space(s) and curb ramp per current accessible coderequirements. •An accessible path of travel from the building to the existing trash enclosure. •The drive-thru service window relocation to gain an additional car in the drive-thruqueue. •The parking field to the north of the existing building has been reconfigured to create a protected extension to the drive-thru queue. Project Design As described above, improvements to the exterior façade and signage are proposed and the building size will be reduced to 2,117 square feet. The maximum height of the building will be 16.5 feet as measured to the parapet with no architectural features extending beyond the parapet. 1 Koll Center Planned Community Part III. 6b. Restaurants, other than outdoor, drive-in or take-out restaurants, within retail and service centers shall provide one (1) space for each 200 square feet of net floor area and one (1) loading space for each 10,000 square feet of gross floor area, to the extent that the net floor area of all restaurants does not exceed twenty (20) percent of the net floor area of the retail and service center. PA2022-0165 Mr. Jim Campbell August 11, 2022 Page 3 of 4 Primary signage will include the word Starbucks in 12-inch illuminated wordmark centered on the north east side of the building above the main entrance and facing the parking lot. The Starbucks logo will be located on the south east and south west faces of the building. Additional signage will indicate the entrance for the drive-thru queue. The logo signage and drive-thru signage will be permitted under a separate application. Signage locations and building height are shown Sheet 6 – Proposed Elevations Color. Three-dimensional views of the building from the northwest, south and east are provided on Sheet 8 – 3D Views. The proposed materials that will be used on the building façade include a palette of grey paints and a concrete-look stucco finish, clear insulated glass (for windows and doors), and anodized dark bronze with wood cedar siding consistent with typical Starbucks branding as shown on the Color and Material Board. In addition to circulation and building improvements, the project proposes to install and maintain approximately 7,517 square feet of upgraded landscaping with 21 existing trees will be retained, and eight additional trees will be planted onsite. Proposed plants and installation will adhere to City design guidelines and the Koll Center Planned Community Development Standards. Root barriers will be installed for trees located within 5 feet of a walkway or paving surface. The plant schedule and location of planting are shown on Sheet 7 – Proposed Landscape Concept. Conclusion The proposed project is the replacement of an existing restaurant that complies with the City’s zoning and General Plan regulations and is consistent with the Koll Center Planned Community. The requested minor use permit is for the purpose of allowing for longer hours of operation than the existing restaurant. Draft Findings for the use permit will be transmitted under separate cover. We look forward to working with you on this project. The proposed drive-thru Starbucks will serve the community similarly to the existing use. This project represents an opportunity to reinvest in the property consistent with the underlying General Plan land use designation and zoning district. Please do not hesitate to contact our office with any questions. Sincerely, CAA PLANNING, INC. Shawna L. Schaffner Chief Executive Officer PA2022-0165 Mr. Jim Campbell August 11, 2022 Page 4 of 4 Attachments: Planning Application Owner Authorization Letter Applicant Authorization Letter Existing Site Photographs Architectural Plan Set Sheet 0 – Cover Sheet Sheet 1 – Existing Plot Plan and Existing Floor Plan Sheet 2 – Site Plan Sheet 3 – Proposed Floor Plan Sheet 4 – Existing Elevations Sheet 5 – Proposed Elevations BW Sheet 6 – Proposed Elevations Color Sheet 7 – Landscape Concept Plan Sheet 8 – Photo Simulations/3D Views Color and Material Board PA2022-0165