HomeMy WebLinkAboutOrd 1322 - ZOA 17-028 - Drive-through RestaurantsORDINANCE NO. 1322
CITY OF PALM DESERT
COMMUNITY DEVELOPMENT DEPARTMENT
INTEROFFICE MEMORANDUM
To: Rachelle Klassen, City Clerk
From: Heather Buck, Assistant Planner
Date: April 20, 2017
Subject: ZOA 17-028 Revised Documents and Supplemental Information
Attached, please find the following documents:
1. Per the action taken at the City Council meeting on April 13, 2017, attached is
the revised Zoning Ordinance Amendment (ZOA) and its attachments.
2. Supplemental information submitted by the applicant to the Planning Department
on April 19, 2017, for consideration by the City Council.
Please include these items with the second reading of ZOA 17-028. If you have any
questions, please contact me at extension 479.
HEATHER BUCK, ASSISTANT PLANNER
Attachments (as noted)
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ORDINANCE NO. 13 2
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AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PALM DESERt "t.MbL,wwtRT.`J..'l 1"
CALIFORNIA, APPROVING A ZONING ORDINANCE AMENDMENT TO
REVISE PALM DESERT MUNICIPAL CODE SECTION 25.16.040H "SPECIFIC
USE STANDARDS" FOR COMMERCIAL AND INDUSTRIAL DISTRICTS TO
ALLOW DRIVE -THROUGH RESTAURANTS ON ARTERIAL STREETS WITH
A FREEWAY INTERCHANGE OR (PLANNED INTERCHANGE)
CASE NO: ZOA 17-028
WHEREAS, Lumar Devco, LLC submitted a Zoning Ordinance Amendment (ZOA)
application for a proposed drive -through restaurant as part of Case No. PP 16-303; and
WHEREAS, the Palm Desert Municipal Code (PDMC) Section 25.16.040H states
that "with the exception of the Freeway Commercial Overlay, drive-in and drive -through
[restaurant] facilities are prohibited;" and
WHEREAS, the 2016 updated General Plan incorporates Policy 2.10 "Auto -oriented
uses" that directs staff to "consider uses that serve occupants of vehicles (such as drive -
through windows) and discourage uses that serve the vehicle (such as car washes and
service stations), in places that are clearly automobile oriented, ensuring that such uses do
not disrupt pedestrian flow, are not concentrated, do not break up the building mass of the
streetscape, and are compatible with the planned uses of the area;" and
WHEREAS, expanding the locations in which drive -through restaurants are
permitted is consistent with the General Plan policy because the land use is only applied to
areas that are clearly vehicle -oriented and is not applicable to the city center; and
WHEREAS, staff has prepared a ZOA to expand the locations where drive -through
restaurant facilities may be permitted (through approval of a CUP) in accordance with Policy
2.10 of the updated General Plan; and
WHEREAS, the Planning Commission of the City of Palm Desert, California, did on
the 21st day of March, 2017, hold a duly noticed public hearing to consider the request by
Lumar Devco, LLC, for approval of the above noted ZOA, and did recommend approval of
said request to the City Council by its Resolution No. 2691; and
WHEREAS, the Planning Commission determined it appropriate to expand the
locations where drive -through restaurants may be permitted to include limited areas located
on arterials with a freeway interchange or planned interchange as further defined in
Resolution No. 2691 Exhibit "A" and its attachment; and
WHEREAS, the adoption of the proposed amendment (which provides for only text
changes) has no potential to cause a significant adverse impact on the environment and
therefore meets the criteria to be exempt from CEQA pursuant to Section 15061(b)(3) which
states "that if an activity is covered by the general rule that CEQA applies only to projects
which have the potential for causing a significant effect on the environment and where it can
be seen with certainty that there is no possibility that the activity in question may have a
significant effect on the environment, the activity is not subject to CEQA;" and
ORDINANCE NO.
WHEREAS, said application has complied with the requirements of the "City of Palm
Desert Procedure for Implementation of the California Environmental Quality Act,"
Resolution No. 2015-75, and the Director of Community Development has determined that
the action to adopt said ZOA will not have a negative impact on the environment. Individual
development proposals that will utilize the Conditional Use Permit (CUP) process will
undergo additional environmental and CEQA review as part of the CUP process prior to any
development associated with the CUP; and
WHEREAS, at said public hearing on the 13th day of April 2017, City Council heard
and considered all testimony and arguments of interested persons regarding the request by
Lumar Devco, LLC, for approval of ZOA 17-051; and
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
PALM DESERT, CALIFORNIA, AS FOLLOWS:
1. That the above recitations are true and correct and constitute the findings for
approval of the City Council in this case.
2. That the City Council does hereby recommend approval of Zoning Ordinance
Amendment 17-028.
PASSED, APPROVED, AND ADOPTED by the City Council of the City of Palm
Desert, California, at its regular meeting held on this
following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
ATTEST:
RACHELLE D. KLASSEN, CITY CLERK
CITY OF PALM DESERT, CALIFORNIA
day of , by the
JAN C. HARNIK, MAYOR
2
EXHIBIT "A"
25.16.040 Specific Use Standards
The following provisions apply as indicated to the uses listed in Table 25.16-1
(Use Matrix for Commercial and Industrial Districts):
A. Caretaker housing. Permitted only when incidental to and on the same
site as a permitted or conditional use.
B. Residential (mixed use). Residential uses may be established and
maintained to be compatible with the permitted or the approved conditional uses in the
vicinity.
C. Commercial communication tower. All communication towers and
antennas shall satisfy the requirements of Section 25.34.130 (Communication Tower
and Antenna Regulations).
D. Adult entertainment. All uses defined as adult entertainment are required
to meet the provisions established by Section 25.34.110 (Adult Entertainment
Establishments).
E. Commercial (ancillary). Applicable only to office complexes that occupy
a minimum of two acres. Restaurant uses shall not exceed 10 percent of the gross
leasable floor area and the total ancillary commercial uses, including restaurants, shall
not exceed 25 percent of the gross leasable floor area of the complex.
F. Grocery stores. Limited to a maximum building size of 60,000 square feet
in PC-3.
G. Medical services, accessory. Permitted only when ancillary to and in
conjunction with the operation of a hotel.
H. Restaurants. Drive -through and drive-in facilities permitted by a
conditional use permit as follows:
1. Permitted locations.
Within Freeway Commercial Overlay District
ii. On the following streets and as indicated in Figure 25.10-2:
Monterey Avenue and Portola Avenue from the northern city boundary to the
north side of Gerald Ford Drive.
2. Development standards.
Drive -through lanes and window facilities shall be designed in a
manner that they are screened and/or not visible from surrounding public streets.
ii. Drive -through vehicle queue must be permanently screened and/or
not visible from surrounding public streets.
Vehicle storage facility. All vehicles stored at any vehicle storage facility
shall be completely screened. (Ord. 1302 § 3. 2016; Ord. 1259 § 1, 2013)
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April 18, 2017
Mr. Martin Alvarez
Director of Economic Development
City of Palm Desert
Ms. Jan Harnik
Honorable Mayor of the City of Palm Desert
Mr. Sabby Jonathan
Honorable Mayor Pro Tem of the City of Palm Desert
Ms. Kathleen Kelly
Honorable City Council Member of the City of Palm Desert
Ms. Gina Nestande
Honorable City Council Member of the City of Palm Desert
Ms. Susan Marie Weber
Honorable City Council Member of the City of Palm Desert
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
Martin,
Lundin
.' Development Co
Thanks to both City Staff and you for your valuable input and expertise over the past several years
regarding the proposed drive thru coffee shop for Ave. of the States and Washington St. in Palm Desert.
The City -awarded project developers, as you know, have also invested much time, effort, and energy
into this project.
Presently, we are doing most everything that we can to keep the existing Starbucks on Washington St. in
the City of Palm Desert, as Starbucks has reached out to us, and they are insisting on having a larger unit
with a drive-thru. If they do not move forward with this location, they will likely close their existing
store, and move forward with an alternative site that would facilitate a drive-thru on the other side of
Washington St. in Bermuda Dunes, which is located in unincorporated Riverside County.
With regard to the importance of a drive-thru location for this project, please refer to the attached
letter dated April 11, 2016.
Other retailers, including high -quality and sit-down restaurants, would also like to join Starbucks in this
proposed development. Other tenants like and want to be near Starbucks because they help to generate
more business and activity for other retailers. The addition of other businesses, makes for a stronger
project, that can better serve the community, and provide for more foot traffic and overall walkability.
We would want to have the critical convenience of a high -quality gourmet coffee shop for the residents
of Palm Desert, and specifically for the adjacent Carlos Ortega Villas. We have also spoken with Panera
Bread, Corner Bakery, and others, and each Tenant has communicated to us that if they were to open a
location, they would ALL require a drive-thru on this property. This is largely due, in part to the fact that
more and more quality brand -name restaurants are adding drive-thrus to their stores to create more
convenience for their customers, and to keep prices reasonable by increasing overall sales. This is
evidenced by other drive-thru coffee shops in Palm Desert, such as the new Panera Bread on Monterey
and Dinah Shore, or the Starbucks on Cook St. near 1-10.
More critically, it would be cumbersome and quite possibly dangerous for the residents of the Carlos
Ortega Villas, as well as other Palm Desert residents, to have to cross busy Washington St., a major
thoroughfare, just for a cup of Coffee.
With regard to emissions, we have enclosed with this letter some new information from a similar
Starbucks development in Orcutt, CA (located in Santa Barbara County), which was recently approved by
the City of Orcutt. This information will clearly show that more emissions would be generated by the
stopping and starting of cars on the property, than would be otherwise generated by cars going through
the drive thru. We have seen such studies completed for Starbucks drive-thrus in other municipalities,
like Orcutt. Starbucks, being a very environmentally friendly company, strongly stands by their eco-
friendly proposed drive-thru alternative. The drive-thru also would help to alleviate the demand for
parking on the property. Parking, as you know, is very important, especially with regard to restaurants.
Vehicle stacking for the Starbucks drive-thru will also be closest to Washington St, and the drive-thru will
be shielded from the street. This proposed drive-thru location will also keep the single drive-thru lane
away from the residents of Carlos Ortega Villas. The length of the drive thru will also prevent stopped
vehicles, as cars will continue moving within the single drive-thru lane. Please also note that in light of
winds, if any, they would likely be coming from a westerly direction (consistent throughout most of the
Coachella Valley), which would keep any emissions on the property away from the nearby Carlos
Ortega Villas.
Please note that the proposed project is first-class in nature, comprised of very high -quality architecture,
and it includes indoor seating, outdoor patio seating, pedestrian walkways, golf cart parking, clean air
vehicle parking, quality drought -resistant desert landscaping, and bicycle parking. The theme for this
project is to "Live the Dream." In addition, this project also is aptly named Palm Village as a historical
salute to the original name for the City of Palm Desert. For reference, an updated project rendering, Site
Plan, project elevations, and color boards are included with this letter.
Lastly, we strongly believe that this is a proposed project that the Community would be proud of, and
before a final decision is made, in all fairness, wouldn't it be appropriate to review this entire project in
greater detail, and to allow for a comprehensive presentation of the project to be made by the project
developer, and their project architect, to both the Planning Commission and the City Council?
Please contact me with any comments or questions.
Sincerely,
Michael Lundin
Lumar Devco, LLC
Lundin Development
Canaan Pacific
(562) 307-7272
cc: Mr. Herb Lundin- Lumar Devco, LLC/ Lundin Development
Mr. J. Scott Fawcett- Lumar Devco, LLC/ Marinita Development
1 aainita
April 11, 2016
Mr. Martin Alvarez
Director of Economic Development
Mr. Robert A. Spiegel
Honorable Mayor of Palm Desert
City of Palm Desert
73-510 Fred Waring Drive
Palm Desert, CA 92260
Martin,
Lundin
Development Co
Thank you for taking the time recently to meet with your planning department associate, Eric, and us to
discuss in greater detail the proposed commercial retail development on the southwest corner of
Washington St. and Ave. of the States.
In follow up to our conversation, for the highest and best use development of this site, we strongly feel
that it is imperative to incorporate a drive thru component for the following reasons:
First of all, a drive thru location is important in the proposed Shopping Center, as most of the
surrounding retail centers in the immediate area have existing drive thru locations. For example, both
the Ralphs Shopping Center and the Rite Aid Shopping Center, located across the street from the subject
property, have multiple drive thru uses, such as name brand fast food, coffee, and drug stores (i.e. Jack
in the Box, Just Java, KFC, Walgreens, Rite Aid, and Weinershnitzel). (n order for this project to better
compete with these retailers and properties, it is essential for this new development to be able to
attract similar types of retail by having at least one beacon drive-thru user as an anchor for this project.
Secondly, most retailers today, especially quality restaurants, are very focused on drive-thru locations.
In fact, most of the National fast casual and casual dining chains (which are a step up from typical fast
food operations), such as Panera Bread, Starbucks Coffee, Coffee Bean, Jamba Juice, along with chicken,
sandwich, and Asian themed restaurants are all implementing drive thru locations within new (and
existing) Shopping Center developments. Several National name brand restaurants are currently
interested in this particular location for a drive-thru restaurant.
Thirdly, the proposed site plan can work very well with a single drive-thru component. As the current
drive-thru site plan allows for better circulation and parking around the proposed buildings, Tess
customers would need to utilize the proposed parking, as many restaurant goers would opt to remain in
their cars for the drive thru experience. For example, during seasonal periods of intense heat, or
nighttime periods of intense cold, many customers would prefer to use a drive-thru location as opposed
to venturing outside to brave the elements. Other drive thru locations in the desert are a testament
to this fact. This drive thru component would also be very complimentary to the other non-drive-thru
shops proposed for the Center, as this variety could provide more options for the customer. The
addition of a drive-thru component would also not diminish the attractiveness or materially change the
location of the building placement, as shown on the site plan originally approved by the City of
Palm Desert.
The fourth reason for having a drive-thru in this project, is that we have learned through the
development of commercial retail Shopping Centers that drive-thru locations are often favored by
retailers, as they provide an often needed retail sales increase. We have learned that this increase can
be as high as a 50% increase in sales for a restaurant to have a drive-thru, as opposed to not having one.
That being said, in more suburban or non -urban markets, such as Palm Desert, most retailers will insist
upon a drive-thru location over a non-drive-thru location in order for a new store to be built. This
increase in sales from a new retailer equals higher revenue. Higher revenue means greater sales taxes,
which is instrumental for a strong community such as Palm Desert.
The fifth reason to have a drive thru within this project, is that change is a good thing. In this changing
retail landscape, flexibility is the name of the game. In the Ralphs Center across the street, The County
of Riverside recently permitted Ralphs to open a Ralphs branded gas station, which we understand is
doing very well, and has been very well received by their customers. This new gas station is undoubtedly
competing with the Shell station on the Palm Desert side of the street. We understand that there are
also multiple other retail drive-thru opportunities in the works on the east side of Washington St.
Because of this, it would seem imperative for the City of Palm Desert to not only seize the opportunity
to adapt to the changing retail requirements and to support the integration of a drive-thru component
into a proposed Shopping Center, such as this one, but to also prevent losing existing and future
restaurants to other properties that may offer the enhanced drive-thru opportunities.
Finally, focusing on Palm Desert, we know that new drive-thru locations have opened in the City of Palm
Desert, such as the new Panera Bread on Monterey Ave. near the 1-10 Freeway. From speaking with
Panera Bread, we understand that this location is doing very well, and in particular, due to the drive thru
component, as this is the first drive-thru Panera Bread in the Coachella Valley. We also recognize that in
other parts of Palm Desert, proposed new drive-thru locations are also being considered by other
national retailers. We strongly believe that a drive-thru restaurant within this proposed new
development, located along busy Washington St., is essential to make this project an even stronger one.
We would like to thank the City of Palm Desert for consideration of a drive-thru component, as a part of
the new Palm Village Shopping Center.
Please contact me with any comments or questions.
Sincerely,
Michael Lundin
Lundin Development
Canaan Pacific
(562) 307-7272
micKael(5Jcanaanpr.-cific.com
cc: Mr. Herb Lundin- Lundin Development
Mr. J. Scott Fawcett- Marinita Development
RECCT)N
An Employee -Owned Company
March 21, 2016
Mr. Matthew Bush
Yavitz Companies, Inc.
1700 Pacific Coast Highway, Suite C
Seal Beach, CA 90740
Reference: Orcutt Starbucks — Drive -through Emissions Analysis (RECON Number 8259)
Dear Mr. Bush:
Per your request, RECON Environmental, Inc. (RECON) has developed emissions estimates for
drive -through and walk-in operations at the proposed Orcutt Starbucks project (project). This analysis
provides a comparative assessment of emissions from vehicles using the drive -through versus the same
number of vehicles arriving at the site and parking to utilize walk-in services.
Project Description
The project site is located at 1098 E. Clark Avenue (Assessor's Parcel Number 103-740-003), on the
southwest corner of the Clark Avenue/Bradley Road intersection, in the Orcutt area of the 4th Supervisorial
District.
The project proposes the demolition of a 1,561-square-foot commercial building (used as a Domino's) and
construction of a new 1,693-square-foot commercial building (to be used as a 24-hour Starbucks) and a
750-square-foot outdoor patio. The project includes a Development Plan (DVP) and Conditional Use
Permit (CUP) to allow for a drive -through component that will be able to accommodate a queue of 10 cars.
The project also includes site improvements, including new landscaping, a trash enclosure, site lighting,
16 parking spaces (including two disabled parking spaces), Americans with Disabilities Act compliant path of
travel, pedestrian pathways, and storm water drainage improvements, including bioswales. The property is
a 0.4-acre parcel zoned Highway Commercial (CH).
Standards
The County of Santa Barbara (County) Land Use Development Code (LUDC) Section 35.42.130 states that a
facility can operate with a drive -through only if that facility would have no greater adverse impact upon air
quality than that same facility without a drive -through. Additionally, while not an air quality issue, County
staff has also requested analysis of estimated greenhouse gas (GHG) emissions for the same scenarios.
Therefore, this analysis has been prepared to determine the difference in air quality and GHG emissions
between a drive -through versus parking and walking in for the same service. The analysis estimates
emissions using the latest emission factors model from the California Air Resources Board, EMFAC20I4.
For the assessment of air quality impacts, this analysis calculates the emissions for reactive organic
gasses (ROG), nitrogen oxides (NOx), and carbon monoxide (CO). For the GHG assessment, this analysis
calculates carbon dioxide (CO2), nitrous oxide (N20), and methane (CH,) and converts these GHGs to CO2
equivalent (CO2E).
Methodology
In the idling mode, it is assumed that the vehicle engine and emission control systems are warmed up so the
"stabilized running" emission factors are used. The "park and restart" mode emissions are the sum of
starting emissions and "hot soak" emissions after a specific number of parked minutes. "Hot soak" emissions
1927 Fifth Avenue, San Diego, CA 92101 I 619.308.9333 I reconenvironmental.com
SAN DIEGO I CENTRAL COAST I BERKELEY I TUCSON
Mr. Matthew Bush
Page 2
March 21, 2016
are ROG emissions due to evaporating fuel from a hot engine that occurs immediately after a vehicle is
turned off. After the vehicle is re -started there is an initial period of higher emissions while the emission
control systems warm up (these "starting emissions" are the highest contributor to trip emissions).
Based on the traffic impact analysis, the maximum number of vehicles in the queue for the drive -through
during the peak period would be 10. Thus, the analysis of air quality emissions compares the effects of the
10 vehicles using the drive -through or parking and walking into the coffee shop. This scenario is considered
a worst -case air quality analysis, as during periods other than peak, there would be fewer vehicles in the
queue and they would be idling for a shorter period. The resulting emissions differences between a project
with a drive -through and without a drive -through are very dependent on the time the customer spends at
the site. The time spent is, in turn, dependent on the assumptions regarding the number of cars in queue in
the drive -through lane, and the number of cars the lane can accommodate under a "reasonable worst case
scenario." This analysis includes two drive -through wait times, the first scenario (Scenario 1) is based on
data specific to Starbucks drive-throughs, and the second scenario (Scenario 2) is based on "The Drive-Thru
Performance Study" conducted by Quick -Service Restaurant (QSR) Magazine in 2013. The QSR study
evaluated drive -through service time associated with 23 food service brands, such as McDonalds, Burger
King. Taco Bell, and Wendy's, and did not include a Starbucks or similar coffee shop drive -through in the
survey. The data used in the study was collected across "46 different states in the US, including Alaska and
Hawaii." The study indicated that Wendy's, which had the fastest drive -through service, had an average
wait time of 133.63 seconds from when the car entered the line to when it exited. The longest average
drive -through wait time was 239.88 seconds. The walk-in time is the same in both scenarios and is based on
a typical service time of 5 minutes to obtain a beverage, which includes waiting in line, ordering, and picking
up an order, with the remaining time associated with stopping and starting a car as well as the walk to and
from the car.
Under Scenario 1, this analysis used 225 seconds, or 3.75 minutes, as the customer idling time in the
drive -through lane and 10 minutes of parked time for a walk-in, per vehicle, during peak hours. The
drive -through times were based on Starbucks company sales data for a similar facility in Buelton,
California. Based on that data, the wait time ranged from 60 seconds to 225 seconds (Attachment 1). To be
conservative the analysis of Scenario 1 used the longest wait time as the average for calculating emissions.
To be conservative. Scenario 2 is based on a longer wait time of 300 seconds. or 5 minutes.
Unlike air quality, the estimate of GHG emissions considers the difference in emissions on an annual basis.
Based on data taken from the facility in Buelton, California, average daily service is estimated at 407
drive -through services. This equates to 148,555 vehicles using the drive -through over a year. Thus, the GHG
analysis estimates the difference in emissions between the same number of cars pulling in, parking, and
walking in for service as would use the drive -through in a year. As with the air quality analysis, the GHG
analysis assumes the same service time for the drive -though and walk-in services.
Analysis
Table 1 summarizes the estimated emissions for both drive -through scenarios. This comparison shows that a
park -and -restart activity of the same number of customers would generate more air quality emissions than a
facility with a drive -through because a vehicle's starting emissions are higher than the stabilized running
exhaust emissions from an idling vehicle that did not turn off the engine. However, the longer time the
vehicles would be idling in a drive -through would result in greater GHG emissions than parking the car
shutting it off and walking in.
Mr. Matthew Bush
Page 3
March 21, 2016
Table 1
Maximum Daily Emissions Estimate for
Drive -Through vs. Walk -In Service
Service Choice
Emissions
CO NOx ROG I CO2E
(lbs./hr.) I (lbs./hr.) (lbs./hr.) I (MT Annual)
Scenario 1
Drive -through 0.0097 0.0000 0.0007
Walk-in 0.0889 0.0072 0.0101
Drive -through minus Walk-in-0.0793 i-0.0072 -0.0094
Scenario 2
0.0097 0.0000 0.0010
0.0889 0.0072 0.0101
Drive -through minus Walk-in -0.0793 -0.0072 -0.0092
NOTE: lbs. = pounds ; hr. = hour; MT = metric tons
Drive -through
Walk-in
41.5130
22.4641
19.0490
55.3507
22.4641
32.8866
As the drive -through would result in lower air quality emissions, the project with the drive -through would
not result in additional adverse air quality impacts over the same condition without a drive -through,
consistent with the County LUDO, Section 35.42.130. While the drive -through would result in relatively
greater GHG emissions, the GHG emissions estimate is highly dependent on the average annual service
time period, which in this analysis are based on more conservative estimates that are likely much higher
than actual service times. If the drive -through is efficient or the walk-in service less efficient, the GHG
emissions estimates would be considerably different. As example, if the drive -through annual average
service time was similar to the Wendy's service times in the QSR study, about 133 seconds, the annual
drive -through GHG emissions would be 11.07 metric tons of carbon dioxide equivalent (MT CO2E), which is
approximately 11 MT CO2E less than those associated with a 10-minute walk-in service time. Similarly, if
the walk-in took longer, such as 20 minutes, the walk-in service would generate approximately 32 MT CO2E
annually, about 10 MT CO2E more than the 10-minute service time. Therefore, the GHG emissions
estimates should be used for informational purposes only and should not be used for determining
significance. Additionally, it should be noted the GHG emissions estimates here are not additive to the
analysis performed for the Mitigated Negative Declaration (MIND), as the overall mass GHG emissions that
were included in the emissions estimates created for the project's MND included the vehicle activities
associated with a fast food restaurant with a drive -through.
If you have any questions please contact me at warnadduxGreconenvironmental.com, or at (619) 308-9333.
Sincerely,
William A. Maddux
Senior Technical Specialist
WAM:jg
Enc
ATTACHMENT 1
Fiscal Week
Day Part
Early AM
AM
Midday
PM
Late PM
00:00:00 -
06:59:59
07:00:00 -
10:59:59
11:00:00 -
13:59:59
14:00:00 -
15:59:59
16:00:00 -
23:59:59
OTW Avg OTW Avg
Daily Trans Trans/Half
Hr
33 8.3
161 20.1
76 12.7
54 13.5
83 6.9
407
Average (24h) DT Time: 225.00 seconds
OTW = Out the Window
DT = Drive thru
4/15/2017 Planners OK new 24-hour drive-thru Starbucks in Orcutt ! Government and Politics 1 santamariatimes.com
http://santamariatimes.corn/news/local/gout-and-polities/planners-ok-new—hour-drive-thru-starbucks-in-orcutt/article_af 8eeeb-40e0-5f67-abdc-d1ad653e81c1.html
Planners OK new 24-hour drive-thru Starbucks in Drcutt
Kenny Lindberg klindberg@leecentralcoastnews.com Apr 7, 2016
Len Wood, Staff Buy now
The Santa Barbara County Planning Commission approved a proposal Wednesday fora new 24-
hour Starbucks aL 1048 E. Clark Ave. in Orcutt where a Domino's Pizza is currently located.
A plan to build and operate a 2417 Starbucks with a drive-thru in Orcutt moved forward Wednesday as the Santa Barbara County Planning
Commission approved the proposal in a 4-1 vote.
The facility is to be built at Clark Avenue and South Bradley Road where Dornino's Pizza is located. The restaurant will be demolished in favor of
the new structure.
The decision to move forward did not come without dissent. Commissioner Michael Cooney said he couldn't make the determination that the
facility would not have a greater adverse impact upon air quality than the same facility without a drive-thru queue.
Environmental concerns over the drive-thru, which will have enough space for 10 cars in the queue, were discussed at length during the
meeting.
An environmental report provided by the applicant, and performed by the consulting firm RECON, found the drive-thru would have lower Carbon
monoxide, nitrogen dioxide and reactive organic gas emissions than the facility would without the drive-thru.
It would, however, have more carbon dioxide, the study found.
The study's analysis was based on the difference between starting and stopping a vehicle versus a vehicle continually running in a drive-thru
setting, according to county staff.
To partially offset some of the carbon dioxide footprint, the applicant proposed to incorporate 16 solar panels into the project.
http:llsantamariatimes.com/newsllocal/gout-and-politicslpiannets-ok-new—hour-drive-thru-starbucks-in-orcutt/article_aff8e5eb-44e4-5f67-a&dc-dl ad653... 1 /2
4/15/2017 Planners OK new 24-hour dove-thru Starbucks in Orcutt I Government and Politics 1 santamanatimes.com
The solar panels could help offset a portion of the carbon dioxide footprint, according to county staff.
"It's not significantly adverse to the environment," Commissioner Daniel Blough said. "There's lots and lots of things we can do that would have a
much greater impact on those gases."
Commissioner Cecilia Brown was pleased with the solar panel idea.
"I personally don't believe in drive-thrus because I walk everywhere, but I am in support of the project," Brown said. "I think it's going to be a
great improvement for that corner over what exists.
"I think the addition of the solar panels are a plus, so I am in support of the project."
Commissioner Marell Brooks said fast food is part of her everyday life.
"I use fast foods and I shouldn't every day," Brooks said. "I say, 'I'm not going to fast food today, I'm not going.' I'm not a coffee drinker, so I don't
go to Starbucks.
"But we do know there are health issues involved, and I hope Starbucks will continue to be a corporate sponsor of better eating and drinking
habits, so I will support the project.'
But Cooney was not convinced.
"I agree in most respects with my fellow commissioners," he said. 'This will be a valuable addition to the local community, even without the drive-
thru facility, but I'm not convinced that we can make the finding, so I will be voting against the motion."
The motion was made by Chairman Larry Ferini and seconded by Blough. Cooney voted against the project.
Kenny Lindberg covers Santa Barbara County for Lee Central Coast Newspapers. Follow him on Twitter.
Kenny Lindberg
http://santamariatimes. com/news/local/gout-and-politics/planners-ok-new--hour-drive-thru-starbucks-in-orcutt/article_aff8e6eb-d0e0-5f67-a6dc-d 1 ad653... 2/2
R•E•D Architectural Group
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PROJECT NUMBER 397.1402,01
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Klassen, Rachelle
Subject: FW: Drive Through
Rachelle Klassen
City Clerk
Ph: 760.346.0611 Direct: 760.776.6304
rklassen@cityofpalmdesert.org
Begin forwarded message:
From: Jean Benson <jhenson(X)6L'dc.rr.com>
Date: April 25, 2017 at 5:44:15 PM PDT
To: "Alvarez, Martin"<malvarez@citvofnalmdesert.ora>
Subject: Fwd: Drive Through
r—
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4
Subject: Fwd: Drive Through
Subject: Drive Through
I notice you have an item on the 4/28 agenda regarding change of
zone to allow a drive through on Casey's old location to the PD
Country Club area.I strongly urge you not to change this
zoning.Considerable time and thought went into where these
establishments would be located and that zoning has held for 43
years..The entrance to this residential district off an extremely busy
street was never considered.Now we have a premier senior housing
complex in that location it certainly is not suitable and would
change the atmosphere of tranquility for senior residents.Please
leave the current zoning and let them locate down closer to the
freeway where it is now allowed and serves the transit community.
My last wish to the council after 32 years was not to change
things that made Palm Desert the great city that it is
today.Therefore I trust you will put the residents welfare first and
not the financial gain of developers who will be long gone.Thank
you for your just consideration and doing what's best for the city.
Jean M Benson