Starbucks_8.16.2022Conditional Use Permit 22-01
Site and Architectural Review 22-03
Variance 22-02
Sign Program Amendment 20-05-A1
Environmental 22-03
August 18, 2022
Planning Commission Public Hearing Meeting
2030 Vision
Statement
Goal 3 to Promote
Economic Development
Goal 2.3. to provide a wide
range of retail and service
commercial opportunities
designated to meet the
needs of the City’s
residents, businesses, and
visitors while also providing
employment opportunities.
Proposal
The Applicant is proposing the construction of a 1,000 square foot Starbucks with exclusive drive-through service on a 0.4-acre lot, located at 22220 Barton Road
There will be no indoor/outdoor sitting areas and no walk-up services
Only drive-through lane services
The improvements include:
Demolition of an existing duplex building
Removal of two palm trees
Double lane drive-through –17 vehicles queuing
Landscaping, lighting, street improvements
Easement Agreement for shared access, parking, trash enclosure, loading area, and shared monument sign is being proposed
Conditional Use Permit proposing
extended hours of operation from 4:00
a.m. to 11:00 p.m.
Site and Architectural Review for the
construction of the proposed
development
Variance to deviate from the 20-foot
front landscape setback requirement to
accommodate the drive-through lane,
deviation of the loading zone, and
reduction of three parking spaces
Sign Program Amendment for “Terrace
Plaza” proposing to increase the height
of the monument sign to provide a sign
area for the Project.
The Project’s drive-through signs and
wall signs have also been included.
Applications
General Plan and Zoning Designation
Zoning General Plan Existing Land Uses
North R2-Low Medium Density
Residential
Medium Density Residential Single Family Residential
East BRSP-General Commercial General Commercial Multi-Family Residential
Legal Nonconforming Use
South BRSP-General Commercial General Commercial Commercial
Grand Terrace Town Square
West BRSP-General Commercial General Commercial Commercial
Terrace Plaza (in-construction)
Site Images
Site Images
Easement
Agreement
Reciprocal access,
reciprocal parking,
and reciprocal
loading zone
Trash Enclosure
Easement
Shared Sign
Easement Terrace
Plaza
Site Plan
Lot Size: 90-feet x 194-
feet
Gradually slopes by
three feet from the
highest-grade
northeast to the lowest
grade southwest
Bioretention basins
Perimeter decorative
block wall: 6-foot in
height
Drive-through -2’-6”
decorative block wall
Terrace
Plaza
Variance
Terrace
Plaza
20-foot front landscape setback deviation
Drive-through lane encroaching on about 10-feet
Overall landscape: 4% more than 20 % required
Overall front setback=56’-0”
3 parking space reduction
Required (1/75 sq. ft.)=14 spaces
Proposing=11 spaces
Traffic Impact Assessment and parking Demand Analysis by LLG
Parking easement=53 shared spaces
Loading zone
Variance
Terrace
Plaza
Zoning requires a 20-foot front landscape setback
Drive-through lane encroaching on about 10-feet
Overall landscape 4% more than required
Overall front setback=56’-0”
3 parking space reduction
Required (1/75 sq. ft.)=14 spaces
Proposing=11 spaces
Traffic Impact Assessment and parking Demand Analysis by LLG
Parking easement=53 shared spaces
Loading zone
Drive-through
Queuing Analysis
No TIA required on
projects less than 50,000
sq. ft.
Proposing queuing for 17
vehicles
Queuing Analysis:
Four Starbucks locations
Max queue surveyed: 18
vehicles
Occurring four
times/day
Project site anticipates
no stacking issues
Management Plan Order
Assist Program
Peak hours of operation
17 queue has been
reached
Conditional Use Permit
The Project is proposing extended hours of operation starting
from 4:00 a.m. and 11:00 p.m.
Condition has been included requiring an “Operations Security
Plan” addressing noise, trash, loitering, lighting, security, and
onsite maintenance.
The project will be required to install exterior security cameras
Lighting will be provided in the parking, walkway areas, and
building exterior.
The Project will require landscaping maintenance, litter collection,
and overall upkeep to the building exterior, including shared
easement areas.
Photometric
Plan
Lighting will not exceed
1.6 candles at the
property lines
18-foot heigh maximum
Floor Plan
Full interior floor plans will be
provided during the Building
and Safety stage as Tenant
Improvements to allow the
space to be customized to
Starbucks specifications.
Elevations
Elevations
Elevations
Revise Condition of Approval No. 79
“The proposed Elevations shall include an additional color
variation. The color may be one to two shades darker than the
proposed building base “Dolphin Tales.” The color shall be
reviewed and approved by the Planning and Development
Services Director or Designee.”
Elevations
Revise Condition of Approval No. 78
“The west elevation shall be enhanced with an
architectural element to be reviewed and approved by the
Planning and Development Services Director or Designee.”
Landscape
Public Art
Statue
Bicycle Rack
Public Bench
TERRACE PLAZA -Sign Program
Directional Signs
AGENCIES
COMMENTS
CEQA
NOTICING
PUBLIC
COMMENTS
The project was distributed to various
agencies for review.
The project qualifies for CEQA
exemption Section 15332, which
exempts infill projects.
Public notice was provided consistent
with State Law. Mailed to property
owners within 500-foot radius.
To date staff has not received any
comments regarding this proposal.
Conclusion and Recommendations
The project is consistent with:
General Plan Designation and promotes economic development
Zoning Designation overall goal to create a dynamic ‘downtown’
commercial area.
The Conditional Use Permit for the extended hours of operation provide
early morning services.
The Variance findings have been made and can be supported.
The Traffic Impact Assessment and Parking Demand Analysis
demonstrates there are no anticipated stacking issues, and the proposed
parking is sufficient for the anticipated demand.
The building architecture, landscaping, and sign program amendment
are complementing to the surrounding development.
Staff recommends the Planning Commission Consider
Approval of the Project, Adopting the Resolution.
Thank You
August 18, 2022
Planning Commission Public Hearing Meeting
Operation Hours -“Starbucks”
Multiple Locations
“Starbucks” Operation Hours
Location Days From To Days From To
1241 Washington
Colton
Monday-Friday 4:30 a.m.10:00 p.m.Saturday-Sunday 5:00 a.m.9:30 p.m.
1590 W. Valley Blvd
Colton
Monday-Friday 4:30 a.m.11:30 p.m.Saturday-Sunday 4:30 a.m.12:00 a.m.
202 E Valley Blvd
Colton
Monday-Friday 4:30 a.m.10:30 p.m.Saturday-Sunday 4:30 a.m.10:30 p.m.
1181 S Mt. Vernon
Ave, Colton
Monday-Friday 4:30 a.m.10:00 p.m.Saturday-Sunday 4:30 a.m.10:00 p.m.
2726 S Iowa Ave
Colton
Monday-Friday 4:30 a.m.10:00 p.m.Saturday-Sunday 4:30 a.m.10:30 p.m.
25705 Barton Road
Loma Linda
Monday-Friday 5:00 a.m.7:00 p.m.Saturday-Sunday 5:00 a.m.7:00 p.m.
11245 California St
Loma Linda
Monday-Friday 4:30 a.m.9:30 p.m.Saturday-Sunday 5:00 a.m.9:00 p.m.
“Terrace Plaza” -Proposed Hours of Operation
Suite Indoor and Outdoor Dining
Hours
Pick-up and Delivery
Hours
Drive-Thru Pick-up
Lane Hours
A (“Piara Pizza”)6:00 a.m.-12:00 a.m.
*Outdoor patio/dining only
6:00 a.m. –12:00 a.m.6:00 a.m.-2:00 a.m.
B & C 6:00 a.m.-12:00 a.m.6:00 a.m. –12:00 a.m.N/A
D (“Wing Stop”)
6:00 a.m.-12:00 a.m.6:00 a.m. –12:00 a.m.N/A
Trash Enclosure
City Code Parking
Requirement
Elevations