Title
PLN22-0459 - 980 Island Drive - Use Permit Review - Applicant: Margaret Chen. Public Hearing to review the traffic safety and circulation for a drive-through café as required as a condition of its Use Permit PLN20-0365. General Plan: Community Mixed-Use. Zoning: C-2-PD Central Business Planned Development Zoning District. CEQA Determination: Exempt, Section 15301 - Existing Facilities
Body
To: Honorable President and
Members of the Planning Board
From: Andrew Thomas,
Planning, Building and Transportation Director
BACKGROUND
On September 28, 2020, the Planning Board approved a Use Permit (Resolution No. PB-20-20) to allow extended hours of operation and outdoor dining for a Starbucks drive-through café at 980 Island Drive. Given that the drive-through Starbucks was expected to generate higher vehicle volumes than the previous bank use, as a condition of approval, the Planning Board required a review of the operations with regard to its impact on traffic safety and circulation twelve months after opening. The business began operations in October 2021 and submitted an application in September 2022 for this review as required by the conditions of approval.
DISCUSSION
Since opening, staff has been aware of concerns that the high volumes associated with a drive-through Starbucks operation could impact traffic safety and circulation in the project vicinity. The original tenant improvements included extensive modifications to the vehicle circulation and queueing within the site to accommodate the expected volumes of customer vehicles. The current drive-through stack accommodates eight cars.
Mecartney-Island Roundabout Project. Around the same time that the business began operations, Transportation Planning and Public Works staff were in the midst of planning and community outreach to consider a modern roundabout project to replace the current large four-way stop controlled intersection in order to improve safety and access for roadway users. The potential for the drive-through queues to impact traffic operations of the roundabout was a discussion topic during that process. Some early discussions about ways to further alter on-site circulation if necessary took place, but were only preliminary in nature. At this time the roundabout project has a draft concept design but is not expected to move forward in the near future. No changes are recommended to the current Starbucks drive-through operations.
CoVID-19 Impacts. The ongoing CoVID-19 pandemic has had dramatic impacts on service oriented businesses’ operations including ability to maintain appropriate staffing levels. Staff is aware that in early 2022, during the so-called Omicron wave, this and other Starbucks businesses in Alameda were significantly impacted. Restaurants were often closed for periods of time due to staff illnesses, isolation periods, and general shortages of employees. The 980 Island Drive location closed their dine-in service and only served customers via the drive-through at the same time as other locations were closed entirely. At that time there were anecdotal reports of the drive through queue spilling onto Island Drive. Planning staff has observed that staffing and operations have normalized over the last six to nine months.
Current Operations. Staff is not aware of any impacts to traffic safety and circulation in at least the last six months of operations. Staff observed the drive through operations directly on multiple occasions, including an extended visit during the morning peak on Thursday, 10/20/2022. From 7:30 A.M. to 8:30 A.M., a steady stream of customers arrived for the drive-through as well as dine- in service. Some customers parked in the available off-street spaces and some avoided the congestion of the off-street spaces and drive-through in favor of the ample street parking along Island Drive. On several occasions the drive-through queue was full, but never extended off site across the sidewalk or into the roadway. Cars would typically be able to move forward within 30 seconds to one minute.
Conclusion. Staff believes that the business has been operating in a manner consistent with the approved use permit and is not negatively impacting traffic safety and circulation. No changes are recommended to the current Starbucks drive-through operations.
PUBLIC NOTICE AND COMMENTS
Property owners and residents within 300 feet of the project’s boundaries were notified of the public hearing and given the opportunity to review and comment on the proposal.
ENVIRONMENTAL REVIEW
Staff has determined that this project would qualify for a categorical exemption from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15301 - Existing Facilities. None of the exceptions in CEQA Guidelines Section 15300.2 apply.
RECOMMENDATION
Accept by motion this staff report on the drive-through café operations with regard to its impact on traffic safety and circulation.
Respectfully submitted,
Brian McGuire, Planner II
Reviewed by,
Allen Tai, City Planner
Exhibit:
1. Existing Use Permit Resolution No. PB-20-20