HomeMy WebLinkAbout03_Starbucks Bristol Street Minor Use Permit_PA2021-182CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
February 10, 2022
Agenda Item No. 3
SUBJECT: Starbucks Bristol Street (PA2021-182)
▪Minor Use Permit No. UP2021-031
SITE LOCATION: 2122 Bristol Street
APPLICANT: Starbucks Coffee Company
OWNER: Schiffman Enterprises
PLANNER: Patrick Achis, Assistant Planner
949-644-3237 or pachis@newportbeachca.gov
LAND USE AND ZONING
•General Plan Land Use Plan Category: CG (General Commercial)
•Zoning District: SP-7 – GC (Santa Ana Height Specific Plan – General Commercial)
PROJECT SUMMARY
The Applicant proposes to operate a Starbucks formerly occupiedBurger King tenant space.
The Minor Use Permit is required to change the allowed hours to between 4 a.m. and 12
a.m., daily. The project includes remodeling the 2,565 square-foot restaurant space,
updating the site to improve circulation, and refinishing the exterior façade. Required
accessibility upgrades will remove four (4) on-site parking spaces. If approved, this Minor
Use Permit will supersede County Planning Application No. PA95-0109.
RECOMMENDATION
1)Conduct a public hearing;
2)Find this project exempt from the California Environmental Quality Act (CEQA)
pursuant to Section 15301 under Class 1 (Existing Facilities) of the CEQA
Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3,
because it has no potential to have a significant effect on the environment; and
3)Adopt Draft Zoning Administrator Resolution No. __ approving Minor Use Permit No.
UP2021-031 (Attachment No. ZA 1).
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DISCUSSION
• Vicinity. The subject site is within a commercial zone of Santa Ana Heights, located
at the corner of Birch and Bristol Streets. To the north of the site is State Route 73
(CA-73). Properties to the east, south, and west are zoned General Commercial (GC)
of the Santa Ana Heights Specific Plan (SP-7). Nonresidential uses such as fast-
food restaurants and offices are common in the vicinity that serve visitors,
residents, and workers.
• General Plan Compatibility. The proposed restaurant is consistent with the CG
designation General Plan Land Use category because it will provide a service to
the surrounding neighborhood that will help to maintain a vibrant commercial
corridor. An existing fast-food establishment (Burger King) already occupies the
site and has shown to be compatible with uses in the vicinity.
• Zoning Compatibility. The property is within the General Commercial District of
the Santa Ana Heights Specific Plan (SP-7 [GC]). In accordance with Newport
Beach Municipal Code (NBMC) Section 20.90.110 (General Commercial District:
SP-7 [GC]), restaurants are allowed subject to the approval of a minor use permit.
• County Approval for Existing Use. The project site was formerly under the
permit jurisdiction of the County of Orange. In 1995, the County approved Planning
Activity No. PA95-0109 to establish the existing fast-food drive-thru (Burger King).
The project site was annexed in 2004 into the City of Newport Beach, which is now
the responsible permitting jurisdiction.
o The existing restaurant includes 80 indoor seats, 14 outdoor seats, 24
parking spaces and drive-thru stacking for nine cars.
• Proposed Scope of Work. The Applicant proposes to remodel the existing 2,565-
square-foot drive-thru restaurant space to operate a Starbucks. The project would
also update the site to improve circulation, and refinish the exterior façade. (See
Applicant’s Project Description as Attachment No. ZA 3 and Project Plans as
Attachment No. ZA 5 for reference.)
o The basic uses of the existing restaurant, such as the drive-thru, customer
area, workroom, breakroom, etc., will remain the same.
o Indoor and outdoor dining capacity will be reduced by a total of 46 interior
seats and 6 outdoor seats with the project’s implementation.
o Around 1,998 square feet of upgraded landscaping will be rehabilitated and
installed to refresh the appearance of the site in conformance with NBMC
Section 20.90.030 (Design Guidelines.).
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o No structural changes or addition of square footage are proposed.
As a result, the project does not constitute an intensification of use requiring
additional parking.
• Nonconforming Parking and Accessibly Upgrades. The existing fast-food
establishment is considered nonconforming due to parking as it does not provide
the required number of spaces. Reconfiguration of on-site circulation will result in
a total reduction of four existing parking spaces due to required accessibility
upgrades. NBMC Section 20.40.110 (Adjustments to Off-Street Parking
Requirements) allows the Director to administratively reduce parking requirements
due to a loss of parking spaces because of the Americans with Disabilities Act
(ADA) requirements associated with tenant improvements. Because of this, the
spaces reduced due to the required ADA upgrades need not be replaced or
authorized through a parking waiver.
• Change to Hours of Operation. The existing Burger King hours are 6 a.m. to 11
p.m. Monday through Friday and 6 a.m. to 1 a.m. Saturday and Sunday under the
County’s approval. A minor use permit is necessary to modify the hours of
operation for the project, which is proposed to be from 4 a.m. to 12 midnight, daily.
While the proposed hours are outside those existing, the project’s conditions of
approval will help to ensure the use remains compatible with the adjacent
nonconforming residential use and the surrounding neighborhood.
• Professional Drive-Thru Queuing, Site Access, and Parking Evaluation. At
the direction of the City Traffic Engineer, a Drive-Thru Queuing, Site Access, and
Parking Evaluation was prepared by Linscott Law & Greenspan, Engineers, dated
January 27, 2022 (included as Attachment No. ZA 4). The findings of this
professional evaluation support the adequacy of the proposed design and
configuration of the drive-thru facility and site access points in serving drive-thru
queues as well as inbound and outbound traffic generated by the project. The City
Traffic Engineer has analyzed the report and agrees with the findings therein.
• Conditions of Approval to Promote Compatibility with Surrounding Uses.
The project has been reviewed by City staff and includes conditions of approval to
help ensure that potential conflicts with the surrounding land uses are minimized
to the greatest extent possible, including:
o Limitations on square footage and dining area, which sets a maximum on
gross floor area, outdoor dining area, and number of customer seats.
(Condition of Approval No. 5)
o Employee Count cannot exceed eight employees on-site at any given time.
(Condition of Approval No. 6)
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o Designation of Two Mobile Order Parking Stalls near the entrance of the
building dedicated to facilitate the flow of mobile order pickups. (Condition
of Approval No. 7)
o Employee Parking required in southern portion of the parking lot nearest the
drive thru lane to enhance customer traffic flow. (Condition of Approval No.
8)
o Hours of Operation for drive-thru service is limited to 4 a.m. to 12 a.m., daily.
All customers shall vacate the specified premises by closing time.
(Condition of Approval No. 10)
o Requirement of Outdoor Employee During Peak Times. An employee must
be available to take orders outside during peak times and when the drive-
thru lane is at stacking capacity to expedite service from the drive-thru and
help vehicle queues. Peak times shall be consistent with the Linscott Law
& Greenspan evaluation for the project to mean 7 a.m. to 9 a.m., 11 a.m. to
1 p.m., and 4 p.m. to 7 p.m., daily. (Condition of Approval No. 11).
ENVIRONMENTAL REVIEW
This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
Class 1 consists of the operation, repair, maintenance, permitting, leasing, licensing, or
minor alteration of existing public or private structures, facilities, mechanical equipment,
or topographical features, involving negligible or no expansion of existing or former use.
The project is located in an urbanized area, and the subject zoning district conditionally
allows fast-food establishments. The use does not involve significant amounts of
hazardous substances, all necessary public services and facilities are available, and the
surrounding area is not environmentally sensitive. The project is a remodel of an existing
fast-food restaurant and a request of late hours for a new operator. Project
implementation is limited to non-structural improvements, interior and exterior remodel,
and site circulation upgrades.
PUBLIC NOTICE
Notice of this application was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights-of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Municipal Code.
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Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
Prepared by:
BMZ/pda
Attachments: ZA 1 Draft Resolution
ZA 2 Vicinity Map
ZA 3 Applicant’s Project Description
ZA 4 Drive-Thru Queuing, Site Access, and Parking Evaluation
ZA 5 Project Plans
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Attachment No. ZA 1
Draft Resolution
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RESOLUTION NO. ZA2022-###
A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE
CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING MINOR
USE PERMIT NO. UP2021-031 TO OPERATE A DRIVE-THRU
RESTAURANT WITH LATE HOURS LOCATED AT 2122 BRISTOL
STREET (PA2021-182)
THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS.
1. An application was filed by Starbucks Coffee Company (Applicant) with respect to property
located at 2122 Bristol Street, and legally described as Lot 141 of Tract 706, Harbor View
Addition to Santa Ana Heights, in the City of Newport Beach, County of Orange, State of
California, as per Map Recorded in Book 21, Page 25 of Miscellaneous Maps, in the Office
of the County Recorder of Orange County, California, requesting approval of a minor use
permit.
2. The Applicant proposes to operate a Starbucks in the former Burger King tenant space.
The Minor Use Permit is required to change the allowed hours to between 4 a.m. and 12
a.m., daily. The project includes remodeling the 2,565-square-foot restaurant space,
updating the site to improve circulation, and refinishing the exterior façade. Required
accessibility upgrades will remove four (4) on-site parking spaces. Once effective and
implemented, this Minor Use Permit supersedes County Planning Application No. PA95-
0109.
3. The subject property is categorized CG (General Commercial) by the General Plan Land
Use Element and is located within the SP-7 – GC (Santa Ana Height Specific Plan –
General Commercial) Zoning District.
4. The subject property is not located within the coastal zone; therefore, a coastal
development permit is not required.
5. A public hearing was held on February 10, 2022, online via Zoom. A notice of time, place
and purpose of the hearing was given in accordance with the NBMC. Evidence, both
written and oral, was presented to, and considered by, the Zoning Administrator at this
hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code
of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a
significant effect on the environment.
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2. Class 1 consists of the operation, repair, maintenance, permitting, leasing, licensing, or
minor alteration of existing public or private structures, facilities, mechanical equipment,
or topographical features, involving negligible or no expansion of existing or former use.
The project is in an urbanized area, and the subject zoning district conditionally allows
fast-food establishments. The use does not involve significant amounts of hazardous
substances, all necessary public services and facilities are available, and the
surrounding area is not environmentally sensitive. The project is a remodel of an existing
fast-food restaurant and a request of late hours for a new operator. Project
implementation is limited to non-structural improvements, interior and exterior remodel,
and site circulation upgrades.
SECTION 3. REQUIRED FINDINGS.
In accordance with Subsection 20.52.020(F) (Findings and Decision) of the NBMC, the
following findings and facts in support of such findings are set forth:
Finding:
A. The use is consistent with the General Plan and any applicable specific plan;
Facts in Support of Finding:
1. The General Plan land use category for this site is CG (General Commercial). The CG
category is intended to provide for a wide variety of commercial activities oriented
primarily to serve citywide or regional needs. The proposed restaurant is consistent with
this designation because it will provide a service to meet citywide and regional needs to
maintain a vibrant commercial corridor. An existing fast-food establishment (Burger
King) already occupies the site and has shown to be compatible with uses in the vicinity.
2. The property is in the Santa Ana Heights Specific Plan (SP-7), which intends to provide
for the orderly and balanced development of the community consistent with the specific
plan’s adopted land use plan and with the stated goals and policies of the Land Use
Element of the General Plan. In accordance with Section 20.90.110 (General
Commercial District: SP-7 [GC]) of the NBMC, restaurants are allowed with the approval
of a minor use permit.
3. The existing operational hours are from 6 a.m. to 11 p.m., Monday through Friday, and
from 6 a.m. to 1 a.m. on Saturday and Sunday. A minor use permit is necessary to
modify the hours of operation for the new tenant, which are proposed to be from 4 a.m.
to 12 midnight, daily.
4. The Applicant proposes to install and maintain approximately 1,998 square feet of
upgraded landscaping to refresh the appearance of the site. Two (2) existing trees will
be retained, and three (3) additional trees will be planted within the parking area. The
remainder of the site will be planted with shrubs, and ground covering will be used where
appropriate. Proposed plants and installation will conform all applicable provisions of
Section 20.90.030 (Design Guidelines) of the NBMC.
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Finding:
B. The use is allowed within the applicable zoning district and complies with all other applicable
provisions of this Zoning Code and the Municipal Code;
Facts in Support of Finding:
1. Facts in Support of Finding A.1, A.2, A.3 and A.4 are hereby incorporated by reference.
2. The proposed use complies with NBMC Section 20.48.090 (Eating and Drinking
Establishments) relating to required operating standards, and conditions of approval are
included to maintain those requirements. Mitigation measures are applied to eliminate
potential impacts related to glare, light, loitering, and noise. These include, but are not
limited to:
a. The project will not generate noise from music, dancing, and voices
associated with allowed indoor or outdoor uses and activities will comply
with NBMC Chapter 10.26 and other applicable noise control requirements
of the NBMC. (Condition of Approval No. 20);
b. The site will not be excessively illuminated (Condition of Approval No. 17);
c. A prohibition of visible outdoor storage and solid waste storage
(Conditions of Approval Nos. 24 through 29);
d. Outdoor dining operational standards (Conditions of Approval Nos. 5 and
12).
3. The project site was formerly under the permit jurisdiction of the County of Orange. In
1995, the County approved Planning Activity No. PA95-0109 to establish the existing
fast-food drive-thru (Burger King). The existing restaurant includes 80 indoor seats, 14
outdoor seats, 24 parking spaces and drive-thru stacking for nine cars. The existing fast-
food establishment (Burger King) is considered nonconforming due to parking as it does
not provide the required number of spaces.
4. NBMC Section 20.40.060 (Parking Requirements for Food Service Uses) establishes
criteria to determine the parking requirements for fast food establishments from one (1)
parking space for every 50 square feet of gross floor area and one (1) space for every
100 square feet of outdoor dining area. The proposed project has a gross floor area of
2,565 square feet with accessory outdoor dining of 300 square feet providing seating for
a maximum of 42 customers. Based on the square footages of the existing
establishment, 55 parking spaces are required per the following breakdown:
a. Indoor dining: 2,565 sq. ft. / 50 sq. ft. = 51.3, or 52 spaces
b. Outdoor dining: 300 sq. ft. / 100 sq. ft. = 3 spaces
c. Total parking for indoor and outdoor dining: 52 + 3 = 55 spaces required
by the Zoning Code
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5. NBMC Section 20.38.060 (Nonconforming Parking) allows nonresidential structures that
are nonconforming due to number of parking spaces to be repaired, maintained, and
altered. The proposed Starbucks will operate in the existing building on-site and no
structural changes or addition of square footage are proposed. The basic components
of the restaurant such as customer area, workroom, and breakroom will remain the
same. Indoor and outdoor dining capacity will be reduced by a total of 46 interior seats
and 6 outdoor seats with implementation of the project. Proposed improvements consist
of necessary interior and site upgrades, refinishing the exterior façade, and improving
on-site vehicle circulation. As a result, the project does not constitute an intensification
of use requiring additional parking.
6. NBMC Section 20.40.110 (Adjustments to Off-Street Parking Requirements) allows the
Director to administratively reduce parking requirements due to a loss of parking spaces
because of the Americans with Disabilities Act (ADA) requirements associated with
tenant improvements. Reconfiguration of on-site circulation will result in a total reduction
of four (4) existing parking spaces due to required accessibility upgrades. As a result,
the spaces reduced due to the required ADA upgrades need not be replaced or
authorized through a parking waiver.
7. At the direction of the City Traffic Engineer, a Drive-Thru Queuing, Site Access, and
Parking Evaluation was prepared by Linscott Law & Greenspan, Engineers, dated
January 27, 2022. The findings of this professional evaluation support the adequacy of
the proposed design and configuration of the drive-thru facility and site access points in
serving drive-thru queues as well as inbound and outbound traffic generated by the
project. The City Traffic Engineer has analyzed the report and agrees with the findings
therein.
8. The Linscott Law & Greenspan evaluation determined that the proposed on-site supply
of 20 spaces will be adequate in meeting the project’s total parking needs. The number
of parking spaces is adequate since the project is projected to have 25 percent fewer
transactions than comparable locations in Orange County due to the high number of
Starbucks in the vicinity. The project is in an area that is not characterized by residential,
mixed use or university neighborhood where customers would dine-in or use on-site
amenities for long periods of time. Customers at the project location are anticipated to
be commuters or nearby office workers. Utilization of the drive-thru and Starbuck’s
mobile ordering option will help facilitate faster transitions.
9. Under Condition of Approval No. 7, two (2) parking spaces near the entrance of the
building will be dedicated to mobile order pickups where parking will turnover relatively
quickly. This will enhance the project’s ability to fully meet peak parking demand, in
addition to addressing drive-thru, site access, and on-site circulation needs during
periods of peak activity.
10. Condition of Approval No. 6 limits the total number of employees on site to no more than
eight (8) at any given time. Additionally, Condition of Approval No. 8 requires employees
must park in the southern portion of the parking lot nearest the drive thru lane. This
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would ensure that more conveniently located spaces are preserved for customer use
and would help minimize vehicular and pedestrian conflicts near the drive-thru entrance.
Finding:
C. The design, location, size, and operating characteristics of the use are compatible with the
allowed uses in the vicinity;
Facts in Support of Finding:
1. Facts in Support of Finding A.1, A.2, A.3, and A.4 are hereby incorporated by reference.
2. Facts in Support of Finding B.2, B.5, B.6, B.8, B.9 and B.10 are hereby incorporated by
reference.
3. Commercial uses such as fast-food restaurants are common in the vicinity along Bristol
Street and serve both visitors and residents. As conditioned, the establishment will be
compatible with the land uses permitted within the surrounding neighborhood.
4. The project will utilize and upgrade the existing drive-thru lane, which has been
determined adequate to serve the use by the Public Works Department. The drive-thru
lane measures an approximately 250-foot long, 10-foot wide, single lane that wraps
around the south and west property lines of the site. There is approximately 115 feet of
vehicle capacity between the pick-up window and the order board and 100 feet of
capacity between the order board and the entry of the drive-thru lane from the adjacent
drive aisle.
5. The Linscott Law & Greenspan evaluation concludes the drive-thru design, operations,
and service characteristics of the proposed project, as conditioned, can accommodate
potential drive-thru queues with implementation of on-site traffic control or management
measures. The evaluation studied vehicle queuing to establish the peak demand and
determine the vehicle holding capacity of the drive-thru lane. The evaluation notes that
the design and operation of the project will help ensure safe stacking capacity and avoid
conflicts with vehicles in the adjacent drive aisles or roadways.
6. Under Condition of Approval No. 11, during peak times and when the drive-thru lane is
at stacking capacity, an employee must be available to take orders outside to expedite
service from the drive-thru and help vehicle queues.
7. The project includes conditions of approval to ensure that potential conflicts are
minimized to the greatest extent possible. Although the restaurant is adjacent to a
nonconforming residential use to the south, the nearest residential building is
approximately 75 feet away from the order point. The residential building is also over
200 feet away from the outdoor dining area and will be buffered by the existing one (1)-
story restaurant.
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Finding:
D. The site is physically suitable in terms of design, location, shape, size, operating
characteristics, and the provision of public and emergency vehicle (e.g., fire and medical)
access and public services and utilities; and
Facts in Support of Finding:
1. The subject tenant space is an existing nonresidential building. The improved tenant
space will be designed and operated as a restaurant, which is the existing use on-site.
The design, size, location, and operating characteristics of the use are compatible with
the surrounding neighborhood. The existing tenant space on the subject property has
most recently been occupied by a Burger King.
2. Facts in Support of Finding B.6, B.7, B.8, B.9, and B.10 are hereby incorporated by
reference. Although the site does not provide the minimum number of off-street parking
spaces on-site, the site is suitable for the project as detailed in the Linscott Law &
Greenspan evaluation.
3. Facts in Support of Finding C.4, C.5, C.6, and C.7 are hereby incorporated by reference.
4. Adequate public and emergency vehicle access, public services, and utilities are
provided to the subject property. Any additional utilities upgrades required for the
change in occupancy will be required at plan check for the building permit.
5. The tenant improvements to the project site will comply with all Building, Public Works,
and Fire Codes. All City ordinances and all conditions of approval will be complied with.
Finding:
E. Operation of the use at the location proposed would not be detrimental to the harmonious
and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard
to the public convenience, health, interest, safety, or general welfare of persons residing or
working in the neighborhood of the proposed use.
Facts in Support of Finding:
1. Facts in Support of Finding A.1, A.2, A.3, and A.4 are hereby incorporated by reference.
2. Facts in Support of Finding B.6, B.7, B.8, B.9, and B.10 are hereby incorporated by
reference.
3. Facts in Support of Finding C.4, C.5, C.6, and C.7 are hereby incorporated by reference.
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4. While the proposed hours are outside those existing, conditions of approval will help to
ensure the use remains compatible with the adjacent nonconforming residential use and
the surrounding neighborhood.
5. The project has been reviewed and includes conditions of approval to help ensure that
potential conflicts with the surrounding land uses are minimized to the greatest extent
possible. The operator is required to take reasonable steps to discourage and correct
objectionable conditions that constitute a nuisance in parking areas, sidewalks and
areas surrounding the subject property and adjacent properties during business hours,
if directly related to the patrons of the establishment.
6. The restaurant will provide dining services as a public convenience to the surrounding
business park as well as to visitors. The project provides an economic opportunity for
the property owner and restaurant operator to have a successful business in a way that
best serves the community.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Zoning Administrator of the City of Newport Beach hereby finds this project is
categorically exempt from the California Environmental Quality Act pursuant to Section
15301 under Class 1 (Existing Facilities) of the CEQA Guidelines, California Code of
Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant
effect on the environment.
2. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit
No. UP2021-031, subject to the conditions set forth in Exhibit “A,” which is attached hereto
and incorporated by reference.
3. This action shall become final and effective 14 days following the date this Resolution
was adopted unless within such time an appeal or call for review is filed with the
Community Development Director in accordance with the provisions of Title 20 Planning
and Zoning, of the NBMC.
4. This resolution supersedes County of Orange Planning Activity No. PA95-0109, which
upon vesting of the rights authorized by this Minor Use Permit No. UP2021-031, shall
become null and void.
PASSED, APPROVED, AND ADOPTED THIS 10th DAY OF FEBRUARY, 2022.
_____________________________________
Jaime Murillo, Zoning Administrator
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EXHIBIT “A”
CONDITIONS OF APPROVAL
(Project-specific conditions are in italics)
Planning Division
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval (except as
modified by applicable conditions of approval).
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. The Applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Use
Permit.
4. All proposed signs shall be in conformance with provisions of Chapter 20.42 (Signs) of
the NBMC.
5. The project’s gross floor area shall be limited to 2,565 square feet with a maximum of
34 seats. The outdoor dining area shall be limited to 100 square feet with a maximum
of eight (8) seats.
6. A maximum of eight (8) employees shall be on site at any given time.
7. Prior to issuance of a building permit, project plans shall designate two (2) parking
spaces near the entrance of the building dedicated to mobile order pickups to the
satisfaction of the City Traffic Engineer.
8. Prior to issuance of a building permit, project plans shall designate employee parking
stalls in the southern portion of the parking lot nearest the drive thru lane to the
satisfaction of the Planning Division. All employees shall park in these designated
employee parking stalls.
9. Prior to the issuance of a building permit, the Applicant shall submit a landscape and
irrigation plan prepared by a licensed landscape architect. These plans shall incorporate
drought tolerant plantings and water efficient irrigation practices, and the plans shall be
approved by the Planning Division.
10. Hours of operation for drive-thru service and dining areas shall be limited to 4 a.m. to 12
a.m., daily. All customers shall vacate the specified premises after these designated
closing times.
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11. An employee must be available to take orders outside during peak times and when the
drive-thru lane is at stacking capacity to expedite service from the drive-thru and help
vehicle queues. Peak times shall be consistent with the Linscott Law & Greenspan
evaluation of this approval to mean 7 a.m. to 9 a.m., 11 a.m. to 1 p.m., and 4 p.m. to 7
p.m., daily. The employee must be positioned on private property.
12. Appropriate barriers shall be placed around the outdoor dining area. Said barriers shall
serve only to define the areas and shall not constitute a permanent all-weather
enclosure. All physical elements (e.g., awnings, covers, furniture, umbrellas, etc.)
related to the outdoor dining area that are visible from the Birch and/or right-of-way shall
be compatible with one another and with the overall character and design of the principal
structure.
13. This Minor Use Permit may be modified or revoked by the Zoning Administrator if
determined that the proposed uses or conditions under which it is being operated or
maintained is detrimental to the public health, welfare or materially injurious to property
or improvements in the vicinity or if the property is operated or maintained so as to
constitute a public nuisance.
14. Any change in tenant, operational characteristics, expansion in area, or other
modification to the approved plans, including queuing and parking demand, shall require
subsequent review by the Planning Division and may require an amendment to this
Minor Use Permit or the processing of a new Minor Use Permit.
15. A copy of the Resolution, including conditions of approval Exhibit “A” shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
16. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy and
growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All
landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be
kept operable, including adjustments, replacements, repairs, and cleaning as part of
regular maintenance.
17. The site shall not be excessively illuminated based on the luminance recommendations
of the Illuminating Engineering Society of North America, or, if in the opinion of the
Director of Community Development, the illumination creates an unacceptable negative
impact on surrounding land uses or environmental resources. The Director may order
the dimming of light sources or other remediation upon finding that the site is excessively
illuminated.
18. Prior to the issuance of a building permit, the Applicant shall prepare photometric study
in conjunction with a final lighting plan for approval by the Planning Division. The survey
shall show that lighting values are “1” or less at all property lines.
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10-18-21
19. Prior to the issuance of a building permit, the Applicant shall pay any unpaid
administrative costs associated with the processing of this application to the Planning
Division.
20. All noise generated by the proposed use shall comply with the provisions of Chapter
10.26 and other applicable noise control requirements of the NBMC. The maximum
noise shall be limited to no more than depicted below for the specified time periods
unless the ambient noise level is higher:
Between the hours of 7:00AM
and 10:00PM
Between the hours of
10:00PM and 7:00AM
Location Interior Exterior Interior Exterior
Residential Property 45dBA 55dBA 40dBA 50dBA
Residential Property located within
100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA
Mixed Use Property 45dBA 60dBA 45dBA 50dBA
Commercial Property N/A 65dBA N/A 60dBA
21. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
22. Construction activities shall comply with Section 10.28.040 of the NBMC, which restricts
hours of noise-generating construction activities that produce noise to between the
hours of 7 a.m. and 6:30 p.m., Monday through Friday, and 8 a.m. and 6 p.m. on
Saturday. Noise-generating construction activities are not allowed on Sundays or
Holidays.
23. No outside paging system shall be utilized in conjunction with this establishment.
24. All trash shall be stored within the building or within dumpsters stored in the trash
enclosure (three [3] walls and a self-latching gate) or otherwise screened from view of
neighboring properties, except when placed for pick-up by refuse collection agencies.
The trash enclosure shall have a decorative solid roof for aesthetic and screening
purposes.
25. Trash receptacles for patrons shall be conveniently located both inside and outside of
the establishment, however, not located on or within any public property or right-of-way.
26. The exterior of the business shall be maintained free of litter and graffiti at all times. The
owner or operator shall provide for daily removal of trash, litter debris and graffiti from the
premises and on all abutting sidewalks within 20 feet of the premises.
27. The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained
to control odors. This may include the provision of either fully self-contained dumpsters
or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning
Division. Cleaning and maintenance of trash dumpsters shall be done in compliance
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Zoning Administrator Resolution No. ZA2022-###
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10-18-21
with the provisions of Title 14, including all future amendments (including Water Quality
related requirements).
28. Deliveries and refuse collection for the facility shall be prohibited between the hours of
10 p.m. and 7 a.m. on weekdays and Saturdays and between the hours of 10 p.m. and
9 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of
Community Development, and may require an amendment to this Use Permit.
29. Storage outside of the building in the front or at the rear of the property shall be
prohibited, with the exception of the required trash container enclosure.
30. A Special Events Permit is required for any event or promotional activity outside the
normal operational characteristics of the approved use, as conditioned, or that would
attract large crowds, involve the sale of alcoholic beverages, include any form of on-site
media broadcast, or any other activities as specified in the Newport Beach Municipal
Code to require such permits.
31. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved in
compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
32. To the fullest extent permitted by law, Applicant shall indemnify, defend and hold harmless
City, its City Council, its boards and commissions, officials, officers, employees, and agents
from and against any and all claims, demands, obligations, damages, actions, causes of
action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including
without limitation, attorney’s fees, disbursements and court costs) of every kind and nature
whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s
approval of Starbucks Bristol Street including, but not limited to, Minor Use Permit No.
UP2021-031 (PA2021-182). This indemnification shall include, but not be limited to,
damages awarded against the City, if any, costs of suit, attorneys' fees, and other
expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by Applicant, City, and/or the parties initiating or bringing such
proceeding. The Applicant shall indemnify the City for all of City's costs, attorneys' fees,
and damages which City incurs in enforcing the indemnification provisions set forth in this
condition. The Applicant shall pay to the City upon demand any amount owed to the City
pursuant to the indemnification requirements prescribed in this condition.
Fire Department
33. Prior to issuance of a building permit, the construction plans shall illustrate exiting
compliant with Chapter 10 of the California Fire and Building Codes.
Building Division
34. The Applicant is required to obtain all applicable permits from the City’s Building Division
and Fire Department. The construction plans must comply with the most recent, City-
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10-18-21
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements. Approval from the Orange County
Health Department is required prior to the issuance of a building permit.
35. Detectable warning installation and clearances shall comply with CBC 11B-705.1.2.
Public Works Department
36. Overhead utilities serving the site shall be undergrounded to the nearest appropriate
pole in accordance with Section 19.24.140 of the NBMC.
37. County Sanitation District fees shall be paid prior to the issuance of any building permits.
38. Prior to the commencement of construction, the Applicant shall submit a construction
management and delivery plan to be reviewed and approved by the Public Works
Department. The plan shall include discussion of project phasing; parking arrangements
for both sites during construction; anticipated haul routes and construction mitigation.
Upon approval of the plan, the Applicant shall be responsible for implementing and
complying with the stipulations set forth in the approved plan.
39. Traffic control and truck route plans shall be reviewed and approved by the Public Works
Department before their implementation. Large construction vehicles shall not be
permitted to travel narrow streets as determined by the Public Works Department.
Disruption caused by construction work along roadways and by movement of
construction vehicles shall be minimized by proper use of traffic control equipment and
flagman.
40. All improvements shall be constructed as required by Ordinance and the Public Works
Department.
41. An encroachment permit is required for all work activities within the public right-of-way.
42. The project plans shall demonstrate that the parking layout complies with City Parking
Lot standard STD 805. Dead-end drive aisle in public areas shall provide a dedicated
turnaround space and minimum 5-foot drive aisle extension.
43. Provide a 4-foot-wide easement adjacent to the driveway approach along the Bristol
Street and Birch Street frontages for sidewalk purposes.
44. Driveways shall be consistent with City Standard STD 160. The driveway approach
along the Bristol Street frontage shall be reconstructed. The Birch Street driveway
approach shall be reconstructed if substandard.
45. All improvements shall comply with the City’s sight distance requirement per City
Standard STD 105 including project driveway approaches. Planting within the limited
use area shall be limited to 24-inches in height maximum. Structures within the limited
use area shall be limited to 30-inches in height maximum.
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46. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right-of-way could be
required at the discretion of the Public Works Inspector.
47. Approval shall be obtained from Costa Mesa Sanitary District and Irvine Ranch Water
District and submitted to the City prior to building permit issuance.
19
Attachment No. ZA 2
Vicinity Map
20
VICINITY MAP
Minor Use Permit UP2021-031
(PA2021-182)
2122 Bristol Street
Subject Property
21
Attachment No. ZA 3
22
30900 Rancho Viejo Road, Suite 285 San Juan Capistrano, CA 92675 (949) 581-2888 Fax (949) 581-3599
January 26, 2022
Mr. Patrick Achis
Assistant Planner, Community Development
City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
Subject: Starbucks Drive-Thru at 2122 Bristol Street –
Site Development Review and Minor Use Permit
Dear Mr. Achis:
This letter serves as an update to the project description provided in our original submittal and
supplemental to the responses to the Notice of Incomplete Filing provided on September 20, 2021
and November 2, 2021. The proposed project requires a minor use permit (MUP) issued by Zoning
Administratorto expand operating hoursand a 4-space parking waiverto account for City-required
design changes to the property including for accessibility, trash enclosure, and landscaping, which
are all City Code requirements.
Site Location and History
The project site is a 0.5-acre parcel located at the southeast corner of SW Bristol Street and Birch
Street that is developed and operating with an existing 2,565-square-foot Burger King restaurant.
The surrounding uses include the SR-73 Freeway to the north, business and a non-conforming
residential use to the south, and commercial uses to the east and west, including an existing rental
car company, a gas station, offices, and a Carl’s Jr. restaurant with a drive-thru.
The site is designated as (GC) General Commercial by the General Plan and zoned within the
Santa Ana Heights Planned Community (SP-7) as General Commercial. The proposed Starbucks
restaurant is consistent with the General Commercial designation, which allows for a variety of
commercial uses oriented primarily to serve citywide or regional needs.
In 1995, at the time Burger King was approved, the site had not yet been annexed into the City of
Newport Beach. Therefore, the existing CUP for a restaurant with drive-thru was issued by the
County of Orange under PA 95-0109. The original 1995 approval for Burger King included 86
indoor seats, 25 parking spaces and drive-thru stacking for 10 cars. The existing Burger King
building comprises a kitchen and service counter, an 80-person indoor and 14-person outdoor
seating area, bathrooms, and back of house storage, office, and break rooms. The site is currently
configured with 24 parking spaces and a drive-thru lane with capacity for stacking 9 vehicles as
approved by a Changed Plan dated February 7, 1996.
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Mr. Patrick Achis
January 26, 2022
Page 2 of 5
Proposed Project
The proposed Starbucks will replace Burger King and occupy the existing 1-story, 2,565-square-
foot building. Other than necessary interior upgrades and a refinish of the exterior façade, no
structural changes are proposed to the existing building and there will be not change to the square
footage of the building. The proposed exterior improvements will not alter the building’s existing
architectural design.
The layout of the interior will be reconfigured with a 34-seat café with a back bar area located
between the seating area and the drive-thru window for food and coffee preparation. The building
will also have two restrooms for customer and employee use, two workrooms, a dry storage area,
and an employee breakroom. While the basic components of the restaurant will remain the same,
approximately 300 square feet of outdoor patio will be added, and indoor dining capacity will be
reduced by 46 seats.
The existing Burger King hours are 6:00 a.m. to 11:00 p.m. Monday through Friday and 6:00 a.m.
to 1:00 a.m. Saturday and Sunday. A MUP is necessary to modify the hours of operation for the
new Starbucks, which is anticipated to be from 4:00 a.m. to 12:00 midnight, 7 days a week. The
proposed Starbucks will employ approximately 30 total employees with an average of
approximately 4 to 6 employees working onsite and up to 6 to 8 employees during a peak shift.
Site Access and Circulation
The site will be accessed from driveways located on Bristol Street and Birch Street. The Bristol
Street driveway is designed for two-way in and out traffic. The Bristol Street driveway is designed
for vehicles to turn right in and right out of the parking area. Vehicular circulation is shown on
Sheet 3 – Site Plan.
The project will provide 20 onsite parking spaces including two handicap spaces. The project will
provide a stacking capacity of 10 vehicles in the drive-thru with an 11th car able to be onsite in
the drive-thru queue without impeding vehicular circulation. Onsite circulation improvements are
proposed to meet current accessibility standards and accommodate a new trash enclosure area.
Onsite circulation improvements include the following:
Improved accessible path from Bristol Street to the store entrance.
Modification to the existing accessible parking space and sidewalk ramp to meet
current accessible code requirements.
Relocation of the trash enclosure to provide an accessible path of travel from the
building. Relocation of the trash enclosure results in the loss of a tandem parking space.
Removal of four tandem parking stalls where two stalls will be removed and two stalls
relocated.
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Mr. Patrick Achis
January 26, 2022
Page 3 of 5
Removal of one parking stall located at the drive-thru lane entry to allow more
maneuverability at the Birch Street driveway.
Relocation of the drive-thru service window to provide stacking for an additional car
in the drive-thru lane.
Relocation of the drive-thru order point to increase the efficiency of the drive-thru lane.
Reconfiguration of onsite circulation will result in a total of 20 parking spaces, including one
handicap-accessible space, which will be a total reduction of 4 existing parking spaces. The
parking loss is due to code requirements and City Standards resulting in the following changes to
the parking area:
Improvement to the accessible path from the Bristol Street right-of-way to the store
entrance.
Modification to the existing accessible parking space and sidewalk ramp for
compliance with current accessible code requirements.
Relocation of the trash enclosure to place it on an accessible path of travel from the
building for compliance with accessible code requirements. Relocation of the trash
enclosure affected the existing non-conforming tandem parking spaces. Removal of
tandem parking spaces resulted in the loss of three stalls.
One stall was removed adjacent to the drive-thru lane entry to satisfy Public Works’
requirements for a compliant turn around space, accessible sidewalk at the Birch Street
driveway per STD 160, and more maneuvering space at the Birch Street driveway.
The loss of 4 spaces is entirely due to City code and design standards. The parking waiver is only
being requested because of design changes made to the parking area as a result of City code and
design standards. A parking and queuing analysis dated January 12, 2022 was prepared by
Linscott, Law & Greenspan, Engineers. The parking analysis concluded that the parking demand
for the project would be 15 spaces during peak times resulting in a surplus of 5 parking spaces.
The project is designed for 100% parking capacity onsite. However, 100% is rarely reached.
The number of parking spaces is adequate due to the fact that the project is projected to have 25%
fewer transactions than the parking and queuing analysis comparison locations due to the high
number of Starbucks in the vicinity, including another drive-thru located approximately ¾ miles
away on Red Hill Avenue and Bristol Street. The proposed Starbucks will have a reduction in
seating as compared with the existing seating at Burger King.
In addition, the project is located in an area that is not characterized by residential, mixed use or
university neighborhood where you would be more likely to see customers dining-in or using
onsite amenities for long periods of time. Customers at the project location would be a commuter
or someone passing by on Bristol Street or Birch Street who is more likely to use the drive-thru or
mobile ordering and not remain onsite for long periods of time. Transaction records provided in
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Mr. Patrick Achis
January 26, 2022
Page 4 of 5
the parking and queuing analysis include mobile ordering as 20% of the daily transactions at the
comparison store located at 1224 N. Harbor Boulevard. Mobile ordering is projected to account
for a similar percentage at the project location. Since mobile order customers are typically in and
out of the store within a few minutes, 1 to 2 parking spaces near the entrance of the store will be
dedicated to mobile order pickups where parking will turnover relatively quickly.
Project Design
As described above, improvements to the exterior façade and signage are proposed. However, the
existing building elevations will remain substantially unchanged. The maximum height of the
building is 17 feet as measured to the parapet. The existing tiled roof will be replaced with a new
standing seam metal roof. No other changes will be made to the roofline or the building height.
The existing two architectural tower features located at the northwest corner of the building and at
the northwest entrance facing Birch Street, will remain in place. The peaked element over the
architectural tower at the northwest entrance will be modified. The updated element will be
lowered from 22 feet to 18 feet and squared off (no longer peaked) and the faux clerestory windows
removed. The architectural tower located at the northwest corner of the building will not be
modified and will remain at its existing height of 26 feet.
Building signage will be changed to typical Starbucks signage. Primary signage will include the
word Starbucks in 12-inch illuminated wordmark centered at the top of the 18-foot architectural
tower facing Birch Street and oncoming traffic from Bristol Street. The Starbucks logo will be
located on the northwest and northeast faces of the 26-foot tower feature to indicate the restaurant
brand to traffic along Bristol Street and Birch Street. 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 9 – Proposed
Elevations Color. Three-dimensional views of the building from the northwest, south and east are
provided on Sheet 10 – 3D Views.
The proposed materials that will be used on the building façade include a paint color palette of
cream-white, grey, and green, a standing seam metal roof, clear insulated glass (for windows and
doors), and anodized dark brown aluminum along the storefront, consistent with typical Starbucks
branding as shown on Sheet 11 – Color and Material Board.
In addition to circulation and building improvements, the project proposes to install and maintain
approximately 1,998 square feet of upgraded landscaping. Two existing trees will be retained, and
three additional trees will be planted within the parking area. The remainder of the site will be
planted with shrubs, and ground covering will be used where appropriate. Proposed plants and
installation will conform to NBMC 20.90.030. The plant schedule and location of planting are
shown on Sheet 4 – Proposed Landscape Concept.
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Mr. Patrick Achis
January 26, 2022
Page 5 of 5
Conclusion
The requested MUP would allow for longer hours of operation than currently allowed by the
existing use permit. The requested parking waiver is for the purpose of allowing a reduction of 4
parking spaces to accommodate requisite improvements to the trash enclosure, landscaping, and
vehicular circulation resulting from implementation of City Code and design standards. The
parking analysis concluded that the proposed parking supply of 20 spaces will meet the project’s
parking demand.
We appreciate your time and effort on this project. The proposed drive-thru Starbucks represents
an opportunity to reinvest in the property consistent with the underlying General Plan land use
designation and zoning district.
Sincerely,
CAA PLANNING, INC.
Shawna L. Schaffner
Chief Executive Officer
Attachments: Parking and Queuing Analysis prepared by LLG, Engineers dated January 26, 2021
27
Attachment No. ZA 4
Drive-Thru Queuing, Site Access, and
Parking Evaluation
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N:\4400\2214466 - Starbucks Bristol & Birch, Newport Beach\Letter\4466-ltr revised 1-27-22.docx
January 27, 2022
Mr. Kareem Ali
Starbucks
555 Anton Boulevard, Suite 300
Costa Mesa, CA 92626
LLG Reference: 2.21.4466.1
Subject: Revised
Drive-Thru Queuing, Site Access, and Parking Evaluation for
Starbucks at Bristol & Birch
Newport Beach, California
Dear Mr. Ali:
Linscott, Law & Greenspan, Engineers (LLG) is pleased to present the findings of a
drive-thru queuing, site access, and parking evaluation for the proposed Starbucks
located at the southeast corner of the Bristol Street and Birch Street intersection
(presuming Bristol Street runs in the east-west direction) in the City of Newport Beach.
This letter report updates the prior study dated January 25, 2022 to address City staff
comments on that previous study.
Based on the findings of our analysis, the proposed design and configuration of the
drive-thru facility and site access points will be adequate in serving drive-thru queues,
and inbound and outbound traffic generated by the Project. In addition, the proposed
on-site supply of 20 spaces will be adequate in meeting the Projects total parking needs.
The following pages describe our study methodology and findings.
PROJECT DESCRIPTION
Figure 1 presents a vicinity map for the Project. Figure 2 illustrates the proposed
site plan and drive-thru design.
The Project consists of 2,565 square feet (SF) of gross floor area, plus 300 SF of
patio seating. Vehicular access is provided via two-way (entry and exit) driveways
located off eastbound Bristol Street and Birch Street. A drive-thru lane and 20 on-site
parking spaces will be provided.
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As shown on Figure 2, approximately 11 vehicles can be accommodated within the
drive-thru lane, consisting of 5 vehicles before reaching the order/menu board, and 6
vehicles between the order/menu board and the pick-up window.
The scope for this study was developed in close coordination with City staff, and
included a thorough review of existing Starbucks locations in order to select sites that
are comparable to the Project for the purposes of conducting drive-thru queuing
observations and parking demand counts. Appendix A contains maps showing
existing Starbucks cafes that were considered.
The first map in Appendix A shows that there are four Starbucks cafes that exist
within a radius of one mile from the Project, as follows:
Bristol & Redhill Store# 22637, which has a drive-thru, and located in the
Bristol Village shopping center approximately 0.8 miles northwest of the
Project
Jamboree & Bristol Store# 14018, without a drive-thru, and located in the
Back Bay Court shopping center approximately 0.8 miles southeast of the
Project
MacArthur & Campus Store# 5216, without a drive-thru, and located in the
MacArthur/Campus shopping center
Jamboree & Birch Store# 5661, without a drive-thru, and located in the
Jamboree Plaza shopping center
Because the four existing cafes listed above are located within a shopping center,
their development setting would differ from the Project, which is a standalone site.
Two standalone Starbucks cafes located in Anaheim were identified to be more
representative of the Project (i.e., not part of a shopping center or mixed-use
development, freeway accessible, located along a major arterial, a parking supply of
around 20 spaces). The second and third maps contained in Appendix A illustrate the
locations of the two cafes selected as survey locations for this study, as follows:
Harbor & 91 Fwy Store# 23316 (1224 N. Harbor Boulevard, Anaheim),
which is a standalone café, approximately 0.2 miles south of the SR-91
Freeway, with full access (unsignalized driveway) off Harbor Boulevard, a
drive-thru facility that can accommodate approximately 8 vehicles in queue,
and provides 22 spaces on site. Appendix A includes the site plan for this café.
The City of Anaheim does not require the implementation of peak period
traffic control or parking management measures for this site.
Lincoln & Magnolia Store# 59228 (2595 W. Lincoln Avenue, Anaheim),
which is a standalone café, approximately 1.2 miles southwest of the I-5
Freeway, with right-turn in and out access (unsignalized driveways) off
Magnolia Avenue and Lincoln Avenue, a drive-thru facility that can
accommodate approximately 8 vehicles in queue, and provides 16 spaces on
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site. Appendix A includes the site plan for this café. The City of Anaheim
does not require the implementation of peak period traffic control or parking
management measures for this site.
Appendix B contains the Projects prior site plan approved by the County of Orange
(PA 95-109 Changed Plan), which shows a total of 24 spaces on site. The Project
will result in a net reduction of 4 spaces due to parking lot and site access design
improvements required by the City for the Project, as follows:
Improvement to the accessible path from the Bristol Street right-of-way to the
store entrance.
Modification to the existing accessible parking space and sidewalk ramp for
compliance with current accessible code requirements.
Relocation of the trash enclosure to place it on an accessible path of travel
from the building for compliance with accessible code requirements.
Relocation of the trash enclosure affected the existing non-conforming tandem
parking spaces. Removal of tandem parking spaces resulted in the loss of
three stalls.
One stall was removed to provide for a compliant turn around space.
DRIVE-THRU QUEUING ANALYSIS
Queuing Survey Methodology
To estimate drive-thru queue storage length requirements for Starbucks, queue
observations were conducted at the existing Starbucks located at:
Harbor & 91 Fwy Store# 23316 (1224 N. Harbor Boulevard,
Anaheim)
Figure 3 presents the hourly transaction profile for the above site for each day of the
week (September 27, 2021 through October 3, 2021). It shows that the peak number
of transactions occurred on Wednesday, Thursday, and Friday, coinciding with the
drive-thru queuing observations that were conducted during these peak operating days
of the week (September 29, 2021, September 30, 2021, and October 1, 2021). The
time periods selected for each survey date were 7:00 AM to 9:00 AM, 11:00 AM to
1:00 PM, and 4:00 PM to 7:00 PM.
Table 1 provides a comparison between drive-thru and indoor transactions
(comprised of mobile orders and other transactions made inside the cafe) during the
survey week. For Site #1 (1224 N. Harbor) evaluated for queuing purposes, Table 1
indicates that the greatest number of total transactions occurred on Thursday, with
approximately 66% of sales generated from drive-thru operations, 20% from mobile
orders from inside the café (representing customers who parked in a space and
walked into the café), and 14% from other indoor orders. These are important aspects
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to note because they indicate that the majority of Starbucks orders were made from
the drive-thru lane, as opposed to walk-in traffic occupying a parking space, and that
there was a high percentage of mobile orders generated.
Survey Results and Data Interpretation
Table 2 presents the drive-thru queue observation results for each of the three survey
dates, indicating the number of vehicles in queue, and the number of occurrences
each queue length was observed. As Table 2 indicates, the average queue observed
was 6 vehicles, the 85th percentile queue was 10 vehicles, the 95th percentile queue
was 11 vehicles, and the 100th percentile or maximum queue was 14 vehicles. The
site plan for this café shows that approximately 8 vehicles can be accommodated
within the drive-thru facility. When the queue exceeded this queue storage length,
the vehicles were observed to use the drive aisle, but the queue dissipated quickly
without any special/peak period management measures being implemented.
According to Starbucks, drive-thru transactions that were generated during the
surveys are comparable to pre-Covid conditions, and likely to be greater than before
since more customers are now choosing to use the drive-thru instead of going inside
the café.
The observed queue lengths at the existing Starbucks Anaheim are anticipated to be
greater than what the proposed Starbucks at Bristol & Birch could generate. This is
because the proposed Starbucks at Bristol & Birch is projected to have approximately
25% less sales than the existing Starbucks Anaheim based on the fact that there are
more Starbucks locations that exist within one mile of the Project (as discussed in the
Project Description section of this study). With four Starbucks cafes that exist near
the Project, customers clearly have more options to choose from, thereby reducing the
demand on the Projects drive-thru facility by the estimated 25%.
In addition, the Anaheim Starbucks evaluated for drive-thru queuing purposes serves
a larger, more regional market that includes traffic from the SR-91 Freeway, Harbor
Boulevard corridor, Downtown Fullerton to the north, and Downtown Anaheim to the
south. There is only one other café that exists within a one-mile radius. In contrast,
the proposed Project will primarily be serving commuters (who do not linger like in a
sit-down café without a drive-thru) and more local (and directional) traffic along the
Bristol Street one-way couplet, and SR-73 Freeway further disperses because of high
proliferation of Starbucks cafes (a total of four cafes within a one-mile radius) in the
Newport Beach area. Based on the characteristics of the proposed project site, it is
not envisioned that patrons will linger within the café given the more inviting options
presented in the other nearby locations.
It should further be noted that the proposed Starbucks at Bristol & Birch will have
newer equipment that operate quicker, and the initial order point located one to two
vehicles further than the existing Starbucks Anaheim. This is expected to result in
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greater efficiency of the Projects drive-thru operations, allowing the Starbucks team
to receive the customers order sooner and have it be ready when they arrive at the
window, which in turn, will help facilitate processing orders and serve drive-thru
customers more expediently, and move vehicles in the drive-thru quicker through the
queue.
A drive-thru lane is self-regulating. That is, customers will approach the property and
evaluate whether it would be faster to enter the drive-thru lane, or park their vehicle
and walk in. This shows why expediting drive-thru operations and increasing parking
space accessibility (by increasing parking turnover, shortening parking duration, and
minimizing internal circulation friction or conflicts) go hand-in-hand in equalizing
peak traffic demand on site, enhancing the Projects ability to fully address parking,
site access and on-site circulation needs during periods of peak activity. The next
sections of this letter report discuss our findings from detailed site access and parking
analyses that indicate the Project will be able to adequately address site access and
parking needs.
As described previously, the Project is anticipated to have a reduced demand of 25%
based on the fact that there are four more Starbucks locations that exist within one
mile of the Project (compared to only one other café that exists within the same one-
mile radius of the Starbucks Anaheim observed for queuing purposes). The projected
25% reduced demand on the Projects drive-thru operations also accounts for the
potential benefits of two operational strategies, which are not currently implemented
at the existing Starbucks Anaheim, and are described below.
As presented previously on Table 1 (which provides a comparison between drive-thru
and indoor transactions during the survey week), the majority of Starbucks orders
were made from the drive-thru lane, as opposed to walk-in traffic occupying a
parking space, and that there was a high percentage of mobile orders generated.
Based on this, and as a conservative measure to better facilitate drive-thru queuing
during peak periods for the Project, it is recommended for the Project to position an
order taker outside to expedite service from the drive-thru and help vehicle queues to
dissipate quicker. In addition, the Project should designate 1 or 2 spaces (farthest
away from Bristol Street) for mobile pick-up orders to help reduce drive-thru queuing
and shorten parking duration. The potential benefit of allocating spaces to mobile
pick-up orders will be discussed further in the parking section of this letter report.
Table 3 summarizes the findings of the drive-thru queuing analysis for the Project
that presumes the 25% reduced demand on the drive-thru. Figure 4 illustrates where
the average queue of 5 vehicles, the 85th percentile queue of 8 vehicles, the 95th
percentile queue of 9 vehicles, and the 100th percentile or maximum queue of 11
vehicles would be located within the proposed drive-thru lane for the Project. As
shown, there would be adequate queue storage provided in the proposed design of the
drive-thru lane to fully accommodate all estimates of queue lengths; however, it
should be noted that the 85th percentile queue length is considered to be the industrys
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most appropriate and solid basis for planning and designing a drive-thru facility. As
described previously, drive-thru queues are expected to be shorter and would
dissipate quicker due to projections of 25% less sales for the Project compared to the
existing Starbucks Anaheim, and greater efficiency of processing drive-thru orders
because of the proposed order/menu board and pickup window configuration,
positioning an order taker outside to expedite drive-thru service during peak periods,
and designating 1 or 2 spaces for mobile order pick-up.
Based on the drive-thru design, operations, and service characteristics of the proposed
Starbucks described above, we conclude that potential drive-thru queues could be
accommodated within the proposed drive-thru lane without the implementation of any
on-site traffic control or additional management measures (going beyond what has
previously been described).
SITE ACCESS ANALYSIS
Table 4 presents the ITE trip rates (per the 11th Edition of ITEs Trip Generation
manual) and the resulting ITE trip generation estimates for the Starbucks Project and for
the existing Burger King to be replaced by the Project.
As indicated in Table 4, compared to the existing Burger King, the Project would
generate an increase of 170 weekday daily trips, 106 AM peak hour trips, and 15 PM
peak hour trips. These ITE-based incremental peak hour trips for the Project were
assigned to each project driveway intersection, and provide the basis for detailed peak
hour level of service and queuing analyses at each of the two project driveway
intersections under Existing Plus Project conditions. It should be noted that the LOS
analysis conducted for existing conditions account for actual trips generated by the
existing Burger King currently operating on the project site based on the AM and PM
peak hour traffic counts collected at the two project driveway intersections on Tuesday,
October 12, 2021.
Figure 5 illustrates the general directional traffic distribution pattern for the proposed
Project. Project traffic volumes both entering and exiting the Project site have been
distributed and assigned to the adjacent street system based on the following
considerations:
directional flows on the freeways in the immediate vicinity of the project site
(i.e., SR-73 Freeway)
the site's proximity to major traffic carriers (i.e., Bristol Street, Birch Street,
etc.)
expected localized traffic flow patterns based on adjacent street channelization
and presence of traffic signals
ingress/egress restrictions and availability at the project site
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The HCM level of service methodology was applied to evaluate project driveway
intersection operations and queues for specific movements. Table 5 indicates that the
two intersections currently operate at acceptable levels of service (i.e., LOS D or
better), and would continue to operate at the same acceptable levels with the Project.
Furthermore, the proposed Starbucks would not increase the queue lengths for
specific movements at each project driveway intersection, as indicated in Table 6.
PARKING ANALYSIS
Based upon the proposed site plan for the project, a total of 20 surface parking spaces
will be provided on site.
For Food Service-Fast Food restaurants, Chapter 21.40 Off-Street Parking of the
Citys Municipal Code requires 1 space per 50 SF of gross floor area, and 1 space per
100 SF of outdoor dining areas. The application of this City Code ratio to the
proposed Starbucks (2,565 SF GFA, plus 300 SF of outdoor seating) yields a Code-
based parking requirement of 55 spaces. The parking requirement for this Project is
based on the existing Conditional Use Permit, which was approved by the County of
Orange in 1995. The Conditional Use Permit requires 24 parking spaces. As such,
the City requires 24 parking spaces in order to determine compliance with the parking
requirement. A 4-space parking waiver is being sought to address the shortfall
between the 24 required parking spaces, and the 20 parking spaces proposed.
In order to determine the parking demand for a Starbucks with a drive-thru, field
studies were conducted at two separate Starbucks locations. Those locations include
the same Anaheim location observed for drive-thru queuing purposes detailed herein,
and second Starbucks, located at:
Lincoln & Magnolia Store# 59228 (2595 W. Lincoln Avenue,
Anaheim)
As required by the City, the following summarizes operational information for the
Project and each of the two existing Starbucks locations:
Project
o Lot Size: 21,954 SF
o Building Size: 2,565 SF (plus 300 SF of outdoor seating)
o Number of Staff on Peak Shift: 6-8 (this varies depending on the
day)
o Total Number of Employees: 30
o Hours of Operation: 4:00 AM to 12:00 AM daily
o Parking Supply: 20 spaces
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1224 N. Harbor Boulevard, Anaheim
o Lot Size: 32,626 SF
o Building Size: 1,700 SF (plus 400 SF of outdoor seating)
o Number of Staff on Peak Shift: 6-8 (this varies depending on the
day)
o Total Number of Employees: 35
o Hours of Operation: 4:30 AM to 11:00 PM daily
o Parking Supply: 22 spaces
2595 W. Lincoln Avenue, Anaheim
o Lot Size: 22,499 SF
o Building Size: 2,000 SF (plus 400 SF of outdoor seating)
o Number of Staff on Peak Shift: 6-8 (this varies depending on the
day)
o Total Number of Employees: 40
o Hours of Operation: 5:00 AM to 10:00 PM daily
o Parking Supply: 16 spaces
As discussed previously, Table 1 provides a comparison between drive-thru and
indoor transactions (comprised of mobile orders and other transactions made inside
the cafe) during the survey week.
For Site #1 (1224 N. Harbor) evaluated for queuing and parking purposes, Table 1
indicates that the greatest number of total transactions occurred on Thursday, with
approximately 66% of sales generated from drive-thru operations, 20% from mobile
orders from inside the café (representing customers who parked in a space and
walked into the café), and 14% from other indoor orders. These are important aspects
to note because they indicate that the majority of Starbucks orders were made from
the drive-thru lane, as opposed to walk-in traffic occupying a parking space, and that
there was a high percentage of mobile orders generated.
For Site #2 (2595 W. Lincoln) evaluated for parking purposes, Table 1 indicates that
the greatest number of total transactions occurred on the same Thursday as Site #1,
with approximately 65% of sales generated from drive-thru operations, 15% from
mobile orders from inside the café, and 20% from other indoor orders.
Table 7 presents a summary of the parking supply and demand counts for the two
existing Starbucks Anaheim locations. The hourly demand counts were performed
between 6:00 AM and 8:00 PM on Friday, October 8, 2021 and Saturday, October 9,
2021. All employees park on site, and were accounted for in the parking demand
counts conducted.
According to Starbucks, mobile order and other indoor transactions that were
generated during the surveys are comparable to pre-Covid conditions, and likely to be
significantly less than before since more customers are now choosing to use the drive-
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January 27, 2022
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thru instead of going inside the café. Mobile orders significantly reduce the amount
of time that patrons spend parked within a parking space because they are able to
quickly park, pick up their pre-ordered items, and proceed to their destination.
As discussed previously, the observed parking demand at the existing Starbucks
Anaheim locations are anticipated to be greater than what the proposed Starbucks at
Bristol & Birch could generate. This is because the proposed Starbucks at Bristol &
Birch is projected to have approximately 25% less sales than the existing Starbucks
Anaheim cafes based on the fact that there are more Starbucks locations that exist
within one mile of the Project (as discussed in the Project Description section of this
study). With four Starbucks cafes that exist near the Project (compared to only one
other café that exists within the same one-mile radius of each of the two Anaheim
cafes observed for parking demand purposes), customers clearly have more options to
choose from, thereby reducing the Projects parking demand by the estimated 25%.
In addition, the two Anaheim Starbucks cafes evaluated for parking demand purposes
serve a larger, more regional market that includes traffic from the SR-91 Freeway,
Harbor Boulevard corridor, Beach Boulevard corridor, Downtown Fullerton to the
north, and Downtown Anaheim to the south. There is only one other café that exists
within a one-mile radius of each Anaheim café surveyed. In contrast, the proposed
Project will primarily be serving commuters (who do not linger like in a sit-down café
without a drive-thru) and more local (and directional) traffic along the Bristol Street
one-way couplet, and SR-73 Freeway already dispersed because of high proliferation
of Starbucks cafes (a total of four cafes within a one-mile radius) in the Newport
Beach area.
It should further be noted that the proposed Starbucks at Bristol & Birch will have
newer equipment that operate quicker. This is expected to result in greater efficiency
of mobile order and other indoor cafe operations.
The projected 25% reduced parking demand also accounts for the potential benefits of
two operational strategies, which are not currently implemented at the existing
Starbucks Anaheim. As described previously, these include positioning an order
taker outside to expedite drive-thru service during peak periods, and designating 1 or
2 spaces for mobile order pick-up. The implementation of these measures will not
only help expedite drive-thru operations but also increase parking space accessibility.
The allocation of parking spaces for mobile order pick-up nearest the doorways and
farthest away from Bristol Street will maximize parking efficiency on site by
increasing parking turnover, shortening parking duration, and will help minimize
internal circulation friction or conflicts (due to customers parking and backing out
of the space) along the drive aisle and the Bristol access (reducing the potential for
back-ups onto Bristol Street). As discussed in the prior sections of this study
regarding the self-regulating aspect of the Projects tripmaking characteristics,
drive-thru operations go hand-in-hand with on-site parking in equalizing peak traffic
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demand on site; one serves as a relief valve for the other. In other words,
customers will approach the property and evaluate whether it would be faster to enter
the drive-thru lane, or park their vehicle and walk in.
The Project anticipates having 6 to 8 employees, and, consistent with the two
Anaheim cafes surveyed for parking demand evaluation purposes, will be parked on
site. Because employees have a longer parking duration compared to customers, they
will be parking away from the front doors, in the southern portion of the parking lot
nearest the drive-thru lane. This would ensure that more conveniently located spaces
are preserved for customer use, and would help minimize vehicular and pedestrian
conflicts near the drive-thru entrance (by lessening the frequency of vehicles
accessing and departing a parking space during peak periods because the spaces
would primarily serve employees parked for the majority of the day).
Based on the above considerations, having 1 or 2 spaces for the exclusive use by
mobile order customers, positioning an order taker outside to expedite drive-thru
service during peak times, and parking employees in a strategic portion of the lot, will
enhance the Projects ability to fully meet peak parking demand, in addition to
addressing drive-thru, site access, and on-site circulation needs during periods of peak
activity.
As Table 7 indicates, peak parking demand observed was 14 spaces for Site #1 and 16
spaces for Site #2. The bottom portion shows the total size (GFA plus outdoor
seating) for each site, and the resulting empirical parking ratio derived (peak demand
divided by the total SF) for each survey date. The greatest ratio derived is 6.7 spaces
per 1,000 SF. This is consistent with empirical ratios from LLGs older parking
studies completed for Starbucks, and is therefore considered to be a solid demand
factor for application in estimating the Projects parking needs.
Applying a 25% reduction to the empirical ratio of 6.7 spaces per 1,000 SF (to further
calibrate the empirical results to account for the unique aspects and setting for the
Project) to the proposed Starbucks (2,565 SF GFA, plus 300 SF of outdoor seating)
results in a parking ratio of 5.0 spaces per 1,000 SF and a parking demand of 14
spaces. Adding a 10% contingency to the 14-space demand yields in an adjusted
demand of 15 spaces. Compared against the proposed on-site supply of 20 spaces,
the 15-space demand results in a surplus of 5 spaces.
Even without applying the 25% reduction, the proposed 20-space on-site supply
would be adequate in meeting an empirical-based demand of 19 spaces (6.7 spaces
per 1,000 SF applied to 2,865 SF).
Appendix B contains the prior site plan approved by the County of Orange (PA 95-
109 Changed Plan), which shows a total of 24 spaces on site. The Project will result
in a net reduction of 4 spaces due to parking lot and site access design improvements
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required by the City for the Project to meet accessible code requirements and design
standards.
Based on the above, we conclude that the on-site supply of 20 spaces will be adequate
in meeting the Projects parking demand.
We appreciate the opportunity to work on this study. If you have any questions
regarding this analysis, please call us at 949.825.6175.
Sincerely,
Linscott, Law & Greenspan, Engineers
Trissa (de Jesus) Allen, P.E.
Senior Transportation Engineer
Attachments
39
TABLE 1 DRIVE-THRU VS. INDOOR TRANSACTIONS STARBUCKS BRISTOL &BIRCH,NEWPORT BEACH 40
TABLE 2
DRIVE-THROUGH QUEUE OBSERVATIONS1
STARBUCKS BRISTOL &BIRCH,NEWPORT BEACH
Number of Vehicles
Observed in Queue
(N)
Number of Occurrences (N) Was Observed
Day #1
Wednesday
September 29, 2021
Day #2
Thursday
September 30, 2021
Day #3
Friday
October 1, 2021
0 5 8 6
1 23 23 34
2 44 44 67
3 38 65 56
4 41 76 57
5 51 79 38
6 45 53 30
7 49 20 19
8 49 15 21
9 38 26 18
10 21 6 28
11 10 5 25
12 5 0 10
13 1 0 6
14 0 0 5
Total 420 420 420
Average 6 5 5
85th Percentile 9 7 10
95th Percentile 10 9 11
100th Percentile (Max) 13 11 14
Note:
[1] Drive-thru queue observations were conducted at Starbucks located at 1224 N. Harbor Boulevard, Anaheim from 7:00AM to
9:00AM, 11:00AM to 1:00PM, and 4:00PM to 7:00PM on each of the three survey dates, by AimTD, LLC.
41
TABLE 3
PROJECT QUEUEING SUMMARY
STARBUCKS BRISTOL &BIRCH,NEWPORT BEACH
Queue
Proposed Project
Peak Queue
Observed from
Survey Sites from
Table 2 (veh)
Adjusted Queue
for the Project
with 25%
Reduction (veh)
Drive-Thru
Queue Storage
(veh)
Adequate
Drive-Thru
Storage?
(Yes/No)
Average Queue 6 5 11 Yes
85th Percentile Queue 10 8 11 Yes
95th Percentile Queue 11 9 11 Yes
100th Percentile Queue (Max) 14 11 11 Yes
42
TABLE 4
PROJECT TRIP GENERATION RATES AND ESTIMATES1
STARBUCKS BRISTOL & BIRCH, NEWPORT BEACH
ITE Land Use Code /
Project Description
Daily
2-Way
AM Peak Hour PM Peak Hour
Enter Exit Total Enter Exit Total
Trip Rates:
937: Coffee Shop with Drive-Thru (TE/1,000 SF) 533.57 51% 49% 85.88 50% 50% 38.99
934: Fast-Food Restaurant with Drive-Thru (TE/1,000 SF) 467.48 51% 49% 44.61 52% 48% 33.03
Trip Estimates:
Proposed Project
Starbucks (2,565 SF) Trips [A] 1,369 112 108 220 50 50 100
Existing Land Use
Burger King (2,565 SF) Trips [B] 1,199 58 56 114 44 41 85
Project Trip Increase
Starbucks minus Burger King [A] [B] 170 54 52 106 6 9 15
Notes:
[1] Source: Trip Generation, 11th Edition, Institute of Transportation Engineers, (ITE) [Washington, D.C. (2021)].
TE/1,000 SF = Trip End per Thousand Square Feet
43
TABLE 5
PROJECT DRIVEWAY INTERSECTION LOSSUMMARY
STARBUCKS BRISTOL &BIRCH,NEWPORT BEACH
Minimum
Acceptable
LOS Jurisdiction
(1) (2) (3)
Project Driveway
Time
Period
Existing
Traffic Conditions
Future Project
Traffic Conditions Poor LOS?
HCM LOS HCM LOS Increase Yes/No
1.Project Dwy No. 1 at D Newport
Beach
AM 15.9 s/v C 17.2 s/v C 1.3 s/v No
Bristol Street PM 18.2 s/v C 18.2 s/v C 0.0 s/v No
2.Birch Street at D Newport
Beach
AM 10.1 s/v B 11.1 s/v B 1.0 s/v No
Project Dwy No. 2 PM 10.5 s/v B 10.7 s/v B 0.2 s/v No
Notes:
s/v = seconds per vehicle
Bold HCM/LOS values indicate adverse service levels based on City of Newport Beach LOS standards.
44
TABLE 6 PROJECT DRIVEWAY INTERSECTION QUEUE SUMMARY STARBUCKS BRISTOL &BIRCH,NEWPORT BEACHProject Driveway Estimated Storage Provided (feet) (1) Existing Traffic Conditions (2) Future Project Traffic Conditions AM Peak Hour PM Peak Hour AM Peak Hour PM Peak Hour Max. Queue/ Min. Storage Required1 Adequate Storage (Yes/No) Max. Queue/ Min. Storage Required1 Adequate Storage (Yes/No) Max. Queue/ Min. Storage Required1 Adequate Storage (Yes/No) Max. Queue/ Min. Storage Required1 Adequate Storage (Yes/No) 1. Project Driveway No. 1 at Bristol Street Northbound Right-Turn Lane 22 22 [2] Yes 22 [2] Yes 22 [2] Yes 22 [2] Yes Eastbound Shared Through/Right-Turn Lane 22 22 [2] Yes 22 [2] Yes 22 [2] Yes 22 [2] Yes 2. Birch Street at Project Driveway No. 2 Northbound Shared Through/Right-Turn Lane 100 22 [2] Yes 22 [2] Yes 22 [2] Yes 22 [2] Yes Southbound Left-Turn Lane 170 22 [2] Yes 22 [2] Yes 22 [2] Yes 22 [2] Yes Westbound Shared Left/Right-Turn Lane 22 22 [2] Yes 22 [2] Yes 22 [2] Yes 22 [2] Yes Notes: [1] Per HCM 6 methodology, queue is based on the 95th percentile queues and is reported in total queue length (feet) per lane for unsignalized intersections. [2] A minimum queue of 22 feet per vehicle is assumed for all reported queues less than 22 feet. 45
TABLE 7 PARKING SUMMARY STARBUCKS BRISTOL &BIRCH,NEWPORT BEACH 46
47
48
49
50
51
LINSCOTT,LAW & GREENSPAN, engineers LLG Ref. 2-21-4466-1
Starbucks Bristol & Birch, Newport Beach
N:\4400\2214466 - Starbucks Bristol & Birch, Newport Beach\Misc\4466 Dividers.doc
APPENDIX A
EXISTING STARBUCKS LOCATIONS
52
53
54
55
A-456
N MAGNOLIA AVE.N MAGNOLIA AVE.50' - 0"50' - 0"7'-0"50' - 0"50' - 0"7' - 0"7'-0"7' - 0"PROJECT NAME:PROJECT ADDRESS:Permitted Set 11-6-202011/6/2020 11:16:27 AM\\TEMECULA\Public\Temeculla Office\Starbucks Account\Projects\FY21\013- Lincoln & Magnolia - 84843-001\9-Submittals\84843-001 Lincoln & Magnolia - Permitted Set 11-6-2020\84843-001 Lincoln & Magnolia - Permitted Set11-6-2020.rvtLINCOLN & MAGNOLIA2595 W Lincoln AvenueAnaheim, CA 92801 USARevision ScheduleRev Date ByDescriptionA-557
LINSCOTT,LAW & GREENSPAN, engineers LLG Ref. 2-21-4466-1
Starbucks Bristol & Birch, Newport Beach
N:\4400\2214466 - Starbucks Bristol & Birch, Newport Beach\Misc\4466 Dividers.doc
APPENDIX B
COUNTY OF ORANGE APPROVED SITE PLAN
(PA95-109 CHANGED PLAN)
58
59
LINSCOTT,LAW & GREENSPAN, engineers LLG Ref. 2-21-4466-1
Starbucks Bristol & Birch, Newport Beach
N:\4400\2214466 - Starbucks Bristol & Birch, Newport Beach\Misc\4466 Dividers.doc
APPENDIX C
DRIVE-THROUGH QUEUING STUDY DATA
60
9/29/2021 Wednesday AM Pk HrTimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue7:00 AM202 7:30 AM336 8:00 AM426 8:30 AM2797:01 AM202 7:31 AM235 8:01 AM213 8:31 AM37107:02 AM112 7:32 AM235 8:02 AM112 8:32 AM2797:03 AM101 7:33 AM224 8:03 AM134 8:33 AM2687:04 AM101 7:34 AM112 8:04 AM145 8:34 AM2577:05 AM101 7:35 AM134 8:05 AM156 8:35 AM2357:06 AM011 7:36 AM156 8:06 AM3710 8:36 AM1457:07 AM022 7:37 AM167 8:07 AM4610 8:37 AM1457:08 AM123 7:38 AM268 8:08 AM4711 8:38 AM3477:09 AM224 7:39 AM347 8:09 AM4711 8:39 AM3257:10 AM314 7:40 AM145 8:10 AM3811 8:40 AM3257:11 AM213 7:41 AM156 8:11 AM3912 8:41 AM1347:12 AM112 7:42 AM156 8:12 AM1910 8:42 AM2357:13 AM134 7:43 AM156 8:13 AM21012 8:43 AM1457:14 AM134 7:44 AM369 8:14 AM21012 8:44 AM2357:15 AM134 7:45 AM279 8:15 AM11011 8:45 AM2467:16 AM224 7:46 AM3710 8:16 AM11011 8:46 AM1677:17 AM112 7:47 AM178 8:17 AM21012 8:47 AM3587:18 AM123 7:48 AM3811 8:18 AM31013 8:48 AM46107:19 AM123 7:49 AM3710 8:19 AM3912 8:49 AM4487:20 AM325 7:50 AM178 8:20 AM3811 8:50 AM4377:21 AM314 7:51 AM268 8:21 AM3710 8:51 AM4377:22 AM145 7:52 AM257 8:22 AM369 8:52 AM4487:23 AM246 7:53 AM246 8:23 AM4610 8:53 AM4487:24 AM246 7:54 AM235 8:24 AM268 8:54 AM3477:25 AM257 7:55 AM145 8:25 AM167 8:55 AM2577:26 AM358 7:56 AM156 8:26 AM257 8:56 AM0667:27 AM246 7:57 AM246 8:27 AM437 8:57 AM1787:28 AM235 7:58 AM437 8:28 AM347 8:58 AM1787:29 AM224 7:59 AM426 8:29 AM246 8:59 AM077Starbucks1224 N Harbor BlvdAnaheim, CA 92801C-161
9/29/2021 Wednesday MD Pk HrTimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue11:00 AM426 11:30 AM213 12:00 PM459 12:30 PM42611:01 AM437 11:31 AM123 12:01 PM437 12:31 PM40411:02 AM437 11:32 AM224 12:02 PM437 12:32 PM30311:03 AM437 11:33 AM213 12:03 PM448 12:33 PM20211:04 AM336 11:34 AM202 12:04 PM459 12:34 PM20211:05 AM325 11:35 AM213 12:05 PM459 12:35 PM01111:06 AM336 11:36 AM112 12:06 PM358 12:36 PM11211:07 AM347 11:37 AM112 12:07 PM268 12:37 PM10111:08 AM347 11:38 AM101 12:08 PM268 12:38 PM10111:09 AM336 11:39 AM101 12:09 PM369 12:39 PM11211:10 AM336 11:40 AM123 12:10 PM459 12:40 PM22411:11 AM336 11:41 AM134 12:11 PM459 12:41 PM21311:12 AM314 11:42 AM224 12:12 PM459 12:42 PM30311:13 AM314 11:43 AM314 12:13 PM459 12:43 PM31411:14 AM303 11:44 AM404 12:14 PM448 12:44 PM31411:15 AM213 11:45 AM303 12:15 PM459 12:45 PM22411:16 AM213 11:46 AM202 12:16 PM459 12:46 PM24611:17 AM202 11:47 AM000 12:17 PM459 12:47 PM34711:18 AM112 11:48 AM000 12:18 PM459 12:48 PM34711:19 AM011 11:49 AM022 12:19 PM369 12:49 PM35811:20 AM112 11:50 AM112 12:20 PM369 12:50 PM35811:21 AM112 11:51 AM123 12:21 PM358 12:51 PM44811:22 AM213 11:52 AM246 12:22 PM358 12:52 PM44811:23 AM101 11:53 AM145 12:23 PM358 12:53 PM44811:24 AM011 11:54 AM347 12:24 PM448 12:54 PM44811:25 AM112 11:55 AM358 12:25 PM437 12:55 PM43711:26 AM101 11:56 AM358 12:26 PM437 12:56 PM43711:27 AM112 11:57 AM459 12:27 PM437 12:57 PM44811:28 AM123 11:58 AM459 12:28 PM437 12:58 PM44811:29 AM213 11:59 AM358 12:29 PM437 12:59 PM448Starbucks1224 N Harbor BlvdAnaheim, CA 92801C-262
9/29/2021 Wednesday PM Pk HrTimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue4:00 PM011 4:30 PM4711 5:00 PM426 5:30 PM3254:01 PM101 4:31 PM4610 5:01 PM415 5:31 PM3254:02 PM000 4:32 PM4610 5:02 PM314 5:32 PM3144:03 PM022 4:33 PM4610 5:03 PM415 5:33 PM3034:04 PM112 4:34 PM459 5:04 PM314 5:34 PM2134:05 PM213 4:35 PM448 5:05 PM415 5:35 PM3144:06 PM224 4:36 PM459 5:06 PM303 5:36 PM2024:07 PM314 4:37 PM448 5:07 PM202 5:37 PM0224:08 PM325 4:38 PM448 5:08 PM202 5:38 PM1344:09 PM426 4:39 PM448 5:09 PM202 5:39 PM2354:10 PM415 4:40 PM437 5:10 PM202 5:40 PM3254:11 PM415 4:41 PM426 5:11 PM112 5:41 PM3254:12 PM303 4:42 PM415 5:12 PM033 5:42 PM3254:13 PM336 4:43 PM415 5:13 PM134 5:43 PM4374:14 PM437 4:44 PM415 5:14 PM235 5:44 PM4264:15 PM437 4:45 PM437 5:15 PM246 5:45 PM4154:16 PM437 4:46 PM448 5:16 PM336 5:46 PM4154:17 PM448 4:47 PM4610 5:17 PM426 5:47 PM4264:18 PM437 4:48 PM4610 5:18 PM426 5:48 PM4154:19 PM448 4:49 PM4610 5:19 PM415 5:49 PM4154:20 PM437 4:50 PM459 5:20 PM415 5:50 PM4044:21 PM448 4:51 PM459 5:21 PM415 5:51 PM4154:22 PM448 4:52 PM459 5:22 PM314 5:52 PM4154:23 PM459 4:53 PM459 5:23 PM426 5:53 PM4154:24 PM358 4:54 PM459 5:24 PM437 5:54 PM4154:25 PM459 4:55 PM448 5:25 PM437 5:55 PM4154:26 PM4610 4:56 PM437 5:26 PM336 5:56 PM3144:27 PM459 4:57 PM437 5:27 PM235 5:57 PM3144:28 PM4610 4:58 PM437 5:28 PM336 5:58 PM3144:29 PM4711 4:59 PM437 5:29 PM336 5:59 PM213Starbucks1224 N Harbor BlvdAnaheim, CA 92801C-363
9/29/2021 Wednesday PM Pk HrTimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue6:00 PM213 6:30 PM46106:01 PM202 6:31 PM47116:02 PM213 6:32 PM46106:03 PM202 6:33 PM46106:04 PM202 6:34 PM4596:05 PM101 6:35 PM4596:06 PM112 6:36 PM3476:07 PM112 6:37 PM4486:08 PM011 6:38 PM4266:09 PM112 6:39 PM4266:10 PM101 6:40 PM4266:11 PM101 6:41 PM4266:12 PM000 6:42 PM4266:13 PM011 6:43 PM3256:14 PM112 6:44 PM3256:15 PM112 6:45 PM2136:16 PM213 6:46 PM3146:17 PM101 6:47 PM3146:18 PM123 6:48 PM3146:19 PM123 6:49 PM2136:20 PM235 6:50 PM2136:21 PM3710 6:51 PM0116:22 PM369 6:52 PM1126:23 PM358 6:53 PM1126:24 PM459 6:54 PM2136:25 PM448 6:55 PM2026:26 PM459 6:56 PM0006:27 PM459 6:57 PM0116:28 PM459 6:58 PM1236:29 PM448 6:59 PM224Starbucks1224 N Harbor BlvdAnaheim, CA 92801C-464
9/30/2021 Thursday AM Pk HrTimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue7:00 AM426 7:30 AM101 8:00 AM224 8:30 AM2467:01 AM426 7:31 AM022 8:01 AM314 8:31 AM2467:02 AM347 7:32 AM055 8:02 AM314 8:32 AM2247:03 AM246 7:33 AM066 8:03 AM224 8:33 AM1127:04 AM145 7:34 AM279 8:04 AM123 8:34 AM1237:05 AM145 7:35 AM3710 8:05 AM123 8:35 AM1237:06 AM325 7:36 AM2810 8:06 AM022 8:36 AM2357:07 AM224 7:37 AM3811 8:07 AM224 8:37 AM4267:08 AM325 7:38 AM3811 8:08 AM325 8:38 AM3257:09 AM336 7:39 AM3710 8:09 AM213 8:39 AM1237:10 AM336 7:40 AM279 8:10 AM112 8:40 AM1347:11 AM325 7:41 AM369 8:11 AM213 8:41 AM2687:12 AM314 7:42 AM3811 8:12 AM246 8:42 AM3697:13 AM314 7:43 AM189 8:13 AM167 8:43 AM4597:14 AM325 7:44 AM279 8:14 AM268 8:44 AM4597:15 AM145 7:45 AM369 8:15 AM347 8:45 AM2797:16 AM336 7:46 AM268 8:16 AM246 8:46 AM3697:17 AM314 7:47 AM369 8:17 AM235 8:47 AM2577:18 AM235 7:48 AM459 8:18 AM235 8:48 AM2467:19 AM134 7:49 AM358 8:19 AM235 8:49 AM1457:20 AM224 7:50 AM257 8:20 AM347 8:50 AM2357:21 AM224 7:51 AM347 8:21 AM235 8:51 AM2467:22 AM426 7:52 AM437 8:22 AM235 8:52 AM4597:23 AM325 7:53 AM426 8:23 AM314 8:53 AM3367:24 AM213 7:54 AM415 8:24 AM213 8:54 AM2467:25 AM112 7:55 AM314 8:25 AM112 8:55 AM2467:26 AM213 7:56 AM314 8:26 AM022 8:56 AM2357:27 AM123 7:57 AM303 8:27 AM235 8:57 AM2247:28 AM213 7:58 AM224 8:28 AM235 8:58 AM2247:29 AM202 7:59 AM145 8:29 AM134 8:59 AM156Starbucks1224 N Harbor BlvdAnaheim, CA 92801C-565
9/30/2021 Thursday MD Pk HrTimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue11:00 AM101 11:30 AM213 12:00 PM314 12:30 PM14511:01 AM101 11:31 AM213 12:01 PM314 12:31 PM13411:02 AM011 11:32 AM224 12:02 PM123 12:32 PM32511:03 AM123 11:33 AM246 12:03 PM112 12:33 PM30311:04 AM213 11:34 AM246 12:04 PM213 12:34 PM30311:05 AM213 11:35 AM246 12:05 PM213 12:35 PM11211:06 AM202 11:36 AM268 12:06 PM235 12:36 PM11211:07 AM202 11:37 AM358 12:07 PM235 12:37 PM12311:08 AM224 11:38 AM257 12:08 PM235 12:38 PM12311:09 AM224 11:39 AM257 12:09 PM213 12:39 PM21311:10 AM224 11:40 AM257 12:10 PM213 12:40 PM33611:11 AM325 11:41 AM279 12:11 PM123 12:41 PM33611:12 AM202 11:42 AM3811 12:12 PM235 12:42 PM33611:13 AM202 11:43 AM3710 12:13 PM325 12:43 PM42611:14 AM101 11:44 AM369 12:14 PM314 12:44 PM31411:15 AM000 11:45 AM3811 12:15 PM213 12:45 PM31411:16 AM000 11:46 AM369 12:16 PM213 12:46 PM30311:17 AM011 11:47 AM369 12:17 PM101 12:47 PM20211:18 AM112 11:48 AM279 12:18 PM000 12:48 PM10111:19 AM213 11:49 AM3710 12:19 PM000 12:49 PM10111:20 AM202 11:50 AM4610 12:20 PM000 12:50 PM02211:21 AM202 11:51 AM459 12:21 PM000 12:51 PM22411:22 AM112 11:52 AM459 12:22 PM123 12:52 PM20211:23 AM112 11:53 AM459 12:23 PM246 12:53 PM11211:24 AM123 11:54 AM358 12:24 PM235 12:54 PM12311:25 AM213 11:55 AM336 12:25 PM235 12:55 PM22411:26 AM202 11:56 AM336 12:26 PM325 12:56 PM23511:27 AM213 11:57 AM426 12:27 PM303 12:57 PM31411:28 AM112 11:58 AM314 12:28 PM325 12:58 PM41511:29 AM123 11:59 AM202 12:29 PM235 12:59 PM415Starbucks1224 N Harbor BlvdAnaheim, CA 92801C-666
9/30/2021 Thursday PM Pk HrTimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue4:00 PM101 4:30 PM235 5:00 PM404 5:30 PM4484:01 PM000 4:31 PM325 5:01 PM303 5:31 PM4484:02 PM022 4:32 PM426 5:02 PM202 5:32 PM4484:03 PM134 4:33 PM426 5:03 PM314 5:33 PM4594:04 PM224 4:34 PM336 5:04 PM314 5:34 PM4484:05 PM213 4:35 PM336 5:05 PM325 5:35 PM4374:06 PM202 4:36 PM325 5:06 PM224 5:36 PM4374:07 PM101 4:37 PM325 5:07 PM213 5:37 PM4374:08 PM112 4:38 PM404 5:08 PM224 5:38 PM4374:09 PM101 4:39 PM303 5:09 PM235 5:39 PM3254:10 PM011 4:40 PM415 5:10 PM336 5:40 PM3254:11 PM022 4:41 PM314 5:11 PM336 5:41 PM3254:12 PM224 4:42 PM415 5:12 PM437 5:42 PM3254:13 PM224 4:43 PM426 5:13 PM426 5:43 PM3144:14 PM224 4:44 PM415 5:14 PM415 5:44 PM3144:15 PM224 4:45 PM314 5:15 PM325 5:45 PM2134:16 PM325 4:46 PM303 5:16 PM325 5:46 PM2134:17 PM415 4:47 PM314 5:17 PM325 5:47 PM2244:18 PM415 4:48 PM325 5:18 PM336 5:48 PM3254:19 PM415 4:49 PM235 5:19 PM448 5:49 PM3144:20 PM202 4:50 PM235 5:20 PM437 5:50 PM3034:21 PM202 4:51 PM314 5:21 PM437 5:51 PM3034:22 PM101 4:52 PM303 5:22 PM336 5:52 PM3144:23 PM000 4:53 PM314 5:23 PM336 5:53 PM3144:24 PM011 4:54 PM426 5:24 PM448 5:54 PM4044:25 PM112 4:55 PM426 5:25 PM459 5:55 PM1124:26 PM213 4:56 PM426 5:26 PM459 5:56 PM1344:27 PM224 4:57 PM415 5:27 PM448 5:57 PM1344:28 PM235 4:58 PM415 5:28 PM448 5:58 PM2354:29 PM336 4:59 PM404 5:29 PM459 5:59 PM336Starbucks1224 N Harbor BlvdAnaheim, CA 92801C-767
9/30/2021 Thursday PM Pk HrTimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue6:00 PM336 6:30 PM2026:01 PM437 6:31 PM1016:02 PM426 6:32 PM0116:03 PM426 6:33 PM1126:04 PM426 6:34 PM1016:05 PM437 6:35 PM1016:06 PM426 6:36 PM1236:07 PM426 6:37 PM1236:08 PM415 6:38 PM1236:09 PM415 6:39 PM2246:10 PM415 6:40 PM2246:11 PM415 6:41 PM2246:12 PM202 6:42 PM3256:13 PM202 6:43 PM3146:14 PM101 6:44 PM3036:15 PM011 6:45 PM3036:16 PM112 6:46 PM3036:17 PM101 6:47 PM3036:18 PM101 6:48 PM3036:19 PM123 6:49 PM3036:20 PM134 6:50 PM1126:21 PM235 6:51 PM1236:22 PM314 6:52 PM2246:23 PM325 6:53 PM2246:24 PM325 6:54 PM2246:25 PM314 6:55 PM2136:26 PM314 6:56 PM2026:27 PM314 6:57 PM1236:28 PM303 6:58 PM2246:29 PM202 6:59 PM325Starbucks1224 N Harbor BlvdAnaheim, CA 92801C-868
10/1/2021 Friday AM Pk HrTimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue7:00 AM4610 7:30 AM347 8:00 AM3710 8:30 AM210127:01 AM4711 7:31 AM347 8:01 AM3710 8:31 AM110117:02 AM4711 7:32 AM358 8:02 AM3710 8:32 AM210127:03 AM4610 7:33 AM3710 8:03 AM3710 8:33 AM210127:04 AM4610 7:34 AM369 8:04 AM4711 8:34 AM210127:05 AM459 7:35 AM369 8:05 AM3710 8:35 AM410147:06 AM448 7:36 AM369 8:06 AM4711 8:36 AM49137:07 AM459 7:37 AM369 8:07 AM3912 8:37 AM310137:08 AM4610 7:38 AM4610 8:08 AM3912 8:38 AM39127:09 AM4610 7:39 AM4610 8:09 AM4812 8:39 AM38117:10 AM358 7:40 AM4711 8:10 AM3811 8:40 AM48127:11 AM347 7:41 AM4711 8:11 AM3811 8:41 AM49137:12 AM437 7:42 AM3710 8:12 AM41014 8:42 AM310137:13 AM437 7:43 AM3811 8:13 AM3811 8:43 AM39127:14 AM437 7:44 AM279 8:14 AM2911 8:44 AM47117:15 AM437 7:45 AM279 8:15 AM2911 8:45 AM46107:16 AM437 7:46 AM369 8:16 AM2911 8:46 AM3587:17 AM336 7:47 AM4610 8:17 AM3710 8:47 AM4597:18 AM358 7:48 AM4610 8:18 AM4711 8:48 AM4487:19 AM347 7:49 AM268 8:19 AM4711 8:49 AM4487:20 AM358 7:50 AM088 8:20 AM279 8:50 AM4377:21 AM459 7:51 AM2911 8:21 AM314 8:51 AM4267:22 AM448 7:52 AM2911 8:22 AM4711 8:52 AM4267:23 AM3710 7:53 AM4913 8:23 AM4711 8:53 AM4267:24 AM2911 7:54 AM3710 8:24 AM3811 8:54 AM3367:25 AM2810 7:55 AM4610 8:25 AM4711 8:55 AM2467:26 AM3710 7:56 AM4610 8:26 AM4913 8:56 AM4487:27 AM3710 7:57 AM3710 8:27 AM41014 8:57 AM4597:28 AM279 7:58 AM459 8:28 AM41014 8:58 AM46107:29 AM369 7:59 AM459 8:29 AM41014 8:59 AM4610Starbucks1224 N Harbor BlvdAnaheim, CA 92801C-969
10/1/2021 Friday MD Pk HrTimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue11:00 AM336 11:30 AM415 12:00 PM112 12:30 PM22411:01 AM336 11:31 AM303 12:01 PM112 12:31 PM21311:02 AM325 11:32 AM213 12:02 PM022 12:32 PM21311:03 AM246 11:33 AM112 12:03 PM123 12:33 PM11211:04 AM246 11:34 AM011 12:04 PM213 12:34 PM13411:05 AM257 11:35 AM112 12:05 PM224 12:35 PM32511:06 AM358 11:36 AM112 12:06 PM123 12:36 PM30311:07 AM358 11:37 AM112 12:07 PM123 12:37 PM30311:08 AM459 11:38 AM112 12:08 PM123 12:38 PM11211:09 AM448 11:39 AM213 12:09 PM224 12:39 PM11211:10 AM448 11:40 AM202 12:10 PM235 12:40 PM21311:11 AM437 11:41 AM011 12:11 PM336 12:41 PM20211:12 AM448 11:42 AM112 12:12 PM426 12:42 PM20211:13 AM437 11:43 AM101 12:13 PM426 12:43 PM11211:14 AM235 11:44 AM000 12:14 PM426 12:44 PM11211:15 AM336 11:45 AM011 12:15 PM415 12:45 PM11211:16 AM325 11:46 AM112 12:16 PM404 12:46 PM21311:17 AM415 11:47 AM213 12:17 PM213 12:47 PM11211:18 AM404 11:48 AM314 12:18 PM112 12:48 PM11211:19 AM404 11:49 AM213 12:19 PM134 12:49 PM10111:20 AM404 11:50 AM325 12:20 PM145 12:50 PM10111:21 AM314 11:51 AM303 12:21 PM235 12:51 PM11211:22 AM224 11:52 AM202 12:22 PM325 12:52 PM22411:23 AM224 11:53 AM101 12:23 PM314 12:53 PM21311:24 AM213 11:54 AM112 12:24 PM336 12:54 PM20211:25 AM213 11:55 AM101 12:25 PM426 12:55 PM10111:26 AM123 11:56 AM112 12:26 PM224 12:56 PM10111:27 AM123 11:57 AM213 12:27 PM213 12:57 PM00011:28 AM213 11:58 AM202 12:28 PM202 12:58 PM01111:29 AM325 11:59 AM112 12:29 PM022 12:59 PM112Starbucks1224 N Harbor BlvdAnaheim, CA 92801C-1070
10/1/2021 Friday PM Pk HrTimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue4:00 PM224 4:30 PM314 5:00 PM101 5:30 PM2134:01 PM235 4:31 PM303 5:01 PM101 5:31 PM2134:02 PM134 4:32 PM314 5:02 PM101 5:32 PM2024:03 PM235 4:33 PM325 5:03 PM112 5:33 PM1124:04 PM325 4:34 PM314 5:04 PM213 5:34 PM1124:05 PM426 4:35 PM314 5:05 PM213 5:35 PM1014:06 PM404 4:36 PM415 5:06 PM202 5:36 PM1344:07 PM202 4:37 PM437 5:07 PM101 5:37 PM2574:08 PM101 4:38 PM336 5:08 PM112 5:38 PM2354:09 PM000 4:39 PM336 5:09 PM112 5:39 PM2244:10 PM011 4:40 PM336 5:10 PM112 5:40 PM3144:11 PM101 4:41 PM437 5:11 PM145 5:41 PM4264:12 PM101 4:42 PM426 5:12 PM044 5:42 PM3144:13 PM112 4:43 PM437 5:13 PM055 5:43 PM3144:14 PM123 4:44 PM426 5:14 PM156 5:44 PM2024:15 PM112 4:45 PM415 5:15 PM257 5:45 PM0004:16 PM213 4:46 PM415 5:16 PM246 5:46 PM0004:17 PM314 4:47 PM303 5:17 PM246 5:47 PM0114:18 PM314 4:48 PM213 5:18 PM336 5:48 PM1014:19 PM224 4:49 PM112 5:19 PM325 5:49 PM1014:20 PM325 4:50 PM213 5:20 PM314 5:50 PM1014:21 PM314 4:51 PM202 5:21 PM303 5:51 PM0004:22 PM314 4:52 PM314 5:22 PM303 5:52 PM0224:23 PM202 4:53 PM426 5:23 PM303 5:53 PM1234:24 PM213 4:54 PM325 5:24 PM202 5:54 PM2354:25 PM213 4:55 PM202 5:25 PM202 5:55 PM3364:26 PM213 4:56 PM202 5:26 PM011 5:56 PM3584:27 PM235 4:57 PM202 5:27 PM123 5:57 PM3584:28 PM235 4:58 PM011 5:28 PM224 5:58 PM3584:29 PM224 4:59 PM112 5:29 PM224 5:59 PM358Starbucks1224 N Harbor BlvdAnaheim, CA 92801C-1171
10/1/2021 Friday PM Pk HrTimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue TimeQueue Pickup to OrderBoardQueue OrderBoard BackTotal Queue6:00 PM347 6:30 PM1126:01 PM145 6:31 PM2136:02 PM145 6:32 PM2026:03 PM235 6:33 PM2246:04 PM325 6:34 PM2246:05 PM325 6:35 PM1236:06 PM415 6:36 PM2246:07 PM314 6:37 PM3146:08 PM303 6:38 PM3146:09 PM303 6:39 PM3146:10 PM314 6:40 PM4046:11 PM415 6:41 PM4156:12 PM314 6:42 PM2136:13 PM314 6:43 PM1126:14 PM314 6:44 PM0116:15 PM213 6:45 PM1126:16 PM213 6:46 PM1016:17 PM213 6:47 PM1126:18 PM314 6:48 PM1126:19 PM314 6:49 PM1016:20 PM235 6:50 PM1126:21 PM224 6:51 PM1016:22 PM314 6:52 PM0226:23 PM303 6:53 PM0226:24 PM314 6:54 PM1236:25 PM303 6:55 PM1126:26 PM202 6:56 PM1126:27 PM213 6:57 PM1016:28 PM101 6:58 PM1016:29 PM112 6:59 PM011Starbucks1224 N Harbor BlvdAnaheim, CA 92801C-1272
LINSCOTT,LAW & GREENSPAN, engineers LLG Ref. 2-21-4466-1
Starbucks Bristol & Birch, Newport Beach
N:\4400\2214466 - Starbucks Bristol & Birch, Newport Beach\Misc\4466 Dividers.doc
APPENDIX D
EXISTING TRAFFIC COUNT DATA
73
T218
DATE:LOCATION:PROJECT #:SC
Tue, Oct 12, 21 NORTH & SOUTH:LOCATION #:1 EAST & WEST:CONTROL:NO CONTROL
NOTES:AM
PM N
MD W E
OTHER S
OTHER
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
NL NT NR SL ST SR EL ET ER WL WT WR TOTAL NB SB EB WB TTLLANES:X X 0 X X X X 4 0 X X X 0 0 0 0
7:00 AM 0 0 1 0 0 0 0 177 1 0 0 0 179 0 0 0 0 0 317:15 AM 0 0 3 0 0 0 0 212 1 0 0 0 216 0 0 0 0 0 407:30 AM 0 0 0 0 0 0 0 259 0 0 0 0 259 0 0 0 0 0 457:45 AM 0 0 4 0 0 0 0 282 1 0 0 0 287 0 0 0 0 0 318:00 AM 0 0 3 0 0 0 0 309 0 0 0 0 312 0 0 0 0 0 498:15 AM 0 0 3 0 0 0 0 321 2 0 0 0 326 0 0 0 0 0 498:30 AM 0 0 0 0 0 0 0 340 1 0 0 0 341 0 0 0 0 0 408:45 AM 0 0 2 0 0 0 0 305 3 0 0 0 310 0 0 0 0 0 36
VOLUMES 0 0 16 0 0 0 0 2,205 9 0 0 0 2,230 0 0 0 0 0
APPROACH % 0% 0% 100% 0% 0% 0% 0% 100% 0% 0% 0% 0%
APP/DEPART 16 /0 0 /9 2,214 /2,221 0 /0 0
BEGIN PEAK HR
VOLUMES 0 0 8 0 0 0 0 1,275 6 0 0 0 1,289
APPROACH % 0% 0% 100% 0% 0% 0% 0% 100% 0% 0% 0% 0%PEAK HR FACTOR 0.667 0.000 0.939 0.000 0.945APP/DEPART 8 /0 0 /6 1,281 /1,283 0 /0 04:00 PM 0 0 1 0 0 0 0 337 0 0 0 0 338 0 0 0 0 0 474:15 PM 0 0 2 0 0 0 0 303 2 0 0 0 307 0 0 0 0 0 374:30 PM 0 0 2 0 0 0 0 311 3 0 0 0 316 0 0 0 0 0 414:45 PM 0 0 4 0 0 0 0 371 1 0 0 0 376 0 0 0 0 0 535:00 PM 0 0 4 0 0 0 0 387 3 0 0 0 394 0 0 0 0 0 53
5:15 PM 0 0 2 0 0 0 0 353 5 0 0 0 360 0 0 0 0 0 42
5:30 PM 0 0 7 0 0 0 0 368 5 0 0 0 380 0 0 0 0 0 51
5:45 PM 0 0 3 0 0 0 0 312 3 0 0 0 318 0 0 0 0 0 41
VOLUMES 0 0 25 0 0 0 0 2,742 22 0 0 0 2,789 0 0 0 0 0
APPROACH % 0% 0% 100% 0% 0% 0% 0% 99% 1% 0% 0% 0%APP/DEPART 25 /0 0 /22 2,764 /2,767 0 /0 0BEGIN PEAK HRVOLUMES 0 0 17 0 0 0 0 1,479 14 0 0 0 1,510APPROACH % 0% 0% 100% 0% 0% 0% 0% 99% 1% 0% 0% 0%PEAK HR FACTOR 0.607 0.000 0.957 0.000 0.958APP/DEPART 17 /0 0 /14 1,493 /1,496 0 /0 0
Burger King Dwy
NORTH SIDE
Bristol WEST SIDE EAST SIDE Bristol
SOUTH SIDE
Burger King Dwy
EB through/ right
turn lane
INTERSECTION TURNING MOVEMENT COUNTS
PREPARED BY: AimTD LLC. tel: 714 253 7888 cs@aimtd.com
Newport Beach
Burger King Dwy
Bristol
U-TURNS
Burger King Dwy
No queue EB to Burger King. EB through/right turn lane (BD17)
Burger King Dwy Bristol Bristol
8:00 AM
4:45 PM
Add U-Turns to Left Turns
D-1 74
0 0 0 0 TOTAL 0
0 0 0 0 PM 0
0 0 0 0 AM 0
9 AM 0 0 16 16
22 PM 0 0 25 25
31 TOTAL 0 0 41 41
0 0 0 0 TOTAL 0
0 0 0 0 PM 0
0 0 0 0 AM 0
AM 8:00 AM
8:45 AM
#N/A
PM 4:45 PM
5:45 PM
6 AM 0 0 8 8
14 PM 0 0 17 17
20 Total 0 0 25 25
AimTD LLC
TURNING MOVEMENT COUNTS
Burger King Dwy
SC
ALL HOURS
Newport Beach
Burger King Dwy
Burger King Dwy
Burger King Dwy
PEAK HOUR
D-2 75
T218
DATE:LOCATION:PROJECT #:SCTue, Oct 12, 21 NORTH & SOUTH:LOCATION #:2 EAST & WEST:CONTROL:NO CONTROL
NOTES:AM
PM N
MD W E
OTHER S
OTHER
NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND
NL NT NR SL ST SR EL ET ER WL WT WR TOTAL NB SB EB WB TTLLANES:X 4 0 0 2 X X X X 0 X 0 0 0 0 0
7:00 AM 0 32 0 2 34 0 0 0 0 1 0 1 70 0 0 0 0 07:15 AM 0 31 1 2 40 0 0 0 0 0 0 0 74 0 0 0 0 0
7:30 AM 0 58 1 3 62 0 0 0 0 2 0 1 127 0 1 0 0 17:45 AM 0 79 2 3 78 0 0 0 0 0 0 1 163 0 0 0 0 0
8:00 AM 0 79 1 4 125 0 0 0 0 2 0 1 212 0 0 0 0 08:15 AM 0 85 0 4 102 0 0 0 0 0 0 3 194 0 0 0 0 08:30 AM 0 102 1 3 135 0 0 0 0 1 0 2 244 0 0 0 0 0
8:45 AM 0 105 0 4 112 0 0 0 0 0 0 4 225 0 1 0 0 1VOLUMES0 571 6 25 688 0 0 0 0 6 0 13 1,309 0 2 0 0 2
APPROACH % 0% 99% 1% 4% 96% 0% 0% 0% 0% 32% 0% 68%APP/DEPART 577 /586 713 /694 0 /29 19 /0 0BEGIN PEAK HR
VOLUMES 0 371 2 15 474 0 0 0 0 3 0 10 875APPROACH % 0% 99% 1% 3% 97% 0% 0% 0% 0% 23% 0% 77%
PEAK HR FACTOR 0.888 0.886 0.000 0.813 0.897APP/DEPART 373 /382 489 /477 0 /16 13 /0 04:00 PM 0 97 0 3 92 0 0 0 0 1 0 2 195 0 0 0 0 0
4:15 PM 0 103 0 3 102 0 0 0 0 0 0 1 209 0 0 0 0 04:30 PM 0 101 3 3 107 0 0 0 0 0 0 3 217 0 0 0 0 0
4:45 PM 0 98 0 5 119 0 0 0 0 0 0 2 224 0 1 0 0 15:00 PM 0 123 0 4 107 0 0 0 0 2 0 2 238 0 1 0 0 15:15 PM 0 120 1 4 120 0 0 0 0 1 0 0 246 0 3 0 0 3
5:30 PM 0 96 1 3 115 0 0 0 0 1 0 0 216 0 1 0 0 15:45 PM 0 64 0 3 107 0 0 0 0 0 0 6 180 0 0 0 0 0
VOLUMES 0 802 5 28 869 0 0 0 0 5 0 16 1,725 0 6 0 0 6APPROACH % 0% 99% 1% 3% 97% 0% 0% 0% 0% 24% 0% 76%APP/DEPART 807 /824 897 /874 0 /27 21 /0 0
BEGIN PEAK HRVOLUMES 0 442 4 16 453 0 0 0 0 3 0 7 925
APPROACH % 0% 99% 1% 3% 97% 0% 0% 0% 0% 30% 0% 70%PEAK HR FACTOR 0.907 0.946 0.000 0.625 0.940APP/DEPART 446 /454 469 /456 0 /15 10 /0 0
Birch
NORTH SIDE
Burger King Dwy WEST SIDE EAST SIDE Burger King Dwy
SOUTH SIDE
Birch
INTERSECTION TURNING MOVEMENT COUNTS
PREPARED BY: AimTD LLC. tel: 714 253 7888 cs@aimtd.com
Newport Beach
Birch
Burger King Dwy
U-TURNS
Birch
Queue NB till Burger King Dwy:
16:16:10, 16:17:22, 16:26:11, 16:36:22, 17:02:16, 17:56:58
Birch Burger King Dwy Burger King Dwy
8:00 AM
4:30 PM
Add U-Turns to Left Turns
D-3 76
1,610 0 1,557 53 TOTAL 1,410
897 0 869 28 PM 824
713 0 688 25 AM 586
694 AM 0 571 6 577
874 PM 0 802 5 807
1,568 TOTAL 0 1,373 11 1,384
958 0 927 31 TOTAL 836
469 0 453 16 PM 454
489 0 474 15 AM 382
AM 8:00 AM
8:45 AM
#N/A
PM 4:30 PM
5:45 PM
477 AM 0 371 2 373
456 PM 0 442 4 446
933 Total 0 813 6 819
AimTD LLC
TURNING MOVEMENT COUNTS
Birch
SC
ALL HOURS
Newport Beach
Birch
Birch
Birch
PEAK HOUR
D-4 77
LINSCOTT,LAW & GREENSPAN, engineers LLG Ref. 2-21-4466-1
Starbucks Bristol & Birch, Newport Beach
N:\4400\2214466 - Starbucks Bristol & Birch, Newport Beach\Misc\4466 Dividers.doc
APPENDIX E
LEVEL OF SERVICE CALCULATION WORKSHEETS
78
LINSCOTT,LAW & GREENSPAN, engineers LLG Ref. 2-16-3695-1
Kendall-Palm Commercial, San Bernardino
N:\4400\2214466 - Starbucks Bristol & Birch, Newport Beach\Misc\4466 Sub-Dividers.doc
APPENDIX E-I
EXISTING TRAFFIC CONDITIONS
E-1 79
E-2 80
E-3 81
E-4 82
Attachment No. ZA 5
Project Plans
83
PROJECT OVERVIEW / OPERATIONAL COMPONENTSARCHITECTURAL DESIGN84
85
86
87
88
71.64' (M)104.18' (M)30.94' (M)63.50' (M)224.07' (M)=302'54"(M)R=700.00'(M)L=37.24'(M)STARBUCKS 2,425 SF (NET)2,565 SF (GROSS)1820191716151413121110987654321LCP-1STARBUCKSBRISTOL ST & BIRCH ST20191234.0NEWPORT BEACH, CA10.29.2021020 3010540SCALE: 1"=10'-0"LANDSCAPE SUMMARY DRAWING ISSUE/REVISION RECORDSITE PLANNER/PROJECT MANAGERI.IBRAHIMBEGOVICPROJECT NOTESDATEINITIALSNARRATIVEGREENBERG FARROW CONTACTSSITE AREANET SITE AREA:TRUE NORTHCITY OF NEWPORT BEACH LANDSCAPE REQUIREMENTS :- WITHIN PARKING AREAS, TREES SHALL BE PROVIDED AT A MINIMUM RATIO OFONE (1) TREE PER FOUR (4) PARKING STALLS- ALL TREES WITHIN THE PARKING AREA SHALL BE A MINIMUM TWENTY-FOUR(24)INCH BOX CONTAINER AT TIME OF PLANTING.- MAXIMUM MAINTAINED PLANT HEIGHT WITHIN THE SIGHT TRIANGLES AT THEDRIVEWAYS TO BE 24" OR LESS.- PLANT SELECTION IS FROM THE SANTA ANA HEIGHTS SPECIFIC PLAN PLANTPALETTE.EXISTING TREE(S): 2PROVIDING TREE(S): 3TOTAL TREE(S) WITHIN SUBJECT PARCEL: 5ALL LANDSCAPE AREAS SHALL RECEIVE AUTOMATIC IRRIGATION SYSTEM. ALLLANDSCAPE INSTALLATION SHALL BE PERMANENTLY MAINTAINED.A LANDSCAPE DOCUMENT PACKAGE AS PER A.B. 1881 SHALL BE PROVIDED.PLANT MATERIAL NOT LISTED MAY BE USED, SUBJECT TO APPROVAL OF THE CITY.ALL LANDSCAPE PLANS AND INSTALLATIONS SHALL ADHERE TO CITY DESIGNGUIDELINES, CODES AND REGULATIONS.WHERE TREES ARE WITHIN 5' OF WALKWAYS AND / OR PAVING SURFACES, ROOTBARRIERS SHALL BE INSTALLED.ON-SITE AND PARKWAY LANDSCAPE SHALL BE MAINTAINED BY BUSINESSOWNERS.ZONING CLASSIFICATIONJURISDICTIONEXISTING ZONECITY OF NEWPORT BEACH, CAPROJECT INFORMATIONCG - GENERAL COMMERCIALLANDSCAPE CONCEPTUAL PLAN1. THIS CONCEPTUAL SITE PLAN IS FOR PLANING SUBMITTAL PURPOSES ONLY.2. THIS SITE PLAN IS BASED ON A CAD FILE OF THE SITE BASE PREPARED BY LARSANDERSEN & ASSOCIATES, INC, DATED 06/04/2020.04.21.202105.14.202105.25.202107.06.202109.17.2021IIIIIIIIIIPREP SP-1PREP SP-2PREP SP-3PREP SP-4PREP SP-5SITE DEV. COORDINATORD.COUPER30 Executive Park, Suite 100Irvine, CA 92614t: 949 296 0450 f: 949 296 0479COPYRIGHT NOTICEThis drawing is the property of the above referencedProfessional and is not to be used for any purposeother than the specific project and site named herein,and cannot be reproduced in any manner without theexpress written permission from the Professional.www.greenbergfarrow.com89
90
10 11
5'-5"4'-6"3'-8"9'-11"3'-11"1'-8"3'-4"4'-11"1'-3"6'-4"1'-4"36'-4"1'-8"17'-7"4'13'-9"35'-4"5'34'6'-10"7'-3"6'-2"5'-6"12'-9"7'-3"6'-2"6'-6"13'-7"10'-5"10'-7"7'-5"5'-6"7'-1"10'-8"5'-6"6'13'-7"91
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98
From: Jay Kim <midwestcapitalco@gmail.com>
Sent: February 08, 2022 4:53 PM
To: Achis, Patrick <PAchis@newportbeachca.gov>
Subject: About hearing PA2021-182
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
Good afternoon Patrick,
I spoke with you last week regarding this matter and you gave me shawnas contact information.
After talking to her, I realize this matter supposed to appear to Newport beach city. She told me due
to traffic and noise concerns we have, she proposed drive thru que on Bristol but city didn’t allow it.
Right now drive thru is located right next to my building entrance will block my entrance way of
whole building when starbucks gets busy throughout the day. That being said it is really important
for change drive thru entrance towards to Bristol or move towards where it wont block my entrance
of my building.
Please let me know if I need to be present to appear about this matter or this email is enough.
Thank you.
Zoning Administrator - February 10, 2022 Item No. 3a Additional Materials Received Starbucks Bristol Street Minor Use Permit (PA2021-182)
From:Jim Mosher
To:CDD
Subject:Comments on ZA Item 3 (PA2021-182, 2/10/22 meeting)
Date:February 09, 2022 8:56:34 AM
[EXTERNAL EMAIL] DO NOT CLICK links or attachments unless you recognize the sender and know the
content is safe.
With regard to Item 3 on the February 10, 2022, Zoning Administrator agenda
("Starbucks Bristol Street (PA2021-182) Minor Use Permit No. UP2021-031"):
1. I would recommend revising the proposed closing hour in Condition of Approval 10
on handwritten page 14 to read (as it does in Finding A.3 on page 8) "12 midnight"
rather than "12 a.m."
The terms "12 a.m." and "12 p.m." are used differently by different people, and each
can mean equally "midnight" or "noon" depending on the context. When I first read "4
a.m. to 12 a.m." in Condition 10, I assumed it described an 8-hour, mornings-only
operation, ending at noon, when in fact in seems intended to permit the establishmentto remain open 20 hours each day.
2. Fact E.4 at the top of handwritten page 13 assures the Administrator that "While
the proposed hours are outside those existing, conditions of approval will help to
ensure the use remains compatible with the adjacent nonconforming residential use
and the surrounding neighborhood."
It is not clear to me how the proposed conditions ensure this compatibility.
4:00 a.m. seems an extremely early opening hour, and it would seem to me that the
noise generated by employees arriving even earlier than 4:00 a.m., to prepare the
building for opening, could prove highly annoying to the neighboring resident.
Indeed, between employees remaining after closing time and arriving before
opening, if the establishment is open 20 hours every day, it would seem there is
almost no time at which they would not be present and potentially generating noise.
Based on complaints the Administrator has heard in connection with residents
adjacent to other food-serving establishments, I would suggest additional restrictions
be placed on noise-producing outdoor employee activities outside of the permittedoperating hours, including such things no emptying of trash into dumpsters during
those times. I am not sure Condition 20 is sufficient to ensure this, especially because
of the proximity to Bristol, Birch and the Airport and possible disputes as to what the
ambient noise level is. People who live in areas with high ambient noise treasure theirfew moments of peace.
-- Jim Mosher
Zoning Administrator - February 10, 2022 Item No. 3b Additional Materials Received Starbucks Bristol Street Minor Use Permit (PA2021-182)
30900 Rancho Viejo Road, Suite 285 • San Juan Capistrano, CA 92675 • (949) 581-2888 • Fax (949) 581-3599
February 8, 2022 Mr. Patrick Achis
Assistant Planner, Community Development
City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660
Subject: Starbucks Drive-Thru at 2122 Bristol Street – Minor Use Permit, Additional
Information Dear Mr. Achis:
The following information is provided related to the project’s compatibility with the existing legal
non-conforming residences. The proposed Starbucks café and drive-thru will replace the existing Burger King restaurant with updated design and technology including new drive-thru order speakers and menu board lighting.
Drive-Thru Order Speaker
The new drive-thru speaker will be equipped with automatic volume control (AVC). Per the attached white paper, AVC measures the ambient noise level in the drive-thru and adjusts the outbound level down so that it is never more than 15 dB above the ambient noise level. This is particularly helpful in the early morning and late evening when ambient noise levels are generally
lower. There is a table on page 4 which details the reduction in outbound volume associated with
AVC. At 16 feet, without AVC the noise measurement is 60 dBA, and with AVC the noise measurement would be 36 dBA. The nearest residence is located approximately 65 feet from the speaker and there is a block wall in between the residence and speaker, which will further lessen the sound from the speaker at the residence.
Drive-Thru Menu Board In terms of the drive-thru menu, the menu will turn on at opening and shut off at closing. The menu board is equipped with automatic brightness control to automatically adjust to the brightness level in connection with the brightness of the sun. The menu is less bright in the early morning and
evening. In addition, the system is dimmable.
Early Morning Transactions We were able to review transaction date from the Bristol and Red Hill location which suggests that the number of transactions during the early hours is quite low.
4:30am-5:00am: ~5 cars 5:00am-5:30am: ~9 cars 5:30am-6:00am: ~15 cars
Zoning Administrator - February 10, 2022
Item No. 3c Additional Materials Received at the Meeting Starbucks Bristol Street Minor Use Permit (PA2021-182)
Mr. Patrick Achis February 8, 2022
Page 2 of 2
We appreciate your review of the additional information provided for this project and we believe that this additional information further demonstrates the compatibility of this project with respect to the neighboring non-conforming residential units. Please contact us with any questions.
Sincerely,
CAA PLANNING, INC.
Shawna L. Schaffner
Chief Executive Officer
Attachment: Drive Through Sound Levels
Zoning Administrator - February 10, 2022
Item No. 3c Additional Materials Received at the Meeting Starbucks Bristol Street Minor Use Permit (PA2021-182)
ENGINEERING DEPARTMENT WHITE PAPER
DCO 1
Drive-Thru Sound Levels
Some municipalities have adopted regulations aimed at controlling the acoustic noise levels in residential
and (or) commercial areas. These regulations are of particular importance to drive-thru operators because
the drive-thru is viewed as a source of noise. The noise originates both from the vehicles themselves and
from the drive-thru communications system. This white paper addresses common questions related to
sound from the communications system.
Note: Because every site is different and each municipality has its own regulations, HME is unable
to make specific recommendations for compliance or give any assurance that any particular
system configuration will comply with any given regulations. Statements made in this paper
should be taken as general guidelines, but to ensure compliance, the site planner should
retain the services of a qualified acoustic consultant equipped to make the necessary
measurements.
In the drive-thru, the primary source of sound other than the vehicles is often the drive-thru
communications system. Outbound audio includes the order taker’s voice and any sound provided by
the message repeater. The outbound audio is delivered by the speaker and must be loud enough to be
clearly heard by the customer over the noise of the customer’s vehicle, any local traffic and other ambient
background noises in the area. However, if it is too loud, the sound can be objectionable to neighbors or
even violate specific regulations.
HME base stations are equipped with a feature known as Automatic Volume Control or “AVC” which
can be used to reduce the outbound sound pressure level based on ambient noise. When AVC is active,
the outbound level is reduced to a level that is 15 dB above the ambient noise level at the speaker post
microphone, but it never increases the level above what would be heard with AVC turned off. This
feature can considerably reduce the SPL during quiet periods and may help in satisfying local
requirements.
Sound levels are measured in units of dB SPL and usually include a frequency variable weight referred to
as “A Weighting”. For this reason, the units are frequently written as “dBA SPL” and that notation will be
used throughout this paper. The sound pressure level from a speaker decreases as the distance away
increases. However, it can be difficult to predict how much reduction will actually occur. For a single
point sound source like an alarm bell hanging in air, the SPL drops approximately 6 dB every time the
distance from the source doubles. Thus if one starts one foot away, the level will be 36 dB lower when one
is 64 feet away. Unfortunately, speakers are neither single point sources nor are they hanging in air.
Rather, speakers are mounted in a variety of different type enclosures. Further, the building, the ground
and even other cars in proximity all effect the sound’s direction and decay rate. All of this tends to make
the sound more directional and the decay rate less predictable.
This paper provides some “typical” measurements taken outdoors under specific circumstances. These
measurements can be used as a guide for what levels might occur in a drive-through installation. These
measurements were taken using “pink noise”, a type of noise frequently used for acoustic testing, at
levels simulating the loudest speech expected from an order taker.
All typical measurements provided here were taken using the following equipment:
·Base station: HME ION IQ set to factory default levels
·Communicator: HME COM6000
·Speaker: HME SP10
·Speaker post: Texas Digital model 107150
Zoning Administrator - February 10, 2022
Item No. 3c Additional Materials Received at the Meeting Starbucks Bristol Street Minor Use Permit (PA2021-182)
Drive-Thru Sound Levels
DCO 2
The measurement environment was as follows:
·Asphalt parking lot 50 ft from any building
·Ambient background noise level: ~47 dBA SPL
·Nearest vehicle not part of measurement: 15 ft
Initial measurements were taken with AVC off, no vehicle in front of the speaker post, and no other
obstructions within at least 100 ft of the speaker. These are not “normal” conditions for a drive-thru, but
they do yield one worst-case measurement. Under these conditions, the sound pressure level 1 foot in
front of the speaker is 90 dBA SPL. At 17 feet, it drops down to a normal conversational level of 66 dBA
SPL, but does not drop to 60 dBA until a distance of 55 feet. Figure 1 shows the loudness contours for
both 60 dBA and 66 dBA levels. Since the primary concern is noise abatement at a distance, higher level
contours are not shown.
Figure 1 – SP10 SPL Contours
With a vehicle parked in front of the speaker, the shape of the contour changes dramatically and depends
on many factors including the height, size, shape, and angle of the vehicle. Because of the tremendous
differences in vehicles, positioning, and lane construction, HME cannot predict with any certainty the
shape of the resulting SPL contours. However, generally, the shape flattens and the loudest sounds are
found at angles to the front and rear of the vehicle with the front being louder.
Zoning Administrator - February 10, 2022
Item No. 3c Additional Materials Received at the Meeting Starbucks Bristol Street Minor Use Permit (PA2021-182)
Drive-Thru Sound Levels
DCO 3
AVC Operation
AVC measures the ambient noise level in the drive-thru and adjusts the outbound level down so that it is
never more than 15 dB above the ambient noise level. This is particularly useful at night when there is
less traffic on surrounding streets and fewer cars in the drive-thru. It may also be useful in situations
where the regulations do not specify specific sound pressure levels, but use terms like “reasonable” or
“sufficient”. Because AVC adjusts continuously, it ensures that the outbound level is high enough to be
heard by the customer whatever the conditions may be.
As an example, if the ambient noise level is 47 dBA, AVC will adjust the outbound level to approximately
62 dBA at a position about 1 ft from the speaker. Given this condition, the SPL will be below the ambient
noise level less than 20 ft away from the post.
Since AVC adjusts based on the noise level measured at the speaker post, a noisy vehicle will drive the
outbound level up. Thus, the use of AVC will not guarantee that the SPL is below any particular level for
all vehicles or conditions. However, it will keep the outbound level from becoming excessively loud.
Guidelines
HME cannot make specific recommendations, but here are some general things that can be done to
minimize issues:
Do
·Place the speaker post where vehicles can get close to it. This allows the outbound level to be kept
to a minimum.
·Use brick or concrete walls to isolate the installation from adjacent residences. These walls make
good barriers, but must be high enough that sounds do not easily go over them.
·Adjust the outbound level to the minimum necessary to be clearly heard by customers
·Use AVC in situations where noise abatement is an issue to further reduce outbound levels
during quiet periods.
Don’t
·Face the speaker post toward busy streets. This increases the ambient noise level and makes it
necessary to use higher outbound levels.
·Place the speaker post on a curve in the lane. Curves force vehicles to be further away from the
post, which results in higher outbound level requirements and makes it difficult for order takers
to hear customers.
·Face the speaker post or the drive-thru lane at adjacent residences. Remember that the highest
sound levels are likely to be directly opposite the post and off the front of vehicles.
·Turn the outbound level up higher than necessary.
·Rely on vegetation to reduce sounds. Plants have rather limited impact on sound levels.
Zoning Administrator - February 10, 2022
Item No. 3c Additional Materials Received at the Meeting Starbucks Bristol Street Minor Use Permit (PA2021-182)
Memo
Re: Drive-Thru Sound Pressure Levels From the Menu Board or Speaker Post
The sound pressure levels from the menu board or speaker post are as follows:
1. Sound pressure level (SPL) contours (A weighted) were measured on a typical HME SPP2
speaker post. The test condition was for pink noise set to 84 dBA at 1 foot in front of the
speaker. All measurements were conducted outside with the speaker post placed 8 feet from a
non-absorbing building wall and at an oblique angle to the wall. These measurements should
not be construed to guarantee performance with any particular speaker post in any particular
environment. They are typical results obtained under the conditions described above.
2.The SPL levels are presented for different distances from the speaker post:
Distance from the Speaker (Feet) SPL (dBA)
1 foot 84 dBA
2 feet 78 dBA
4 feet 72 dBA
8 feet 66 dBA
16 feet 60 dBA
32 feet 54 dBA
3.The above levels are based on factory recommended operating levels, which are preset for
HME components and represent the optimum level for drive-thru operations in the majority of
the installations.
Also, HME incorporates automatic volume control (AVC) into many of our Systems. AVC will adjust the
outbound volume based on the outdoor, ambient noise level. When ambient noise levels naturally decrease
at night, AVC will reduce the outbound volume on the system. See below for example:
Distance from Outside Speaker Decibel Level of standard system with 45 dB of outside
noise without AVC
Decibel level of standard system with 45 dB of outside noise with
AVC active
1 foot 84 dBA 60 dBA
2 feet 78 dBA 54 dBA
4 feet 72 dBA 48 dBA
8 feet 66 dBA 42 dBA
16 feet 60 dBA 36 dBA
If there are any further questions regarding this issue please contact HME customer service at 1-800-848-4468.
Thank you for your interest in HME’s products.
Zoning Administrator - February 10, 2022
Item No. 3c Additional Materials Received at the Meeting Starbucks Bristol Street Minor Use Permit (PA2021-182)