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RE: Conceptual Review for Entitlement Application
Pr
oject: Proposed Starbucks location
22091 Hesperian Blvd
Hayward, CA
MWT# 21-054
We would like to propose a Zoning Text Amendment to allow drive-thrus within the AT-C district.
W
e realize there are a few restrictions placed on this site and would like to make a case for allowing us to modify this project from a retail tenant building into a stand alone business with drive-thru services.
R
eason for request - Project Brief:
The project located at 22091 Hesperian Blvd. has been approved and issued a building permit for a 2500 sf retail tenant outbuilding. Upon placing this building on the market for lease we were approached by the Starbuck’s franchise as an interested party. The site is strategically located between two other Starbuck’s locations, that are further apart, and they would like opportunity to “fill the gap” and meet their service demand.
Attachment V
Restriction 1:
Per our drive-thru regulations, drive thru restaurants and drive-thru coffee shops shall be a minimum of one-half mile apart.
It is noted that there is a Burger King drive thru located within the on-half mile to the north. We would like to ascertain that this drive-thru location is on, and accessed from, West A Street and will in no way impact traffic on Hesperian Blvd.
Also this Burger King location is .4 miles – just shy of the .5 mile restriction. There are no other drive thru locations within this one-half mile radius.
Restriction 2:
While restaurants are allowed - Drive-throughs are not allowed within the AT-C zoning district.
SEC. 10-1.1951 - The purpose of the AT-C Subdistrict is to provide for certain specified commercial and service uses that are compatible with airport activity, in addition to simultaneously serving the general population of the City.
I could not find in the zoning ordinance, directly, any specific reasons for not allowing drive-throughs near airports. We ask that you please provide us with any additional supporting documentation that justifies the restriction, such as airport security clauses or other FAA guidelines specifically restricting their installation in proximity.
There are a number of businesses located within this district that do not necessarily meet, what we would consider to be, “ .. services compatible with airport activity..” such as the Dialysis center, or the Home Depot which are neighboring businesses. A Starbuck’s coffee shop with drive-through certainly has more to offer in support of airport activity than Home Depot.
We understand that most of these bans focus on curbing emissions, reducing litter, improving pedestrian safety and enhancing walkability, which is a plan for growth and development that includes achieving an 80% reduction in greenhouse gas emissions by 2050.
With the trend and push toward electric vehicles, the greenhouse gas emissions associated with drive-throughs will not be an issue. Starbuck’s has always been a trend setter. They are being proactive in reducing waste by eliminating single- use plastic cups and cutlery as well as streamlining packaging to include biodegradable materials.
We also need to consider in great detail the ramifications a post-covid society presents. With labor shortages and increased costs to staff, maintain, and sanitize dining rooms and facilities, We have seen an increased need for drive thru food service as guest dining rooms have proven to be costly to maintain and sanitize. We have seen a dynamic design trend in fast food experience. Some Starbucks, as well as other franchises including Taco Bell, KFC, and Wendy’s, are developing fully automated, drive-thru only type locations and eliminating their dining rooms completely.
We understand your concerns in the Text amendments we are requesting could have planning design impacts city wide; However, we do not see it affecting the grand scale of city design. The AT-C district is relatively small and only encompasses a few city blocks outside of the airport proper. The modification would only pertain to new buildings, of which there isn’t much available property left within the district available to develop.
Please let us know if there are any further comments regarding this project. Feel free to contact our office with any questions or concerns.
Sincerely,
Melissa Stevens
Construction Administrator Project Manager
O: (716) 631 -0600 x117
[email protected]
MWT Architect, PC
M
EV
EV
JT JT JT JT JT JT JT JT JT JT
25'-0"FIRE LINE
STARBUCKS1 FLOOR OF COMMERCIAL2,391 SF
CL
CL18'-0"18'-0"5'-0"
9'-4"CLCL
4'-8"
11 6
11'-0"
24'-0"
EQEQ MIN. 12'-0"
DRIVE-THRUTIMER LOOP
10'-0"
11'-0"EQ
EQ
DUMPSTER
DRIVE-THRUTIMER LOOP
PATIO
34'-1"5'-8"
STARBUCKSHAYWARD, CA21-054
12/01/21This is conceptual site plan only. Do not purchase site until reviewed by local planner & civil engineer. Your civil engineer must verify the zoning, setbacks,utility location and sizes, green space requirements parking requirements,landscape requirements and grading for ADA accessibility with the city/county/state prior to getting started with engineering.N1" = 32'-0"CONCEPTUAL SITEPLAN1