REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
PUBLIC HEARING: Action on an Architectural Review (PLN22-00428) for the Demolition of the Existing Commercial Building and Construction of a New Starbucks Café with a Drive-through Located at 3575 Stevens Creek Boulevard
Report
File No: PLN22-00428
Location: 3575 Stevens Creek Boulevard, a 0.55-acre lot located on the northeast corner of Stevens Creek Boulevard and Harold Avenue; APN: 303-21-068; the property is zoned C-R, Commercial Regional.
Applicant: Frank Coda
Owner: PFLP, LLC
Request: Architectural Review for the demolition an existing two-story 7,266 square foot commercial building and construct a new 2,300 square foot drive-through restaurant with outdoor seating and surface parking lot.
PROJECT DATA
The Project Data and Compliance Table is included as Attachment 2.
POINTS FOR CONSIDERATION
Summary
• The project site is located at the northeast corner Stevens Creek Boulevard and Harold Avenue. The project proposes the demolition of an existing 7,266 square-foot commercial building to construct a new 2,300 square foot drive-through Starbucks restaurant with outdoor seating, onsite and offsite improvements, and surface parking lot.
• Planning Commission approved the Use Permit on November 6, 2024 with the addition of the following conditions:
o Limit hours of operation of the drive-through on Monday to Saturday from 5:00am - 9:00pm and Sunday from 6:00am - 9:00pm.
o Add a gate for drive-through entrance, subject to design review approval.
o Add a review period of 9 months after operation commenced.
o Limit trash collection hours to two per week from Monday through Friday, 7:00am to 5:00pm.
• The applicant revised the plans to include the following:
o Adding an 8-foot wall on surrounding most of the north and immediately adjacent to the northeast residence.
o Add three new trees along Harold Avenue.
o Add additional seating on Stevens Creek frontage.
o Provide a chain and sign for the drive-through entrance in case of overflow.
Building Design
• The building design incorporates wood, brick and metal finishes.
• The proposed building proposes large windows wrap the east and south corner of the building to provide an open and transparent view of indoor and outdoor seating area.
• The building design is consistent with the one-story commercial buildings immediately adjacent to the subject site.
Site Improvements
• Offsite improvements include new vehicle and pedestrian access, new 10-foot sidewalk and four-foot landscape strip with three new street trees along Stevens Creek Boulevard.
• Onsite improvements include new landscape, bicycle parking, features consistent with the Americans with Disabilities Act (ADA), stormwater treatment and trash enclosure.
Findings Supporting Staff’s Recommendation
Granting the Architectural Review approval requires the following findings consistent with City Code Section 18.120.020(F):
Findings
1. That any off-street parking area, screening strips and other facilitates and improvements necessary to secure the purpose and intent of this title and the general plan of the City area a part of the proposed development, in that;
• The project proposes surface parking lot consistent with Parking Regulations.
2. That the design and location of the proposed development and its relation to neighboring developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood, will not unreasonably interfere with the use and enjoyment of neighboring developments, and will not create traffic congestion or hazard, in that;
• The project provides on-site and off-site infrastructure mitigations and improvements that will benefit the project site.
• The project includes street improvements with development of the City’s complete street design and drive-way signage to improve pedestrian connections and safety.
3. That the design and location of the proposed development is such that it is in keeping with the character of the neighborhood and is such as not to be detrimental to the harmonious development contemplated by this title and the general plan of the City, in that;
• The project is compatible in scale and intensity of the intended development along the Stevens Creek commercial corridor.
• The project incorporates a mixture of exterior materials (wood, brick, and metal) and architectural features to create visual breaks and interest in the design for compatibility with the surrounding neighborhood.
4. That the granting of such approval will not, under the circumstances of the particular case, materially affect adversely the health, comfort or general welfare of persons residing or working in the neighborhood of said development, and will not be materially detrimental to the public welfare or injuries to property or improvements in said neighborhood, in that;
• The project includes private on- and off-site improvements, that include private utilities and landscaping to serve the development.
• The project is subject to the California Building Code and City Code requirements, which serve to regulate new construction to protect public health, safety and general welfare.
5. That the proposed development, as set forth in the plans and drawings, are consistent with the set of more detailed policies and criteria for architectural review as approved and updated from time to time by the City Council, which set shall be maintained in the planning division office, in that;
• The project is on balance consistent with the City’s Zoning Code and General Plan policies.
CONDITIONS OF APPROVAL
Conditions of approval are proposed for the project and are contained in Attachment 4.
ENVIRONMENTAL REVIEW
The action being considered is categorically exempt from the California Environmental Quality Act (CEQA) per Section 15303, Class 3 New Construction or Conversion of Small Structures, in that the proposed use consists of construction of a new 2,300 square feet structure.
PUBLIC CONTACT
On November,13 2023 and April, 2 2024, the applicant held virtual community meetings for public feedback. Meeting material and recorded video are available on the ’Citys project website <https://www.santaclaraca.gov/Home/Components/BusinessDirectory/BusinessDirectory/497/2495?npage=3> (Link). There were over 40 participants at each of the virtual meetings. The following are the common concerns raised at the meetings:
• Opposition to drive-through component, including the two drive-through lanes.
• Noise and air quality impacts.
• Vehicle accidents proximity to the project site.
• Cut-through traffic by-passing San Tomas Parkway via Harold Avenue;
• Speeding along Harold Avenue;
• The need for a stop sign at the intersection of Forest Avenue & Harold Avenue; and
• Conditions considering the Nishiyamato Academy Preschool.
On January 30, 2025 a notice of public hearing on this item was mailed to property owners within 500 feet of the project site. At the time of this staff report, Planning staff has not received public comments in support or opposition to the proposed project.
RECOMMENDATION
Recommendation
Approve the Architectural Review for the demolition an existing two-story 7,266 square foot commercial building and construct a new 2,300 square foot drive-through restaurant with outdoor seating and surface parking lot at 3575 Stevens Creek Boulevard, subject to the findings and conditions of approval.
Staff
Prepared by: Steve Le, Senior Planner, Community Development Department
Approved by: Sheldon S. Ah Sing, Development Review Officer, Community Development Department
ATTACHMENTS
1. Vicinity Map
2. Project Data and Compliance Table
3. Staff Report of November 6, 2024 Planning Commission
4. Conditions of Approval
5. Development Plans
6. Public Correspondence