The Seal Beach Planning Commission is considering a conditional use permit for the property at 981 Pacific Coast Highway for Starbucks Coffee.
It would be an expansion of the space formerly occupied by the Daily Grind coffee house. Further, this expansion by Starbucks Coffee is not only an intensification of use at the subject property; it also invites a whole host of community and business concerns.
I am concerned and opposed to the proposed project for a variety of reasons.
Historically, Daily Grind was a small, local, family-owned business, which did not create huge parking demand or large queuing lines. They were a good fit in the Seal Beach Center as it at the time was under-parked, and had to have a space sharing agreement for parking demand. Apparently, their management made the determination to depart the location.
The proposal would significantly and negatively impact the Center and the nearby residents for the following reasons:
• A 24 hour operation would increase traffic flow and parking demand throughout the center in an environment, which was not designed for 24-hour operation. The original tenant did not have such hours of operation. This in turn produces an increase in police patrolling and attracts more of a “lingering” in an already congested area.
• By default, outdoor seating must increase the footprint of the building and would create more noise, parking demand and decrease available parking.
• Most large draw anchor tenants like In-n-Out have to do traffic and parking demand studies. To my knowledge, no demand studies or parking impacts have been done or shared. This is very troubling.
The tremendous queuing of vehicles at the location could back up onto Pacific Coast Highway. Even if it does loop around the building, it would still create delays and potentially slow traffic on the Pacific Coast Highway corridor.
• These parking issues are not limited to the queuing line of the drive through and Pacific Coast Highway. They may also block access to parking spaces for the other areas of the Center.
• Creating a drive through with additional demand will also increase the likelihood of vehicular and pedestrian interfaces. More crosswalks and signage would be necessitated, and in addition, the location is in a direct path to McGaugh school.
During one of the greatest times of children walking to school, it is easily concluded that drivers will be rushing at the same time to get their morning coffee. This does not bode well for safety.
• Starbucks currently exists directly inside of the Pavilions. The duplication of this business within a few hundred feet seems redundant and not in alignment with the Main Street Specific Plan (though it is outside the project area), yet also the community concerns for a diversity of uses.
• There are already an abundance of coffee and teashops. Though the density of business should not necessarily be of consideration, in this case, it should due to their proximity.
• Quite frankly, other than Starbucks wanting a drive through in the PCH corridor between their Starbucks in Sunset Beach and others in Long Beach, I see little reason that our community or even the Center would benefit. The drive through itself encourages people simply to “drive by” Seal Beach and even the other tenants of the Center.
• The existing Starbucks on Seal Beach Boulevard has had significant problems in parking and traffic flows. Until Starbucks shows responsiveness and action in that location, why would we believe they would do anything else in their new location?
Unfortunately, the property is not well suited to the use proposed by Starbucks. There are too many impacts for safety, traffic, noise, hours of operation and other considerations.
Seth A. Eaker is a former Seal Beach Chamber of Commerce president and the founder of Black Marble Consulting, LLC.
