Planning Commission approves Starbucks drive‑through, 2,200 sq ft, at 4691 Clayton Road

The Concord City Planning Commission on July 16 approved a use permit, tree‑removal permit and design and site review for a new 2,200‑square‑foot Starbucks with a drive‑through and outdoor patio at 4691 Clayton Road in the TJ Maxx shopping center.

The project applicant, represented by architect Frank Coda of Greenberg Farrow, will demolish an existing multi‑tenant building on a 0.69‑acre parcel and construct a single‑story Starbucks with a drive‑through lane, outdoor patio, landscaping, lighting and a trash enclosure. City project planner Ryan Linhardt told the commission the project is conditionally allowed in the CMX (commercial mixed use) district and "the project is categorically exempt from CEQA." The design review board reviewed the plans and recommended approval after revisions, Linhardt said.

Why it matters: The site is along a busy commercial corridor that residents and commissioners said already experiences queuing and loitering; commissioners sought assurances that the design, queuing capacity and frontage improvements would limit impacts to Clayton Road and Bailey Road and to neighboring parcels.

Key facts and project features - Location: 4691 Clayton Road (one of five parcels making the TJ Maxx shopping center). - Size: 2,200 square feet on approximately 0.69 acres. - Hours: Proposed 7 days a week, 4 a.m. to 11 p.m. - Staffing: Initial project description said 8–12 employees (4–6 per shift); the architect said staffing will be higher than that estimate. - Parking/queuing: Plans show 20 parking spaces associated with the Starbucks parcel; the traffic consultant and staff referenced a 21‑vehicle queue capacity in their review materials. Architect Frank Coda said on the record, "It is 20, by the way." The consultant observed peak queues of 12–14 vehicles at comparable Starbucks drive‑throughs and staff concluded the proposed on‑site queuing and parking would not cause substantial off‑site queuing. - Trees: The applicant will remove four on‑site trees because they conflict with the drive‑through alignment; Linhardt said the city code requires a 3:1 replacement ratio (4 removed → 12 required); the project proposes 18 new trees, a surplus. - Signs: The applicant proposes three menu/order boards; the city ordinance normally allows two, so staff and the design review board recommended approval of three, noting two of the proposed boards would effectively function as one.

Public comment and commissioner concerns Resident Joanne Sullivan opposed the project in public comment, saying, "I really do not feel that we need another coffee shop within this area," and citing existing nearby drive‑throughs and traffic on Clayton Road. Several commissioners acknowledged the public worry about traffic and loitering in the shopping center parking lot, and asked for clarity on driveway and frontage improvements, bike/scooter parking and whether queuing could back up onto adjacent streets.

Staff and the applicant answered that a transportation consultant (W‑Trans) reviewed circulation, queuing and parking and concluded the intersection at Clayton and Bailey roads would remain unchanged and that on‑site circulation was acceptable. Architect Frank Coda and staff confirmed the driveway ramp on Clayton Road will be rebuilt to meet ADA standards at the property line and that the applicant will repair or replace damaged sidewalks and driveway approaches per standard public‑works conditions of approval. Commissioners urged the applicant to provide more bicycle/scooter parking than the two spaces shown on the plan.

Formal action Vice Chair Mizutani moved adoption of Resolution No. 25‑10 PC, approving the use permit, tree removal permit and design and site review to construct the proposed Starbucks at 4691 Clayton Road; Commissioner Lobb seconded. The commission voted 5–0 to adopt the resolution.

Votes at a glance - Resolution No. 25‑10 PC — Approve use permit/tree removal/design & site review for a 2,200‑square‑foot Starbucks drive‑through and outdoor patio at 4691 Clayton Road. Motion: Vice Chair Mizutani. Second: Commissioner Lobb. Outcome: Approved, 5–0.

Conditions and next steps Staff referenced several standard conditions of approval, including limits on landscaping/sign heights within visibility triangles (condition referenced by staff as Condition No. 9 in the packet), requirements to repair/replace damaged sidewalks and driveway approaches along the project frontage to current ADA standards (Condition No. 48 in the packet), sign permitting (master sign program if more than six signs), and compliance with city code standards for queuing, drive aisle widths and landscaping. The project is to return to permitting for building and civil plan checks and implementation of the conditions.

Context and background The project site is one of five separately owned parcels within the larger TJ Maxx shopping center. Restaurants with drive‑throughs are conditionally permitted in the CMX district; staff and the design review board found the project consistent with the General Plan and compatible with the neighborhood. The public hearing drew one organized public comment opposed to the project; several commissioners expressed conditional support, saying the project could catalyze reinvestment in the shopping center if conditions and frontage repairs are completed.

Ending With conditions attached, the Planning Commission approved the use permit and related permits. Staff will proceed with permitting and civil review; the applicant and property owner may then return for building permits and implementation subject to the adopted conditions.