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Planning Commission approves drive‑through Starbucks at 2430 Arrow Route
Summary
The Upland Planning Commission approved a 2,434‑square‑foot Starbucks drive‑through at 2430 Arrow Route, finding the project exempt from CEQA under state categorical exemptions and adopting conditions of approval; a 10‑day appeal period applies.
The Upland Planning Commission voted unanimously to approve a 2,434‑square‑foot Starbucks with a drive‑through at 2430 Arrow Route, adopting findings that the project is exempt from the California Environmental Quality Act.
Staff planner Andrew Arellano introduced Development Plan Review DPR205‑7 and Conditional Use Permit CUP205‑4 for the vacant outparcel at College Park Retail Center, saying the project is “categorically exempt through CEQA section 15303.” Arellano said surrounding uses include residential, restaurants and commercial properties and described the site plan, landscaping and Spanish‑style architecture proposed for the one‑building project.
Arellano told commissioners the site requires 24 parking spaces and the project will provide 32 spaces. He said the applicant counted queuing within the drive‑through toward parking and that the traffic study by RK Engineering concluded the project would not create a significant traffic impact.
Jordan Reynolds, business operations manager for College Park Retail Center LP, said the center and nearby residents would welcome a coffee shop and noted other recent investments on the property. “We have the zoning and the use for the fast food restaurant. The CUP is required for the drive‑thru component,” Reynolds said.
After no public speakers and no substantive commissioner questions, a commissioner moved to adopt the resolution approving the project and to find it exempt from CEQA under Section 15303; a second followed. The commission recorded the action as approved with seven affirmative votes. Staff confirmed a 10‑day appeal period and asked whether the applicant accepted the conditions of approval; the applicant said yes.
The commission’s approval includes the conditions contained in the resolution passed at the hearing. The project will return only if an appeal is filed or if the applicant requests modifications that require further review.
