HomeMy WebLinkAbout1991-10-01; City Council; 11372; MCDONALD'S RESTAURANT DRIVE THRU APPEAL SDP 83-11C|CUP 91-05McDONALD'S RESTAURANT DRIVE THRU APPEAL
(SDP 83=ll(C)/CUP 91-5)
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RECOMMENDED ACTION:
If the City Council concurs, the Planning Commission and staf
recommending that the City Council direct the City's Attorn(
prepare documents DENYING the appeal of the Planning Commiss:
determination to DENY SDP 83-ll(C) and CUP 91-5.
ITEM EXPLANATION
On August 21, 1991, the Planning Commission denied (5-1) a re(
for the addition of a drive-thru facility at the McDoni Restaurant, near the northeast corner of Palomar Airport Roac Avenida Encinas. The Site Development Plan Amendment Conditional Use Permit could not be supported due to poor on
circulation and congestion.
The applicant has stated that the addition of a drive
facility would increase business and parking lot activity.
increase would aggravate an existing congested circulation
create additional traffic conflicts. Project design alterna
and site traffic conditions have been reviewed by City staff
due to site constraints the project is recommended for de The reasons for denial are:
1. The existing proximity of a three-way traffic dec
point to the entrance for the site causes stacking
Avenida Encinas, a secondary arterial roadway.
forces a deceleration lane in the public right-of-b
serve as a queuing lane for the entrance to the pa
lot, jeopardizing safe traffic flow on the p
street;
The inadequate stacking distance from the proposed boards and order position and the resulting pote for cutting off access to parking spaces and circul through the parking lot. This would increase conge
and confusion, aggravating the existing situation r than alleviating it; and
2.
3. The conflicts occurring upon exiting the drive The proposed exiting circulation travels throi double-loaded parking area and the loading zonc Marie Callender's. This impedes both autom circulation and truck loading access and incr traffic volume in an extremely congested area.
The originally approved site development plan for the resta
grouped the buildings in the southeast corner of the site.
applicant's desired this location in order to ensure ma
the structures through the parking areas. The resulting or circulation pattern was very constrained and thereforc
Planning Commission conditioned the original site plan suck
no drive-thru facilities could be allowed.
freeway visibility. However, this design necessitated acce
Facilities Zone
Local Facilities Management Plan
Growth Control Point
Net Density
Special Facility Fees
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PLANNING COMMISSION RESOLUTION NO. 3280
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, DENYING A SITE
DEVELOPMENT PLAN AMENDMENT NO. SDP 83-11(C) TO
ALLOW A DRIVE-THRU SERVICE AT A McDONALD'S
RESTAURANT ON PROPERTYGENERALLY LOCATED AT 5990
AVENIDA ENCINAS.
CASE NAME: McDONALD'S DRIVE-THRU
CASE NO: SDP 83-11 (C)
WHEREAS, a verified application has been filed with the City of C:
referred to the Planning Commission; and
WHEREAS, said verified application constitutes a request as provic
21 of the Carlsbad Municipal Code; and
WHEREAS, pursuant to the provisions of the Municipal Code, tl
Commission did, on the 21st day of August, 1991, consider said request c
described as:
That portion of Lot "HI' of Rancho Agua Hedionda, according
to Map 823, filed November 16, 1896, in the City of Carlsbad,
County of Sari Diego, State of California.
WHEREAS, at said public hearing, upon hearing and considering a
and arguments, if any, of all persons desiring to be heard, said Commission co
factors relating to SDP 83-1 1 (C).
I
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
of the City of Carlsbad as follows:
A)
B)
That the foregoing recitations are true and correct.
That based on the evidence presented at the public hearing, the
DENIES SDP 83-1 1 (C), based on the following findings:
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FINDINGS:
1. The requested use is not properly related to the site, surroundings, or en1
settings as it aggravates the observed poor circulation within the park
increases the possibility of queuing of automobiles onto Avenida En
request is not consistent with the various elements of the General P1a1
neither improves the existing circulation situation nor guarantees sufficl
facilities since it inhibits the adjacent restaurant's existing loading zone
traffic through the loading area. The request is also detrimental to existi
adversely impacts the site, surroundings, and traffic circulation as it is
to be compatible with the adjacent restaurant's loading zone or the cun
lot circulation.
The site, at times, barely accommodates the traffic circulation and par
existing uses. Addition of a drive-thru facility without major site red(
increase existing onsite circulation problems and, therefore, the site is n
in size and shape to accommodate the use.
As stated previously, the existing circulation pattern and parking lot 12
have to be significantly modified to accommodate the drive
Consequently, the yards, setbacks, walls, fences, landscaping, and otl
necessary to adjust the requested use to existing or future uses in the nc
are not being provided.
The street system serving the property is adequate to properly hand
generated by the proposed use as Avenida Encinas is a secondary arte
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PC RES0 NO. 3280 -2-
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e e
PASSED, APPROVED, AND ADOPTED at a regular meeting of tl
Commission of the City of Carlsbad, California, held on the 21st day of Augus
the following vote, to wit:
AYES: Vice-chairman Erwin, Commissioners: Schlehuber Savary & Noble.
NOES: Commksioner Hall.
ABSENT: Cornmissioner Holmes.
ABSTAIN: None.
~ _- /’
1 )- -- __ iL*fL = _/ Lt\ -
TOM ERWIN, Vice-chairman
CARLSBAD PLANNING COMMISSIO
AITEST:
PLANNING DIRECTOR
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PC RES0 NO. 3280 -3-
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PLANNING COMMISSION ESOLUTION NO. 3281
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF CARLSBAD, CALIFORNIA, DENYING A
SERVICE FACILITY AT THE McDONALD'S RESTAURANT ON
PROPERTY GENERALLY LOCATED AT 5990 AVENIDA
ENCINAS.
CASE NAME: McDONALD'S DRIVE-THRU
CASE NO: CUP 91-5
WHEREAS, a verified application has been filed with the City (
CONDITIONAL USE PERMIT TO ALLOW A DRIVE-THRU
and referred to the Planning Commission; and
WHEREAS, said verified application constitutes a request as p
Title 21 of the Carlsbad Municipal Code; and
WHEREAS, pursuant to the provisions of the Municipal Code, tl-
Commission did, on the 21st day of August, 1991, hold a duly noticed public
consider said application on property described as:
That portion of Lot "H" of Rancho Agua Hedionda according
to Map 823, filed November 17, 1896, in the City of
Carlsbad, County of San Diego, State of California.
WHEREAS, at said public hearing, upon hearing and cons '
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j testimony and arguments, if any, of all persons desiring to be heard, said C
considered all factors relating to CUP 91-5. I
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning C
of the City of Carlsbad as follows:
A)
B)
That the foregoing recitations are true and correct.
That based on the evidence presented at the public hearing, the (
DENIES CUP 91-5, based on the following findings:
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FINDINGS:
1. The requested use is not properly related to the site, surroi
environmental settings as it aggravates the observed poor circulatior
parking lot and increases the possibility of queuing of automobiles 01 Encinas. The request is not consistent with the various elements of
sufficient loading facilities since it inhibits the adjacent restaurar
loading zone by directing &c through the loading area. The rec
detrimental to existing uses and adversely impacts the site, surrou
traffic circulation as it is not certain to be compatible with tl
restaurant's loading zone or the current parking lot circulation.
The site, at times, barely accommodates the traffic circulation and pa
existing uses. Addition of a drive-thru facility without major site red
increase existing onsite circulation problems and, therefore, the
adequate in size and shape to accommodate the use.
As stated previously, the existing circulation pattern and parking lot 1:
have to be sigrdicantly modified to accommodate the drive
Consequently, the yards, setbacks, walls, fences, landscaping, and otl
neighborhood are not being provided.
That the street system serving the property is adequate to proper11
traffic generated by the proposed use as Avenida Encinas is a seconc
with existing traffic volumes well below capaaty.
Plan because it neither improves the existing circulation situation nor
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necessary to adjust the requested use to existing or future I:
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PC RES0 NO. 3281 -2-
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0 0 PASSED, APPROVED, AND ADOPTED at a regular meeting of tl
Commission of the City of Carlsbad, California, held on the 21st day of AUV:
the following vote, to wit:
AYES: Vice-chairman Erwin, Corpmissioners: Schlehuber
Savary & Noble.
NOES: Cornmissioner Hall.
ABSENT: Commissioner Holmes.
ABSTAIN: None.
< ---
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TOM ERWIN, Vice-chairman
CARLSBAD PLANNING COMMISSI
ATTEST:
PLANNING DIRECTOR
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PC RES0 NO. 3281 -3-
e
APPL,ICATION COMPLETE DA?
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A~nl 17. 1991
$
STAFF REPORT
0
DATE: AUGUST 21, 1991
TO: PLANNING COMMiSSION
FROM: PLANNING DEPARTMENT
SUBJECT: SDP 83-11(C)/CUP 91-5 - McDONAD'S DNW-THRU - Request fox
amendment to the Site Development Plan and a Conditional Use Permi
allow a drive-thru service window at the McDonald's restaurant at 5
Avenida Enchas.
1. RECOMMENDATION
That the Planning Cornmission ADOPT Planning Commission Resolution No's. 3280
3281, DENYING SDP 83-1 1 (C)/CUP 91 -5, based on the findings contained therein.
11. PROJECT DESCRIPTTON AND BACKGROUND
The applicant is requesting a Site Development Plan Amendment and Conditiona
Permit to allow a drive-thm aisle at the McDonald's restaurant located near the nort
comer of Avenida Encinas and Palomar Airport Road, adjacent to an existing I
Callendais restaurant. As shown on Exhibit T', dated August 7,1991, the proposed (
thru circulation pattern circumnavigates the restaurant in a counter-clockwise dire
with the ingnsa and egress being taken from the existing parking lot. The entrance 1
proposed drim&ru is split to allow the eltisting loading area for McDonald's to reml
its current place, however, the exit of the proposed drive-thru passes through the el
loading area for Marie Callendais. The installation of the drive-thru would requir
cubic yards of cut and 147 cubic yards of fU, with 25 cubic yards of import, as we
two to five foot high retaining wall paralleling Interstate 5. The wall would be trea
match the exterior of the existing restaurant and landscaping is proposed to scree
drive-thru car headlights from on-coming freeway traffic.
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SDP 83-1 1 (C)/CUP 91-5 - McDONALD’S Dm-THRU
AUGUST 21, 1991
PAGE 2
The existing development on the site was allowed by the Planning Commission in Jul!
1984 through Planning Commission Resolution No. 2325 for Site Development Plan 83-
A site development plan was required because of the site’s location within the Air]
Influence Area for McClellan-Palomar Airport. The total development proposal inclu
a three-story motel, a 380-seat dinner theater, and two restaurants on a 6.8 acre bounded by the Avenida Encinas, Palomar Airport Road, and Interstate 5 rights-of-\
The site was vacant at the time of site development plan approval, except for a two-s
office building at the extreme northern portion of the property which remains today.
approving resolution required building permits to be issued within one year and since
dinner theater was not developed in the required time, that portion of the site developn
plan has expired.
Because of the narrowness of the lot, the restricted amount of access points, and due tc
surrounding roadways (a secondary arterial, prime arterial, and Ereeway), site design
the resulting circulation pattern were major issues in the original project re\
Consequently, as a result of the proximity to a major intersection, the southern
entrance was designated as a one-way, right-turn only ingress point (all traffic exitin1
site must do so further north of this driveway) and a condition was placed on the ori:
approval for the overall site (SDP 83-1 1) that no drive-thm facilities, including restaux
would be permitted (Condition No. 14 of Planning Commission Resolution No. 232
111. ANALYSIS
Planninn Issues
1. Is the proposed amendment in harmony with the intent of the origina
development plan?
Can the findings required for a Site Development Plan and Conditional Use F
be made? Namely,
a)
2.
That the requested use is necessary or desirable for the development
community, is properly related to and does not adversely impact thc ~laoundings, and environmental settings, essentially in harmony wi
vmious elements and objectives of the General Plan, and is not detrix
proposed use is to be located;
That the site for the intended use is adequate in size and shs
accommodate the use;
That all of the yards, setbacks, walls, fences, landscaping, and ot:her ft
necessary to adjust the requested use to existing or permitted future
the neighborhood will be provided and maintained;
ta adsting ltses or to uses specifically permitted in the zone in whi
b)
c)
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SDP 83-1 1 (C)/CUP 91 -5 - McDONALD'S DRNE-THRU
AUGUST 21, 1991
PAGE 3
d) That the street system serving the proposed use is adequate to prope handle all aaffic generated by the proposed use.
DISCUSSION
1. INTENT OF EXISTING SITE DEVELOPMENT PLAN
As discussed previously, the project site is constrained as it is bounded by a freew
a prime arterial, and a secondary arterial. Due to the City's standards on driveii
and intersection spacing, access could only be taken off of Avenida Encii
Proximity to Interstate 5 and Palomar Airport Road was desired by the restaur:
for visibility and the buildings were grouped in the southeasternmost portion of
site, thereby necessitating access through the parking lot. The circulation pat1
resulting from this site design was constrained and, therefore, the original
Development Plan was conditioned such that no drive-th facilities could
allowed on the lot.
Because of the existing circulation concerns, the applicant submitted a trz
analysis (Attachment "A" dated August 7, 1991) to attempt to address the concc
of the City. The City Traffic Engineer, after reviewing the applicant's submi
traffic study (Attachments "A"), stated that the proposal could not
supported for the following reasons:
1) As previously mentioned, problems were anticipated onsite if the McDon
drive-thru window was approved. The site is constrained by having only
entrance and exit point that coincide in a poorly located onsite intersecl
There is currently inadequate queuing length at the entrance driveway c
Avenida Encinas and, at various times, vehicles queue onto Avenida Enc
Circulation for the site is now through the parking aisles which ca backing maneuvers to be conducted into primary drive aisles.
Truck loading areas are located in primary drive aisles. These areas irr
OQpite circulation due to the lack of properly designed loading/'unloa
frilities.
The present location for the trash enclosure is unsuitable as it impedes c
circulation.
Drive-thru customers would be required to circulate through the parkh
to access the window or to exit to Avenida Encinas, conflicting with c
parking maneuvers.
2)
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SDP 83-1 1 IC)/CUP 91 -5 - McDONALD'S DRNE-THRU
AUGUST 21, 1991
PAGE 4
7) There is inadequate parking onsite for large vehicles, such as trucks or mo
homes. These large vehicles either park illegally on Avenida Encinas 01 the parking lot, further impacting onsite circulation.
In conclusion, the addition of a drive-thru facility would only wonen the exis'
onsite circulation and parking problems.
FINDINGS REOUIRED FOR SlTE DEVELOPMENT PIAN AND CONDTTIGNAL 7
PERMIT
In order to amend a Site Development Plan, the required findings must be m These findings are similar to those required for a Cionditional Use Permit and
also based upon the adequacy of the sire for the proposed development and
compatibility of the development with the existing and future uses. As wi!
elaborated below, these findings cannot be made and the proposed
Development Plan Amendment cannot be found to be in harmony with the ir
of the original Site Development Plan.
2.
NECESSITY AND HARMONY OF DRIVE-THRU
Because the drive-th will overburden the existing poor circulation, the pro]
is not desirable for the community. The Circulation Element of the General
states the "joint public-private efforts to improve parking and circulation condi
in existing developed areas should be encouraged." The Land Use Element cal
all commercial areas to be designed and constructed with sufficient off-:
parking and loading facilities. The proposed amendment is not in harmony either element because it does not improve the existing problematic parkin!
circulation and it conflicts with the current loading zone for Marie Callendar's.
applicant has stated that a relocation of the Marie Callendais could ad&
concern of staff, however the applicant cannot assure staff that this pot
relocation can take place. These points also demonstrate that the proposed
detrimental to the existing uses.
ADEOUACY OF SIZE AND SHAPE
As shas#r on Exhibit "C', dated August 7, 1991, the drive-thru is proposed w
changhl the existing parking lot layout. Several field checks by staff durint
midday hours have evidenced congestion and confusion, especially in the de;
parking area between McDonald's and Marie Callendais, and at the first ngl
entrance off of Avenida Encinas. As discussed above, the proposed drive-thru
aggravate the already poor situation by increasing traffic in the parking aredl1
area for Marie Callendar's. The increased congestion would also add
likelihood of vehicles queuing onto Avedda Enckas at the kt right turn en
In addition to the above, queuing at the proposed drive-thru order position*
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SDP 83-11(C)/CUP 91-5 - McDONALD’S DRIVE-THRU
AUGUST 21, 1991
PAGE 5
extend into the parking lot and increase parking lot congestion. Considering thc
issues, the site is not adequate in size and shape to accommodate the proposed u
YARDS, SETBACKS. AND OTHER NECESSARY FEATURES
As mentioned throughout this report, no physical changes to the existing park
lot layout or to the location of existing structures are proposed. While directic
pavement graphics and a retaining wall are proposed to be installed, and
applicant stated that an alteration to the Marie Callendds loading zont
potentially available, the necessary changes to onsite circulation and the landscal
for screening of the retaining wall and car headlighits are not proposed. For
drive-thru to function adequately, the site would require major redesign inch(
possible relocation of the existing buildings. The mirtor cosmetic changes propc
by the applicant do not address staffs concerns. The yards, setbacks, fer
landscaping, and other features necessary to adjust tlhe requested use to existin
future uses in the neighborhood are, therefore, not being provided.
ADEQUACY OF STREET SYSTEM
According to the applicant’s traffic study, a drive-th window adds only a z
percentage to the overall volume of traffic (approximately 5 percent), and
project site is served by a secondary arterial. If this is true, this prop incremental increase in traffic could be accommodated by Avenida Encinas anc
connected street system.
w. ENvIRoNMENTALREVlEw
The Planning Director has determined that a project that a public agency denies or r(
is exempt from environmental review per Section 15270 of the California Enwom
Quality Act and has therefore issued a Notice of Exemption, dated September 17, 1
SUMMARY
Based upon the above traffic circulation concerns, and the resulting inability to mal
required fin- for a Site Development Plan Amendment and Conditional Use P
staff recod that the Planning Cornmission deny SDP 83-11(C)/CUP 91-5.
e e ...
SDP 83-11(C)/CUP 91-5 - McDONALD'S Dm-THRU
AUGUST 21, 1991
PAGE 6
ATTACHMENTS
1.
2.
3. Location Map
4. Background Data Sheet
5. Disclosure Statement
6. Notice of Exemption
7.
8.
9. Exhibit "A', 'Traffic and Parking Study for McDonald's Restaurant", d
10.
Planning Cornmission Resolution No. 3280
P1anning Commission Resolution No. 3281
Attachment "A", memorandum from Traffic Engineer, dated May 13, 1991
Attachment "B", letter from applicant, dated Apd 26, 1991
March 14, 1991
Exhibits "B" - "P", dated August 7, 1991
June A2 1991 MG:rvo: :d
@ BACKGROUND DATA SHEET
CASE NO.: SDP 83-11(C)/CUP 91-5
CASE NAME: McDonald's Drive-Thm
APPLICANT: McDonald's Cornoration
REQUEST AND LOCATION: remurant af 5990 Avenida Encinas.
LEGAL DESCRIPTION: That Dortion of lot "H" of Rancho Aaua Hedionda according to Mi
823. filed November 15. 1896, in the Citv of Carlsbad. Countv of San Dieao. State California APN: 210-170-06
(Assessor's Parcel Numbc Acres 2A7 Proposed No. of Lots/L.[nits N/A
Addition of drive-thm service at the existing McDonald
GENERAL PLAN AND ZONING
Land Use Designation TS
Density Allowed N/A Density Proposed N/A
Existing Zone CT-0 Proposed Zone CT-0
Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zon
Requirements) zoning Land Use
Site CT-0 Restaurant
North CT-0 Vacant
South M Office
East T-C Freeway
West PM-0 Industrial
PUBLIC FACILITIES
School District carfs bad Water District Carlsbad Sewer District CarlsbaC
Equivalent Dwelling Units (Sewer Capacity) 0
Public Facilities Fee Agreement, dated Januarv 30. 1990
ENVIRONMENTAL IMPACT ASSESSMENT
- Negative Declaration, issued
- Certified Environmental Impact Report, dated
Other, Notice of ExemDtion. dated September 14. 1990
'.?' Qf wParlsb; 0-* ; t
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-5: :?a ra-res ard adzrasses cf ail prscrs Favq a f;nanc4al interest ~n %e accllca:.c4 -
orauon B. Mr. Walter Beljean, 1rusu I. h. 43711 I a J olla Villaqe DR. #8UO
San Dieqo, CA 92122
58% Avenida Encinas
Carlsbad, CA '32008
Vogei - Bel~ean Trust
1101 Lecauai a Bou 1 evard
C. Palomar and Company EncinTtas, CA 92024
(Irwnef
LS: !Pe names and addressa of all persoris having any ownership interest in t!x Crcze' Palomar and ComDanv B. Mr. Walter Bel jean, Trust
5850 Avenida Encinas
Carlsbad, CA 920U8 11U1 Lecaudia Boulevard
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Vogel - Beljean Trusr:
Encinitas, CA 92U24
- - f any person rdentified pursuant to (1) cr (2) above IS a cmpcratmn 01 par?nership
azcrassas cf all individuals owning mcre than 1 C% of the snares in the corporatlcn or cv
rterest in :re pannersnip.
- f acy Terscn Icar:,fed sursuant to (1) cr (2) accve is d ran-prcfit crsan:tatlon c: a t'i
a.=:'essas cf ary perscn SafiiES as ctr'lcar cr carecar sf ;?e ncn-crcfit orpnizatlcn cr a:
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L\. Mr. urer Re1 iean- TYI<~PP
Voqel - 6el.ie.n Trust
1lUl Lecaudia 8oulevard
Enc:nitas, CA ~2024
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- -:,? 'j:~ -:: -cia !tan 52% *c:: :f =is;,rass trar,saced +A;: arLy r,:ari-,cer :i
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==v:_c- s cetr.ed as: 'A? :~C~cc;ai. F.~. CZcZCT,eCSmtiO, ,ciT;t 'ven.;re. m:z.'i.cn. =:a :
:::z,xz::~n, csvxm. Gae. :rA. rece%er, SyF,CiCZ8. !?,a and ary crier cs~rtj, c,:j zr:
-,r!c:~ai;~. cisric: or ctner WlC!cdl SLpJCNISiCn. W any CtPef cjrcucl cr CC~CICRIC~ acrs zs a
;vZ,'E: AEach additicnal paps as necessarj )
[i LA!%* fi24rn /,/Ad90
&z<pJ/??&/&4w3< Lfl
WhL -c,
Signatiire Wapp1icanvca:e Sisnatzre of bner/c@e
Walter Beljean, Trustee
Vogel - Beljean Trust
F:lr,t cr rype name of owner
McDonald's Corporation
Print or vpe name of appiican
-4
Signature of Owner/date
Palomar and Colnpany Print or type am^! of ouner
0 e
- Notice of Exemption
To: X Office of Planning and Research From: City of Ca rlsbad
1400 Tenth Street, Room 121
Sacramento, CA 95814
County of San Diego
Planning Department
2075 Las Palmas Dr.
Carkbad, CA 92009 - County Clerk (619) 438-1161
Attn: Mail Drop C-11
220 West Broadway
San Diego, CA 92101
Project Title McDonald's Drive-thru - SDP 83-11 (C)/CUP 91-5
Project Laation - Specific 5990 Avenida Encinas
Project Location - City: Carlsbad Project Location - County San D
Description of Project: Addirion of drive-thm service to existinn restaurant
Name of Public Agency Denying Project: Citv of Carlsbad
Name of Person or Agency Carrying out Project:
Exempt Status: (Check one)
McDonald's Cornoration
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- X Statutory Exemptions. State code number: 15270
Ministerial (Sec. 2 1 080( b) (1); 1 5268);
Declared Emergency (Sec. 21080(b)(3); 15269(a));
Emergency Project (Sec. 21080(b)(4); 15269(b)(c));
Categorical Exemption. State ty-pe and section number:
Reasons why project is exempt: CEQA does not amlv to Droiects which a public azencv
or disapproves.
Lead Agency
Contact Person: Mike Grim Area Code/Telephone/: (619) 438-1 161. :
Lf fled by applicant: Extension
1. Attach certifkd document of exemption finding.
2. Has a notice 4-ption been filed by the public agency approving the project? - Yes - No
Signature: Date: 6,/13/*1[ Title: Planning L
B Signed by Lead Agency
CI Signed by Applicant
Date received for filing l
Revlsed Octobe
a 0 ATTAW
I 1 1.
May 13, 1991
TO: JIM MURRAY, ASSOCIATE ENGINEER
FROM: Traffic Engineer
MCDONALD'S RESTAURANT AT PALOMAR AIRPORT ROAD
I have reviewed the rraffic report entitled 'Traffic and Parking Study for MCDO~
Restaurant Carlsbad, California" prepared by Weston Pringle €4 Associates dated Marc
1991. The report did an excellent job of presenting the results of the data colle
However, the parking arrangement and traffic circulation onsite at this McDonald's c
be analyzed simply in terms of available queuing lengths and parking duration a
occupancy percentages. Many operational problems currently exist on this site at this
especially during the weekday lunch period. The report does not propose mitigat1
existing problems. Instead the report proposes changes to the existing parking lay
accommodate increased volumes as a result of the proposed drive-through window
would be a further detriment to the existing onsite circulation deficiencies. Concerr
t have with the proposal include:
1.
2.
Elimination of some existing parking spaces.
Addition of a truck loading area in the main parking lot entrance ai Mane Calendeis,
3. The need for drive-through customers to circulate through the parkiq
reach the order window.
A deficient on-site circulation system that requires the exiting drive-tl
customers to circulate through the McDonald's parking lot and
Calendeis parking lot to reach Avenida Encinas.
Concentration of the drive-through entrance at the location of tht
enclosure and McDonald's truck parking, This location is also part
parking lot circulation system. The report does not show the trash en
or correct parking layout on the provided site plans.
4.
5.
As you are am, this McDonald's has been in operation for a number of years. Obi
a drive-through window was of concern to staff when McDonald's was originally aF
and is the reason why the window does not exist today. As best as I can detennii
at that time considered the site to be too constrained and that a drive-through 1
would exacerbate less than ideal site conditions for a fast-food restaurant.
We have the advantage of obsening today how the McDonald's parking lot fu
Based upon these obsematiom, I do not believe that at this point in time anyth
changed to convince staff that a drive-through window is now acceptable, that thc
existing deficiencies and operational problems can be mitigated by allowing a drive-
window or that approval should be given to permit a drive-through operation
location.
e e
Jim Murray
McDonald's Restaurant at Palomar Airport Road
May 13, 1991 Page:
Traffic volumes on the surrounding circulation system have increased over the years 2
it is reasonable to assume that McDonald's sales have also increased over the correspond
time period. Field observation verifies the fact that staff was correct in their ini
assessment that this constrained site could not adequately accommodate the peak rra
volumes that cause onsite circulation and parking conflicts. Fortunately, problems do
occur throughout the entire day but primarily result during the weekday lunch period
In my opinion, the applicant and staff are not going to reach agreement on accept:
mitigation to accommodate the proposed drive-through window. The window was rejec
by staff previously for good reason and cannot be supported at this time.
In summary, I would recommend that the request for the proposed drive-through winc
be denied. Reasons include:
1. Previous denial. Problems were anticipated oiisite X the McDonald's dr
through window were approved. Existing deficiencies currently resul
operational problems onsite that occasionally carry-over to the p~
circulation system. The McDonald's site is constrained by having only
entrance and exit point that in essence coincide in a very poorly loci
onsite intersection.
Inadequate queuing length at the entrance driveway off Avenida Enci
The existing design results in vehicles queuing on Avenida Encinas at var
times as vehicles attempt to maneuver or park at McDonald's or N
Calendeis.
Backing maneuvers required into primary drive aisles. Circulation for the
is through the parking aisles. This results in drivers that are looking f
parking space or attempting to exit the site to be impacted by bac
vehicles or drivers that are stopped in the aisle to allow a vehicle to bad
of the parking space.
T& loading areas in primary drive aisles. These areas impact or
circulation due to the lack of properly designed loading/unloading facili
Unsuitable location for trash enclosure that impedes site circulation.
Drive-through window customers would be required to circulate throug
parking lot to access the window or to exit to Avenida Encinas. 'I
customers would conflict with onsite parking maneuvers and vel
attempting to find a parking space at McDonald's or Mane Calen
Further congestion would result at the primary driving isle lo
immediately east of the entrance driveway from Avenida Encinas.
2.
3.
4.
5.
6.
0 0
Jim Muray
LlcDonald's Restaurant at Palomar Airport Road May 13, 1991 Page:
7. Inadequate parking onsite for large vehicles such as trucks or motor horr
results in those vehicles illegally parking on Avenida Encinas. Additional
other large vehicles such as busses do occasionally park illegally in t
McDonald's parking lot in the primary drive aisle, further impacting ons
circulation.
4- ' f \' i
\ ' . ~ 1 '! . # \r ' \t;' ,I ,ha s ,. - _.
ROBERT T. JOHNSON, JR., P.E.
Traffic Engineer
RTJ:rz
c: City Engineer
Assistant City Engineer
Principal Civil Engineer - LURD
Assistant Planner
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ATTACH
John CgKabee
5075 Pedetal Uoulevard
Sari Diego. Caliiornia 92102
(619) 263-3161
Mr. Robert Paradise April 26, 199
MCDONALD'S CORPORATION
4370 La Jolla Villagc Drive
Suite 800 San Diego, CA 92122
i RE;. MCDONALD'S' - VZX dE LA VALLE, DEL MAR
Dear Bob :
.(
In response to your request for our input regarding th
addition of the drive-thru in December 1989 to the McDonald'
Restaurant at the Big Bear Shopping Center in Del Mal-, w
haVQ experienced no adverse effects.
1
Although this is obviously a high-volume McDonald's, th
drive-thru stacking lane has not interfered with the shoppin
center and because a portion of your business has bee
diverted to the drive-thru, parking demand has actual1 decreased.
1 Sin erely, 4..
Phillip A- Ward I ad:-, Executive Vice President --
PAW/sld
a
rn
1
t
1
0 EXH e
TRAFFIC AND PARKING STUDY
FOR
MCDO NALDS RESTAUIRANT
Cartsbad, California
PrepcrredBY
Westor\ PrhM & ASOC- *Ala .MIS ‘XT avaswv3
, P- o\ Mmh 14,1991
i CZ!
pam 8
-.
.I - 1 e a
p -2-
e - Weston Pringle 8 Associates
9
lR.lFFIC & TRANSPORTATION E>
<& A
)larch 14, 1991
Yr. Robert J. Paradise
McDonald’s Corporation
4370 La Jolla Village Dr., Suite 800
San Diego, CX 92122
Dear Nr. Paradise;
Transmitted herewith is our final report summarizing traffic and parking considerations fo
addition of a drive-through lane at the McDonald’s Restaurant in Carfsbad. The report has
prepared to provide the City with an analysis of traffic and parking factors related to the pro1
The study found that the site was adequate to accommodate a drive-through lane wit1
recommended mitigation measures.
We trust that this report wiil be of assistance to you and the City of Carisbad.
Respectfully su brni tted,
WESTON PRINGLE & ASSOClATES
Weston S. s Engineer Registered
State of Califomir Numben C16828 & TRS65
WSP:ca
#910050
cc. Mr. Ten). Jesse
680 Langsdorf Drive Suite 222 Fullerton. CA 92631 (714) 871-2931 FAX.(714] 8714
4 1 0 0 r
TABLE OF C0"TS
PXGE,
INTRODL'CTIO?; 1
EXISTING CONDITIONS 1
>IODEL RESTXLWVT CHARACTERISTICS 3
IZNALYSES
Drive-Through Queue 6
Parking 8
On-Site Traffic Operations 9
External Traffic Impacts 9
SuMMARY 10
TABULATION
NLYBER PACE
1 Parking Study Summary - Carisbad 2
2 Drive-Thru Queue Survey - Del Mar (Midday) 4
3 Drive-Thm Queue Survey - Del Mar (Evening) 5
4 Puking Survey - Del Mar 7
LLUSTRATXONS
FOLLOWING NUMBER PAGE
Site Plan 1
Proposed Modifications 9
1
2
0 0
INTRODUCTION
This study has been conducted to emhate the traffic and parking factors related to the pro
addition oi a drive-through lane to the McDonald's restaurant in Carfsbad. The restaur
located ccflherfy of Palomar &Tort Road between the 1-5 Freeway and Xyenida Enc:nz
shares the site with a Mane Calender's restaurant. While the building was design(
accommodate a drive-through operation, it was not included in the original developme:
proposal to add the drive-through facility is now being considered and this study has
prepared to examine traffic and parking factors. Field studies were conducted during Fsb~
1991.
MISTING CONDITIONS
The existing McDonald's restaurant shares a site with a Marie Calender's restaurant. A to
197 parking spaces serve the two restaurants. There is a right turn in only access from Av
Encinas to the parking area adjacent to the McDonald's restaurant and a full access dr;veu
the north end of the joint parking areas.
In order to quantify existing parking usage, field studies were conducted on three days.
days and times of these studies were based upon discussions with Mr. Robert Johnson o
City. On each day the number of parked vehicles were recorded at half hour intenals
11:OO AM to 2:OO PM and from 4:OO PM to 6:OO PM. In addition, the area was divided into 1
subareas as illustrated on Figure 1. The results of these observations and the occup4
percentages are listed in Table 1. Review of Table 1 indicates that the total peak den
occurred on Mlgr at 12:30 PM with 166 parked vehicles and 84 percent of the spaces occu'
At the peak time, the area nearest the McDonald's restaurant (Section 1) was fully occupied
the area westerly of Marie Calender's (Section 2) was 84 percent utiIized. There were SF
available in the area to the north of Marie Catendeis.
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Review of Table 1 also indicates reduced demands during the evening period. T:
evening peak wzu 96 vehicles or 58 percent of the midday peak
These data provide quantification of current parking characteristics at the McDonald’s rata
complex in Carisbad. It is recognized that adjustments are required to reflect peak si
conditions. These adjustments are addressed in the Analysis section of this report.
MODEL RESTAURANT CHARACTERISTICS
17e cos
The provision of a drive-through lane has an effect upon total restaurant patronage (sale:
parking characteristics. In general, activity increases somewhat with a drive-through Ian
parking demands are reduced. This phenomena is due to some patrons using the drive-thi
that otherwise would park and walk with no drive-through facility. In order to quantif
condition, field studies were conducted at an existing McDonald’s restaurant with a drive-thi
lane and a location comparable to the Carisbad facility.
The model restaurant is located in Del Mar on Via De La Valle and easteriy of the 1-5 Frc
near the Del Mar Race TrackFairgrounds. This restaurant is visible from the freeway 1
significantly higher in volume than Carlsbad. It has the same drive-through lane operati
is planned for Carlsbad. Due to its location and operation, it is a good model to utili
estimate drive-through and parking needs of the Carfsbad facility.
Field studies were conducted on three weekdays (Tuesday, Wednesday and Friday:
observations made of drive-through usage as well as parked vehicles. These observation3
conducted fnwr 11m AM to 2:OO PM and 4:OO PM to 6:OO PM. As indicated previously,
days and timcrmn based upon discussion with City Staff. Vehicles in the drive-througl
were monitored and the maximum observed noted by he minute intervals. The results of
observations are listed in Tables 2 and 3. Review of these two tables indicates that the
occuned at 1150 AM on Friday with 12 vehicles in the queue. At 12:35 PM and 1:30 F
Friday, 11 vehicles were observed in the queue.
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DRIVE-THRU QUEUE SURVEY - DEL MAR
SlcLcnald's Carlsbad
MAXIMUM NUMBER OF VIIHICLES IN QUEUE TIME TC'ES DAY ( 2- 5-9 1 1 WEDNFSDAY (2 -6-91) FRIDAY (2-8-9
1 l:oo .L.M 1 1 4
11:Oj .AM 1 1 8
11: 10 AM 5 3 a
1125 AM 4 3 4
11:30 A. 1 2 1
11:35 .AM 2 5 7 5 11:4O =tM 3 0 11345 AM 4 5
11:50 AM 1 5
11:55 XI 5 5
1200 PM 7 7 I
12:05 PM 7 3 7
12:15 PM 5 3 9
12:20 PM 9 8 10
12:35 PM 5 5 11
12:40 PM 4 5 10
12:45 PM 6 9 7
12:50 PM 9 7 8 8 9
8 9 1255 PM 9
1:OO PM 6 5 3 9 1:05 PM 1:lO PM 4 3 9
1:15 PM 1:20 PM 5 6
1:25 PM
1:30 PM
1:35 PM 5
1:40 PM
1:45 PM
1:50 PM
1:55 PM
11:15 AM 4 2 6
1 1 :20 X%€ 2 2 6
5
12
3 i -
12:lO PM 5 4 6
12:25 PM 5 7 8
12:30 PM 5 6 8
7 7 8
3 3 3 6
4 6 11
9 7 9 7 2 6 3 5 5 5 9 7 3 1 z 2:OO PM 2 1
4.5 7.3
9.0 12.0
AVERAGE 4.5
MAxlMzJM 9.0
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T.ABLE 3
DMn-THRU QC'E'UE SURVEY - DEL MAR
hIcDonald's Carlsbad
MAXIMUM NUMBER OF VE HICLES IN OCEUE
'TTj'ESDAY (2-5-91) DNFSDAY (2-6-911 FRlDAY 12-8-C TIME
4;oo P!d
4:05 PM
4:lO PM
4:15 PM
4:20 PM
4:25 PM
4:30 P!d
4:35 PM
4:40 PM
4:45 PM
4:50 PM
455 PM
5:OO PM
5:05 PM
5:lO PM
5:15 PM
0 4
3
2
4
6
6
3
2
3
2
2
2
2
5
4
2
2
5
7
7
6
6
8
6
5
4
2 3
5 3
3 0
2 4
2 3
1 1
4 2
0 3
3 3
4 0
6 2
4 3
3 2
5 2
2 7
5
4
1
4
1
3
3
8
5:20 PM 1
5:25 PM 4
5:30 PM 2
5:35 PM 0
5:40 PM 0
5:45 PM 2
5:50 PM 4
5:55 PM 5
6:OO PM 1 5
4.9 4.2 AVERAGE 3.0
8.0 8.0 MAXIMUM 7.0
0 0
Parking obsewations by half hour intervals were also recorded and =e summarized in T
The observed pcak was on Friday at 12:30 PM with 42 parked vehicles. On Tuesday at
41 parked vehicles were obselved. It is also evident that evening demands are significan
than midday.
These data provide a basis for projecting drive-through and parlung needs at the Carlsbad
Adjustments to reflect differences in activity (sales) at the h410 restaurants and time oi 11
be required.
ANALYSES
There are several concerns related to the proposed drive-through lane that have been
however, these relate to three principal concerns. The principal concerns are the adec
the stacking or queuing in the drive-through lane, the adequacy of the parking and on-si1
operations.
Drivt-Throuah Queu e
The field studies indicated a peak queue of 12 vehicles at the Del Mar McDonald’s.
indicated previously, this value must be adjusted to reflect peak conditions (summer)
difference in activity (sales) behveen the Carisbad and Del Mar restaurants. Sales data
by McDonald’s for the Carlsbad restaurant indicates that August sales are 42 percent hig
February sales. Comparison of sales data for February at the Carlsbad and Del Mar res
indicates the Del Mar sales are 105 percent greater than Carisbad. Utilizing these fac
February qtma at Carisbad would be six vehicles (12 - 2.05) and the August queue at
would be rdnr vchiclcs (6 x 1.42).
The proposed site plan indicata a distance of 180 feet from the sewing window
endosure which would accommodate nine vehicles based upon 20 feet per veh
additional vehicle could be accommodated in front of the trash enclosure without impa
site circulation or parking operations. As indicated in Table 2, this maximum queue
on Friday at 1150 AM and was bounded by queues of tive and seven vehicles which
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T-ABLE 4
PARKING SURVEY - DEL MAR
hIcDonald’s Carlsbad
Nt’MBER OF PARKED VE HICLES TIME TUESDAY (2-5-91) DNFSDAY (2-6-91) FRIDAY (2-8-
1 l:oo AM 18 19 21
25 13 25
41 28 31
36 30 42
32 27 31
11:30 AM
12:oo PM
12:30 PM
l:oo PM
27 29 33
2:oo PM 22 25 2.5
1:30 PM
AVERAGE 29.4 25.1 29.7
MAXlMUM 41.0 30.0 42.0
16 13 4:OO PM 8
4:30 PM 11 15 21
a 15 18
21 20
5:OO PM
5:30 PM 14
6:OO PM 14; 26 22
18.6 18.8 AVERAGE 11
26.0 22.0 MAxIMUM 14.0
0 0
a short duration of the condition. Based upon these analyses and considerations, the propose
plan would accommodate peak drive-through queues without impacting on-site circulation (
parking.
Paricing
Typically, the addition of a drive-through lane reduces the need far parking spaces. This occu
due to some customers utilizing drive-through lanes instead of parking. Generally, half of tl
customers park and half use the drive-through based upon the !:an Diego regional average
226 restaurants. This does not mean that activity (sales) increiue fifty percent with a driv
through as some customers change from parkers to drive-through users.
h indicated in Table 4, the maximum observed parking demand at the Del Mar McDonalc
restaurant was 42 vehicies. Utilizing the adjustment factors discussed previously, the Carisb
restaurant with a drive-through would have a maximum parking demand of 29 (42 - 2.0:
1.42).
The proposed site plan indicates 47 parking spaces behsreen the McDonald’s building and Aveni
Encinas. There are an additional 14 spaces between McDonald’s and Marie Calender‘s for a to
of 61 spaces in the areas adjacent to the restaurant. As indicated on Figure 1, there i
additional spaces adjacent to the Marie Calender’s that are also available to both restauran
This supply exceeds the estimated demand by 32 spaces which allows for unforeseen peaks
Due to other parising areas adjacent to the McDonald’s restaurant in Del Mar, the total park
demand could be- than observed. During the noon hour on Friday, 113 vehicles utili:
the drive-thrord) lme of the Del Mar McDonald‘s. If this is assumed to be half of
customers, then 113 vehides would be parked in that hour period. Further, maximum ti
parked of 30 minutes or a turnover of two vehicles per hour would be a conserval
assumption. Data from McDonald’s indicates an avenge stay of 22 minutes in the San Dic
Region restaurants. This results in a paricing demand of 57 vehicles. A4usting to Carlsbad i
summer results in a parkind demand of 39 (57 - 2.05 X 1.42). Thh demand is 22 IeSS than
supply in Section 1 and again indicates an adequate parking supply.
L
0 ab r
OnSite -OW
The exit from the drive-through lane would be the area behveen the McDonald's and y
Calendeis. This area is also the delivery or loading area for the Mane Calender's restaurant
City Staff have indicated observations of traffic congestion in this area. Concerns have 1
elrpressed that this condition could womn with the addition of the drive-through lane.
A method of mitigating this potential problem has been developed and is illustrated on Fi
2. This mitigation would remove a total of six parking spaces (and replace them with a Io;
area for delivery vehicles serving the Marie Calender's restaurant. The loading area woulc
block the circulation of vehicles exiting the drive-through lane. While delivery vehicles v
be required to back into the area, some backing is required with the present plan.
If Marie Calendeis did not agree to a revised loading area, an alternative mitigation is pos
This would utilize the 10 parking spaces between the two restaurants for employee pa
Since these vehicles are not moved during peak times, the potential for haffic congest
minimized. Even with the revised loading area, the remaining five spaces adjacent to
Calender's should be utilized by employees.
As indicated previously, the addition of a drive-through facility would reduce parking del
for the area. The loss of six parking spaces would not be significant on this basis. -
While some increase in site usage would be anticipated with the addition of a drive-throug
it would not w to impact the external street system. There are seved factors
to this which m dbcwstd in the following paragraphs.
A concern is that on-site congestion would result in queue3 forming into the drivew
impacting the external roads. The previous discussions have indicated adequate on-site
to accommodate the drive-through lane with the recommended mitigation. In addition,
signing would direct driven to the drive-through lane.
3
\
cr,
1- - - cI( I fi-
0 ia
The City of San Diego 'Trip Generation Manual" recognizes the effect of "pats by" or intercet
trips for some Imd U~S. For fat food restaurants, that publication indicates that 95 per,
are hips that are on the circulation system or that only 5 percent are new bps. This iridic
that any increase due to the drive-through lane would have a minimal impact upon the s
system serving the site.
Another consideration is the time of day of trip generation. As indicated in Tables 1, 2, 2
4, the majority of the activity at a McDonald's restaurant oc:curs during the midday pe
Lesser activity occurs during the typical street traffic peak periods. This also reduce
potential impact upon the external street system.
SUMMARY
Traffic and parking facton related to the addition of a drive-through lane at the McDc
restaurant at Palomar Airport Road and Avenida Encinas in the City of Cadsbad have
examined. Existing conditions at the site were reviewed and quantified. Studies were conc
at an existing McDonald's restaurant on Via De La Valle in the Del Mar area to quantify
through and parking usage. The data from Del Mar were adjusted to reflect activity (sa
the two restaurants and peak (summer) conditions.
These dysa projected a peak demand of nine vehicles in the drive-through lane
proposed site plan CM accommodate 10 vehicles in the drive-through lane without imi
on-site parking or Mc operations. Parking needs are reduced with drive-through facil
some custom change !?om parken to drive-through usen. The parking needs hav
analyzed with IrO separate approaches and found to be adequate.
Potential on-site traffic operational concerns were also addressed. In order to mitig
biockage of the drive-thmugh exit by huck deliveries to Marie Calender's, it is recommenc
a loading area be developed or parking spaces be utilized by employee. The fint mil
would allow deliveries without blockage of traffic. While it would result in the loss of six
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r3) e ?*
spaces, there is adequate on-site parking without these spaces. The second mitigation w
not allow other vehicles to enter or exit this area and reduce the potential for congestion.
It is also recommended that McDonald’s employees utilize the parking adjacent to :
Calendeis in any case. This will reduce activity near the drive-through exit during peak per
The various studies and analyses support the proposed addition of a drive-through lane tc
McDonald’s restaurant in Carisbad. Both the on-site traffic operation and padung WOUI
adequate with the recommended mitigation. In addition, no significant increase in extl
traffic would be anticipated due to the project
c_
e hours of operation because the facility is located in
August 21, 1991 PLANNING COMMISSION Page 4
with five year renewal and a parking standard of 3.75 /
feels
Vice-Chai man Erwin stated that he is in favor of i reasing
the parkin to 4 because it is easier to scale dowi parking
at a later te rather than increase it. He feel that 4
would maintai
there must hav
Aviara project.
Commissioners Sav4y and Schramm can accept,,'the project with
tated that he can accept the project
is will provide plenty of parking. B ,i/ \ 9 'p
\\, / 1 some consistency throughout the C ty and that
been some reason that staff pi Led 4 for the
/
a parking standard $€ 4. / ,'
Commissioner Schlehuba
adequate in an industri 1 area and he doesn't want to Set a
precedent.
Robert Green, Principal Plan er, ,$eplied that this
particular facility will be a ued,mostly i during off hours,
whereas Aviara will receive mo'p prime time usage.
Commissioner Hall thinks that' a rking standard of 3.75 is
already overkill and is twice what is needed. He thinks
that many patrons will walk to the \f .acility and that the
biggest percentage of use'will be be een 8:OO p.m. and
12:OO midnight. As farias the 5 year
is concerned, he thinly that 10 years \ w'll be okay since the
Prior to the vote, /Robert Green, Principal lanner, noted
for the record that there was a typographica
CUP could always be called back.
resolution statitig that facility is 500 s.f. It should
correctly read,5,000 s.f.
Motion was duly made, seconded, and carried to adkt
Planning Cojnmission Resolution Nos. 3286 and 3287 proving
CUP 91-1/$@P 86-2(A), based on the findings and sub
the cond'tions contained therein, with a change in th
Co Lssioners Hall and Schlehuber requested the record sho
th t they were highly in favor of the project but felt that
t e parking standard of 3.75 was already too much \ parking
parking condition from 3.75 to 4 spaces per unit.
... . , . . .-e - .. . .._ --_I_
2)
feels that 3.75,ks more than 'f
He would lik staff to co$ment on why Aviara was
given a parking standard \f 4. j;
'4
8 10 year CUP period
error in the \ \
ct to
nd that the increase to 4 was not warranted. /.. L. ..--dm,.,-
'.
SDP83-1l(C)/CUP 91-5 - McDONALD'S DRIVE THRU - Request
for an amendment to the Site Development Plan and a
Conditional Use Permit to allow a drive-thru service
window at the McDonald's restaurant at 5900 Avenida
Encinas.
The applicant did not desire a continuance.
Michael Grim, Assistant Planner, reviewed the background of
the request and stated that McDonald's Corporation is
requesting a Site Development Plan (SDP) Amendment and
Conditional Use Permit (CUP) to allow a drive-thru aisle at
the existing McDonald's restaurant located near the
northeast corner of Avenida Encinas and Palomar Airport
Road, adjacent to an existing Marie Callender's restaurant.
COMMISSIONERS +
Erwin
Hall
Noble
Savary
Schlehuber
Schramm
1.
Staff recommends denial of the request because the findings
required for a CUP and a SDP Amendment cannot biz made. To
clearly understand staff's recommendation, he r'eviewed the
history of the site. The two restaurants were approved in
July 1984 as part of a SDP which also included a hotel and
dinner theatre. The site is extremely constrained, being
bounded by two arterials and the 1-5 freeway. On-site
circulation and access were major issues during the
processing of the project. As a result of the restaurants
being grouped in the southeast corner of the site, and the
resulting parking lot layout, the approving resolution was
conditioned that no drive-thru facilities would be allowed
on the site. There simply was not enough room to
accommodate this use. Since the approval in 1984, the two
restaurants have been constructed and staff has. had an
opportunity to evaluate the traffic circulation on this
constrained site.
The three major areas of concern by staff are: (1) the
proximity of a multiple decision point at the entrance to
the site causing traffic to back up onto the secondary arterial roadway (Avenida Encinas); (2) the inadequate
stacking distance from the menu boards/order position and
the potential for cutting off parking lot circulation; and
(3) the conflicts occurring at the drive-thru exit which
travels through a double loaded parking area and the loading
area for the Marie Callender's restaurant.
Mr. Grim showed several slides of the parking area during a
typical work day lunch hour and stated that traffic
circulation is very poor and often congested. Since
drive-thru aisles usually increase business activity, it
will only exacerbate the existing problems.
Mr. Grim concluded his staff report by stating that the
applicant will be showing a video of the McDonald's
restaurant in Del Mar. McDonald's Corporation feels that
the Carlsbad site with a drive-thru aisle would operate
similar to the Del Mar restaurant. Staff has researched
both sites and does not feel that the sites are comparable
in several key areas. Because of this and since staff
cannot make the required findings, they are recommending
denial of the proposal.
Commissioner Hall inquired if any thought was given to how
many people would be using the drive-thru rather than
standing in line. He feels that less cars would require
parking spaces if a drive-thru were available and he
wondered if the parking could be reduced with a redesign of
the parking lot. Mr. Grim replied that both the McDonald's
and Marie Callender's are parked at code. Any elimination
of parking spaces or redesign of the lot would require
additional parking further north.
To alleviate congestion at the entrance, Commissioner Hall
inquired if normal parking lot traffic could use the
entrance further north. Mr. Grim replied that this might
address the first concern but would not eliminate the
stacking problem when cars are approaching the menu board or
are exiting the drive-thru.
Commissioner Savary requested staff to speak to the
retaining wall and how it could be screened from the
approaching headlights from 1-5. Mr. Grim replied that the
retaining wall is required to increase the amount of room
east of the- building to allow the drive-thru aisle. There
1
'.
August 21, 1991 PLANNING COMMISSION
is sufficient room to landscape the outside of the wall so
that it will be aesthetically pleasing.
Commissioner Savary inquired if there are any Cal Trans
restrictions to having this type of retaining wall visible
from 1-5. Mr. Grim replied that staff is not aware of any
Cal Trans restrictions.
Vice-chairman Erwin inquired if there are any restrictions
on the height of the wall. Gary Wayne, Assistant Planning
Director, replied that the wall would be located on City
property and the Cal Trans jurisdiction stops at their
right-of-way.
would be the addition of a guard rail atop the retaining
The only restriction the City would require
wall.
Vice-chairman Erwin inquired if staff received an updated
disclosure of the ownership which lists names. Mr. Grim
replied that the applicant has advised staff that the
disclosure statement is accurate and they have documents to
validate it.
Vice-chairman Erwin opened the public testimony and issued
the invitation to speak.
Robert Paradise, McDonald's Corporation, 4370 La Jolla
Village Drive, San Diego, CA 92122, addressed the
Commission and stated that he has copies of the recorded
Grant Deed from the Ecke family to the Vogel-Beljean Trust.
He requested 20 minutes in which to make their presentation
due to the video they wished to show. The additional time
was granted as requested.
Vice-chairman Erwin inquired who comprises Palomar and
Company and if the McDonald's is owned by McDonald
Corporation or a franchisee. Mr. Paradise replied that the McDonald's is owned by Chris Schultz, an owner-operator.
However, the lessee is McDonald's Corporation. Palamar and
Company was the original landowner that deeded to Grosse
Development who then sold the property to the Ecke Family.
Mr. Paradise showed a video of the Palomar Airport
restaurant on a Friday, August 8, 1991. The next day,
Saturday, they filmed the McDonald's located on Via de la
Valle in Del Mar. The film was made during the noon hour
and the time replicated on the actual film.
Mr. Paradise stated that the Palomar McDonald's was opened
in 1985 and no one in the current McDonald's real estate
department was in San Diego at that time. He is unfamiliar
with the background about why the restaurant was not allowed
to have a drive-thru in the beginning. McDonald's was not
involved in developing the property and is merely a
leasehold tenant of the property. However, the restaurant
is now 6 years old and McDonald's feels that the site now
warrants a drive-thru due to its freeway location.
In reviewing the staff report, he noted that the issues are
caused by on-site problems which Mr. Paradise feels can be
remedied. opened without a drive-thru and since it was added in July
1990, the restaurant runs much more smoothly. In addition,
their business has increased by 8% and the drive-thru is
responsible for approximately 50% of the total volume. He
directed the Commission's attention to a letter from John
Mabee, owner of the Big Bear market in Del Mar, who stated
He stated that the Del Mar McDonald's was also
c
that the parking demand has decreased due to the addition of
the drive-thru aisle. Mr. Paradise requested that the
Commission reconsider the staff recommendation and approve
the drive-thru aisle at the Palomar McDonald's.
Commissioner Schlehuber advised Mr. Paradise that he was on
the Planning commission when the Palomar McDonald's was
Originally approved in 1984.
Corporation was present at the meeting together with Mr.
Grosse and an Ecke representative. A drive-thru was
requested at that time but due to site constraints was not
approved. McDonald's accepted the Commission's decision to
operate a restaurant at that location without a drive-thru.
Mr. Paradise responded by saying that many things have
changed in 6 years and there is now a customer demand for a
drive-thru.
Chris Schultz, 2894 Lone Jack Road, Encinitas, addressed the
Commission and stated that he and his wife are the
owner-operators of the Palomar McDonald's. They started
with McDonald's in Encinitas 13 years ago and were awarded
the Carlsbad site when it first opened in October 1985. He
stated that he and his wife are very involved in the
community of Carlsbad. Not only do they donate money to
various worthy community projects, they also serve on many
committees and councils, i.e. Meals on Wheels, Community
Resource Center, Boys and Girls Club, Adopt a School program, North County Concert Association, and the Coast
p ids Theatre, not to mention a very close association with all of the schools in Carlsbad and Encinitas from
kindergarten through high school. When they first took over
the Encinitas McDonald's, it did not have a drive-thru.
After it was added, it became a much more efficient
operation and 50% of the business is currently attributed to
the drive-thru operation.
Because of the perceived demand for a drive-thru in
Carlsbad, they took an unscientific poll of their customers
over a two week period which ended on August 16, 1991. The
customers were requested to place a dot on a map according
to where they lived or worked in Carlsbad. In addition, if
they wanted to see a drive-thru added, a petition was made
available for their signature. He referred to the signed
petitions presented to staff which bear a total of 1,855
signatures. Mr. Schultz feels that the addition of a
drive-thru will lessen the congestion in their parking lot.
Because the proposed stacking lane would hold 8-9 vehicles
and be the largest in Carlsbad, he does not believe that
there will be a stacking problem if a drive-thru is added.
He feels that his business has suffered because he does not
A representative from McDonald
have a drive-thru and he wishes to remain in business at
this location for at least 20 more years. He requested that
the Commission reconsider the staff recommendation and
approve a drive-thru at the Palomar McDonald's.
Vice-chairman Erwin acknowledged receipt of the petitions
and stated that they will be filed with the minutes in the
Planning Department.
Wes Pringle, Weston Pringle & Associates, Traffic and
Transportation Engineering Consultants, 680 Langsdorf Drive,
Fullerton, addressed the Commission and stated that he
discussed the scope of his survey with Planning staff before
he commenced work. At that time they gave no indication
that they would not accept an analogy between the Del Mar
McDonald's and the Palomar McDonald's operations. He was
August 21, 1991 -PLANNING COMMISSION Page 8
quite surprised to hear earlier that staff does not now feel
that the sites are comparable. He feels that the photos
taken by staff which show confusion entering arid exiting the
parking area could be contributed to by the current
construction activity on Avenida Encinas. Also, since the
cars approaching the entrance are in a right-turn lane
dedicated for the restaurants, he does not perceive it to be
a stacking problem. He believes that with some minor
changes to the parking lot, that a drive-thru aisle could
easily be accommodated and make the operation much more
efficient. He takes issue with the stacking problem
suggested by staff and stated that in the industry, stacking
is measured from the food pickup point and not the menu
board. There is room to accommodate at least nine cars in
the drive-thru lane which should be more than 'adequate for
peak hours. He feels that the other issues identified by
staff can easily be remedied by some minor adjustments to
the parking plan.
Commissioner Schlehuber inquired if more automobiles would
stated there would probably be an 8-9% increase in activity
but less patrons would be parking their vehicles.
Commissioner Schlehuber stated that the stacking problem
which staff has identified is those cars waiting to approach
the menu board. Mr. Pringle replied that in all of his
studies, he has never encountered more than 3 vehicles
approaching a menu board and he feels that there is
sufficient room to accommodate 3 vehicles at this site,
which should be more than sufficient.
Commissioner Schlehuber inquired if there could be a
conflict with the parking. Mr. Pringle replied that most
drive-thru aisles travel through a parking lot and that he
didn't know of many drive-thru restaurants that had separate
aisles from parking areas. He feels that less cars will
need to park so he does not foresee a parking conflict.
Commissioner Schlehuber inquired about parking aisle widths
within a parking lot. Mr. Pringle feels that the aisle
widths at the Palomar McDonald's appear to be fairly standard, although there is a greater interior area for the
be entering the lot with a drive-thru aisle. Mr. Pringle
car to travel through.
Commissioner Schramm has used the drive-thru in Del Mar many
around the building but does not traverse through the
parking area so there is no competition with parked cars
other than in one area where 4 parking places face the
drive-thru. In Carlsbad, however, cars approaching the
drive-thru must negoz2ate with parked cars along the entire
route to the menu board. Mr. Pringle replied that he wasn't
comparing the Del Mar operation to the Carlsbad facility.
He merely used the demand figures and acknowledged that it
is a different design. Although the cars in Carlsbad would
travel through the parking lot, he does not foresee a
parking conflict because the demand for parking would be
much lower.
Commissioner Noble is concerned about the loading area for
Marie Callender's which sits in a very poor location. He
has a large vehicle and has had to wait there many times
because of traffic congestion near the loading area. He
would love to see a drive-thru at McDonald's but cannot
j% times. She noted recently that the drive-thru aisle goes
support it until the problems at the loading area are
COMMISSIONERS
\
'*
resolved. Mr. Pringle acknowledged that there i.s a problem
with the location of the loading area. However, he feels
that the drive-thru will eliminate most of the parking
problems.
Vice-chairman Erwin stated that it is difficult for vehicles
to negotiate the hard right turn which seems to cause the
gridlock. He inquired if any thought was given to making
the aisle one-way and slanting the parking stal1.s. Mr.
Pringle replied that drivers do not always follow
directional arrows.
Commissioner Hall inquired if there is any way to prohibit cars from using the entrance as an exit. Mr. P~ringle
replied that better signing was all that was proposed.
However, it is possible to install a curb which would
discourage exiting at that point.
Lee Bowman, 1535 Sunrise Circle, Carlsbad, representing the
Carlsbad Chamber of Commerce, addressed the Commission and
stated that the Chamber supports the addition of a
drive-thru aisle at the Palomar McDonald's. She feels it is
important to note that McDonald's does not want to create a
problem for customers but, rather, make their operation run
more smoothly. Because there is room for nine vehicles in
the drive-thru lane between the menu board and the pick-up
point, and with a 30 second service standard, the drive-thru
could accommodate 120 cars per hour. She does not believe
there will be a problem of cars stacking on Avenida Encinas.
Most of the drive-thru aisles at other fast food restaurants
are much shorter and they do not have a problem. She
believes that people are more cautious when driving in
parking lots and she believes the parking congestion will be
lessened with the addition of the drive-thru. She feels
that the CUP can be recalled at any time if it does not work
out. She believes that the Commission should take into
the drive-thru will be a big improvement for the customers.
She requested the Commission's approval of McDonald's
request for a drive-thru aisle.
Frans Stricker, Lakeshore Gardens, addressed the Commission
and stated that she is a senior citizen and has worked at
the Palomar McDonald's for the past two years. She is
representing 20 employees who live in Carlsbad and work at
the McDonald's along with her. She feels that the
drive-thru will be good for the business as well as for the
employees. Many of the employees are part time and they
would welcome an increase in business. At the same time, it
would allow the employees an opportunity to give their
customers better service. The employees and customers are
both enthusiastic about the possibility of a drive-thru
aisle. She urged the Commission to approve the request.
Walter Beljean, Trustee of the Beljean Trust, addressed the
Commission and stated that Carlsbad is a model city and
should be planning for the future. McDonald's is a model in
their industry as well. We are dealing with two positives
which should be working together for a positive outcome.
Robert Paradise, McDonald's Corporation, 4370 LZ. ~~ii~
Village Drive, San Diego, CA 92122, was given an
opportunity to summarize. He stated that McDonald's
Operates 230 fast food restaurants in San Diego County. Two
menu boards are available for customers to speed up the
service to customers. McDonald's service experience ranges
consideration that McDonald's pays taxes and she feels that
1-
from 30-45 seconds and they provide a window for payment and
a second window for food pickup. He feels it will. be highly
unlikely to see three cars stacked behind a menu board at
the Palomar McDonald's. They used to have a problem in San
Clemente and with some minor changes to the parking lot at
the time the drive-thru was added, the efficiency increased
100%. He feels that McDonald's would be willing to rework
the entrance throat to Avenida Encinas if staff f'eels that
would eliminate their concerns.
Commissioner Hall inquired if he had discussed the proposed
changes with Marie Callender's. Mr. Paradise replied that
he had discussed it with Marie Callender's as well as the
Grosses and though he did not have formal approval for this
change, he stated he didn't think that he would have a
problem getting it.
Vice-chairman Erwin is concerned about the appearance of the
block wall from 1-5. Mr. Paradise replied that they used a
similar crib wall in Mira Mesa and after it was landscaped
it looked quite nice.
There being no other persons desiring to address the
Commission on this topic, Vice-chairman Erwin declared the
public testimony closed and opened the item for discussion
among the Commission members.
RECESS
The Planning Commission recessed at 7:40 p.m. and reconvened
at 7:40 p.m.
Robert Green, Principal Planner, stated that staff has no
opposition to drive-thru aisles at fast food restaurants in
principal but in this instance, there are technical, safety
problems with the configuration such that the legal findings
cannot be made. Both the video and testimony indicate that
there will be an increase in volume with the drive-thru.
This will exacerbate the already existing problems.
Stacking will cause confusion and could be dangerous on
Avenida Encinas. Staff does not feel that the Del Mar
facility is comparable to this one because it has a separate
circulation system. Staff does not feel there are
alternatives to make any changes because the site is so
small and it is already parked to the maximum.
Bob Wojcik, Principal Engineer, stated that there has been a
lot of discussion about stacking at menu boards. Mr.
Pringle commented that there is a right-turn lane on Avenida
Encinas intended for the McDonald's. It was not meant to
stack cars on the public street but, rather, it was to be
used for deceleration purposes.
entire deceleration lane. A fourth vehicle would protrude
onto Avenida Encinas. There is no way to solve this
problem.
with the number of parking spaces. The City's concern iS
with the stacking on Avenida Encinas.
used in the presentation which show traffic conflict were
taken on Friday, August 16, 1991 between 11:20 a.m. and
1:13 p.m.
Commissioner Noble inquired if additional right-of-way will
be taken when Palomar Airport Road is widened. Mr. Wojcik
replied that there would not.
Three vehicles takes up the
The Engineering Department does not have an issue
The City's slides
'"
Commissioner Hall inquired if staff has looked into the
loading zone at Marie Callender's. Mr. Wojcik replied there
is a parking agreement between McDonald's and Marie Callender's and they are not represented tonight.
parking spaces could be eliminated, as would be necessary in the loading zone modification, because the site 1s currently
parked to code.
Commissioner Hail inquired about the particulars of the
parking agreement. Mr. Wojcik replied that Marie
Callender's currently has some of their parking spaces
located on McDonald's land. If any parking were taken away
from the McDonald's site, the parking would have to be made
up some place else on the site.
Commissioner Hall inquired if there is any conceivable way
for a drive-thru to work. He thinks the drive-thru would be
a positive addition. Mr. Wojcik replied that there would
have to be some agreement between a11 of the parties.
Commissioner Hall inquired if staff believes the stacking
area will hold nine cars. Mr. Wojcik replied that staff is
not concerned about the stacking between the menu board and
the pick up point.
order point.
commisaioner Hall inquired if the order board could be moved
to eliminate the stacking problem. Mr. Wojcik replied that
it would eliminate 7 parking spaces.
Commissioner Hall stated that if 9-10 vehicles are in the
stacking area, 9-10 parking spaces would be gained in the
parking lot. The owner thinks a drive-thru will work and he
does not feel that McDonald's would want to jeopardize their
business by adding a drive-thru if it will make a bad
situation worse. With a 30-45 second standard, he feels it
will be much like a traffic signal. Commissioner Hall feels
there must be some way to make the findings. He thinks the
drive-thru will be a big improvement over the current
situation.
Mr. Green replied that the drive-thru will increase the
volume of business and there will be more cars to serve,
thereby neutralizing any benefit gained from transferring
parked cars to the drive-thru. Also, the major concern is
that cars could potentially stack into the street back from
the conflict point at the entry. Providing more onsite
stacking at the serving area would not solve this problem.
Robert Johnson, Traffic Engineer, stated that the
circulation problem at this site is no reflection on
McDonald's as a business entity. He has visited the Del Mar
site 6-7 times recently to observe the operation of the
drive-thru. Last Monday he was there at 2:20 p.m. and there
were 6 vehicles in front of him waiting to have their orders
taken. It took him 9 minutes and 20 seconds to get his
food. It usually takes about a minute per vehicle.
Commissioner Hall inquired if there is any way to move the
order board closer to the pay window. Mr. Johnson replied
that if this is done, people may change their mind and might
try to get out of the queue. Once they have ordered, they
are more or less committed.
David Hauser, Assistant City Engineer, addressed the
Commission and stated that a lot of staff time has gone into
NO
Their concern is the stacking before the
August 21, 1991 -PLANNING COMMISSION Page 12
this proposal and that many alternatives have been
evaluated, but the site is so constrained that a drive-thru
cannot be accommodated. He doesn't feel the commission
should attempt to redesign the project for the applicant
during the Commission meeting. This is the best plan they
will see. Every time you move something on the site, it
causes a chain reaction for something else and more time and
care needs to be afforded to the technical side of site
planning than can be afforded during a Commission meeting.
Staff has stated that this project doesn't meet the City
standards and the findings cannot be made. Staff has said
before that this is a poor site for this use and nothing can
be done to make it work better because of it's size.
Commissioner Hall realizes that the site is constrained but
he is only trying to find a way for the drive-thru to work.
drive-thru and risk ruining his business if it wouldn't
improve the situation.
Vice-chairman Erwin inquired if there is anything that can
be done with the entrance or the first aisle to make a
drive-thru operate smoothly. Robert Johnson, Traffic
Engineer, replied that staff does not feel that a redesign
would make it work any better.
Commissioner Schlehuber would personally like to see a
drive-thru. In fact, many people would like to see a
drive-thru. Staff was against a restaurant at this location
at the original hearing. It was sent back to staff then for
rework. The resulting compromise was that there could not
be a drive-thru. Perhaps staff was right when they
originally stated that this was not a good site for a
restaurant. If he was voting today on this project, he
would probably be voting against it. He believes the
comment by Mr. Hauser is significant in that we should not
attempt to redesign the applicant's project during a
Commission meeting. Commissioner Schlehuber does not think
He doesn't feel that the applicant would propose a
this is a good site for a drive-thru.
Commissioner Schramm thinks McDonald's provides a valuable
service to the community.
McDonald's fault but, rather, that this is a problem site.
She does not feel that a drive-thru would be practical or
safe at this location.
Commissioner Savary agrees with Commissioners Schlehuber and
Schramrn. She was there recently during a peak period and
she experienced a very big bottleneck. She found it to be
an impossible situation. She would like to see it improved
but she doesn't think a drive-thru is the answer.
Commissioner Noble would also like to see a drive-thru but
he has many problems with it. He must support the staff
recommendation.
Vice-chairman Erwin likes drive-thru's. In fact, he worked
at one about 30 years ago. He is aware of the contributions
which McDonald's makes to the community but this has nothing
to do with the problems caused by this site. He cannot
support a drive-thru unless the findings can be made.
Motion was duly made, seconded, and carried to adopt
Planning Commission Resolution Nos. 3280 and 3281 denying
SDP 83-11(C)/CUP 91-5, based on the findings contained
therein.
She does not feel this problem is
c
COMMISSIONERS
Erwin
Hall
Noble
savary
Schlehube
Schramm
* 0 e _Ye
August 26, 1991
Office of the City Clerk Ci ty of Carl sbad
1200 Carlsbad Village Drive Carl sbad, CA 92008
Reference: Case File SDP83-11 (C/CUP 91-5)
On August 21, 1991, the application of McDonald's Corporation to add a drive-thru to the existing restaurant at 5900 Avenida Encinas was denied.
He hereby formally request an appeal to the City Counci 1 of this denial. Enclosed is a check in the amount of $470.00 as the appeal fee.
Please notify me of the hearing date.
Sincerely,
e- ,.
- <.- -- \- I 1 I- , Robert Paradise
Real Estate Representative
3532rIs jc
PC Kris Schulz Mike Grim Bill Robards Eddie Yuen Dave Secrist
Enclosure
0 0
1200 ELM AVENUE 1 ELE
* CARLSBAD, CALIFORNIA 92008 (619) i
Ollice of (lie City Clerk situ of allrfBLlab
DATE : 8/29/91
TO : Bobbie Hoder, Planning Dept.
FROM : Karen Kundtz, Clerk's Office
RE : SDP 83-ll(C)/CUP 91-5 - McDonald's
THE ABOVE ITEM HAS BEEN APPEALED TO THE CITY COUNCIL.
According to the Municipal Code, appeals must be heard by the City Coutici
within 30 days of the date that the appeal was filed. (REMINDEK: The itei
will not be noticed in the newspaper until the agenda bill is signed off 1
all parties.)
Please process this item in accordance with the procedures contained in tl
Agenda Bill Preparation Manual. If you have any questions, please call.
____________________-----_---_-----------------------_-------------------
. The appeal of the above matter should be scheduled for tlle City Council
Meeting of
S igna tu re Date
ACCOUNT NO. A D ESC RI PT IO N
A
' VJ &b \- ,. y <'> .,
,v. .,A*<
LOCATION MAP +
City of hsbd
4
NOTICE OF PUBLtC HEARING
NOTICE IS HEREBY GIVEN that the Planning Commission of the City of Carlsbad will ho
a public hearing at the Council Chambers, 1200 Carlsbad Village Drive (formerly El
Avenue), Carlsbad, California, at 6:OO p.m. on Wednesday, August 21, 1991, to consid1
approval of an amendment to the Site Development Plan and a Conditional Use Permit
allow a drive-thru service window on property generally located at the McDonalc
restaurant at 5900 Avenida Encinas and more particularly described as:
That portion of Lot "HI' of Rancho Agua Hedionda, according to Map 823,
filed November 16,1896, in the City of Carlsbad, County of San Diego, State
of California.
Those persons wishing to speak on this proposal are cordially invited to attend the pub
hearing. Copies of the staff report will be available on and after August 14, 1991. If yi
have any questions, please call Mike Grim in the Planning Department at 438-1161, e
4499.
if you challenge the amendment to the Site Development PlardConditional Use Permit
court, you may be limited to raising only those issues you or someone else raised at I
public hearing described in this notice or in written correspondence delivered to the C
of Carlsbad at or prior to the public hearing.
CASE FILE: SDP 83-11(C)/CUP 91-5
PUBLISH: AUGUST 8, 1991
APPLICANT: McDONALD'S DRIVE-THRU
CITY OF CARLSBAD
PLANNING COMMISSION
e ri il
W (Form ,A)
TO: CITY CLERK'S OFFICE
FROM: PLANNING DEPARTMENT
RE: PUBLIC HEARING REQUEST
Attached are the materials necessary for you to notice - SD
CUP 91-5 - McDonald's Drive Thru Appeal
for a public hearing before the City Council.
Please notice the item for the council meeting of Septernbe
f
Thank you.
F 7Jyi f7-- \ r
t 4, lLu;& ', ! & +tt.L.k L-G.--
Assistant City-hanagid
T
FIRST AMERICAN TITLE INSURANCE
COMPANY
2 10-1 70-04
PALOMAR VENTURE
5962 LA PLACE COURT #ZOO
OWNER SAN DIEGO, CA 9
210-170-07 ~ 210-170-10
PAUL ECKE SR ' PALOMAR & CO
P 0 BOX 488 5850 AVENIDA EN
I 1
- u- 327, . K& 0, A< a
TO THE CITY of CARLSBAD
THE UNDERSIGNED ARE PETITIONING FOR APPROVAL OF
A DRIVE-THRU @ THE CARLSBAD McDONALD'S
NAME HONE/BUSINESS ADDRESS
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TO THE CITY of CARLSBAD
THE UNDERSIGNED ARE PETITIONING FOR APPROVAL OF
A DRIVE-THRU @ THE CARLSBAD McDONALD'S
NAME HOME/BUSINESS ADDRESS
3U-f.3 353 G9 CpQ~(LS b-5 .............................................................
-L $J,..A ------ -- /qPO ---------------- --____.-____________ G+p 2; ?!gL ________ A fJL
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TO THE CITY cjf CARLSBAD
THE UNDERSIGNED ARE PETITIONING FOR APPROVAL OF
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TO THE CITY of CARLSBAD
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THE UNDERSIGNED ARE PETITIONING FOR APPROVAL OF
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THE UNDERSIGNED ARE PETITIONING FOR APPROVAL OF
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NAME HOME/BUSINESS ADDRESS
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THE UNDERSIGNED ARE PETITIONING FOR APPROVAL OF
A DRIVE-THRU @ THE CARLSBAD McDONALD'S
HOME/BUSINESS ADDRESS -
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THE UNDERSIGNED ARE PETITIONING FOR APPROVAL OF
A DRIVE-THRU @ THE CARLSBAD NcDONALD’S
NAME HOHE/BUSINESS ADDRESS
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TO THE CITY of CARLSBAD
THE UNDERSIGNED ARE PETITIONING FOR APPROVAL OF
A DRIVE-THRU @ THE CARLSBAD McDONALD'S
NAME HOME/BUSINESS ADDRESS 42%&- AL-sc*z - - - - - - - - - - - - 4600 - - - - - - - GELBAA - - - - - - - - Jet - - - - - - - - - - - - - -
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TO THE CITY of CARLSBAD
THE UNDERSIGNED ARE PETITIONING FOR APPROVAL OF
A DRIVE-THRU @ THE CARLSBAD McDONALD'S
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THE UNDERSIGNED ARE PETITIONING FOR APPROVAL OF
A DRIVE-THRU @ THE CARLSBAD McDONALD'S
HOME/BUSINESS ADDRESS
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THE UNDERSIGNED ARE PETITIONING FOR APPROVAL OF
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-- - __ ___ -
Phone 6 5850 Avenida Encinas, Suite A Carlsbad, California 92008
May 15, 1985
Mr. Frank Aleshire
City Manager
City of Carlsbad
1200 Elm Avenue
Carlsbad, CA 92008
Re: SDP 83-ll(A)
Dear Mr. Aleshire:
In regard to the above matter, please be advised that we
wish to withdraw our appeal to the City Council as the
same pertains to the driveways on Avenida Encinas. We also request that our appeal fee in the amount of $175.00
be refunded at your earliest convenience.
We appreciate your consideration in this matter. If you
have any questions, please do not hesitate to contact me.
Sincerely, M- Eric$ cr.me-r.
ut UJ>G
EG/dbw
CC: Ms. Lee Rautenkrans
City Clerk
State Contractors License No. 378383
-\ e 0
1200 ELM I CARLSBAD, Cb
(619) 43E
D EV ELOPM ENTAL
SERVlC ES
LAND USE PLANNING OFFICE
ditp of darls’bab
APRIL 22, 1985
TO : DIRECTOR OF CENTRAL, SERVICES
FROM: Administrative Assistant 11, Planning
AGENDA ITEM: APPEAL ON SDP 83-ll(A) @ ith reference to our conversation of last Friday afternoon,
(+/ L //
please add the appeal on SDP 83-ll(A) to the May 7, 1985 Council agenda. Charlie Grim, Principal Planner, has indicated he will
prepare an agenda bill and staff report for this item.
JO J. CAHILL
Administrative Assistant I1
cc: Land Use Planning Manager
Principal Planner
JJC/ar
9 ULf
I
e &? 4 /S/KS--
cc. I,”zL--”7 2H’ c L
1200 ELM AVENUE
CARLSBAD, CALIFORNIA 92008 /L- (e&\
Ollice ot the City Clerk
Citp of QLarlsbab
APPEAL FORM *
I (We) appeal the following decision of the P-lanning
Commision to the City Council:
Project name and number (or subject of appeal): SDP 83-11 (~1
Reso NO. 2381 auest tu increase the number of drivewavs on
amroved comercial site at Palomar AirDort Road & Avenida Enci
-* -
Date of decision: 04/10/85
Reason for appeal: An additional drivewav is needed to imnrove
on-site circulation, especially at the noon & p.m. peak hours.
The additional drive will not hinder circulation on Avenida En
due to very low projected traffic counts.
4/18/85 Date
Palomar and Company Name (Please print)
5850 Avenida Encinas Suite A Address
Carlsbad, CA 92008
(619) -438-4742 . Telephone Number
>
I e 0
1200 ELM AVEtiYE TE I CARLSBAD, CALIFORNIA 92008 (714
Office of the C~ty Clerk
ditp of dar[$&ab
April 22, 1985
Palomar and Company 5850 Avenida Encinas, Suite A Carlsbad, CA 92008
Attn: Russell Grosse
Re: APPEAL - SDP 83-ll(A)
We have been informed by the Planning Department that
the above matter has been scheduled and will be heard
at the City Council meeting of May 7, 1985.
Copies of the agenda for the Tuesday, May 7, 1985 meetir will be available in the City Clerk's Office on Friday,
May 3, 1985, after 3:OO P.M.
If you have any questions, please don't hesitate to
contact this off ice. gzzNDTz *2
eputy City Clerk
%I 0 0
5850 Avenida Encinas, Suite A Carlsbad, California 92008 Phone 61
May 6, 1985
Mr Frank Aleshire
City Manager
City of Carl sbad 1290 Elm Avenue
Carlsbad, CA 92008
Re: SDP 33-11 (A)
Dear Mr. Aleshire:
This letter will confirm our request that the City Council Hearing on the
above subject be rescheduled to your May 21, 1955 meetirlg.
Thank you for your cooperation in this matter.
Sincerely,
--- . -_ ' ---- & A- -- - /;__.-- 1 4 1j
Erich Grow
Vice President
EG/dbw
State Contractors License No. 378383
- /c j &@- ,i-c--? -+-r"c- 3
2, LL yj L' &+k._
_--
(
.-//I ?/A 5
e 7 LC. j .-*--
AT 2
' -1200 ELM AVENUE CP,FtLSBAD, CALIFORNIA 92008
-, Office of the City Clerk
Citp of Carls'bab
APPEAL FORM
C
I (We) appeal the following decision of the P-lanning
Commi s i on to the City Council:
Project name and number (or subject of appeal): SDP 83-11 (A
Reso NO. 238. 1 - Reauest to increase the number of drivewavs 01
aDDrOved cornercial site at Palomar Airport Road & Avenida Enc
Date of decision: 04/10/85
Reason for appeal: An additional drivewav is needed to improve
on-site circulation, especially at the noon & p.m. peak hours
The additional drive will not hinder circulation on Avenida E
due to very low pro.jected traffic counts.
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4/18/85 ' /' ///(&<@< / i.)
Date 3ignature I
Palomar *and ComDany Name (Please print)
Iddress 5850 Avenida Encinas Suite A
Carlsbad, CA 92008
(619)438-4742
Telephone Number
\
CITY OF CARLSBAD
1200 ELM AVENUE CARLSBAD, CALIFORdIA 92008
438-5621
REC'D FROM DATE
ACCOUNT NO. DESCRIPTION