HomeMy WebLinkAbout2021-12-01; Planning Commission; ; GPA 2019-0001/ZC 2019-0001/LCPA 2019-0002/AMEND 2019-0004/AMEND 2021-0011/ CUP 2021-0017/CDP 2019-0007 (DEV2018-0177) – CHICK-FIL-A
Item No.
Application complete date: N/A
P.C. AGENDA OF: Dec. 1, 2021 Project Planner: Esteban Danna
Project Engineer: Jennifer Horodyski
SUBJECT: GPA 2019-0001/ZC 2019-0001/LCPA 2019-0002/AMEND 2019-0004/AMEND 2021-
0011/ CUP 2021-0017/CDP 2019-0007(DEV2018-0177) – CHICK-FIL-A - Request for a
recommendation of 1) adoption of a Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program; 2) approval of a General Plan Amendment, Zone
Change, and Local Coastal Program Amendment to modify the land use designations on
two properties totaling 0.89 acres (APNs 210-170-08, -09) from a Planned Industrial (PI)
General Plan land use designation to Visitor Commercial (VC), and to change the zoning
from Planned Industrial (P-M) with a Commercial/Visitor-Serving Overlay to Commercial
Tourist with Qualified Development and Commercial/Visitor-Serving Overlays (C-T-Q);
and 3) approval of a Site Development Plan Amendment, Non-Residential Planned
Development Permit Amendment, Minor Conditional Use Permit, and a Coastal
Development Permit for the demolition of a 10,600-square-foot office building and the
construction of a 24-foot-tall, 3,932-square-foot Chick-fil-A restaurant located at 5850
Avenida Encinas within the Mello II Segment of the Local Coastal Program and Local
Facilities Management Zone 3. The project is not located within the appeals area of the
California Coastal Commission.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7433 RECOMMENDING
ADOPTION of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program;
ADOPT Planning Commission Resolution No. 7434 RECOMMENDING APPROVAL of General Plan
Amendment (GPA 2019-0001), Zone Change (ZC 2019-0001), and Local Coastal Plan Amendment (LCPA
2019-0002); and ADOPT Planning Commission Resolution No. 7435 RECOMMENDING APPROVAL of a Site
Development Plan Amendment (AMEND 2019-0001), Non-Residential Planned Development Permit
Amendment (AMEND 2021-0011), Minor Conditional Use Permit (CUP 2021-0017), and Coastal
Development Permit (CDP 2019-0007) to the City Council, based on the findings and subject to the
conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Existing Setting:
The project site, comprising two properties totaling 0.89 acres (APNs 210-170-08, -09) located at 5850
Avenida Encinas, is currently developed with a 10,600-square-foot, two-story commercial office building
and a surface parking lot with 34 spaces. The office building was constructed in 1972 and is currently
occupied by two tenants and approximately 12 employees. The project site is bordered by Interstate 5 to
the north and east, Avenida Encinas to the west, and the remaining area of the commercial center to the
south. The project site is relatively flat and drains to the north and west into a concrete v-gutter and into
Avenida Encinas. The property fronts onto, and takes access from, Avenida Encinas. The north project
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GPA 2019-0001/ZC 2019-0001/LCPA 2019-0002/AMEND 2019-0004/AMEND 2021-0011/CUP 2021-
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driveway provides right-in/right-out access to Avenida Encinas, while the south project driveway provides
full access to/from Avenida Encinas. A 10-foot-wide Caltrans construction easement runs along the
eastern boundary of the site, adjacent to Interstate 5.
Surrounding land use uses include a mixture of light industrial, commercial offices, and restaurant land
use activities. The project site has a General Plan Land Use Designation of Planned Industrial (PI) and is
zoned as Planned Industrial (P-M) with a Commercial/Visitor-Serving Overlay (C-T). Table 1 below includes
the General Plan designations, zoning and current land uses of the project site and surrounding properties.
TABLE 1 – SITE AND SURROUNDING LAND USE
Location General Plan Designation Zoning Current Land Use
Site
Planned Industrial (PI) Planned Industrial (P-
M) zone and
Commercial/Visitor-
Serving Overlay
Commercial office
North Transportation Corridor (TC) T-C (Transportation
Corridor
Interstate 5
South
Visitor Commercial (VC) Commercial Tourist
with Qualified
Development and
Commercial-Visitor-
Serving Overlays (C-T-
Q)
Five restaurants
East TC T-C Interstate 5
West
PI P-M Mixture of light industrial,
commercial office, and
small-scale athletic
facilities
Permit History
The subject properties are located at the northernmost portion of a larger commercial development called
Palomar Place. The original Site Development Plan SDP 83-11 was permitted in July of 1984 and the Non-
Residential Planned Development Permit was approved in July of 1992. A total of five fast-casual and sit-
down restaurants currently occupy the commercial center (McDonald’s, Miguel’s Cocina, Toast
Gastropub, Draft Republic, and In N’ Out). The entitlement history allowing the on-site restaurant uses
and the subsequent amendments are summarized in Attachment 9.
Project Description:
The applicant submitted an application for a Site Development Plan amendment, Non-Residential Planned
Development Permit amendment, Minor Conditional Use Permit, and a Coastal Development Permit to
demolish the 10,600-square-foot two-story commercial office building and surface parking lot and
construct a one-story, 24-foot-tall, 3,932 square-foot restaurant and associated site improvements. To
provide consistency with the land use designations for the remaining properties in the commercial center,
a General Plan amendment, Zone Change, Local Coastal Program amendment is necessary to enable the
full project’s implementation. The Minor Conditional Use Permit allows the applicant to develop the
property with a restaurant use under the current zoning designation (Planned Industrial, P-M) and
concurrently process the land use changes through the California Coastal Commission. A drive-thru is not
proposed in conjunction with the proposed restaurant establishment.
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The design of the project includes two outdoor dining patios adjacent to the south (measuring
approximately 348 square feet) and west (approximately 243 square feet) elevations of the building. After
implementation, the project would provide approximately 591 square feet of outdoor dining area to
support the restaurant land use activity. A total of 45 parking spaces located within the project boundaries
will be removed and a total of 41 spaces will be constructed which exceeds the parking requirement for
the restaurant use.
The proposed architectural building elements include a stone veneer, precast concrete, dark-bronze
aluminum shade awnings and a trellis, as well as three complementary colors of stucco paint. A landscape
planter ranging in width from eight to ten feet is provided in between the western boundary of the parking
lot and Avenida Encinas. A trash enclosure and employee bike storage area at the southeast corner of the
building are included in the design of the building. This area is included as a part of the gross floor area of
the building but is excluded from the square footage utilized to calculate the required number of parking
stalls for the new restaurant.
Grading proposed for the project consists of 2,160 cubic yards of cut, 220 cubic yards of fill and 1,940
cubic yards of export. Two above-grade bio-filtration basins and one underground storage basin are
proposed. Access to the site will continue to be provided by the site’s two existing driveways off Avenida
Encinas, located at the north end of the Palomar Place commercial center. Two-way on-site circulation
would occur along the project’s main driveway (aligned parallel to Avenida Encinas) between the north
project driveway and south project driveway. As required pursuant to the Local Mobility Analysis prepared
for the project (Linscott, Law and Greenspan, October 8, 2021), a new traffic signal will be installed at the
southern driveway, which is predominantly shared with the existing In N’ Out restaurant to the south. In
conjunction with the new traffic signal, the driveway will be widened and a dedicated westbound left-turn
lane will be provided at the main (southern) project driveway exiting the site and the southbound left turn
lane will be lengthened within the Avenida Encinas right-of-way. The proposed traffic signal will also fill a
gap in the pedestrian network by providing two protected pedestrian crossings across Avenida Encinas.
The improvements associated with the traffic signal are located offsite, specifically on APN 210-170-23,
as well as in the city right-of-way. Approval for this offsite work is not needed as the site is owned by the
same owner as the Chick-fil-A properties, Palomar and Co.
The proposed hours of operation for the Chick-fil-A restaurant will be 6:00 a.m. to 12:00 a.m., Monday
through Saturday. The restaurant will be closed on Sundays. The applicant has indicated the restaurant
will staff approximately 60 to 80 full and/or part time employees, with a maximum of 10 to 15 employees
on shift at any one time.
The requested applications to implement this project include the following:
General Plan Amendment, GPA 2019-0001. An amendment to the General Plan Land Use Map is
requested to change the project site’s land use designation from Planned Industrial (PI) to Visitor
Commercial (VC). The proposed land use amendment will allow for a broad range of commercial
land use activities that serve the travel, retail, shopping, entertainment, and recreation needs of
visitors, tourists, and residents. The land use amendment provides consistency with the land use
designations for the remaining properties in the commercial center.
Zone Change, ZC 2019-0001. An amendment to the City-wide Zoning Map is requested to change
the project site’s zoning designation from Planned Industrial (P-M) with a Commercial/Visitor-
Serving Overlay to Commercial Tourist with Commercial/Visitor-Serving and Qualified
GPA 2019-0001/ZC 2019-0001/LCPA 2019-0002/AMEND 2019-0004/AMEND 2021-0011/CUP 2021-
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Development Overlays (C-T-Q). The Zoning Map change will allow for the requested use (i.e.
restaurant use) by right (without the need for a Conditional Use Permit [CUP]), provide
consistency with the land use designations for the remaining properties in the commercial center,
and allow for a broader range of commercial tourist uses.
Local Coastal Program Amendment, LCPA 2019-0002. An amendment to the Local Coastal Program
Land Use and Zoning Maps is requested to amend the project site’s land use designations from
Planned Industrial (PI) to Visitor Commercial (VC) and the project site’s zoning from Planned
Industrial (P-M) with a Commercial/Visitor-Serving Overlay to Commercial Tourist with
Commercial/Visitor-Serving and Qualified Development Overlays (C-T-Q). These changes are
required so the LCPA land use designations are consistent with the General Plan and Zoning
designations.
Minor Conditional Use Permit, CUP 2021-0017. The “restaurant” land use category is conditionally
permitted in the P-M Zone and permitted by right in the C-T-Q Zone. A Minor Conditional Use
Permit is requested to allow the applicant to develop the property with a restaurant use under
the current zoning designation (Planned Industrial, P-M) while concurrently processing the Local
Coastal Program amendment through the California Coastal Commission. Since the “restaurant”
land use category is permitted by right in the CT-Q Zone, the Minor Conditional Use Permit would
be voided after the General Plan amendment, Zone Change, and Local Coastal Program
amendment becomes effective.
Site Development Plan Amendment AMEND 2019-0004. An amendment to SDP 83-11(F) is
required to document the proposed changes to the site plan, including the demolition of the office
building, new restaurant use, and changes to the number and layout for the parking spaces on
APNs 210-170-08 and -09.
Non-Residential Planned Development Permit Amendment AMEND 2021-0011. An amendment
to PUD 92-04 is required to reflect the request to merge APNs 210-170-08 and -09 into one lot.
In doing so, the property lines around the footprint of the existing office building would be
removed. In addition, the proposed restaurant would be located on a lot which fronts a public
street. As parking and access is still shared throughout the center, a Non-Residential Planned
Development Permit Amendment application must be approved.
Coastal Development Permit, CDP 2019-0007. As the project site is located in the Coastal Zone, a
Coastal Development Permit is required for the construction of the new restaurant building.
Public Outreach
The proposed project is subject to City Council Policy No. 84, Development Project Public Involvement
Policy. An Enhanced Stakeholder Outreach was held at the site on June 18, 2019. Neighboring residents
and business owners provided input regarding timing for construction, location of deliveries, hours of
operation, and whether a drive-thru would be included in the project design. In addition to the required
stakeholder outreach meeting, Chick-fil-A has created an informational website,
www.chickfilacarlsbad.com. The Public Outreach Report is attached (Attachment 8).
III. ANALYSIS
The proposed project is subject to the following plans, ordinances, standards, and policies:
GPA 2019-0001/ZC 2019-0001/LCPA 2019-0002/AMEND 2019-0004/AMEND 2021-0011/CUP 2021-
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A. General Plan Visitor Commercial (VC)
B. Commercial-Tourist (C-T) Zone (Carlsbad Municipal Code (CMC) Chapter 21.29)
C. Qualified Development Overlay Zone (CMC Chapter 21.06) and Commercial/Visitor-Serving
Overlay Zone (CMC Chapter 21.208)
D. Parking Ordinance (CMC Chapter 21.44)
E. Nonresidential Planned Development Ordinance (CMC Chapter 21.47)
F. Minor Conditional Use Permit (CMC Chapter 21.42)
G. Local Coastal Program (Mello II Segment) and Coastal Resource Protection Overlay Zone (CMC
Chapter 21.203)
H. McClellan-Palomar Airport Land Use Compatibility Plan
I. Growth Management (CMC Chapter 21.90) – Zone 3 Local Facilities Management Plan
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above regulations
is discussed in the following sections.
A. General Plan Visitor Commercial (VC)
The General Plan Amendment (GPA) will modify the land use designations of the 0.89-acre site, which
currently comprises two parcels, APNs 210-170-08 and -09. As part of the amendment to the Non-
Residential Planned Development Permit, the two existing properties will be merged into one lot. This will
be accomplished via a lot line adjustment. The project has been conditioned to require the lot line
adjustment prior to issuance of the grading permit. The existing Planned Industrial (PI) designation will
be removed and replaced by a new Visitor Commercial (VC) land use designation. The VC designation is
intended to provide sites for commercial uses that serve the travel, retail, shopping, entertainment, and
recreation needs of visitors and tourists. The proposed Chick-fil-A restaurant would be considered a
“Secondary Tenant” under the VC designation, which can include hotel/motel, restaurant, recreation
facilities, museums, travel support uses, visitor-attracting/serving retail, amusement parks, cinemas, and
other entertainment uses. The proposed land use amendment will allow for the requested restaurant use
and provide consistency with the land use designations for the remaining properties and uses in the
commercial center to the south, of which the subject site is a part.
The following Table 2 describes how the proposed project is consistent with the various elements of the
Carlsbad General Plan.
TABLE 2 – GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY?
Land Use &
Community
Design
Goal 2-G.2
Promote a diversity of compatible
land uses throughout the city, to
enable people to live close to job
locations, adequate and convenient
commercial services, and public
support systems such as transit,
parks, schools, and utilities.
The proposed land use change from
PI to VC, as a component of a project
to accommodate a new restaurant
would provide employment
opportunities for local residents who
live in close proximity to the site.
The nearest residential community is
approximately 0.5 miles to the
northwest of the project site. The
Yes
GPA 2019-0001/ZC 2019-0001/LCPA 2019-0002/AMEND 2019-0004/AMEND 2021-0011/CUP 2021-
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ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY?
addition of the proposed fast casual
restaurant can be adequately served
by existing utilities and is located in
close proximity to public transit
opportunities.
Yes
Policy 2-P.25. Ensure that
commercial development is
designed to include:
a. Integrated landscaping,
parking, signs, and site and
building design.
b. Common ingress and egress,
safe and convenient access
and internal circulation,
adequate off-street parking
and loading facilities. Each
commercial site should be
easily accessible by
pedestrians, bicyclists, and
automobiles to nearby
residential development.
c. Architecture that emphasizes
establishing community
identity while presenting
tasteful, dignified and visually
appealing designs compatible
with their surroundings.
d. A variety of courtyards and
pedestrian ways, bicycle
facilities, landscaped parking
lots, and the use of
harmonious architecture in the
construction of buildings.
The proposed Chick-fil-A project
includes ornamental landscaping
around the perimeter of the site as
well as within the parking lot. The
project satisfies the requirement for
41 parking spaces onsite and
provides a uniform building design
which is characteristic to the
corporate design for Chick-fil-A
restaurants. The proposed
architectural building elements
include a stone veneer, precast
concrete, dark-bronze aluminum
shade awnings and a trellis, as well as
three complementary colors of
stucco paint. The design of the
restaurant is also compatible with
the design of the adjacent In N’ Out
restaurant to the south. Additionally,
two outdoor dining patios totaling
591 square feet are included adjacent
to the restaurant building.
Project ingress/egress would occur
using the site’s two existing
driveways. The site is also accessible
via the commercial plaza’s driveways
along Avenida Encinas. A new traffic
signal will be installed at the southern
driveway, which is predominantly
shared with the existing In N’ Out
restaurant to the south. In
conjunction with the new traffic
signal, the driveway will be widened
and a dedicated westbound left-turn
lane will be provided at the main
(southern) project driveway exiting
the site. A dedicated southbound left
turn lane to provide access into the
center will be provided within the
Avenida Encinas right-of-way. The
proposed traffic signal will also fill a
GPA 2019-0001/ZC 2019-0001/LCPA 2019-0002/AMEND 2019-0004/AMEND 2021-0011/CUP 2021-
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ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY?
gap in the pedestrian network by
providing two protected pedestrian
crossings across Avenida Encinas.
Mobility Goal 3-G.1
Keep Carlsbad moving with livable
streets that provide a safe,
balanced, cost-effective, multi-
modal transportation system
(vehicles, pedestrians, bikes,
transit), accommodating the
mobility needs of all community
members, including children, the
elderly and disabled.
As discussed above, a new traffic
signal will be installed at the southern
driveway, which is predominantly
shared with the existing In N’ Out
restaurant to the south. The
proposed signal will improve
vehicular access to and from the site
and will fill a gap in the pedestrian
network by providing two protected
pedestrian crossings across Avenida
Encinas. In addition, a bike storage
area for Chick-fil-A employees is
integrated into the project design.
Perimeter landscaping consistent
with the city’s Landscape Design
Manual is proposed along the
project frontage, between the
parking lot and Avenida Encinas.
Specifically, 24-inch box trees will be
planted along the project frontage to
enhance the streetscape.
Yes
Goal 3-G.2
Improve connectivity for residents,
visitors, and businesses.
Goal 3-G.3
Provide inviting streetscapes that
encourage walking and promote
livable streets.
Noise Goal 5-G.2
Ensure that new development is
compatible with the noise
environment, by continuing to use
potential noise exposure as a
criterion in land use planning.
Policy 5.P.2
Require a noise study analysis be
conducted for all discretionary
development proposals located
where projected noise exposure
would be other than “normally
acceptable.”
The project site is adjacent to
Avenida Encinas as well as Interstate
5 and is located approximately 630
feet east of the railroad. Pursuant to
the Acoustical Analysis Report
prepared for the project (Eilar
Associates, Inc., August 2019), the
project will not result in exposure of
persons to or generation of noise
levels in excess of standards
established in the City’s General Plan
or Noise Guidelines Manual.
Yes
Yes
Policy 5-P.12
Use the noise policies in the
McClellan-Palomar Airport Land
Use Compatibility Plan (ALUCP) to
determine acceptability of a land
use within the airport’s influence
The project is consistent with the
ALUCP in that 1) the proposed
restaurant is located outside of the
60 dB CNEL noise contour and thus is
not impacted by airport noise; 2) the
proposed building (80 feet AMSL) is
GPA 2019-0001/ZC 2019-0001/LCPA 2019-0002/AMEND 2019-0004/AMEND 2021-0011/CUP 2021-
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ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY?
area (AIA) as depicted in the
ALUCP.
well below the Federal Aviation
Regulation (FAR) Part 77 obstruction
surface of 439 feet AMSL at the
project site, thus notification is not
required; 3) the project is located
within the Airport Overflight
Notification Area, however,
recordation of an overflight
notification is not required for
nonresidential development
pursuant to ALUCP Policy 3.6.3(c);
and 4) the project site is located
outside Safety Zones 1-6, thus the
proposed land use is considered
compatible within the ALUCP.
Additionally, the proposed zoning
code amendment from Planned
Industrial (P-M) with a Commercial/
Visitor-Serving Overlay to
Commercial Tourist with
Commercial/Visitor-Serving and
Qualified Development Overlays (C-
T-Q) will allow a maximum building
height of 35 feet (90 feet AMSL) at
the property. The maximum height
allowed at the property is well below
the Federal Aviation Regulation
(FAR) Part 77 obstruction surface of
439 feet AMSL at the project site.
Per ALUCP Policy 2.6.1(a)(2), FAA
notification and determination for
the project is pending and expected
prior to City Council action.
Public Safety Policy 6-P.6
Enforce the requirements of Titles
18, 20, and 21 pertaining to
drainage and flood control when
reviewing applications for building
permits and subdivisions.
To control and filter stormwater run-
off onsite, the project is designed
with two above-ground bio-filtration
basins, as well as one below-grade
storage vault. In addition, the
project is conditioned to develop
and implement a program of “best
management practices” for the
elimination and reduction of
pollutants which enter into and/or
are transported within storm
drainage facilities.
Yes
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ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY?
Policy 6-P.34
Enforce the Uniform Building and
Fire codes, adopted by the city, to
provide fire protection standards
for all existing and proposed
structures.
The project is required to comply
with all Building and Fire codes to
ensure that fire protection standards
are met by the proposed structure.
Yes
Policy 6-P.39
Ensure all new development
complies with all applicable
regulations regarding the provision
of public utilities and facilities.
The project is required to construct
or pay applicable fees for necessary
improvements, public utilities, and
facilities in accordance with Growth
Management requirements. The
project will not impact the city’s
ability to implement its Emergency
Operations Plan.
Sustainability Policy 9-P.1
Enforce the Climate Action Plan
(CAP) as the city’s strategy to
reduce greenhouse gas emissions.
Pursuant to the GHG Analysis
prepared for the project (Scientific
Resources Associated, August 2020),
the project complies with the City’s
Climate Action Plan and project-
related GHG emissions would not
exceed the screening threshold of
900 metric tons of carbon dioxide
equivalent annually pursuant to the
City’s Climate Action Plan. The
project implements and is consistent
with measures identified in the
Climate Action Plan (CAP) through
the provision of renewable energy
generation (photovoltaic systems),
energy conservation (Green Building
Code), and by accommodating Zero-
Emission vehicles and other
greenhouse gas reduction measures
and features. The project will also be
subject to CAP ordinances that are in
effect at the time building permits
are issued.
Yes
B. Commercial Tourist (C-T) Zone (CMC Chapter 21.29)
The proposed Zoning Amendment would change the underlying zoning from Planned Industrial (P-M) with
a Commercial/Visitor-Serving Overlay to Commercial Tourist (C-T) with Commercial/Visitor-Serving and
Qualified Development Overlays. It is intended that the C-T zone be placed on properties located near
major transportation corridors such as Interstate 5. The proposed project is required to comply with the
applicable use and development standards of CMC Chapter 21.29.
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Pursuant to CMC Section 21.29.030, Permitted Uses, the proposed Chick-fil-A restaurant is a permitted
use. A conditional use permit is not required since the restaurant does not have a drive-thru. Pursuant
to the C-T zone, the only standard the proposed project is required to comply with is the building height.
Other chapters of the Zoning Code supplement the C-T zone standards and provide additional
development regulations. The 24-foot-tall, 3,932-square-foot Chick-fil-A restaurant does not exceed the
maximum allowable building height.
TABLE 3 – C-T ZONE COMPLIANCE
C-T STANDARDS REQUIRED PROPOSED COMPLY
Building Height 35’ 24’ Yes
C. Qualified Development Overlay Zone (CMC Chapter 21.06) and Commercial/Visitor-Serving Overlay
Zone (CMC Chapter 21.208)
The project site is located in the Q, Qualified Development (CMC Chapter 21.06) and Commercial/Visitor-
Serving (CMC Chapter 21.208) Overlay Zones. Pursuant to CMC Chapter 21.06, the Q Overlay Zone is
intended to supplement the underlying zoning by providing additional regulations for development within
designated areas and provide a process for the review and approval of site development plans. Additional
findings are required for development within the Q Overlay Zone. As there is an existing Site Development
Plan (SDP 83-11 and subsequent amendments) for the commercial center, a number of the standards
were set via the creation of the site plan when the site was developed. Please see Table 4 below for
additional information.
Pursuant to CMC Section 21.208.10, the intent and purpose of the Commercial/Visitor-Serving Overlay
Zone is to supplement the underlying zoning by providing additional regulations for commercial/visitor-
serving uses which require a conditional use permit in the underlying zone. As the proposed fast-casual
restaurant without a drive-thru is a permitted use in the underlying C-T zone, the project is not subject to
the standards of the Commercial/Visitor-Serving Overlay Zone.
TABLE 4 – Q OVERLAY/SITE DEVELOPMENT PLAN 83-11 COMPLIANCE
SDP 83-11,
including all
amendments
MINIMUM REQUIRED PROPOSED COMPLY
Landscaped
planter width
between
Avenida
Encinas and
parking lot
(SDP 83-11D)
4 feet 8-10 feet Yes
Landscape
screening
between
structures and
Interstate 5
(SDP 83-11D)
24-inch box trees
Four, 24-inch box trees proposed
around north and east elevations of
the building to soften views of the
building from southbound
Interstate 5.
Yes
GPA 2019-0001/ZC 2019-0001/LCPA 2019-0002/AMEND 2019-0004/AMEND 2021-0011/CUP 2021-
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Building
setback from
eastern
property line
abutting
Interstate 5
(SDP 83-11)
10 feet 10 feet Yes
Building
setback from
Avenida
Encinas (SDP
83-11)
25 feet for existing office
building
64 feet Yes
Parking **Please see Table 5 in
Section D of the staff
report for a detailed
discussion on the parking
As analyzed below, the proposed project is consistent with the findings for approval of a Site Development
Plan Amendment, pursuant to CMC Chapter 21.06.
1. The proposed development or use is consistent with the General Plan and any applicable master
plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad
Municipal Code, and all other applicable provisions of this code.
The proposal to demolish a 10,600-square-foot office building located at 5850 Avenida Encinas
and construct a, 24-foot-tall, 3,932-square-foot fast-casual restaurant complies with the
requirements of the Commercial Tourist and Qualified Development Overlay zones (C-T-Q) and
all other applicable development regulations. The proposed commercial use is consistent with
and implements the Visitor Commercial (VC) General Plan Land Use designation. Commercial uses
such as the proposed restaurant use are encouraged adjacent to major transportation corridors
like Interstate 5. The 64-foot-wide front yard setback proposed for the restaurant, as well as the 8-
10-foot-wide landscaped setback in between the parking lot and Avenida Encinas complies with the
C-T-Q zone and the Site Development Plan SDP 83-11 and the subsequent amendments, which
allowed for a minimum 4-foot-wide landscaped planter between the parking lot and Avenida
Encinas. The project’s contemporary architectural design is compatible with the wide range of
architectural styles in the existing commercial center. Proposed architectural features include three
colors of smooth stucco, stone veneer columns for the outdoor dining area and wainscot around
the building, as well as aluminum awnings and a trellis over the dining area. Curb, gutter, and
sidewalk improvements along the project frontage are existing, to the satisfaction of Land
Development Engineering. Pursuant to the project plans and as discussed in the Local Mobility
Analysis (Linscott, Law & Greenspan, October 8, 2021), a new traffic signal will be installed at the
existing driveway closest to Chick-fil-A (and In N’ Out) off Avenida Encinas. The proposed traffic
signal will facilitate pedestrian and vehicular access into and out of the commercial center.
2. The requested development or use is properly related to the site, surroundings and
environmental settings, will not be detrimental to existing development or uses or to
development or uses specifically permitted in the area in which the proposed development or use
is to be located, and will not adversely impact the site, surroundings or traffic circulation.
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The proposed project complies with the development standards, including building and landscape
setbacks, building height and parking. A total of 37 parking spaces are required and a total of 41
are proposed onsite. In addition, reciprocal parking and access exists for the commercial center,
which is developed with five (5) restaurants. The proposed building is also located outside of an
existing 10-foot-wide Caltrans construction easement along the east property line. Landscaping,
including trees, is proposed along the east property line to soften the impacts of the structure as
viewed from Interstate 5 to the east and north. In addition, the proposed restaurant use is a
permitted use in the C-T zone and is similar to the existing restaurant uses onsite. As required by
the Local Mobility Analysis prepared by Linscott, Law and Greenspan (October 8, 2021), a traffic
signal, as well as two protected pedestrian crossings across Avenida Encinas are proposed at the
main project driveway. The addition of these project features will improve access into and out of
the commercial center in the area of the proposed Chick-fil-A restaurant.
3. The site for the intended development or use is adequate in size and shape to accommodate the
use.
The 0.89-acre site provides adequate onsite circulation and parking. Further, the project complies
with the landscape and building setbacks. As required pursuant to Condition No. 35 of Planning
Commission Resolution No. 3391 (SDP 83-11D), an enhanced landscape setback with several 24-
inch box trees is proposed along the east property line to soften the views of the project from
Interstate 5. A total of 37 parking stalls are required for the proposed restaurant use and 41
spaces are provided onsite. Shared parking and access exists throughout the commercial center
and an adequate parking supply remains to serve the remaining restaurant uses. Including the
proposed project, a total of 467 parking spaces are required for the commercial center and a total
of 473 parking spaces will be provided.
4. All yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the
requested development or use to existing or permitted future development or use in the
neighborhood will be provided and maintained.
The proposed fast-casual restaurant complies with the building and landscape setbacks outlined
in the C-T-Q Zone and SDP 83-11. Pursuant to the originally approved site plan for the commercial
center, the landscaped setbacks between Avenida Encinas are as close as four feet to the front
(west property line). The proposed project provides a landscaped setback between the parking
lot and the front property line between eight feet to 10 feet. The building is setback a minimum
of 64 feet from the front/west property line and 10 feet from the east/rear property line. The
proposed building is also located outside of an existing 10-foot-wide Caltrans construction
easement along the east property line. Enhanced landscaping, including a number of 24-inch box
trees, is proposed along the east property line to soften the impacts of the structure as viewed
from Interstate 5 to the east and north.
5. The street systems serving the proposed development or use is adequate to properly handle all
traffic generated by the proposed use.
The site is served by Avenida Encinas via Cannon Road to the north or Palomar Airport Road to
the south. Primary access to the commercial site, will continue to be provided by two of four
primary driveways serving the commercial center and located off Avenida Encinas. Pursuant to
the Local Mobility Analysis prepared by Linscott, Law and Greenspan (October 8, 2021), the
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proposed project generates 979 new ADTs (i.e., net difference between existing office and
proposed restaurant use). The traffic signal at the main project driveway is proposed as a project
feature due to the unacceptable levels of service and unacceptable peak hour delays identified
with the addition of project traffic. A dedicated westbound left-turn lane will be provided at the
main project driveway exiting the site. The proposed traffic signal will also fill a gap in the
pedestrian network by providing two protected pedestrian crossings across Avenida Encinas. In
addition, the project adds in excess of 110 ADT/11 peak hour trips to Palomar Airport Road from
I-5 to College Boulevard, which has previously been classified as exempt from Auto LOS standards
due to failing street segment Levels of Service. As such, the project is required by Mobility Element
policy 3-P.11 to implement transportation demand management (TDM) and transportation
systems management (TSM) strategies. The project will prepare a Tier 1 TDM plan as a condition
of approval. The proposed traffic signal on Avenida Encinas will meet the project’s TSM
requirements.
D. Parking Ordinance (CMC Chapter 21.44)
As summarized in Table 5 below, the proposed project is consistent with the parking requirements
pursuant to Chapter 21.44. The project proposes the removal of 45 parking spaces and the construction
of 41 parking spaces, which exceeds the 37 parking spaces required for the restaurant use.
A reciprocal parking and access arrangement exists between the owner of the parking lot for the
commercial center, Palomar and Co., and each restaurant tenant/owner via separate reciprocal
easements and declaration of covenants. The project is conditioned to record a similar document with
Chick-fil-A prior to issuance of building permits. Including the proposed project, a total of 467 spaces are
required for the commercial center and 473 spaces will be provided onsite once the proposed restaurant
is developed.
TABLE 5 – PARKING ANALYSIS
USE RATIO REQUIRED PROPOSED COMPLY?
Restaurant Less than 4,000 SF
in size:
1 space/100 SF of
gross floor area
3,522 SF restaurant
*excludes 410 SF attached
trash enclosure and bike
storage which are not counted
in parking requirement
191 SF outdoor dining area
*excludes 400 SF permitted by
right pursuant to CMC Section
21.26
3,522 SF + 191 SF
= 3,713 SF
3,713 = 37 spaces
100
Total Required:
37 spaces
41 spaces onsite
plus 432 spaces
in the
commercial
center
*As part of the
proposed
amendment to
SDP 83-11(F), the
parking
requirements for
each building and
the overall
commercial
center was
verified. In
addition, the
number of
Yes
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USE RATIO REQUIRED PROPOSED COMPLY?
existing parking
spaces onsite
was verified. A
total of 467
spaces are
required and 473
are proposed.
E. Nonresidential Planned Development Ordinance (CMC Chapter 21.47)
Since several of the buildings in the commercial center were developed on lots which did not front the
public street, including the existing office building proposed to be demolished at 5850 Avenida Encinas, a
Non-Residential Planned Development Permit, PUD 92-04, was required in conjunction with an expansion
to the commercial center (permitted July, 1992, Planning Commission Resolution No. 3392). The lot line
for APN 210-170-08 currently follows the footprint of the existing office building proposed to be
demolished at 5850 Avenida Encinas. APN 210-170-09 is currently developed with a parking lot. As part
of the proposed project, the applicant proposes an amendment to PUD 92-04 to remove the lot lines
around the office building, thus allowing the lot developed with the Chick-fil-A restaurant to front a public
street. Specifically, the applicant proposes to merge APNs 210-170-08 and 210-170-09 through a lot line
adjustment.
As discussed in Section D above, the proposed Chick-fil-A project will meet the required parking for the
restaurant use onsite (i.e., two merged properties into one lot; 37 stalls required, 41 stalls provided). A
reciprocal parking, access and maintenance arrangement exists between the owner of the parking lot,
Palomar and Co., and the owners of the properties developed with the restaurants (on separate lots which
do not front Avenida Encinas). Per the project conditions of approval, a revised reciprocal parking, access
and maintenance agreement (or equivalent document) is required to document the changes resulting
from the new development and the lot line adjustment and to ensure that adequate parking and access
continue to be provided consistent with the C-T-Q Zone and the Parking Ordinance (CMC Chapter 21.44).
As analyzed below, the proposed project is consistent with the findings for approval of a Non-Residential
Planned Development Permit Amendment, pursuant to CMC Chapter 21.47.
1. The granting of this permit will not adversely affect and will be consistent with the code, the
general plan, applicable specific plans, master plans, and all adopted plans of the city and other
governmental agencies.
The proposed Chick-fil-A project will meet the required parking for the restaurant use onsite (i.e.,
two merged properties into one lot; 37 stalls required, 41 stalls provided). A reciprocal parking,
access and maintenance arrangement exists between the owner of the parking lot, Palomar and
Co., and the owners of the properties developed with the restaurants (on separate lots which do
not front Avenida Encinas). Per the project conditions of approval, a revised reciprocal parking,
access and maintenance agreement is required to document the changes resulting from the new
development and lot line adjustment and to ensure that adequate parking and access continue
to be provided consistent with the C-T-Q (Commercial Tourist with a Qualified Development
Overlay) Zone, the Parking Ordinance (CMC Chapter 21.44), and the VC (Visitor Commercial)
General Plan Land Use designation.
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2. The proposed use at the particular location is necessary and desirable to provide a service or
facility, which will contribute to the general well-being of the neighborhood and the community.
The lot line adjustment proposed in conjunction with the Non-Residential Planned Development
Permit Amendment allows for the Chick-fil-A property to have frontage along Avenida Encinas.
The requirement for a reciprocal parking, access, and maintenance agreement recorded on title
will provide the flexibility needed to share additional parking outside of the subject merged
properties, as well as access and maintenance responsibilities throughout the commercial center,
which is developed with five restaurants. The proposed restaurant use will provide additional
dining facilities for the residents, employees in the vicinity and travelers passing through Carlsbad.
The proposed project will also increase the variety of restaurants in the area; therefore, the
proposed restaurant is desirable to the community.
3. Such use will not be detrimental to the health, safety, or general welfare of persons residing or
working in the vicinity, or injurious to property or improvements in the vicinity.
The project meets all applicable city standards and ordinances, including the Airport Land Use
Compatibility Plan (ALUCP) for McClellan-Palomar Airport, and all public facilities and services
exist. Adequate parking, access, and drainage facilities for the project site will be provided onsite.
The project maintains all necessary features approved pursuant to SDP 83-11 to ensure the
development is compatible with the surrounding land uses, including setbacks, parking, and
landscaping. The Nonresidential Planned Development Permit Amendment facilitates the
development of a Chick-fil-A restaurant and will not pose a safety hazard to the occupants of the
surrounding Planned Industrial (P-M) zone or the adjacent restaurant uses to the south, also
located in the C-T-Q zone. Further, the addition of a traffic signal and protected pedestrian
crossings at the southern driveway will improve pedestrian and vehicular access in to and out of
the commercial center.
4. The proposed nonresidential planned development meets all of the minimum development
standards of the underlying zone.
No variances from the development standards have been requested or are required and the
project is consistent with the C-T and Qualified Development Overlay and Commercial/Visitor-
Serving Overlay Zones.
F. Minor Conditional Use Permit (CMC Chapter 21.42)
The approval of a Minor Conditional Use Permit (CUP) allows the construction of a new restaurant under
the property’s current zoning, Planned Industrial (P-M). This approval allows the applicant to submit
construction permits and operate the use while the California Coastal Commission processes the local
coastal program amendment. Once the zoning is changed to Commercial Tourist with Commercial/Visitor-
Serving and Qualified Development Overlays (C-T-Q), as proposed, the CUP will be void because
restaurant uses are permitted within the C-T-Q zoning district.
As discussed in the sections above, the proposed restaurant complies with all applicable codes and
standards. As analyzed below, the proposed project is consistent with the findings for approval of a Minor
Conditional Use Permit, pursuant to CMC Chapter 21.42.
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1. That the requested use is necessary or desirable for the development of the community, and is in
harmony with the various elements and objectives of the general plan, including, if applicable, the
certified local coastal program, specific plan or master plan;
The proposal to demolish a 10,600-square-foot office building and construct a, 24-foot-tall, 3,932-
square-foot fast-casual restaurant complies with the requirements of the current zoning district,
Planned Industrial (P-M) and all other applicable development regulations. The proposed
commercial use is consistent with and implements the current General Plan Land Use designation,
Planned Industrial (PI). Commercial uses such as the proposed restaurant use are conditionally
permitted and encouraged adjacent to major transportation corridors like Interstate 5. The
project’s contemporary architectural design is compatible with the wide range of architectural
styles in the existing commercial center. Proposed architectural features include three colors of
smooth stucco, stone veneer columns for the outdoor dining area and wainscot around the
building, as well as aluminum awnings and a trellis over the dining area. Curb, gutter, and sidewalk
improvements along the project frontage are existing, to the satisfaction of Land Development
Engineering. Pursuant to the project plans and as discussed in the Local Mobility Analysis (Linscott,
Law & Greenspan, October 8, 2021), a new traffic signal will be installed at the existing driveway
closest to Chick-fil-A (and In N’ Out) off Avenida Encinas. The proposed traffic signal will facilitate
pedestrian and vehicular access into and out of the commercial center.
2. That the requested use is not detrimental to existing uses or to uses specifically permitted in the
zone in which the proposed use is to be located;
The proposed project complies with the development standards, including building and landscape
setbacks, building height and parking. A total of 37 parking spaces are required and a total of 41
are proposed onsite. In addition, reciprocal parking and access exists for the commercial center,
which is developed with five restaurants. The proposed building is also located outside of an
existing 10-foot-wide Caltrans construction easement along the east property line. Landscaping,
including trees, is proposed along the east property line to soften the impacts of the structure as
viewed from Interstate 5 to the east and north. In addition, the proposed restaurant use is a
conditionally permitted use in the P-M zone and is similar to the existing restaurant uses onsite.
As required by the Local Mobility Analysis prepared by Linscott, Law and Greenspan (October 8,
2021), a traffic signal, as well as two protected pedestrian crossings across Avenida Encinas are
proposed at the main project driveway. The addition of these project features will improve access
into and out of the commercial center in the area of the proposed Chick-fil-A restaurant.
3. That the site for the proposed conditional use is adequate in size and shape to accommodate the
yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other
development features prescribed in this code and required by the city planner, planning
commission or city council, in order to integrate the use with other uses in the neighborhood;
The 0.89-acre site provides adequate onsite circulation and parking. Further, the project complies
with the landscape and building setbacks. As required pursuant to Condition No. 35 of Planning
Commission Resolution No. 3391 (SDP 83-11D), an enhanced landscape setback with several 24-
inch box trees is proposed along the east property line to soften the views of the project from
Interstate 5. A total of 37 parking stalls are required for the proposed restaurant use and 41
spaces are provided onsite. Shared parking and access exists throughout the commercial center
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and an adequate parking supply remains to serve the remaining restaurant uses. Including the
proposed project, a total of 467 parking spaces are required for the commercial center and a total
of 473 parking spaces will be provided.
4. That the street system serving the proposed use is adequate to properly handle all traffic
generated by the proposed use.
The site is served by Avenida Encinas via Cannon Road to the north or Palomar Airport Road to
the south. Primary access to the commercial site, will continue to be provided by two of four
primary driveways serving the commercial center and located off Avenida Encinas. Pursuant to
the Local Mobility Analysis prepared by Linscott, Law and Greenspan (October 8, 2021), the
proposed project generates 979 ADTs (i.e., net difference between existing office and proposed
restaurant use). The traffic signal at the main project driveway is proposed as a project feature
due to the unacceptable levels of service and unacceptable peak hour delays identified with the
addition of project traffic. A dedicated westbound left-turn lane will be provided at the main
project driveway exiting the site. The proposed traffic signal will also fill a gap in the pedestrian
network by providing two protected pedestrian crossings across Avenida Encinas. In addition, the
project adds in excess of 110 ADT/11 peak hour trips to Palomar Airport Road from I-5 to College
Boulevard, which has previously been classified as exempt from Auto LOS standards due to failing
street segment Levels of Service. As such, the project is required by Mobility Element policy 3-
P.11 to implement transportation demand management (TDM) and transportation systems
management (TSM) strategies. The project will prepare a Tier 1 TDM plan as a condition of
approval. The proposed traffic signal on Avenida Encinas will meet the project’s TSM
requirements.
5. That the proposed project is adequately designed to accommodate the high percentage of visitor,
tourist and shuttle bus/alternative transportation users anticipated given the proposed use and
site location within the overlay zone.
The site is served by Avenida Encinas via Cannon Road to the north or Palomar Airport Road to
the south. Primary access to the commercial site, will continue to be provided access by two of
four primary driveways serving the commercial center and located off Avenida Encinas. Pursuant
to the Local Mobility Analysis prepared by Linscott, Law and Greenspan (October 8, 2021), the
proposed project generates 979 ADTs (i.e., net difference between existing office and proposed
restaurant use). The traffic signal at the main project driveway is proposed as a project feature
due to the unacceptable levels of service and unacceptable peak hour delays identified with the
addition of project traffic. A dedicated westbound left-turn lane will be provided at the main
project driveway exiting the site. The proposed traffic signal will also fill a gap in the pedestrian
network by providing two protected pedestrian crossings across Avenida Encinas. In addition, the
project adds in excess of 110 ADT/11 peak hour trips to Palomar Airport Road from I-5 to College
Boulevard, which has previously been classified as exempt from Auto LOS standards due to failing
street segment Levels of Service. As such, the project is required by Mobility Element policy 3-
P.11 to implement transportation demand management (TDM) and transportation systems
management (TSM) strategies. The project will prepare a Tier 1 TDM plan as a condition of
approval. The proposed traffic signal on Avenida Encinas will meet the project’s TSM
requirements.
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6. That the building forms, building colors, and building materials combine to provide an
architectural style of development that will add to the objective of high-quality architecture and
building design within the overlay zone.
The proposed Chick-fil-A project includes ornamental landscaping around the perimeter of the
site as well as within the parking lot. The project provides a uniform building design which is
characteristic to the corporate design for Chick-fil-A restaurants. The proposed architectural
building elements include a stone veneer, precast concrete, dark-bronze aluminum shade
awnings and a trellis, as well as three complementary colors of stucco paint. The design of the
restaurant is also compatible with the design of the adjacent In N’ Out restaurant to the south.
Additionally, two outdoor dining patios totaling 591 square feet are included adjacent to the
restaurant building.
7. That the project complies with all development and design criteria of the overlay zone.
The proposed project complies with the development standards, including building setbacks,
building height and parking. A total of 37 parking spaces are required and a total of 41 are
proposed onsite. In addition, reciprocal parking and access exists for the commercial center,
which is developed with five (5) restaurants. The proposed building is also located outside of an
existing 10-foot-wide Caltrans construction easement along the east property line. Landscaping,
including trees, is proposed along the east property line to soften the impacts of the structure as
viewed from Interstate 5 to the east and north. In addition, the proposed restaurant use is a
conditionally permitted use in the P-M zone and is similar to the existing restaurant uses onsite.
As required by the Local Mobility Analysis prepared by Linscott, Law and Greenspan (October 8,
2021), a traffic signal, as well as two protected pedestrian crossings across Avenida Encinas are
proposed at the main project driveway. The addition of these project features will improve access
into and out of the commercial center in the area of the proposed Chick-fil-A restaurant.
G. Local Coastal Program (Mello II Segment) and Coastal Resource Protection Overlay (CMC Chapter
21.203)
The project site is located within the Mello II Segment of the Local Coastal Program, outside of the
appealable jurisdiction of the California Coastal Commission. The proposed LCPA requires approval
by the Coastal Commission after city approvals are obtained. The site is also located within and
subject to the Coastal Resources Protection Overlay Zone. A six-week notice of intent of a land use
change in the Coastal Zone was filed with the California Coastal Commission and ran from September
24, 2021 to November 5, 2021. A Local Coastal Program Amendment may be approved if it conforms
with Coastal Act policies and applicable policies of the Mello II Segment that are not being amended.
The project’s compliance with each of the applicable Local Coastal Program policies, programs and
ordinances is discussed below:
1. Mello II Segment of the Certified Local Coastal Program and all applicable policies
The project is located in the Mello II Segment of the Local Coastal Program. The project site is
proposed to have a Local Coastal Program Land Use and Zoning designation of Visitor Commercial
(VC) and Commercial Tourist (C-T), respectively, which is consistent with the proposed General Plan
Land Use designation and Zoning for the site, as well as the land use designations for the remaining
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area of the existing commercial center, which is currently developed with an office building and five
(5) restaurants.
In addition to the changes to the land use and Zoning designations, the proposed project includes the
demolition of a 10,600-square-foot office building and the construction of a 24-foot-tall, 3,932-
square-foot Chick-fil-A restaurant. The site is topographically level. A majority of the grading
proposed for the project is associated with the construction of two bio-filtration basins and a below-
grade stormwater retention vault. A total of 2,160 cubic yards of cut, 220 cubic yards of fill and 1,940
cubic yards of export is proposed. In addition, the project is consistent with the surrounding
development, which consists of restaurant uses to the south, Interstate 5 to the east and light
industrial uses to the west.
The proposed restaurant will not obstruct views of the coastline as seen from public lands or the
public right-of-way nor otherwise damage the visual beauty of the Coastal Zone. No agricultural uses
currently exist on the developed site, nor are there any sensitive resources located in the area of the
proposed development. In addition, the proposed development is not located in an area of known
geologic instability or flood hazards. Since the site does not have frontage along the coastline, no
public opportunities for coastal shoreline access are available from the subject site. Furthermore, the
site is not suited for water-oriented recreation activities.
2. Coastal Resource Protection Overlay Zone
The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC
Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City's Master Drainage
Plan, Grading Ordinance, Storm Water Ordinance, and the Jurisdictional Runoff Management
Program (JRMP) to avoid increased urban run-off, pollutants and soil erosion. In addition, the site is
relatively flat and does not contain natural steep slopes greater than 25 percent gradient; no native
vegetation will be removed; and the site is not located in an area prone to landslides, or susceptible
to accelerated erosion, floods or liquefaction.
H. McClellan-Palomar Airport Land Use Compatibility Plan
The project site is located within McClellan-Palomar Airport’s Overflight Notification Area and Review
Area 2 of the Airport Influence Area (AIA), as defined in the Airport Land Use Compatibility Plan (ALUCP)
dated March 4, 2010, by the San Diego County Regional Airport Authority. The project is consistent with
the ALUCP) in that 1) the proposed restaurant is located outside of the 60 dB CNEL noise contour and thus
is not impacted by airport noise; 2) the proposed building (80 feet AMSL) is well below the Federal Aviation
Regulation (FAR) Part 77 obstruction surface of 439 feet AMSL at the project site, and thus notification is
not required; 3) the project is located within the Airport Overflight Notification Area, however, pursuant
to Policy 3.6.3 c. recordation of an overflight notification is not required; and 4) the project site is located
outside Safety Zones 1-6, thus, the proposed land use is considered compatible within the ALUCP.
Additionally, the proposed zoning code amendment from Planned Industrial (P-M) with a
Commercial/Visitor-Serving Overlay to Commercial Tourist with Commercial/Visitor-Serving and Qualified
Development Overlays (C-T-Q) will allow a maximum building height of 35 feet (90 feet AMSL) at the
property. The maximum height allowed at the property is well below the Federal Aviation Regulation (FAR)
Part 77 obstruction surface of 439 feet AMSL at the project site. Per ALUCP Policy 2.6.1(a)(2), FAA
notification and determination for the project is pending and expected prior to City Council action.
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I. Growth Management (CMC Chapter 21.90) – Zone 3 Local Facilities Management Plan
The proposed project is located within Local Facilities Management Zone 3 in the northwest quadrant of
the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table 6 below:
TABLE 6 – LFMP ZONE 3 SUMMARY
STANDARD IMPACTS COMPLIANCE
W/STANDARDS
City Administration None N/A
Library None N/A
Waste Water Treatment 775 gpd non-grease waste
725 gpd grease waste Yes
Parks None N/A
Drainage Existing: 5.94 CFS, Basin B
Proposed: 5.42 CFS, Basin B
Net decrease: 0.52 CFS
Yes
Circulation Proposed net increase: 979 ADTs Yes
Fire Station No. 4 Yes
Open Space N/A N/A
Schools:
Carlsbad Unified
School District
N/A N/A
Sewer 775 gpd non-grease waste
725 gpd grease waste
Yes
Water 1,500 GPD Yes
IV. ENVIRONMENTAL REVIEW
Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance
(Title 19) of the Carlsbad Municipal Code, staff conducted an environmental impact assessment to
determine if the project could have any potentially significant impact on the environment. The
environmental impact assessment identified potentially significant impacts to Biological Resources,
Cultural Resources, Geology/Soils, Hazards/Hazardous Materials, Transportation, and Tribal Cultural
Resources. However, design and minimization measures, revisions in the project plans, and/or mitigation
measures would provide mitigation to a point where potential impacts are reduced to less than a
significant level.
A Notice of Intent (NOI) to adopt an Initial Study/Mitigated Negative Declaration (IS/MND) and Mitigation
Monitoring and Reporting Program (MMRP) was published in the newspaper and sent to the State
Clearinghouse (SCH#2021040447) for public review. The requisite 30-day public review period for the
Draft IS/MND occurred from April 16, 2021 to May 18, 2021. The Draft IS/MND was available for review
electronically on the State Clearinghouse’s CEQAnet website. The Draft IS/MND was also published on the
City's website at https://www.carlsbadca.gov/departments/community-development/agendas-minutes-
notices-18045. The city received three comment letters on the Draft IS/MND during the 30-day public
comment period, one of which was submitted by members of the public and two of which were submitted
GPA 2019-0001/ZC 2019-0001/LCPA 2019-0002/AMEND 2019-0004/AMEND 2021-0011/CUP 2021-
0017/CDP 2019-0007(DEV2018-0177) – CHICK-FIL-A
Dec. 1, 2021
Page 21
by a public agency, CEQAnet State Clearinghouse and Planning Unit Governor’s Office of Planning and
Research and California Department of Transportation (Caltrans) District 11.
Written responses to comments received on an IS/MND are not required by CEQA. However, city staff
and consultants prepared a Response to Comments (RTC) document to respond to all three of the
comment letters received on the Draft IS/MND, which identifies biological resources, cultural resources,
geology/soils, hazards/hazardous materials, transportation, and tribal cultural resources as
environmental issues
Following the conclusion of the public review period for the proposed project, the applicant proposed
modifications to the previously analyzed project. The changes proposed were necessitated by the
applicant’s desire to add more parking and outdoor dining since a drive-thru is not proposed or planned
to be requested in the future per the table below titled “Modifications to the Previously Analyzed Project.”
As a result of the changes to the project, updates were made to the exhibits as well as the Air Quality
Assessment, Greenhouse Gas Analysis and the Stormwater Quality Management Plan. Pursuant to the
Final IS/MND (please see Attachment 1), the revisions do not change the conclusions presented in the
Draft IS/MND and the revised project would not create any significant impacts or the need for additional
mitigation. Consistent with CEQA Guidelines Section 15073.5, recirculation of the Draft Initial Study/MND
is not required.
Responses to comment letters that address an environmental issue under CEQA are contained in the Final
IS/MND, and were sent to each commenting individual, organization, or agency. Where a non-
environmental inquiry was raised or suggestion made, responses to those comments are provided within
Attachment 7 and were also sent to each commenting individual. The response transmittal letter also
provided notice of availability of the Final IS/MND. City staff and consultants also prepared an Errata
Sheet (Errata), which incorporated minor modifications made to the IS/MND as a result of those responses
to comments; and a MMRP, which includes all of the mitigation measures identified in the IS/MND as
clarified in the response to comment letters and Errata. All potential impacts associated with the project
were found to be less than significant with incorporation of relevant mitigation measures, where
applicable. Therefore, the project would not result in any significant unavoidable impacts and an IS/MND,
in accordance with CEQA, is the appropriate environmental document for the project.
GPA 2019-0001/ZC 2019-0001/LCPA 2019-0002/AMEND 2019-0004/AMEND 2021-0011/CUP 2021-
0017/CDP 2019-0007(DEV2018-0177) – CHICK-FIL-A
Dec. 1, 2021
Page 22
The whole record of the combined Draft IS/MND, response to comments, and Errata constitutes the Final
IS/MND. All land use development applications that consist of General Plan Map amendments, Zone Map
amendments, or Local Coastal Program amendments are subject to Planning Commission review and the
final decision-maker is the City Council. Upon approving the project, the City Council must also adopt the
MMRP to ensure compliance with the required mitigation measures or project revisions during project
implementation. These documents, which are provided as Exhibit MND to the draft Planning Commission
Resolution No. 7433 (Attachment 1), would be used by the city, in conjunction with other information
developed in the city’s formal administrative record, to act on and implement the proposed project.
ATTACHMENTS:
1.Planning Commission Resolution No. 7433 (MND)
2.Planning Commission Resolution No. 7434 (GPA 2019-0001/ZC 2019-0001/LCPA 2019-0002)
3.Planning Commission Resolution No. 7435 (AMEND 2019-0004/AMEND 2021-0011/CUP 2021-
0017/CDP 2019-0007)
4.Location Map
5.Disclosure Statement
6.Reduced Exhibits
7.Responses to non-environmental comments
8.Enhanced Stakeholder Outreach Report, dated July 18, 2019
9.Property Entitlement History
10.Full Size Exhibits “A” – “T” dated December 1, 2021
ATTACHMENT 5
(.__Cicyof
Carlsbad
DISCLOSURE STATEMENT
P-1(A)
Development Services
Planning Division
1635 Fa raday Avenue
(760) 602-4610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership Interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee.
The following information M.Y.§! be disclosed at the time of application submittal. Your project cannot be reviewed until this Information is completed. Please print.
Note:
Person Is defined as "Any lndlvldual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, In this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit•
Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below.
1.
2.
P·1(A]
APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant Includes a corporatton or partnershjp. include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.}
;::on r/ '* ~~:/Part f\/~ ----1"---......... -/-r+------___ _.,..i,.1i11---,1,~f+-.... ..,_.. ___ _ Address__________ Address. ___________ _
OWNER (Not the owner's agent)
Provide the COMPLETE, LEGAL names and addresses of & persons having any
ownership interest In the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership. include the names, titles, addresses of all Individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.)
Person _________ _
Title. __________ _
Address _________ _
Corp/Part -r qJ () \Ad, Q..( < Co.
Title OvJIAJ.I(
Address $';8 <o MN CM-~dG:'id~ • >rt A·
Wk W CA: 'f~ (Mk~o-l u~{ru-~s
Page 1 of 2 Revised 07/10
LIST OF NAMES OF PARTNEUS OF PALOMAR & CO.
Russell W. Grosse
5850 Avenida Encinas, Suite A
Carlsbad, CA 92008
Mary E. Grosse
5850 Avenida Encinas, Suite A
Carlsbad, CA 92008
Dealy Family Trust dated February 14, l 989,
as amended
c./o Matthew E. Dealy, Trustee
2670 St. Catherine Ct.
Colorado Springs, CO 80919
(
CODE INFORMATION DRAWING INDEX
BUILDING CODE:2019 CALIFORNIA BUILDING CODE
PLUMBING CODE: 2019 CALIFORNIA PLUMBING CODE
MECHANICAL CODE: 2019 CALIFORNIA MECHANICAL CODE
ELECTRICAL CODE:2019 CALIFORNIA ELECTRICAL CODE
ENERGY CODE: 2019 CALIFORNIA ENERGY CODE
FIRE CODE: 2019 CALIFORNIA FIRE CODE
T-1.1
SP-1
SP-1A
PH-1
A-1.1
A-1.7A-2.1
A-2.2A-3.1
1 of 7
2 of 7
3 of 7
4 of 7
5 of 7
6 OF 7
7 OF 7
L-1
L-1.1
L-1.2
L-1.3
TITLE SHEET
SITE PLAN
EXISTING SITE PLAN
PHOTOMETRIC SITE PLAN
FLOOR PLAN
ROOF PLAN
EXTERIOR ELEVATIONS
EXTERIOR ELEVATIONS
SECTIONS
CIVIL TITLE SHEET
LAND USE MAP
CONCEPTUAL GRADING PLAN
CONSTRUCTION NOTES & SECTIONS
CONCEPTUAL UTILITY PLANSHOPPING CENTER KEY MAP
BOUNDARY EXHIBIT
PRELIMINARY LANDSCAPE SITE PLAN
PRELIMINARY LANDSCAPE SITE PLAN
WATER NOTES AND CALCULATIONS
ARBORIST & SOILS REPT. PLANTING NOTES MAINTENANCE RESP.
Civil Engineer:
Architect:
TRUXAW & ASSOCIATES
1915 W. ORANGEWOOD AVENUE
suite 101
orange, ca. 92868
PHONE: (714) 935-0265
CONTACT: steve hager
E-MAIL: stevehager@truxaw.com
CRHO ARCHITECTS
1833 E. 17th St. suite 301
santa ana, CA. 92705
PHONE: (714) 832-1834
FAX: (714) 832-1910
CONTACT: russell hatfield
E-MAIL: russell@CRHO.COM
Landscape Architect:
JOHN HOURIAN & ASSOC.
107 AVENIDA MIRAMAR, SUITE "D"
SAN CLEMENTE, CA 92672
PHONE: (949) 489-5623
FAX: (949) 489-5632
CONTACT: JOHN HOURIAN
E-MAIL:
team@hourianassociates.com
PARKING
STANDARD SPACES
REQUIRED:
TOTAL SPACES PROVIDED:41 STALLS (+ STALLS SHARED WITH CENTER)
FOR RESTAURANT LESS THAN 4,000 SF IN SIZE
& ANY PORTION OF DINING PATIOS ABOVE 400 SF
IN SIZE : 1 STALL/ 100 SF OF GFA
3,522 SF + 191 SF = 3,713 SF / 100 = 37 STALLS REQUIRED
TOTAL SPACES REQUIRED:37 STALLS REQUIRED
PROJECT DATA
CONSISTENT WITH GENERAL
LAND USE AND ZONING:NO
PHOTOVOLTAIC REQUIREMENT:YES - 5KW ROOF MOUNTED
ELECTRIC VEHICLE CHARGING
STATIONS:YES - 2 INSTALLED & 2 READY
ENERGY EFFICIENCY:YES
HOT WATER HEATING
REQUIREMENT:YES
TRAFFIC DEMAND MANAGEMENT
REQUIRED:YES
ADT GENERATED BY EXIST. OFFICE BUILDING : 220
NET ADT INCREASE PER CHANGE TO A RESTAURANT : 2,179 NET NEW DRIVEWAY TRIPS
979 NET NEW PRIMARY TRIPS
GHG STUDY REQUIRED:YES
PROJECT DESCRIPTION
THE PROJECT IS A FAST CASUAL RESTAURANT THAT SEATS
40. THE ARCHITECTURE IS CONTEMPORARY WITH SMOOTH STUCCO AND STONE
VENEER WALLS AND COLUMNS. THE NEW STRUCTURE IS 24'-0" HIGH
THE PROPOSED DEVELOPMENT ENCOMPASSES CARLSBAD'S APN 210-170-08-00 &
210-170-09-00, WHICH IS CURRENTLY DEVELOPED COMMERCIALLY AS A 2-STORY
OFFICE BUILDING. THE 10,600 S.F. BUILDING WAS CONSTRUCTED IN 1972 AND IS
LOCATED NEAR OTHER COMMERCIAL USES. THE SUBMITTAL IS TO DEMOLISH THE
EXISTING BUILDING AND CONSTRUCT A NEW 3,932 S.F. FAST FOOD RESTAURANT
BUILDING. THE PROJECT'S ENTITLEMENTS INCLUDE GENERAL PLAN AMENDMENT,
ZONE CHANGE, AND LOCAL COASTAL AMENDMENT TO REZONE THE PROPERTY
FROM PLANNED INDUSTRIAL TO COMMERCIAL TOURIST WITH A QUALIFIED
DEVELOPMENT OVERLAY (C-TQ) TO BE ZONED CONSISTENTLY WITH THE REST OF
THE CENTER AND ADDING A NEW TRAFFIC SIGNAL AT AVENIDA ENCINAS.
THE PROJECT IS IN A COASTAL ZONE.
A. PLANNED DEVELOPMENT NON-RESIDENTIAL - AMEND 2021-0011
B. GENERAL PLAN AMENDMENT - GPA2019-0001
C. COASTAL DEVELOPMENT PERMIT - CDP2019-0007
D. LOCAL COASTAL PLAN AMENDMENT - LCPA2019-0002E. ZONE CHANGE - ZC2019-0001
F. SDP AMENDMENT - AMEND2019-004
BUILDING DATA
OCCUPANCY:A2 (RESTAURANT)
CONSTRUCTION TYPE:V-B
SITE AREA:38,761 s.f/ 0.89 Acres
FIRE SPRINKLERED:YES
BUILDING AREA - GROSS:3,932 s.f.
BUILDING HEIGHT 24'-0"
FLOOR AREA RATIO (FAR):.10
Property Owner:
PALOMAR AND COMPANY, A GENERAL
PARTNERSHIP
BILL GROSSE
5850 AVENIDA ENCINAS, SUITE A
CARLSBAD, CA 92008
Developer:
CHICK-FIL-A
15635 ALTON PARKWAY, SUITE 350
IRVINE, CA 92618
(858) 231-0150
AVERAGE DAILY TRAFFIC:979
WATER GENERATION:1500 GPD
SEWER GENERATION:6.25 EDU (@ 240 GALLONS/ EDU)
EXISTING LCP DESIGNATION:PI
PROPOSED LCP DESIGNATION:VC
EXISTING ZONING:P-M (PLANNED INDUSTRIAL W/ A COMMERCIAL/
VISITOR-SERVING OVERLAY)
PROPOSED ZONING:CT-Q (COMMERCIAL TOURIST W/ A QUALIFIED
DEVELOPMENT AND A COMMERCIAL/ VISITOR
SERVING OVERLAY)
EXISTING GENERAL PLAN
LAND USE DESIGNATION:PI (PLANNED INDUSTRIAL), LOCAL COASTAL PROGRAM
PROPOSED GENERAL PLAN
LAND USE DESIGNATION:VC (VISITOR COMMERCIAL), LOCAL COASTAL PROGRAM
TOTAL SPACES REQUIRED
BY THE OVERALL CENTER:467 STALLS
TOTAL SPACES PROVIDED
BY THE OVERALL CENTER:473 STALLS
EVCS STALLS :2
EVCS READY STALLS :2
TOTAL EV PARKING STALLS
PROVIDED :4
LEGAL DESCRIPTION
REAL PROPERTY IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF
CALIFORNIA, DESCRIBED AS FOLLOWS:
PARCEL 1 AND 2 OF PARCEL MAP NO. 13955, IN THE CITY OF CARLSBAD, COUNTY OF
SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP FILED IN THE OFFICE OF
COUNTY RECORDER OF SAN DIEGO COUNTY ON SEPTEMBER 16, 1985 AS
INSTRUMENT NO. 85-340585 OF OFFICAL RECORDS.
APN: 210-170-08-00 (AFFECTS PARCEL 1)
AND 210-170-09-00 (AFFECTS PARCEL 2)
EXISTING CONDITION Q100:5.94 CFS
PROPOSED CONDITION Q100:5.42 CFS
VICINITY MAP
NOT TO SCALE1
BUILDING AREA UTILIZED
FOR PARKING CALCULATIONS
(EXCLUDING PATIO & 410 s.f.
FOR TRASH ENCLOSURE AND
BIKE STORAGE) :3,522 s.f.
PATIO DINING AREA:591 s.f. (243 s.f. + 348 s.f.)
5850 AVENIDA ENCINAS
CARLSBAD, CA 92008
5200 Buffington Road
Atlanta, Georgia 30349-2998
Phone: (404) 765-8000
Fax: (404) 684-8550
Information contained on this drawing and in alldigital files produced for above named projectmay not be reproduced in any manner withoutexpress written or verbal consent fromauthorized project representatives.
Chick-fil-A5200 Buffington RoadAtlanta, Georgia30349-2998
NO.DATE DESCRIPTION
REVISION SCHEDULE
A
FSR#CHICK-FIL-A1
B
C
D
E
A
B
C
D
E
234
1234
5
5
I:\Chick-fil-A\16-Jobs\16-168 5850 Avenida Encinas, Carlsbad, CA\Graphics\20 Custom Design\20.2 Schematic Design\001 04306 T-1.1.dwg Sheet No: T1.1Saved by:amin - Monday, September 27, 2021 8:15 AMPrinted by:Amin Atlaschi - September 27, 2021 8:16 AM
REVISED: 7-11-19
REVISED: 03-24-20
REVISED: 06-28-21
REVISED: 08-25-21
REVISED: 09-27-21
ATTACHMENT 6
P12 LC SML CUSTOM
GROSS 3,932 S.F.
TRASH ENCLOSUREW/STORAGE
AREA
LANDSCAPING
EXISTING CONC.
SIDEWALK
LANDSCAPING
NEW AREA
LIGHT - TYP.
TRANSFORMER
BIOFILTRATION BASIN
ADA PATH OFTRAVEL
40 SEATS
ROOF TOP MOUNTED 5KW
PHOTOVOLTAIC SYSTEM
SITE WALL
25'-8"EXI
S
T
I
N
G
10'
-
2
1
/
2
"
18'
25'
18'
2'
8'-
9
"24'-5 1/2"36'-6"18'
25'
6'
EV READY
128'-4"
8'
LAN
D
S
C
A
P
E
SET
B
A
C
K
10'4'-1"17'-11 1/2"64'
-
1
"
10'
-
6
1
/
2
"
NEW PROPOSEDTRAFFIC SIGNAL
TREE WELLS (3)INTERSTATE ROUTE NO. I-5AVENIDA ENCINASTREE WELLS (2)
PATIO SEATING
BIKE RACKS (4)
6'-
6
"
12'
PATIO AREA :348 S.F.
PATIO AREA :
243 S.F.
6'
7'5'8'-
6
"
2'-
8
"
SITE PLAN
SP-1
OCCUPANCY:
FIRE SPRINKLERED:
CONSTRUCTION TYPE:
SITE AREA:
BUILDING AREA - GROSS :
BUILDING AREA UTILIZED FOR
PARKING CALCULATIONS
(EXCLUDING PATIO & 410 S.F.
FOR TRASH ENCLOSURE AND
BIKE STORAGE) :
PATIO AREAS - GROSS :
PATIO AREA - FOR PARKING
CALCULATIONS :
BUILDING HEIGHT:
FAR:
ZONING:
BUILDING DATA
A2 (RESTAURANT)
YES
V-B
38,761 S.F. / 0.89 ACRES
3,932 S.F.
3,522 S.F.
591 S.F. (243 S.F. + 348 S.F.)
191 S.F. (591 S.F. - 400 S.F. ALLOWED)
24'-0"
.10
SEE TITLE SHEET T-1.1
STANDARD SPACES
REQUIRED:
TOTAL SPACES PROVIDED:
TOTAL SPACES REQUIRED:
BY THE OVERALL CENTER
TOTAL SPACES PROVIDED:
BY THE OVERALL CENTER
EVCS:
EVCS READY:
TOTAL
PARKING
FOR RESTAURANT LESS THAN
4,000 SF IN SIZE & FOR PATIOS
W/ ANY PORTION ABOVE 400 :
1 STALL / 100 SF OF GFA
3,713 SF (3,522 + 191) / 100 = 37
37 STALLS REQUIRED
41 (+ STALLS SHARED WITH
CENTER)
467 STALLS
473 STALLS
2
2
4
NOR
T
H
SITE PLAN
1" = 20'-0"1 2 VICINITY MAP
NTS
EASEMENT NOTES
4 ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM THE
HIGHWAY HAVE BEEN RELINQUISHED IN THE DOCUMENT RECORDED
JUNE 18, 1965 AS INSTRUMENT NO. 108756 OF OFFICIAL RECORDS.
7 ABUTTER'S RIGHTS OF INGRESS AND EGRESS TO OR FROM SAN DIEGOFREEWAY I-5 HAVE BEEN DEDICATED OR RELINQUISHED ON THE MAP OFPARCEL MAP NO.13955 OF PARCEL MAPS RECORDED SEPTEMBER 16,
1985.
11 THE TERMS, PROVISIONS AND EASEMENT(S) CONTAINED IN THE
DOCUMENT ENTITLED "AGREEMENT IN RE: GRANT OF RECIPROCAL
EASEMENTS AND DECLARATION OF COVENANTS AND RESTRICTIONS"
RECORDED DECEMBER 04, 1992 AS INSTRUMENT NO. 1992-0781617 OFOFFICIAL RECORDS.
Information contained on this drawing and in alldigital files produced for above named projectmay not be reproduced in any manner withoutexpress written or verbal consent fromauthorized project representatives.
ARCHITECT'S PROJECT #
PRINTED FOR
DATE
SHEET
SHEET NUMBER
DRAWN BY
Chick-fil-A5200 Buffington RoadAtlanta, Georgia30349-2998
NO.DATE DESCRIPTION
REVISION SCHEDULE
CUP RESUBMITTALA
FSR#CHICK-FIL-A1
B
C
D
E
A
B
C
D
E
234
1234
5
5
D:\Users\Simon.TUSTIN\Documents\Simon's Documents\Temp\002 04306 SP-1.dwg Sheet No: SP Saved by: amin - Thursday, September 30, 2021 11:08 AM Printed by: Simon Liang - September 30, 2021 11:24 AMI-5 & PALOMAR AIRPORT RD FSU5850 AVENIDA ENCINAS, CARLSBAD, CA04306
16-168
CUP Resumittal
08-25-21
AM
PROJECT: GPA 2019-0001/ ZC 2019-0001/ LCPA 2019-0002/ AMEND 2019-0004/ AMEND 2021-0011/ CDP 2019-0007 (DEV2018-0177)
REVISED: 06-28-21
REVISED: 08-25-21
REVISED: 09-27-21
EXISTING OFFICE BUILDING
HEIGHT = APPROX. 27'-6"
AREA = 6,086 S.F.
APN 210-170-08-00APN210-170-09-00Information contained on this drawing and in alldigital files produced for above named projectmay not be reproduced in any manner withoutexpress written or verbal consent fromauthorized project representatives.
Chick-fil-A5200 Buffington RoadAtlanta, Georgia30349-2998
NO.DATE DESCRIPTION
REVISION SCHEDULE
A
FSR#CHICK-FIL-A1
B
C
D
E
A
B
C
D
E
234
1234
5
5
I:\Chick-fil-A\16-Jobs\16-168 5850 Avenida Encinas, Carlsbad, CA\Graphics\20 Custom Design\20.2 Schematic Design\002 04306 SP-1A.dwg Sheet No: PSPSaved by:amin - Monday, June 28, 2021 11:06 AMPrinted by:Amin Atlaschi - August 25, 2021 9:14 AM
REVISED: 03-24-20
EXISTING SITE PLAN
1" = 20'-0"1
KITCHEN
(WORK AREA)
SERVING
(WORK AREA)
DINING
(PUBLIC AREA)MULTI-PURPOSE(WORK AREA)OFFICE
(WORK AREA)
SERVICE
(WORK AREA)
MENS
(PUBLIC AREA)
CLO
RR VEST.(PUBLIC AREA)
WOMENS(PUBLIC AREA)
FLOOR PLAN1
NET / GROSS BUILDING AREA = 3,522 S.F. (NET) / 3,932 S.F. (GROSS)
TRASH ENCLOSURE, BIKE STORAGE AND
ELECTRICAL AREA = 410 S.F.
4' 8'16'2'0
TRASH
BIKE
STORAGE
ELECTRIC WATER HEATER
DERIVING 40% FROM 5 KW
PV ARRAY ON ROOF
MOBILE
OREDERS
(WORK AREA)
Information contained on this drawing and in alldigital files produced for above named projectmay not be reproduced in any manner withoutexpress written or verbal consent fromauthorized project representatives.
ARCHITECT'S PROJECT #
PRINTED FOR
DATE
SHEET
SHEET NUMBER
DRAWN BY
Chick-fil-A5200 Buffington RoadAtlanta, Georgia30349-2998
NO.DATE DESCRIPTION
REVISION SCHEDULE
A
FSR#CHICK-FIL-A1
B
C
D
E
A
B
C
D
E
234
1234
5
5
I:\Chick-fil-A\16-Jobs\16-168 5850 Avenida Encinas, Carlsbad, CA\Graphics\20 Custom Design\20.2 Schematic Design\004 04306 A-1.1.dwg Sheet No: A-1.1 Saved by: amin - Monday, September 27, 2021 8:34 AM Printed by: Amin Atlaschi - September 27, 2021 8:35 AMI-5 & PALOMAR AIRPORT RD FSU5850 AVENIDA ENCINAS, CARLSBAD, CA04306
16-168
CUP Resumittal
08-25-21
AM
PROJECT: GPA 2019-0001/ ZC 2019-0001/ LCPA 2019-0002/ AMEND 2019-0004/ AMEND 2021-0011/ CDP 2019-0007 (DEV2018-0177)
FLOOR PLAN
A-1.1
2/A3.1
2/A3.1
1/A3.1
1/A3.1
REVISED: 6-24-19REVISED: 7-11-19REVISED: 11-22-19
REVISED: 03-24-20REVISED: 05-19-20
REVISED: 06-28-21REVISED: 09-27-21
ROOF PLAN1
4' 8'16'2'0
EF#4EF#3
EF#2 EF#1
RTU#1
RTU#2 RTU#3
CONDENSING
UNIT - TYP.
EF#5
ROOF ACCESS
60 MIL. PVC ROOF
OVER TAPERED
INSULATION - TYP.1/4"/1'-0"TYP.1/4"/1'-0"
TYP.
PRECAST
CONCRETE
STEEL TRELLIS
24'-0"
T.O. PARAPET
12'-0"
T.O. SHEATING
15'-3"
T.O. SHEATING
13'-4"
T.O. PARAPET
22'-6"
T.O. PARAPET
24'-0"
T.O. PARAPET
21'-6"
T.O. PARAPET
18'-0 1/2"
T.O. PARAPET
21'-6"
T.O. PARAPET R.D.
CANOPY TYP.
R.D.R.D.1/4"/1'-0"TYP.1/4"/1'-0"
TYP.
1/4"/1'-0"
TYP.
1/4"/1'-0"
TYP.
1/4"/1'-0"
TYP.
5KW PHOTOVOLTAIC
ARRAY
NORTH
SOLAR ZONE 2
242 SF.1/4"/1'-0"TYP.CANOPY TYP.
CANOPY TYP.
MDP
CAB.
Information contained on this drawing and in alldigital files produced for above named projectmay not be reproduced in any manner withoutexpress written or verbal consent fromauthorized project representatives.
ARCHITECT'S PROJECT #
PRINTED FOR
DATE
SHEET
SHEET NUMBER
DRAWN BY
Chick-fil-A5200 Buffington RoadAtlanta, Georgia30349-2998
NO.DATE DESCRIPTION
REVISION SCHEDULE
A
FSR#CHICK-FIL-A1
B
C
D
E
A
B
C
D
E
234
1234
5
5
I:\Chick-fil-A\16-Jobs\16-168 5850 Avenida Encinas, Carlsbad, CA\Graphics\20 Custom Design\20.2 Schematic Design\004 04306 A-1.7.dwg Sheet No: A-1.7 Saved by: amin - Monday, August 16, 2021 3:11 PM Printed by: Amin Atlaschi - August 25, 2021 9:30 AMI-5 & PALOMAR AIRPORT RD FSU5850 AVENIDA ENCINAS, CARLSBAD, CA04306
16-168
CUP Resumittal
08-25-21
AM
PROJECT: GPA 2019-0001/ ZC 2019-0001/ LCPA 2019-0002/ AMEND 2019-0004/ AMEND 2021-0011/ CDP 2019-0007 (DEV2018-0177)
ROOF PLAN
A-1.7
REVISED: 6-24-19REVISED: 7-11-19REVISED: 11-22-19REVISED: 6-28-21
SOUTH ELEVATION1
NORTH ELEVATION2
0'-0" FINISH SLAB
22'-6"T.O. PARAPET
0'-0" FINISH SLAB
24'-0"T.O.PARAPET
14'-0 1/2"
T.O. T.E.
21'-6"T.O. PARAPET
0'-0"
FINISH SLAB
24'-0"T.O.FRAMING
7'-0"
C.O. LIGHT FIXTURE
14'-8"
B.O. SIGN
21'-6"T.O.PARAPET
14'-0 1/2"
4' 8'16'2'0
9'-6"
B.O.HEADER
22-6"T.O. PARAPET
18'-0 1/2"
21-6"
T.O. PARAPET
15'-10"
B.O. SIGN
1'-9" T.O. SILL
1'-9" T.O. SILL
Information contained on this drawing and in alldigital files produced for above named projectmay not be reproduced in any manner withoutexpress written or verbal consent fromauthorized project representatives.
ARCHITECT'S PROJECT #
PRINTED FOR
DATE
SHEET
SHEET NUMBER
DRAWN BY
Chick-fil-A5200 Buffington RoadAtlanta, Georgia30349-2998
NO.DATE DESCRIPTION
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I:\Chick-fil-A\16-Jobs\16-168 5850 Avenida Encinas, Carlsbad, CA\Graphics\20 Custom Design\20.2 Schematic Design\005 04306 A-2.1.dwg Sheet No: A-2.1 Saved by: amin - Monday, August 16, 2021 3:11 PM Printed by: Amin Atlaschi - August 25, 2021 9:31 AMI-5 & PALOMAR AIRPORT RD FSU5850 AVENIDA ENCINAS, CARLSBAD, CA04306
16-168
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PROJECT: GPA 2019-0001/ ZC 2019-0001/ LCPA 2019-0002/ AMEND 2019-0004/ AMEND 2021-0011/ CDP 2019-0007 (DEV2018-0177)
EXTERIOR ELEVATIONS
A-2.1
REVISED: 6-24-19REVISED: 7-11-19REVISED: 11-22-19REVISED: 06-10-21REVISED: 06-28-21
WEST ELEVATION1
EAST ELEVATION2
0'-0" FINISH SLAB
24'-0"T.O. FRAMING
0'-0" FINISH SLAB
22'-6"
T.O.PARAPET
14'-0 1/2"
T.O. T.E.
0'-0" FINISH SLAB 0'-0" FINISH SLAB
18'-0 1/2"
4' 8'16'2'0
10'-1 1/2"B.O. TRELLIS
21'-6"T.O. PARAPET
8'-0"B.O. STOREFRONT
15'-9"B.O.SIGN
9'-8"
B.O. AWNING
21'-6"T.O.PARAPET
24'-0"T.O. FRAMING
14'-0 1/2"
T.O. T.E.
22'-6"T.O. PARAPET
24'-0"T.O. PARAPET
14'-10"
B.O.SIGN
1'-9" T.O. SILL1'-9" T.O. SILL
Information contained on this drawing and in alldigital files produced for above named projectmay not be reproduced in any manner withoutexpress written or verbal consent fromauthorized project representatives.
ARCHITECT'S PROJECT #
PRINTED FOR
DATE
SHEET
SHEET NUMBER
DRAWN BY
Chick-fil-A5200 Buffington RoadAtlanta, Georgia30349-2998
NO.DATE DESCRIPTION
REVISION SCHEDULE
A
FSR#CHICK-FIL-A1
B
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I:\Chick-fil-A\16-Jobs\16-168 5850 Avenida Encinas, Carlsbad, CA\Graphics\20 Custom Design\20.2 Schematic Design\006 04306 A-2.2.dwg Sheet No: A-2.2 Saved by: amin - Monday, August 16, 2021 3:11 PM Printed by: Amin Atlaschi - August 25, 2021 9:31 AMI-5 & PALOMAR AIRPORT RD FSU5850 AVENIDA ENCINAS, CARLSBAD, CA04306
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PROJECT: GPA 2019-0001/ ZC 2019-0001/ LCPA 2019-0002/ AMEND 2019-0004/ AMEND 2021-0011/ CDP 2019-0007 (DEV2018-0177)
EXTERIOR ELEVATIONS
A-2.2
REVISED: 6-24-19REVISED: 7-11-19REVISED: 11-22-19REVISED: 06-10-21REVISED: 06-28-21
SECTION1
SECTION2
0'-0" FINISH SLAB 0'-0" FINISH SLAB
24'-0"T.O.PARAPET
0'-0" FINISH SLAB 0'-0" FINISH SLAB
30" DEEP OPEN WEB TRUSSES
SPACED 32" O.C.
SUSPENDED CEILING
KITCHEN
10'-0"
B.O. LAY-IN
15'-3"B.O. FRAMING
FRP OVER 1/2"
GYPSUM BOARD.
TILE OVER 5"
CONCRETE SLAB.
1 1/2" EIFS OVER 1/2" PLYWOODSHEATHING OVER 2X6 WOOD
STUDS SPACED 16" WITH R-21FIBERGLAS BATT INSULATION.
30" DEEP OPEN WEB TRUSSES
SPACED 32" O.C.
SUSPENDED CEILING
KITCHEN DINING
1 1/2" EIFS OVER 1/2" PLYWOOD
SHEATHING OVER 2X6 WOODSTUDS SPACED 16" WITH R-21FIBERGLAS BATT INSULATION.
5" CONCRETE
1/4" FIBER CEMENT PANELOVER 1/2" PLYWOODSHEATHING.
60 MIL PVC ROOF OVER 6"(R-30) RIDGE FOAM
INSULATION OVER 5/8"
PLYWOOD SHEATHING.
15'-3"
B.O. FRAMING
21'-6"T.O. PARAPET
18'-0 1/2"
T.O. FRAMING
21'-6"
T.O. PARAPET
60 MIL PVC ROOF OVER 6"(R-30) RIDGE FOAM
INSULATION OVER 5/8"
PLYWOOD SHEATHING.
1" STONE VENEER OVER 3/4"
SCRATCH & BROWN COATSOVER 1/2" PLYWOOD
SHEATHING OVER 2X6 WOODSTUDS SPACED 16" WITH R-21FIBERGLAS BATT INSULATION.
10'-0"B.O.LAY-IN
1 1/2" EIFS OVER 1/2" PLYWOODSHEATHING OVER 2X6 WOOD
STUDS SPACED 16" WITH R-21
FIBERGLAS BATT INSULATION.
9'-8"
B.O. AWNING
HVAC EQUIPMENTOUTLINE
HVAC EQUIPMENTOUTLINE
Information contained on this drawing and in alldigital files produced for above named projectmay not be reproduced in any manner withoutexpress written or verbal consent fromauthorized project representatives.
Chick-fil-A5200 Buffington RoadAtlanta, Georgia30349-2998
NO.DATE DESCRIPTION
REVISION SCHEDULE
A
FSR#CHICK-FIL-A1
B
C
D
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A
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I:\Chick-fil-A\16-Jobs\16-168 5850 Avenida Encinas, Carlsbad, CA\Graphics\20 Custom Design\20.2 Schematic Design\007 04306 A-3.1.dwg Sheet No: A-3.1Saved by:amin - Monday, August 16, 2021 4:14 PMPrinted by:Amin Atlaschi - August 25, 2021 9:32 AM
REVISED: 7-11-19
LANDCADD 1987
LSP
LANDCADD 1987
SP
Information contained on this drawing and in alldigital files produced for above named projectmay not be reproduced in any manner withoutexpress written or verbal consent fromauthorized project representatives.
ARCHITECT'S PROJECT #
PRINTED FOR
DATE
SHEET
SHEET NUMBER
DRAWN BY
Chick-fil-A5200 Buffington RoadAtlanta, Georgia30349-2998
NO.DATE DESCRIPTION
REVISION SCHEDULE
A
FSR#CHICK-FIL-A1
B
C
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\\Mac\Dropbox for Business\Hourian Team Folder\Projects\CFA\New Locations\CA\CFA I-5 & Palomar, Carlsbad,CA_4306\05-04306-L1.0-L1.1PLP.dwg Sheet No: PRELIMINARY LANDSCAPE PLAN Saved by: nicolenunn - Thursday, August 26, 2021 10:08 AM Printed by: Nicolenunn - August 26, 2021 10:09 AMI-5 & PALOMAR AIRPORT RD FSU5850 AVENIDA ENCINAS, CARLSBAD, CA04306
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PROJECT: GPA 2019-0001/ ZC 2019-0001/ LCPA 2019-0002/ AMEND 2019-0004/ AMEND 2021-0011/ CDP 2019-0007 (DEV2018-0177)
PRELIMINARY LANDSCAPE
PLAN
Information contained on this drawing and in alldigital files produced for above named projectmay not be reproduced in any manner withoutexpress written or verbal consent fromauthorized project representatives.
ARCHITECT'S PROJECT #
PRINTED FOR
DATE
SHEET
SHEET NUMBER
DRAWN BY
Chick-fil-A5200 Buffington RoadAtlanta, Georgia30349-2998
NO.DATE DESCRIPTION
REVISION SCHEDULE
A
FSR#CHICK-FIL-A1
B
C
D
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\\Mac\Dropbox for Business\Hourian Team Folder\Projects\CFA\New Locations\CA\CFA I-5 & Palomar, Carlsbad,CA_4306\05-04306-L1.0-L1.1PLP.dwg Sheet No: PRELIMINARY LANDSCAPE PLAN Saved by: nicolenunn - Thursday, August 26, 2021 10:08 AM Printed by: Nicolenunn - August 26, 2021 10:08 AMI-5 & PALOMAR AIRPORT RD FSU5850 AVENIDA ENCINAS, CARLSBAD, CA04306
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PROJECT: GPA 2019-0001/ ZC 2019-0001/ LCPA 2019-0002/ AMEND 2019-0004/ AMEND 2021-0011/ CDP 2019-0007 (DEV2018-0177)
PRELIMINARY LANDSCAPE
PLAN
Information contained on this drawing and in alldigital files produced for above named projectmay not be reproduced in any manner withoutexpress written or verbal consent fromauthorized project representatives.ARCHITECT'S PROJECT #PRINTED FORDATESHEETSHEET NUMBERDRAWN BYChick-fil-A5200 Buffington RoadAtlanta, Georgia30349-2998NO.DATEDESCRIPTIONREVISION SCHEDULEAFSR#CHICK-FIL-A1B CDEABCDE234123455C:\Users\vbova\Documents\My Data\Business\Victoria Bovard ASLA\Consulting\2021\290-Hourian\Projects\CFA I-5-Palomar\Working CAD\05-04306-L1.2PWCP.dwg Sheet No: PRELIMINARY WATER CONSERVATION PLAN Saved by: vbova - Wednesday, July 07, 2021 10:22 AM Printed by: Victoria Bovard - July 7, 2021 10:27 AM
I-5 & PALOMAR AIRPORT RD FSU
5850 AVENIDA ENCINAS, CARLSBAD, CA0430616-1687-7-21VB JGHDateRenewal DateSignature12889-30-217-7-21hourianassociateslandscape architecture + designp: 949.489-5623107 avenida miramar , suite d san clemente , california 92672, inc.PRELIMINARY WATERCONSERVATION PLAN(40.0)(0.62)[(0.45 X 14,873 + (0.55 X 0)] = 170,324 GAL/YR165,983AAATREESSHRUBSSHRUBSBDD0.50.30.543211,4952,9462.9%77.3%19.8%14,87340.024.80.50 0.30 0.50432 11,496 2,946216.0 3,448.8 1,473.00.75 0.80 0.80288.0 4,311.0 1,841.36,440.3159,719MODLOWGPA2019-0001/ ZC2019-0001/ LCPA2019-0002/AMEND2019-0004/ PUD2019-0003/ CDP2019-0003/ (DEV2018-0177)MOD
Information contained on this drawing and in alldigital files produced for above named projectmay not be reproduced in any manner withoutexpress written or verbal consent fromauthorized project representatives.
ARCHITECT'S PROJECT #
PRINTED FOR
DATE
SHEET
SHEET NUMBER
DRAWN BY
Chick-fil-A5200 Buffington RoadAtlanta, Georgia30349-2998
NO.DATE DESCRIPTION
REVISION SCHEDULE
A
FSR#CHICK-FIL-A1
B
C
D
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\\Mac\Dropbox for Business\Hourian Team Folder\Projects\CFA\New Locations\CA\CFA I-5 & Palomar, Carlsbad,CA_4306\05-04306-L1.3-NR.dwg Sheet No: NOTES & REPORTS Saved by: nicolenunn - Thursday, August 26, 2021 10:53 AM Printed by: Nicolenunn - August 26, 2021 10:54 AMI-5 & PALOMAR AIRPORT RD FSU5850 AVENIDA ENCINAS, CARLSBAD, CA04306
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PROJECT: GPA 2019-0001/ ZC 2019-0001/ LCPA 2019-0002/ AMEND 2019-0004/ AMEND 2021-0011/ CDP 2019-0007 (DEV2018-0177)
ARBORIST & SOILS REPT.PLANTING NOTESMAINTENANCE RESP.
NOTESMAINTENANCE RESPONSIBILITYSOILS REPORT SCALE: 1" = 50'-0"DATED MAY 14, 2019
ARBORIST REPORT DATED MAY 8, 2019
3-8-19
3-11-19
6-7-19
6-28-19
7-10-19
11-1-19
12-13-19
03-30-20
05-04-21
06-03-21
06-23-21
06-29-21
07-07-21
08-23-21
0 10 20 30
WEST ELEVATION NORTH ELEVATION
COLOR AND MATERIAL LEGEND
STC-1
Note:
All roof top mechanical equipment shall be located in
equipment well and screened from view by parapet walls.
File Name: 04306-P12-LC-SMALL-Elevations
Painted Stucco - Sherwin Williams - #SW7541 "Grecian Ivory"
Precast Concrete - 365 Precast - Color "Natural Gray"
STC-2 Painted Stucco - Sherwin Williams - #SW7549 "Studio Taupe"
STN-1
STC-3 Painted Stucco - Sherwin Williams - #SW7068 "Grizzle Gray"
Stone Veneer - Coronado Stone - Hill Country Limestone - "Bandera"
PCC-1
ALU-1 Aluminum - Dark BronzePRELIMINARY ELEVATIONS
I-5 & Palomar Airport Rd. FSU (Carlsbad, CA)
EAST ELEVATION SOUTH ELEVATION
Stone Veneer STN-1
Stucco STC-1
Aluminum ALU-1
Stucco STC-2
Precast Concrete PPC-1
23'-5 27/64"21'-2 11/64"Stucco STC-221'-6 1/64"24'-1/64"Stucco STC-2
Stucco STC-2
Stucco STC-1
Aluminum ALU-1
Stone Veneer STN-1
Stone Veneer STN-1
3-8-19
3-11-19
6-7-19
6-28-19
7-10-19
11-1-19
12-13-19
03-30-20
05-04-21
06-03-21
06-23-21
06-29-21
07-07-21
08-23-21
SOUTHWEST VIEW
File Name: 04306-P12-LC-SMALL-Elevations
PRELIMINARY RENDERINGS
I-5 & Palomar Airport Rd. FSU (Carlsbad, CA)
3-8-19
3-11-19
6-7-19
6-28-19
7-10-19
11-1-19
12-13-19
03-30-20
05-04-21
06-03-21
06-23-21
06-29-21
07-07-21
08-23-21
NORTHEAST VIEW
File Name: 04306-P12-LC-SMALL-Elevations
PRELIMINARY RENDERINGS
I-5 & Palomar Airport Rd. FSU (Carlsbad, CA)
3-8-19
3-11-19
6-7-19
6-28-19
7-10-19
11-1-19
12-13-19
03-30-20
05-04-21
06-03-21
06-23-21
06-29-21
07-07-21
08-23-21
SOUTHEAST VIEW
File Name: 04306-P12-LC-SMALL-Elevations
PRELIMINARY RENDERINGS
I-5 & Palomar Airport Rd. FSU (Carlsbad, CA)
3-8-19
3-11-19
6-7-19
6-28-19
7-10-19
11-1-19
12-13-19
03-30-20
05-04-21
06-03-21
06-23-21
06-29-21
07-07-21
08-23-21
NORTHWEST VIEW
File Name: 04306-P12-LC-SMALL-Elevations
PRELIMINARY RENDERINGS
I-5 & Palomar Airport Rd. FSU (Carlsbad, CA)
3-8-19
3-11-19
6-7-19
6-28-19
7-10-19
11-1-19
12-13-19
03-30-20
05-04-21
06-03-21
06-23-21
06-29-21
07-07-21
08-23-21
BIRD'S EYE VIEW SOUTHWEST
File Name: 04306-P12-LC-SMALL-Elevations
PRELIMINARY RENDERINGS
I-5 & Palomar Airport Rd. FSU (Carlsbad, CA)
3-8-19
3-11-19
6-7-19
6-28-19
7-10-19
11-1-19
12-13-19
03-30-20
05-04-21
06-03-21
06-23-21
06-29-21
07-07-21
08-23-21
BIRD'S EYE VIEW SOUTHWEST
File Name: 04306-P12-LC-SMALL-Elevations
PRELIMINARY RENDERINGS
I-5 & Palomar Airport Rd. FSU (Carlsbad, CA)
3-8-19
3-11-19
6-7-19
6-28-19
7-10-19
11-1-19
12-13-19
03-30-20
05-04-21
06-03-21
06-23-21
06-29-21
07-07-21
08-23-21
BIRD'S EYE VIEW NORTHWEST
File Name: 04306-P12-LC-SMALL-Elevations
PRELIMINARY RENDERINGS
I-5 & Palomar Airport Rd. FSU (Carlsbad, CA)
3-8-19
3-11-19
6-7-19
6-28-19
7-10-19
11-1-19
12-13-19
03-30-20
05-04-21
06-03-21
06-23-21
06-29-21
07-07-21
08-23-21
BIRD'S EYE VIEW NORTHWEST
File Name: 04306-P12-LC-SMALL-Elevations
PRELIMINARY RENDERINGS
I-5 & Palomar Airport Rd. FSU (Carlsbad, CA)
MEMORANDUM
H:\PDATA\173920\Admin\Reports\Environmental\IS-MND\10_Final Published\LLG Support\LLG Responses_CFA_Rdln_(rev2).docx
To: Shannon Harker City of Carlsbad
Date: October 29, 2021
From: Walter B. Musial, PE & Roman Lopez, PTP LLG, Engineers
LLG Ref: 3-19-3103
Subject: Chick-Fil-A I-5 & Palomar Airport Road MND – Responses to non-environmental Local Mobility Analysis comments
Linscott, Law & Greenspan, Engineers (LLG) has prepared this memo to present responses to comments received during the environmental review process pertaining
to the Local Mobility Analysis (LMA) prepared for the Chick-Fil-A I-5 & Palomar Airport Road project. This memo presents the context of the comments received pertaining to the LMA followed by responses.
Introduction Senate Bill (SB) 743, (2013), changed the way that transportation impacts are
analyzed under the California Environmental Quality Act (CEQA). Specifically, SB 743 required the Governor’s Office of Planning and Research (OPR) to amend the CEQA Guidelines to provide for the elimination of auto delay, Level of Service (LOS), and similar measurements of vehicular roadway capacity and traffic congestion as the basis for determining significant transportation impacts. (Guidelines
§ 15064.3.) Starting July 1, 2020, automobile delay and level of service (LOS) mayno longer be used as the performance measure to determine the transportation impactsof land development projects under CEQA. Instead, the use of a Vehicle MilesTraveled (VMT) metric has been recommended by OPR. These recent revisions toCEQA promote statewide GHG, air quality, and transportation goals. (CEQA
Guidelines section 15064.3, subdivision (a).)
To evaluate the transportation impacts associated with the Chick-Fil-A I-5 & Palomar Airport Road development project under CEQA, a VMT analysis was prepared for the project as required under CEQA and City Guidelines.
On June 16, 2020, the City adopted city-wide thresholds of significance and screening
criteria for VMT analysis in CEQA documents. City staff has reviewed the VMT analysis presented in the Draft MND and has determined it is consistent with adopted City requirements.
A Local Mobility Analysis (LMA) was also prepared for the project to evaluate conformance with city plans and policies relating to transportation facilities. The
LMA discussed LOS and other city transportation requirements and does not analyze the project’s transportation impacts for purposes of the project’s CEQA analysis.
The City received comments on the Draft MND for the Chick-Fil-A I-5 & Palomar Airport Road project addressed to the LMA or to other issues that City staff has determined do not raise an environmental issue under CEQA in this regulatory context.
For informational purposes, the following responses to these comments are provided.
ATTACHMENT 7
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These responses are coded to correspond to the alphanumeric label for the comment contained in the Final MND for the project, which is incorporated by reference herein.
Comment Letter 3, Steve Linke
Comment 3-1
The comment states that most of the comment letter refers to the LMA. The comment is acknowledged.
Comment 3-2
This comment claims that reference to VMT analysis to evaluate whether the project will adversely impact traffic circulation and whether the street system can properly handle project traffic is incorrect. While the project’s transportation impacts under CEQA were properly evaluated using VMT, the project’s Local Mobility Analysis, prepared in accordance with the City’s Transportation Impact Analysis Guidelines, also
identified and addressed local street system deficiencies as follows:
• An existing turn pocket deficiency for the westbound left turn from Palomar Airport Road to Avenida Encinas was identified. This turn pocket is constructed to its maximum practical length given existing intersection spacing and the
project does not add any traffic to this turn movement.
• The main project driveway was shown to operate with unacceptable delay as an unsignalized intersection. A traffic signal will be constructed to provide improved operations.
• MMLOS analysis identified a gap in the pedestrian network based on the lack of a pedestrian crossing between the east and west sides of Avenida Encinas. The proposed traffic signal will also address this deficiency.
• The project triggers Mobility Element policy requirements for transportation
demand management (TDM) and transportation systems management (TSM). The project will prepare a TDM plan while the proposed signal will satisfy the TSM requirements.
Comment 3-3
This comment states that the project inadequately evaluated pedestrian multi-modal
level of service (MMLOS) in the study area. The comment states that the project analysis erred by not evaluating pedestrian conditions on Avenida Encinas north of the project.
The TIA Guidelines require projects to evaluate existing or proposed pedestrian facilities that provide pedestrian access on the side of the street where the project is
located, extending in either direction of travel. The existing sidewalk on the east side of Avenida Encinas terminates just north of the project site. For approximately 1,800-feet to the north of this location there is no sidewalk on the east side of the roadway. There are no sidewalk facilities, existing or proposed, north of the project site. Due to
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its proximity to I-5, there will never be any land uses developed on the east side of Avenida Encinas along this stretch, and no sidewalk will be built. Consistent with the
City’s TIA Guidelines, pedestrian LOS analysis was not performed for Avenida Encinas north of the project site.
Nonetheless, the lack of an existing or proposed sidewalk is not used to evade the project’s responsibility to contribute to adequate pedestrian mobility in the local area. The lack of pedestrian connectivity to/from Avenida Encinas north of the project site
is a real issue and the TIA Guidelines state that gaps in the pedestrian network may also be considered an impact.
The project addresses this gap through provision of the traffic signal at its main driveway, which will provide a controlled pedestrian crossing between the east and west sides of Avenida Encinas. The next closest controlled crossing is at Palomar
Airport Road, some 1,000 feet to the south. This is not merely a theoretical benefit. The project is one of several restaurants located on the east side of Avenida Encinas, while the west side is primarily office and industrial park. The provision of a signalized pedestrian crossing will allow for increased interaction between these complementary land uses without the need for a vehicle, and substantial pedestrian activity would be
expected.
Comment 3-4
This comment states that the existing southbound left turn pocket to the main project driveway is inadequate to handle new project traffic and should be analyzed and improved, if necessary.
Per the TIA Guidelines, intersection left turn queue assessment is not required for approaches on roadway segments not subject to vehicular LOS. No queueing analysis at the new signalized intersection was included in the Local Mobility Analysis (LMA) or reviewed by staff.
The Synchro traffic analysis software provides queue calculations and considers
several variables including traffic volumes and lane configurations for all movements as well as detailed signal timing and phasing parameters. Turning movement queues for the proposed signal were calculated using Synchro. The queueing results shown in this memo assume protected north-south signal phasing and permissive east-west
phasing. The initial LOS analysis presented in the LMA assumed permissive, rather
than protected, north-south phasing. Under these conditions, the queues, as calculated by Synchro, were contained within the existing turn pocket storage. However, after consideration of site-specific factors and context LLG recommends protected north-south signal phasing as analyzed here.
Based on the results shown in the table below, the 95th percentile queue is not contained
in the existing turn pocket. The existing turn pocket should be extended within the existing median to provide a minimum of 140 feet of storage for southbound left turning vehicles; no roadway widening is assumed. The LMA will be amended to
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include this analysis and the site plan will be revised to depict this turn pocket extension. A condition of approval to extend the left-turn lane storage will be included
for the project.
QUEUE ANALYSIS – AVENIDA ENCINAS / MAIN PROJECT DRIVEWAY
Intersection Movement
Storage (Existing)
Existing + Cumulative + Project
(ft) Queue (ft)
3. Avenida Encinas / Main Project Driveway
SBL 110 122
NBL 70 29
General Notes:
95th percentile queues shown.
Queues shown are the highest of AM, mid-day, and PM peak hours.
Comment 3-5
This comment states that Transportation System Management (TSM) should be
required to mitigate project traffic effects on the Avenida Encinas / Palomar Airport Road intersection. The comment notes that the project is estimated to add 53 left turns from southbound Avenida Encinas to eastbound Palomar Airport Road and asserts that the sentence from the LMA which says “the Project will not add 50 or more AM/PM peak hour trips to any street subject to vehicular level of service” is misleading.
Based on the Project’s traffic assignment, it is estimated that the Project would add a maximum of 56 directional peak hour trips to Palomar Airport Road, in the westbound direction between I-5 and Avenida Encinas during the mid-day peak hour. Palomar Airport Road is an Arterial Street per the City’s Mobility Element, subject to Auto LOS. However, this portion of the facility has been declared exempt from the vehicle
LOS standard, consistent with Mobility Element policy 3-P.9. Therefore, the statement in the LMA is accurate. Moreover, the Project’s maximum trip generation occurs during the mid-day, which is off-peak relative to the AM/PM commuter peak hours which are typically studied. The mid-day period was studied in this instance to understand the local effects of the Project, particularly at its main driveway.
This comment also states that southbound approach of Avenida Encinas at Palomar Airport Road will be inadequate to handle left-turn and through traffic with the addition of the project.
As described in the comment, the southbound left turn from Avenida Encinas to eastbound Palomar Airport Road is accommodated in two turn lanes (one dedicated,
one shared through/left). Additional lanes are not feasible within the available right-of-way; nor would they be advisable within the context of the City’s Livable Streets typology as provided by the Mobility Element. Avenida Encinas is a Neighborhood
Shannon Harker October 29, 2021 Page 5
H:\PDATA\173920\Admin\Reports\Environmental\IS-MND\10_Final Published\LLG Support\LLG Responses_CFA_Rdln_(rev2).docx
Connector Street designed to safely move all modes of travel while enhancing mobility for pedestrians and bicyclists. Vehicular Level of Service is not emphasized, and
queueing analysis is not required on Avenida Encinas per City guidelines.
Nonetheless, potential queueing in these lanes does not represent a critical flaw for vehicular operations on southbound Avenida Encinas. Unlike a protected left-turn where an exclusive left-turn lane receives a dedicated phase in the signal timing plan, southbound left-turning and through traffic share the middle lane and receive the same
green time from the traffic signal. If queueing in the combined left-turn/through lane exceed the storage length of the dedicated left turn lane, though traffic will not be impeded when the southbound approach receives green time from the signal.
This comment also states that an Intersection Control Evaluation (ICE) should be performed at the intersection of Avenida Encinas / Palomar Airport Road, and the
developer should pay its fair share to any improvements identified.
Ultimately, the project will satisfy City TSM requirements related to Mobility Element Policy 3-P.11 via the proposed traffic signal on Avenida Encinas, which will also provide immediate pedestrian access benefits to the area.
Comment 3-6
This comment states that the preparation of a “Tier 1” TDM plan as required by the City’s TDM Ordinance and TDM Handbook is inadequate to address the project traffic effects on Palomar Airport Road. The comment also states that the regulations and guidelines in the TDM Ordinance/TDM Handbook do not serve the purpose of Mobility Element Policy 3-P.11, which is the nexus for requiring this project to prepare
a TDM plan. This policy requires developments which contribute traffic to a roadway exempted from vehicle LOS, such as the Palomar Airport Road in the local area, to implement TDM strategies. The policy is not specific on TDM plan requirements for development projects that must comply.
The purpose of providing tiered requirements is that these are the trips which may be
reasonably and effectively targeted by TDM strategies in the absence of specific policy requirements. Project-level TDM strategies will have a nominal effect on customer trips. The City may implement larger scale improvements consistent with the Mobility Element and MMLOS policies, including road diets, traffic calming, and bicycle
facilities to promote biking and walking, but these improvements are beyond the scale
of an individual project TDM plan. The recent road diet on Avenida Encinas is one example of such an improvement.
cc: File
ATTACHMENT 8
7/18/2019
City of Carlsbad
Planning Division
ATTN : Shannon Harker
EC::IVE
JUL 2 ~ 2019
CITY OF CARLSBAD
PLANNING DIVISION
SUBJECT: Project Outreach Report for Informational Meeting on Proposed Chick-fil-A restaurant at 5850 Avenida
Encinas and A Planned Development Permit, A General Plan Amendment, Coastal Development, Local Coastal Plan
Amendment, Zone Change and Site Development Permit Amendment to allow for 100% Restaurant use -Project
Numbers as follows: PUD2019-0003, CDP2019-0007, GPA2019-0001, LCPA2019-0002, ZC2019-0001, AMEND2019-
0004.
Chick-fil-A, Inc. and sub-consultants including 4G Development & Consulting, and Rath Miller conducted an
Enhanced Stakeholder Program for the Chick-fil-A restaurant and discretionary permits proposed for 5850 Avenida
Encinas, Project No. PUD2019-0003, CDP2019-0007, GPA2019-0001, LCPA2019-0002, ZC2019-0001, AMEND2019-
0004 in conformance with Carlsbad Council Policy No. 84, Development Project Public Involvement Policy. The
outreach included the following, described below.
A Community Outreach Event was held on June 18, 2019 at 6:00pm, on the front lawn of the project site, located
at 5850 Avenida Encinas. Notices (see Exhibit 1) of the meeting were mailed 14 days in advance to 23 property
owners located within 1200 ft and 75 occupants within 100 ft of the project site boundary (see Stakeholder's
database -Exhibits 2a & 2b).
Approximately 36 individuals were in attendance, including the general and regional manager of the ln-N-Out
restaurant, employees of the nearby Tidewater, Inc., and several other members of the community. A sign-in sheet
was provided for attendees, as well as the option to provide comments. The sign-in sheet contains the names and
contact information for 31 event attendees as seen in Exhibit 3. For the event, the project team had five 24" x 36"
exhibits on display which showed the project elevations, preliminary renderings of the site plan and landscaping,
and a site plan with project data (see Exhibit 4).
Chick-fil-A provided refreshments and the project team interacted with community members, answering questions
about the site layout, weekly and hourly operations, and expected time of the restaurant's opening. Questions and
comments were recorded by a member of the project team, and can be found in Exhibit SA. Comment cards are
provided as part of Exhibit 58 . The event lasted approximately 1.5 hours, and photos of the event are displayed in
Exhibit 6.
Sincerely,
Jennifer Daw
Principal Development Lead
P: (404.305.4834
E: jennifer.daw@cfacorp.com
Use Code Zone VrBlt Units §9.E! SaleAmt Phone SaleDt
1 Parcel: 2 1 0-090-07-00 Site: *CARLSBAD CA
Owner: STATE OF CALIFORNIA Mail:
01/11/1974
2 Parcel: 210-090-08-00 Site: *CARLSBAD CA
Owner: NORTH SAN DIEGO COUNTY TRANS IT D Mail:
07/07/1967
3 Parcel: 210-090-18-00 Site:*CARLSBAD CA
Owner: NORTH SAN DIEGO COUNTY TRANSIT D Mail:
03/30/1977
4 Parcel: 210-090-42-00 Site: AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: CCC-CARLSBAD LLC Mail: 236 s SIERRA AVE lOO*SOLANA BEACH CA 92075
VACANT INDUSTRIAL M 1 $28,200,000F 11/07/2018
5 Parcel: 210-090-45-00 Site: 5411 AVENIDA ENCINAS 5451 *CARLSBAD CA 92008
Owner: GILDRED OP LLC Mail: 550 W C ST 1820*SAN DIEGO CA 92101
LIGHT INDUSTRIAL M 1986 1 86,432 $14,600,000F 08/31/2017
6 Parcel: 210-090-48-00 Site: 5973 AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: PACIFI C VIEW PLAZA I NVESTORS Mail: 1201 DOVE ST 650*NEWPORT BEACH CA 92660
STORES, RETAIL OUTLET M 1987 1 51,695 $13,000,000F 12/03/2014
7 Parcel: 210-090-50-00 Site: 5600 AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: MART-CARLSBAD LLC Mail: 236 s SIERRA AVE lOO*SOLANA BEACH CA 92075
STORES, RETAIL OUTLET M 1980 1 99,999 $12,500,000F 07/16/2013
8 Parcel: 210-090-51-00 Site: 5825 AVENIDA ENCINAS 5875*CARLSBAD CA 92008
Owner: CARLSBAD POINT CORP Mail:PO BOX 178870*SAN DIEGO CA 92177
WAREHOUSE, STORAGE M 1992 82,018 $4 ,400,000F 09/16/1994
9 Parcel: 210-100-04-00 Site:*CARLSBAD CA
Owner: STATE OF CALIFORNIA Mail:
01/11/1974
10 Parcel:210-100-07-00 Site: 665 PALOMAR AIRPORT RD*CARLSBAD CA 92011
Owner: GLS LLC Mail: 11999 SAN VICENTE BLVD 335*LOS ANGELES CA 90049
SERVICE STATION, GAS C 1970 1 1,827 07/22/1993
11 Parcel: 210-100-10-00 Site: *CARLSBAD CA
Owner: STATE OF CALIFORNIA Mail:
01/11/1974
12 Parcel: 210-100-11-00 Site:*CARLSBAD CA
Owner: NORTH SAN DIEGO COUNTY TRANSIT D Mail:
03/30/1977
13 Parcel: 210-100-17-00 Site: 701 PALOMAR AIRPORT RD*CARLSBAD CA 92011
Owner: BROOKWOOD PACIFIC OFFICE I LLC 2 Mail:138 CONANT ST*BEVERLY MA 01915
STORES, RETAIL OUTLET C 1987 1 50 ,700 $32,150,000F 06/26/2015
14 Parcel: 210-100-19-00 Site: 6450 CARLSBAD BLVD*CARLSBAD CA 92011
Owner:WAVE CREST RESORTS III LLC Mail: 829 2ND ST A*ENCINITAS CA 92024
HOTEL/MOTEL C 161 05/12/1999
Use Code Zone YrBlt Units §gE! SaleAmt Phone SaleDt
15 Parcel:210-100-20-00 Site: PALOMAR AIRPORT RD*CARLSBAD CA 92011
Owner: CITY OF CARLSBAD Mail:PALOMAR AIRPORT RD*CARLSBAD CA 92011
11/17/1998
16 Parcel:210-170-06-00 Site: 5990 AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: ECKE, PAUL DCSD SR TRUST Mail: 1351 DISTRIBUTION WAY lO*VISTA CA 92081
RESTAURANT, BAR, FOOD C 1986 3,998 06/21/1991
I
17 Parcel: 210-1 70-07-00 Site: AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: ECKE, PAUL DCSD SR TRUST Mail: 5850 AVENIDA ENCINAS*CARLSBAD CA 92008
VACANT COMMERCIAL C 06/21/1991
18 Parcel:210-170-08-00 Site: 5850 AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: PALOMAR & co Mail: 5850 AVENIDA ENCINAS*CARLSBAD CA 92008
STORES, RETAIL OUTLET M 1972 10,977 11/06/1984
19 Parcel:210-170-09-00 Slte:AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: PALOMAR & co Mail: 5850 AVENIDA ENCINAS*CARLSBAD CA 92008
PARKING LOT, PARKING M 11/06/1984
20 Parcel: 210-1 70 -10-00 Site: 5980 AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: PALOMAR & co Mail: 5850 AVENIDA ENCINAS A*CARLSBAD CA 92008
RESTAURANT , BAR, FOOD C 1986 9,320 11 /06/1984
21 Parcel:210-170-14-00 Site: 5999 AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: STEVEN , CHARLES LEONARD SEPAR Mail: 111 C ST 200*ENCINITAS CA 92024
WAREHOUSE, STORAGE M 1987 40,040 $23 ,900,000F 02/28/2019
22 Parcel: 210-170-16-00 Site: 5993 AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: STEVEN, CHARLES LEONARD SEPAR Mail: 111 c ST 200*ENCINITAS CA 92024
WAREHOUSE, STORAGE M 1987 1 27 ,800 $23 ,900,000F 02/28/2019
23 Parcel:210-170-17-00 Site: 5950 AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: SNYDER LEASING Mail: 13502 E VIRGINIA AVE*BALDWIN PARK CA 91706
RESTAURANT, BAR, FOOD C 1994 2,908 $800,000F 06/22/1993
24 Parcel: 210-170-21 -00 Site: 5958 AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: PALOMAR & co Mail:PO BOX 22845*0KLAHOMA CITY OK 73123
RESTAURANT, BAR, FOOD C 1993 10 ,600 11/06/1984
25 Parcel:210-170-22-00 Site: 5970 AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: PALOMAR & co Mail: 5850 AVENIDA ENCINAS*CARLSBAD CA 92008
RESTAURANT, BAR, FOOD C 1996 3,800 09/27/1995
26 Parcel:210-170-23-00 Slte:AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: PALOMAR & co Mail: 5850 AVENIDA ENCINAS*CARLSBAD CA 92008
VACANT COMMERCIAL C 11/06/1984
27 Parcel: 211-021-31-00 Site: 5625 PASEO DEL NORTE*CARLSBAD CA 92008
Owner: CPT & SC TITLE HOLDING CORP Mail: 4995 MURPHY CANYON RD lOO*SAN DIEGO CA 92123
RESTAURANT, BAR, FOOD C 2003 1 6,890 11 /01/2001
28 Parcel:211-021-32-00 Site: 840 PASEO DEL NORTE 860*CARLSBAD CA 92008
Owner: CPT & SC TITLE HOLDING CORP Mail: 850 PALOMAR AIRPORT RD*CARLSBAD CA 92011
HOTEL/MOTEL C 1 70 ,833 11/01/2001
Use Code Zone YrBlt Untts §gf! SaleArnt Phone SaleDt
29 Parcel:211-021-33-00 Site: PASEO DEL NORTE*CARLSBAD CA 92008
Owner: CPT & SC TITLE HOLDING CORP Mail: 4995 MORPHY CANYON RD l00*SAN DIEGO CA 92123
RESTAURANT, BAR, FOOD C 7,511
30 Parcel:211 -021-34-00 Site: 5617 PASEO DEL NORTE*CARLSBAD CA 92008
Owner: CPT & SC TITLE HOLDING CORP Mail: 4995 MORPHY CANYON RD l00*SAN DIEGO CA 92123
STORES , RETAIL OUTLET C 44 ,236
31 Parcel:211-021-35-00 Stte:PASEO DEL NORTE ST*CARLSBAD CA 92008
Owner: CPT & SC TITLE HOLDING CORP Mail: 4995 MORPHY CANYON RD l00*SAN DIEGO CA 92123
RESTAURANT, BAR, FOOD C 9,156
32 Parcel:211-021-36-00 Site: 800 PALOMAR AIRPORT RD*CARLSBAD CA 92011
Owner: CARLSBAD PROPERTIES INC Mail:4 995 MORPHY CANYON RD l00*SAN DIEGO CA 92123
RESTAURANT, BAR, FOOD C 1 27,505 12/27/2006
33 Parcel:211-022-22-01 Stte:5600 PASEO DEL NORTE 5630*CARLSBAD CA 92008
Owner: CPG CARLSBAD HOLDINGS LLC Mail: PO BOX 6120*INDIANAPOLIS IN 46206
SHOPPING CENTER C 1 $51,449,000F 09/21/2004
34 Parcel:211-022-22-02 Site: 5630 PASEO DEL NORTE 129*CARLSBAD CA 92008
Owner: RUBYS DINER LF CPG CARLSBAD HOLD Mail:PO BOX 6120*INDIANAPOLIS IN 46206
STORES, RETAIL OUTLET C 1 4,850
35 Parcel:211-060-06-00 Site: 5556 PASEO DEL NORTE 5566*CARLSBAD CA 92008
Owner: BROOKING,ERIC B TRUST Mail: 375 SKYLINE DR*VISTA CA 92084
AUTO SALES, SERVICES C 1974 1 39,843 $2,204,500 01/26/2016
36 Parcel:211-060-07-00 Site: 5555 PASEO DEL NORTE*CARLSBAD CA 92008
Owner: GRODY PROPERTIES LLC Mail: 6211 BEACH BLVD*BUENA PARK CA 90621
AUTO SALES, SERVICES C 1 22,971 $6,400,000F 09/15/1999
37 Parcel:211-060-14-00 Site: 5550 PASEO DEL NORTE*CARLSBAD CA 92008
Owner: HOEHN J L R LLC LF SHARP FAMILY Mail: 5550 PASEO DEL NORTE*CARLSBAD CA 92008
AUTO SALES, SERVICES C 18,935 03/01/2010
38 Parcel: 211-060-15-00 Site: 5500 PASEO DEL NORTE*CARLSBAD CA 92008
Owner: BAKER PARKING LLC Mail: 5365 CAR COUNTRY DR*CARLSBAD CA 92008
AUTO SALES, SERVICES C 25 ,097 $16,171, 500F 06/26/2018
39 Parcel:211-080-10-00 Site: 5515 CAR COUNTRY DR 5555*CARLSBAD CA 92008
Owner: BAKER PARKING LLC Mail: 5365 CAR COUNTRY DR*CARLSBAD CA 92008
AUTO SALES, SERVICES C 1990 1 28 ,929 $16,171,500F 06/26/2018
OWNER LIST
TWO SETS OF LABELS
STATE OF C'rLIFORNL",
PUBLIC l'rGENCY
CARLSBAD CA 92008
GILDRED OP LLC
550 WC ST
STE 1820
SAN DIEGO CA 92101
CARLSBAD PO I NT CORP
PO BOX 178870
SAN DIEGO CA 92177
WAVE CREST RESORTS III LLC
829 2ND ST
STE A
ENCINITAS CA 9202 4
ECKE PAUL DCSD SR TRUST
5850 AVENIDA ENCINAS
CARLSBAD CA 92008
SNYDER LEASING
13502 E VIRGINIA AVE
BALDWIN PARK CA 91706
CPT AND SC TITLE HOLDING CORP
850 PALOMAR AIRPORT RD
CARLSBAD CA 92011
RUBYS DINER LF CPG CARLSBAD
HOLD
PO BOX 6120
INDIANAPOLIS IN 46206
HOEHN J LR LLC LF SHARP
FAMILY
5550 PASEO DEL NORTE
CARLSBAD CA 92008
NORTH SAN DIEGO COUNTY
TR",NSIT D
PUBLIC AGENCY
CARLSBAD C~ 92008
PACIFIC VIEW PLAZA INVESTORS
1201 DOVE ST
STE 650
NEWPORT BEACH CA 92660
GLS LLC
11999 SAN VICENTE BLVD
STE 335
LOS ANGELES CA 90049
CITY OF C.",RLSBAD
PUBLIC ,"rGE~lCY
CARLSBAD C~ 92011
PALOMAR AND CO
5850 AVENIDA ENC I NAS
STE A
CARLSBAD CA 92008
PALOMAR AND CO
PO BOX 22845
OKLAHOMA CITY OK 73123
CARLSBAD PROPERTIES INC
4995 MURPHY CANYON RD
STE 100
SAN DIEGO CA 92123
BROOKING ERIC B TRUST
375 SKYLINE DR
VISTA CA 92084
BAKER PARKING LLC
5365 CAR COUNTRY DR
CARLSBAD CA 92008
CCC -CARLSBAD LLC
236 S SIERRA AVE
STE 100
SOLANA BEACH CA 92075
MART -CARLSBAD LLC
236 S SIERRA AVE
STE 100
SOLANA BEACH CA 92075
BROOKWOOD PACIFIC OFFICE I
LLC 2
138 CONANT ST
BEVERLY MA 01915
ECKE PAUL DCSD SR TRUST
1351 DISTRIBUTI ON WAY
STE 10
VISTA CA 92081
STEVEN CHARLES LEONARD SEPAR
111 C ST 200
ENCINITAS CA 92024
CPT AND SC TITLE HOLDING CORP
4995 MURPHY CANYON RD
STE 100
SAN DIEGO CA 92123
CPG CARLSBAD HOLDINGS LLC
PO BOX 6120
INDIANAPOLIS IN 46206
GRODY PROPERTIES LLC
6211 BEACH BLVD
BUENA PARK CA 90621
-2 6 PRINTED -
* DUPLICATE OWNERS REMOVED
Use Code Zone YrBlt Unns .§gfl SaleAmt Phone
1 Parcel: 210-0 90-48-00 Site: 5973 AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: PACIFIC VI EW PLAZA INVESTORS Mail: 1201 DOVE ST 650*NEWPORT BEACH CA 92660
STORES, RETAIL OUTLET M 1987 1 51,695 $13 ,000,000F 12/03/2014
2 Parcel: 210-0 90-50-00 Site: 5600 AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: MART-CARLSBAD LLC Mail: 236 S SIERRA AVE l00*SOLANA BEACH CA 92075
STORES, RETAIL OUTLET M 1980 1 99,999 $12,500,000F 07/16/2013
3 Parcel: 210-090-51-00 Site: 5825 AVENIDA ENCINAS 5875*CARLSBAD CA 92008
Owner: CARLSBAD POINT CORP Mail: PO BOX l 78870*SAN DIEGO CA 92177
WAREHOUSE , STORAGE M 1992 82,018 $4,400,000F 09/16/1994
4 Parcel: 210-170-08-00 Sne:5850 AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: PALOMAR & co Mail: 5850 AVENIDA ENCINAS*CARLSBAD CA 92008
STORES, RETAIL OUTLET M 1 972 10,977 11/06/1984
5 Parcel: 210-170-09-00 Sne:AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: PALOMAR & co Mail: 5850 AVENIDA ENCINAS*CARLSBAD CA 92008
PARKING LOT, PARKING M 11/06/1984
6 Parcel: 210-1 70-17-00 Site: 5950 AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: SNYDER LEASING Mail: 13502 E VIRGINIA AVE*BALDWIN PARK CA 91706
RESTAURANT , BAR, FOOD C 1994 2 ,908 $800,000F 06/22/1993
7 Parcel: 210-170-23-00 Site: AVENIDA ENCINAS*CARLSBAD CA 92008
Owner: PALOMAR & co Mail: 5850 AVENIDA ENCINAS*CARLSBAD CA 92008
VACANT COMMERCIAL C 11/06/1984
OCCUPANT LIST
TWO SETS OF LABELS
OCCUPANT
5973 AVENIDA ENCINAS
STE 101
CARLSBAD CA 92008
OCCUPANT
5973 AVENIDA ENCINAS
STE 140
CARLSBAD CA 92008
OCCUPANT
5973 AVENIDA ENCINAS
STE 206
CARLSBAD CA 92008
OCCUPANT
5973 AVEN I DA ENCINAS
STE 214
CARLSBAD CA 92008
OCCUPANT
5973 AVENIDA ENCINAS
STE 220
CARLSBAD CA 92008
OCCUPANT
5600 AVENIDA ENCINAS
STE 100
CARLSBAD CA 92008
OCCUPANT
5600 AVENIDA ENCINAS
STE 140
CARLSBAD CA 92008
OCCUPANT
5825 AVENIDA ENCINAS
STE 101
CARLSBAD CA 92008
OCCUPANT
5825 AVENIDA ENCINAS
STE 105
CARLSBAD CA 92008
OCCUPANT
5825 AVENIDA ENCINAS
STE 109
CARLSBAD CA 92008
OCCUPANT
5973 AVENIDA ENCINAS
STE 109
CARLSBAD CA 92008
OCCUPANT
5973 AVENIDA ENCINAS
STE 200
CARLSBAD CA 92008
OCCUPANT
5973 AVENIDA ENCINAS
STE 208
CARLSBAD CA 92008
OCCUPANT
5973 AVENIDA ENCINAS
STE 2 1 6
CARLSBAD CA 92008
OCCUPANT
5973 AVENIDA ENCINAS
STE 300
CARLSBAD CA 92008
OCCUPANT
5600 AVENIDA ENCINAS
STE 110
CARLSBAD CA 92008
OCCUPANT
5600 AVENIDA ENCINAS
STE 160
CARLSBAD CA 92008
OCCUPANT
5825 AVENIDA ENCINAS
STE 103
CARLSBAD CA 92008
OCCUPANT
5825 AVENIDA ENCINAS
STE 107
CARLS BAD CA 92008
OCCUPANT
5825 AVENIDA ENCINAS
STE 110
CARLSBAD CA 92008
OCCUPANT
5973 AVENIDA ENCINAS
STE 110
CARLSBAD CA 92008
OCCUPANT
5973 AVENIDA ENCINAS
STE 202
CARLSBAD CA 92008
OCCUPANT
5973 AVENIDA ENCINAS
STE 210
CARLSBAD CA 92008
OCCUPANT
5973 AVEN I DA ENCINAS
STE 218
CARLSBAD CA 92008
OCCUPANT
5973 AVENIDA ENC INAS
STE 320
CARLSBAD CA 92008
OCCUPANT
5600 AVENIDA ENCINAS
STE 120
CARLSBAD CA 92008
OCCUPANT
5600 AVENIDA ENCINAS
STE 170
CARLSBAD CA 92008
OCCUPANT
5825 AVENIDA ENCINAS
STE 104
CARLSBAD CA 92008
OCCUPANT
5825 AVENIDA ENCINAS
STE 108
CARLSBAD CA 92008
OCCUPANT
5827 AVENIDA ENCINAS
CARLSBAD CA 92008
OCCUPANT
5829 AVENIDA ENCINAS
CARLSBAD CA 92008
OCCUPANT
5835 AVENIDA ENCINAS
STE 112
CARLSBAD CA 92008
OCCUPANT
5835 AVENIDA ENCINAS
STE 116
CARLSBAD CA 92008
OCCUPANT
5835 AVENIDA ENCINAS
STE 120
CARLSBAD CA 92008
OCCUPANT
5835 AVENIDA ENCINAS
STE 124
CARLSBAD CA 92008
OCCUPANT
5835 AVENIDA ENCINAS
STE 127
CARLSBAD CA 92008
OCCUPANT
5841 AVENIDA ENCINAS
CARLSBAD CA 92008
OCCUPANT
5845 AVENIDA ENCINAS
STE 1 30
CARLSBAD CA 92008
OCCUPANT
5845 AVENIDA ENCINAS
STE 133
CARLSBAD CA 92008
OCCUPANT
5845 AVEN IDA ENCINAS
STE 137
CARLSBAD CA 92008
OCCUPANT
5831 AVENIDA ENCINAS
CARLSBAD CA 92008
OCCUPANT
5835 AVENIDA ENCINAS
STE 113
CARLSBAD CA 92008
OCCUPANT
5835 AVENIDA ENCINAS
STE 117
CARLSBAD CA 92008
OCCUPANT
5835 AVENIDA ENCINAS
STE 121
CARLSBAD CA 92008
OCCUPANT
5835 AVENIDA ENCINAS
STE 125
CARLSBAD CA 92008
OCCUPANT
5837 AVENI DA ENCINAS
CARLSBAD CA 92008
OCCUPANT
5843 AVENIDA ENCINAS
CARLSBAD CA 92008
OCCUPANT
5845 AVENIDA ENCINAS
STE 131
CARLSBAD CA 92008
OCCUPANT
5845 AVENIDA ENCINAS
STE 134
CARLSBAD CA 92008
OCCUPANT
5845 AVEN I DA ENCINAS
STE 138
CARLSBAD CA 92008
OCCUPANT
5833 AVENIDA ENCINAS
CARLSBAD CA 92008
OCCUPANT
5835 AVENIDA ENCINAS
STE 114
CARLSBAD CA 92008
OCCUPANT
5835 AVENIDA ENCINAS
STE 118
CARLSBAD CA 92008
OCCUPANT
5835 AVENIDA ENCINAS
STE 122
CARLSBAD CA 92008
OCCUPANT
5835 AVENIDA ENCINAS
STE 126
CARLSBAD CA 92008
OCCUPANT
5839 AVENIDA ENCINAS
CARLSBAD CA 92008
OCCUPANT
5845 AVEN IDA ENCINAS
STE 128
CARLSBAD CA 92008
OCCUPANT
5845 AVENIDA ENCINAS
STE 132
CARLSBAD CA 92008
OCCUPANT
5845 AVENIDA ENCINAS
STE 13 6
CARLSBAD CA 92008
OCCUPANT
5845 AVENIDA ENCINAS
STE 140
CARLSBAD CA 92008
OCCUPANT
5847 AVENIDA ENCINAS
CARLSBAD CA 92008
OCCUPANT
5865 AVENIDA ENCINAS
STE 141
CARLSBAD CA 92008
OCCUPANT
5875 AVENIDA ENCINAS
STE A
CARLSBAD CA 92008
OCCUPANT
5850 AVENIDA ENCINAS
STEC
CARLSBAD CA 92008
OCCUPANT
5850 AVENIDA ENCINAS
STE F
CARLSBAD CA 92008
OCCUPANT
5950 AVENIDA ENCINAS
CARLSBAD CA 92008
OCCUPANT
5849 AVENIDA ENCINAS
CARLSBAD CA 92008
OCCUPANT
5865 AVENIDA ENCINAS
STE 142A
CARLSBAD CA 92008
OCCUPANT
5850 AVENIDA ENCINAS
STE A
CARLSBAD CA 92008
OCCUPANT
5850 AVENIDA ENCINAS
STE D
CARLSBAD CA 92008
OCCUPANT
5850 AVENIDA ENCINAS
STE G
CARLSBAD CA 92008
OCCUPANT
W\C",NT/P,'\RKING LOT
CARLSBAD C", 92008
OCCUPANT
5855 AVENIDA ENCINAS
CARLSBAD CA 92008
OCCUPANT
5865 AVENIDA ENCINAS
STE 142B
CARLSBAD CA 92008
OCCUPANT
5850 AVENIDA ENCINAS
STE B
CARLSBAD CA 92008
OCCUPANT
5850 AVENIDA ENCINAS
STE E
CARLSBAD CA 92008
OCCUPANT
VACANT/PARKING LOT
CARLSBAD CA 92008
-77 PRINTED -
Expanded Community Outreach Addendum
In addition to satisfying the Public Involvement requirements1 outlined in Council Policy 84,Chick fil A published a community
information website specific to the proposed Carlsbad location (exhibit 1):www.chickfilacarlsbad.com.The site included project
renderings (exhibit 2) and frequently asked questions (exhibit 3). Website analytics indicate there have been roughly 1,600
unique visitors to the site.
Visitors to the site were given the opportunity to share why they were supportive of Chick fil A coming to Carlsbad.Of the 228
responses we received, 218 people are most excited about the convenient location of the proposed restaurant.
We also launched an online awareness campaign in October 2020 to share our plans for the proposed location on Avenida
Encinas. Four ads were posted to Facebook which targeted to users who live or work in Carlsbad and directed them to the
Chick fil A community website for more information. According to Facebook, the ads reached an audience of 19,744, with 817
engaging with the posts by sharing their support or reacting.
724 74 5 1 3 10
The response was overwhelmingly positive, with 98% of respondents indicating support. Negative comments were primarily
centered around traffic, specifically circulation concerns around how the project would exacerbate exiting circulation
challenges caused by the popularity of our neighbor,In-n-Out.A second round of ads is planned for May 2021, in advance of
the Planning Commission hearing.The ads will also invite members of the public to a virtual informational meeting, tentatively
scheduled for late May 2021.
The project site is surrounded exclusively by commercial uses. In November 2020, members of the project team presented to
the Carlsbad Chamber of Commerce Government Affairs committee and the group voted to recommend formal endorsement
of Chick fil A coming to Carlsbad.Chick fil A’s community outreach team is also in the process of reaching out to the
surrounding businesses on Avenida Encinas.
1 Required public outreach submitted in July of 2019.
218
199
173 173
0
50
100
150
200
250
Convenient location Fast, friendly service Healthy menu items with fresh
ingredients
New business and investment in
Carlsbad
EXIHBIT 1 –Project Website Homepage (www.ChickfilACarlsbad.com)
EXIHBIT 2 –Project Description (www.ChickfilACarlsbad.com/project-overview)
EXHIBIT 3 –FAQs Page (www.ChickfilACarlsbad.com/faqs)
Attachement 9 – Property Entitlement History
GPA 2019-0001/ZC 2019-0001/LCPA 2019-0002/AMEND 2019-0004/AMEND 2021-0011/CDP 2019-
0007(DEV2018-0177) – CHICK-FIL-A
SDP 83-11
The original Site Development Plan (SDP) was approved on July 25, 1984, Planning Commission Resolution
No. 2325. The SDP permitted a hotel, dinner theater, and two freestanding restaurants. The Medieval
Times dinner theater and hotel were never constructed as part of the permit. The subject office use at
5850 Avenida Encinas was existing as part of the Site Development Plan. Due to the variety of land uses
proposed as part of the original SDP, a 15% parking reduction was granted for the commercial center. As
the dinner theater and hotel were never constructed, it appears that the 15% reduction was removed
from the parking calculations for the subsequent amendments and each use was required to meet the
parking requirements on its own, as well as the overall parking calculation for the commercial center.
SDP 83-11(A)
SDP Amendment to increase the number of driveways denied by the Planning Commission on April 10,
1985, Planning Commission Resolution No. 2381. Second SDP amendment filed under same project
number; withdrawn on December 6, 1989, Planning Commission Resolution No. 2950.
SDP 83-11(B)- no permit history found relating to the subject SDP Amendment.
SDP 83-11(C)/CUP 91-05
SDP Amendment and Conditional Use Permit for the addition of a drive-through for McDonald’s; denied
by the Planning Commission on August 21, 1991, Planning Commission Resolution Nos. 3280 and 3281.
The project was appealed to City Council wherein the Planning Commission’s decision to deny the project
was upheld by the City Council on October 1, 1991, pursuant to City Council Resolution No. 91-336.
SDP 83-11(D)/PUD 92-04/CUP 92-1/MS 92-4
Negative Declaration, Site Development Plan Amendment, Non-Residential Planned Development Permit
and Conditional Use Permit approved on July 1, 1992, Planning Commission Resolution Nos. 3415, 3391,
3392 and 3393; permitted three restaurants with one drive-through facility and allowed for the creation
of lots without frontage on a publicly dedicated street, including a separate lot for the existing office
building. Condition No. 24 of Planning Commission Resolution No. 3391 allowed for a minimum 4-foot-
wide planter width. Condition No. 29 of the same resolution stated the parking supply shall comply with
the Parking Ordinance, CMC Chapter 21.44. The project was appealed to the City Council. The Planning
Commission’s decision to approve the project was upheld by the City Council on August 18, 1992, City
Council Resolution No. 92-272.
SDP 83-11(E)-project withdrawn and combined with SDP 83-11(F).
SDP 83-11(F)/CUP 94-09
Site Development Plan Amendment and Conditional Use Permit for a 3,800 SF restaurant, 700 SF
expansion to an existing restaurant, 625 SF reduction and addition of a drive-through to McDonald’s;
approved on April 19, 1995, Planning Commission Resolution Nos. 3764 and 3765. Pursuant to the
approved site plan associated with SDP 83-11(F), a total of 477 parking spaces were required and 477
parking spaces were provided.
ATTACHMENT 9
CUP 94-09x2(A)/CDP 13-02
Conditional Use Permit Amendment to allow a 400 SF expansion to McDonald’s restaurant,
recommendation of approval pursuant to Planning Commission Resolution No. 6973 and 6974, May 15,
2013. Approved by City Council on June 18, 2013, Resolution No. 2013-158. The new required number
of parking stalls for McDonald’s was increased from 42 to 46 stalls.
From:Bret Schanzenbach
To:Planning
Cc:Arlene Tendick
Subject:Wed. Dec. 1 Meeting - Public Hearing #1
Date:Wednesday, November 24, 2021 10:14:32 AM
Attachments:image001.pngLetter of Support Chick-fil-A.pdf
Please circulate our letter of Support for Chick-fil-A for the Wednesday Dec. 1, 2021 Planning
Commission Meeting Item #1.
Thank you,
Bret J. Schanzenbach
President & CEO | Carlsbad Chamber of Commerce
Carlsbad Chamber of Commerce Restricted or Confidential. This message may contain confidential and/or privileged information. If you are not the
addressee or authorized to receive this for the addressee, you must not use, copy, disclose, or take any action based on this message or any
information herein. If you have received this message in error, please advise the sender immediately by reply e-mail and delete this message. Thank
you for your cooperation.
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know the content is safe.
November 18, 2021
The Honorable Mayor Matt Hall
City of Carlsbad
Dear Mayor Hall:
On behalf of the Carlsbad Chamber of Commerce Board of Directors, I am writing in support of
the upcoming Chick-fil-A development in Carlsbad. Chick-fil-A has a long history of quality
products and service, excellent working environments and extensive community engagement.
The proposed development would fit in nicely on Avenida Encinas and would benefit the
business community immediately in that vicinity.
Additionally, the Chamber Board of Directors was pleased to learn how this location would be
leveraging technology to enhance the mobile pick up experience in the absence of a drive-
through. The unprecedented circumstances that have affected restaurants in 2020 due to the
COVID-19 pandemic have made is clear the City should reevaluate its drive-through policy to
better service our community. We would like to encourage the City to eliminate their
moratorium on drive-throughs and consider allowing a drive-through at this new Chick-fil-A
location. It would be consistent with the existing drive-throughs at McDonald’s and In-and-Out.
For these reasons, we would like you to approve the Chick-fil-A as proposed and additionally
allow a drive through at this location.
Sincerely,
Bret Schanzenbach
President and CEO
cc. Mayor Pro Tem Keith Blackburn
Council Member Priya Bhat-Patel
Council Member Peder Norby
Council Member Teresa Acosta
City Manager Scott Chadwick
From:Steve Linke
To:Planning
Cc:Tom Frank
Subject:Chik-Fil-A development application (12/1/2021 Planning Commission meeting agenda)
Date:Monday, November 29, 2021 3:24:51 AM
Attachments:2021-12-01 Chick-Fil-A public comment - Linke.pdf
Please make the attached letter part of the public record for the
above-referenced Planning Commission agenda item, and please distribute
it to the Planning Commission.
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1
November 29, 2021
Re: Chik-Fil-A development application (12/1/2021 Planning Commission meeting agenda)
Planning Commissioners:
Attachment 7 in the Staff Report for the above-referenced item is a 10/29/2021 memorandum from the
developer’s traffic consultant, responding to my 5/15/2021 critique (attached) of their Local Mobility
Analysis (LMA). Below are my replies for your consideration. I am not opposed to this development, but
it should pay its fair share for its traffic impacts and for mobility improvement projects.
1. Southbound left turn pocket at the project driveway
In my 5/15/2021 critique, I pointed out that new project traffic would likely exceed the capacity of the
southbound left turn pocket at the project driveway, leading to spillover of turning traffic into the single
through lane, which would completely block progression during certain times of day. I thank the
developer for agreeing to conduct a turn lane queuing analysis and to extend the turn lane, as
requested, to help avoid this problem.
2. Inaccurate claims in the Mitigated Negative Declaration (MND) that screening out of a Vehicle Miles
Traveled (VMT) study establishes that a project will not impact traffic circulation
In my 5/15/2021 critique, I pointed out inaccurate statements in Table 4.11-2 of the MND, which claim
that the VMT analysis establishes that the street system in the project area is adequate to properly
handle all traffic generated by the proposed use without adversely impacting traffic circulation in the
project area. However, VMT analyses required for State of California Environmental Quality Act (CEQA)
purposes do not, in any way, assess the adequacy of local street systems to handle traffic generated by
projects. And, in this case, no VMT study was even done, because a “screen out” was claimed for the
project.
The City of Carlsbad has a separate Local Mobility Analysis (LMA) requirement (or equivalent) to assess
whether the street system can handle new vehicle traffic, and whether sufficient amenities are available
for pedestrian, bicycle, and transit modes of travel—referred to as “multi-modal level of service”
(MMLOS). The 10/29/2021 memorandum seemingly acknowledges the error in citing VMT analysis.
However, there is no evidence that the language in the MND has been corrected, which needs to be
done for this project and all future projects (this is not the first instance).
3. Sidewalk on east side of Avenida Encinas north of project
In my 5/15/2021 critique, I pointed out that the LMA failed to assess pedestrian LOS at the abrupt
termination of the sidewalk on the east (project) side of Avenida Encinas just north of the project site.
The response in the 10/29/2021 memorandum was:
Due to its proximity to I-5, there will never be any land uses developed on the east side of
Avenida Encinas along this stretch, and no sidewalk will be built.
2
However, sidewalks are not just useful when they are directly adjacent to land uses on the same side of
the street. There are sidewalks in many areas of Carlsbad with no directly adjacent land use, which
nevertheless allow pedestrians to access amenities like transit stops and to enable contiguous access to
more distant areas.
More specifically, the commercial areas to the north and south of much of Palomar Airport Road have
been designated a high priority for mass and micro transit by SANDAG and North County Transit District.
While there are multiple bus stops on both sides of Avenida Encinas south of Palomar Airport Road,
there are none to the north. Thus, a sidewalk on the east side of Avenida Encinas north of Palomar
Airport Road would allow installation of northbound bus/shuttle/rideshare stops that could serve the
commercial developments along the street, including the Chik-Fil-A project itself. In fact, one aspect of
the project’s TDM plan is to encourage workers to take transit, but the closest current stops are well
over ¼ mile away (south of Palomar Airport Road).
4. Transportation Systems Management (TSM) and Transportation Demand Management (TDM)
conditions are inadequate (Palomar Airport Road/Avenida Encinas intersection)
In my 5/15/2021 critique, I pointed out that the Palomar Airport Road/Avenida Encinas intersection
has been exempted from the City’s Growth Management Plan (GMP) due to over-congestion, and
that the project will be adding new traffic to that intersection significant enough to require TSM and
TDM projects under General Plan Mobility Element Policy 3-P.11. This fact is acknowledged in the
staff report, but the currently proposed TSM and TDM projects do not adequately mitigate the
impacts of the project.
In Finding #5, Finding #13, and Finding #14 in the Resolution to approve this project, you, the Planning
Commissioners, are being asked to make an “independent judgment” that the street system serving the
proposed development—including the exempted Palomar Airport Road/Avenida Encinas intersection—
is adequate to properly handle all of the traffic generated by the project, given the proposed TSM and
TDM conditions of approval. You should not make those findings for the following reasons.
4.A. Palomar Airport Road/Avenida Encinas Intersection Control Evaluation (ICE) and fair share
improvements should be included as TSM requirements
In my 5/15/2021 critique, I indicated that it would be appropriate for the project to fund an ICE
study and contribute its fair share to any feasible improvements, which could include projects like
transit amenities, lane re-configurations, signal timing/phasing/coordination, etc., consistent with
Policy 3-P.11.
The 10/29/2021 memorandum claims that the Policy 3-P.11 TSM requirement is satisfied by the
condition to install a traffic signal on Avenida Encinas at the project driveway. However, there is no
evidence that that signal will impact the operation of the actual exempted Palomar Airport
Road/Avenida Encinas intersection—the one triggering the TSM requirement.
3
The memorandum goes on to claim that the turn lanes from Avenida Encinas onto Palomar Airport
Road are somehow not relevant to the exempted intersection, because only Palomar Airport Road
is prioritized for vehicles, while Avenida Encinas is not, but that is not consistent with past practice
or logic. Even when a street facility is exempted from the GMP standard (e.g., because the number
of through lanes has reached its build-out level), an ICE study is often conducted to determine
whether intersection improvements are possible to improve traffic flow.
And any time an intersection is studied, all cross-streets have to be included in the analysis. For
example, longer queues of vehicles turning from southbound Avenida Encinas onto Palomar Airport
Road could add significant delay to the overall intersection.
Thus, it is bizarre that it is being claimed that the distant traffic signal at the project driveway
somehow satisfies the Palomar Airport Road TSM requirement, while the actual
exempted/congested intersection should not have to be studied for possible improvements.
4.B. A more significant TDM plan is required for mitigation of Palomar Airport Road congestion
In my 5/15/2021 critique, I pointed out that developers and planning staff continue to improperly
conflate TDM required by Carlsbad’s TDM Ordinance/TDM Handbook with the TDM requirements in
General Plan Mobility Element Policy 3-P.11. The TDM Ordinance and TDM Handbook are designed only
for certain employers, with no regard for local traffic congestion, and exclusively to reduce general
greenhouse gas (GHG) emissions by employees to help achieve Climate Action Plan (CAP) goals. In
contrast, the primary intent of TDM in Policy 3-P.11 is to reduce traffic congestion by all vehicle users
(employees, customers, and residents) on locally congested streets with a secondary bonus of reducing
GHGs.
The current “Tier 1” TDM Handbook plan included as a condition of approval for the project only counts
the few trips by employees of the restaurant (10-15 per shift) under the TDM Ordinance portion of the
TDM requirement. This ignores the thousands of trips by their customers, which represent the vast
majority of the traffic impacts on Palomar Airport Road and its intersection with Avenida Encinas that
are triggering the need for TDM under Policy 3-P.11. Beyond that, Tier 1 plans are virtually
meaningless—in this case, involving only promoting city TDM programs, which do not currently exist,
and distributing a flyer to new hires informing them of their option to try to walk, bike, or take
transit/ridesharing to work.
The 10/29/2021 memorandum doubles down on this by seemingly claiming that the project should
only be subject to mitigation of its employee trips, and that the City must address the customer
trips through improvements like road diets, traffic calming, bicycle facilities, etc., which it is claimed
are beyond the scope required of the project. However, if such improvements in the project area
would achieve the TDM goals, then the project should be paying its fair share, as required by Policy
3-P.11, because it is generating the new traffic that requires the mitigation. And, unfortunately,
staff has failed to include TDM projects in the Traffic Impact Fee Program.
4
Disclosure
I am a member of the Carlsbad Traffic and Mobility Commission (T&MC). We have been tasked with
reviewing traffic-related guidelines that are used for development applications, but not with the review
of individual applications, so I am commenting here as an individual.
Sincerely,
Steve Linke
Carlsbad, CA
Attachment: 5/15/2021 LMA critique
1
May 15, 2021
Re: Public comments on Chick-Fil-A - I-5 & Palomar Airport Road project
Most of these comments are related to the Local Mobility Analysis (LMA), which I may supplement with
additional comments after the staff report and/or a formal Transportation Demand Management (TDM)
plan are published.
Inaccurate statements about traffic circulation impacts in the “Project Consistency with Zoning Code”
section (Table 4.11-2) of the Public Review Draft – Initial Study
In at least two entries in the above-referenced table (Pages 4.11-9 and 4.11-10), it is claimed that,
because the project is screened out of having to do a vehicle miles traveled (VMT) analysis for California
Environmental Quality Act (CEQA) purposes, new traffic generated by the project will be adequately
accommodated by the existing street system without any adverse impacts on traffic circulation.
A VMT analysis (or, in this case, citing a screening criterion to avoid a VMT analysis) does not provide
any supporting evidence to make claims about traffic circulation impacts. In fact, the LMA demonstrates
that the new trips that will be added to the street system by this project, indeed, will create adverse
impacts on traffic circulation (see below). Therefore, these citations of a VMT screen-out to claim no
traffic circulation impacts are completely unfounded.
Inaccurate claims about the project area subject to pedestrian multi-modal level of service (MMLOS)
in the LMA
It is claimed at least twice in the LMA (Pages 12 and 52) that, because there is no existing or proposed
sidewalk on the project side of Avenida Encinas directly north of the site, pedestrian analysis is not
required there. Presumably, this claim arises from a very narrow parsing of one bullet point in the
Pedestrian portion of Section 3.2 of the Transportation Impact Analysis (TIA) Guidelines:
Pedestrian facilities shall include all existing and proposed sidewalks, crosswalks, signalized
pedestrian phases, and ADA-compliant facilities. [emphasis added]
This misleading parsing completely ignores the other bullet points in that same section, including:
Pedestrian analysis shall be conducted for all roadway segments included in the study area that
are subject to the Pedestrian MMLOS standards…
Taken as a whole, it is very clear in the TIA Guidelines that the goal is to upgrade existing sidewalks and
build new sidewalks where gaps exist, when necessary—with an emphasis on areas on the same side of
the street and adjacent to the project. In this case, the entirety of Avenida Encinas is subject to the
pedestrian MMLOS standard, and the segment of Avenida Encinas directly adjacent to the project on its
northern edge lacks a sidewalk.
The developer can propose alternative mitigation, but claiming that a complete lack of current facilities
exempts them from even having to assess MMLOS is antithetical to the TIA Guidelines.
2
Left turn lane on southbound Avenida Encinas at the main project driveway likely will be inadequate
to handle new project traffic and should be analyzed and improved, if necessary
Under cumulative conditions, the LMA indicates that 136 vehicles per hour will use the southbound
Avenida Encinas left turn lane at the main project driveway during the mid-day peak, 74 of which
will be trips newly generated by the project. The TIA Guidelines indicate that a minimum 136-foot
storage area is necessary to accommodate that traffic. However, the current storage area is only
about 100 feet in length, so new project traffic will exceed its capacity, leading to spillover of left
turning traffic into the through lane. And, because a road diet was recently completed on that
portion of Avenida Encinas, there is only a single through lane, so the spillover will cause a complete
blockage.
Page 7 of the LMA states that city staff requested a left-turn queue analysis there. However, it
appears that, instead of doing the analysis, the developer is claiming that a strict reading of the city
guidelines indicates that they are not required to do it. A strict reading of the city guidelines also
indicates that the developer is required to build a sidewalk on the east side of Avenida Encinas
north to the nearest intersection, but they are trying to get an exception for that (see above), so it
would be reasonable to require a left turn queue analysis at the main project driveway intersection.
Transportation Systems Management (TSM) should be required to mitigate adverse impacts on
the Avenida Encinas/Palomar Airport Road intersection
The Avenida Encinas/Palomar Airport Road intersection had to be exempted from its minimum
Growth Management Plan (GMP) LOS performance standard by the City Council due to over-
congestion. The LMA indicates that the project will add 139 new vehicle trips to this already
deficient intersection in the mid-day peak hour, 53 of which are left turns from southbound Avenida
Encinas onto eastbound Palomar Airport Road.
Section 6.1 (Page 43) of the LMA claims: “The Project will not add 50 or more AM/PM peak hour
trips to any street subject to vehicular level of service. [emphasis added]” It is unclear whether this
statement purposely ignores the actual 53 vehicle peak in the mid-day hour by only mentioning the
AM and PM peak hours, or whether it is relying on the GMP exemption to claim that Palomar
Airport Road is not subject to vehicle LOS. In either case, the statement is extremely misleading.
The LMA goes on to indicate that, during the mid-day peak hour, 558 vehicles will enter the
Palomar Airport Road intersection from southbound Avenida Encinas, and 500 of those vehicles will
have to share the single dedicated left turn lane and the combination left turn/through lane. The
left turn storage area is only about 225 feet in length and likely will not be adequate to properly
handle all of the left turn and through traffic.
The LMA acknowledges the requirement to implement TSM. Given the large number of new trips
that will be added by the project to this problematic intersection, a comprehensive Intersection
Control Evaluation (ICE) should be conducted, and the developer should pay its fair share towards
3
any TSM measures that can improve conditions there, including improvements to transit, lane re-
configurations, signal timing/phasing/coordination, etc., consistent with General Plan Mobility
Element Policy 3-P.11.
A more significant Transportation Demand Management (TDM) plan is required for mitigation of
Palomar Airport Road congestion
TSM measures alone are unlikely to mitigate the new adverse impacts of the project on Palomar
Airport Road, and TDM-based mitigation is also required by General Plan Mobility Element Policy 3-
P.11, as acknowledged in the LMA. The LMA cites the need only for a “Tier 1” TDM plan based on the
City’s TDM Ordinance and TDM Handbook. However, Tier 1 plans are virtually meaningless—in this case,
involving only promoting city TDM programs, which do not currently exist, and distributing a flyer to
new hires.
Developers and planning staff continue to improperly conflate TDM required by the TDM
Ordinance/TDM Handbook and the TDM requirements in General Plan Mobility Element Policy 3-P.11.
The TDM Ordinance and TDM Handbook are designed only for certain employers, with no regard for
local traffic congestion, and exclusively to reduce greenhouse gas (GHG) emissions by employees to help
achieve Climate Action Plan (CAP) goals. In contrast, the primary intent of TDM in General Plan Mobility
Element Policy 3-P.11 is to reduce traffic congestion by all vehicle users (employees, customers, and
residents) to reduce congestion, with a secondary bonus of reducing GHGs.
This application is a perfect example of this absurd conflation. In order to claim the low “Tier 1” TDM
plan requirement, the LMA only counts the few trips by employees of the restaurant (10-15 per shift),
ignoring the thousands of trips by their customers, which represents the vast majority of the traffic
impacts on Avenida Encinas and Palomar Airport Road that are triggering the need for TDM under Policy
3-P.11.
The TDM requirements on this project must be aimed at and proportional to the congestion it is adding
to these streets/intersections, and requiring the company to circulate transportation pamphlets to new
hires will have no meaningful effect on that.
Sincerely,
Steve Linke
Carlsbad, CA
Disclaimer: I am a member of the Carlsbad Traffic and Mobility Commission (T&MC). We have been
tasked with reviewing traffic-related guidelines that are used for development applications, but not with
the review of individual applications, so I am commenting here as an individual.
From:Linda Berguson
To:City Clerk; Planning; Council Internet Email
Subject:Chick-Fil-A Support
Date:Friday, November 26, 2021 8:03:59 PM
We are very excited for Chick-fil-A’s new location. Now we won’t have to drive way down to
Encinitas or way over to Oceanside for our favorite meal !
Linda Berguson 4821 Argosy Lane
Carlsbad, Ca 92008
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From:Madeline Brdlik
To:Planning; City Clerk; Council Internet Email
Subject:Chick-Fil-A Support
Date:Saturday, November 27, 2021 8:30:07 AM
A great idea to bring Chick fil A to this location! Love them and won’t compete with in n out
crowd or people can ‘double dip’!
Madeline Brdlik 6866 Maple Leaf Dr.
Carlsbad, CA 92011
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From:Ashley Andrews
To:Planning; Council Internet Email; City Clerk
Subject:Chick-Fil-A Support
Date:Monday, November 29, 2021 8:43:09 AM
My family loves chick-fil-a and would be super excited to have one in our city!!
Ashley Andrews
1258 Mariposa Road Carlsbad, CA 92011
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From:Christopher C
To:Council Internet Email; Planning; City Clerk
Subject:Chick-Fil-A Support
Date:Monday, November 29, 2021 8:43:11 AM
I'd love to have a Chick-fil-A in Carlsbad! This location would be great for us.
Christopher C
6885 Catamaran Drive Carlsbad, CA 92011
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From:Jennifer Caplis
To:Council Internet Email; Planning; City Clerk
Subject:Chick-Fil-A Support
Date:Monday, November 29, 2021 8:43:14 AM
I hope you will consider how much revenue this restaurant will bring to our city. I’m a
resident and have lived in Carlsbad for 33 years.
Jennifer Caplis 2982 Luciernaga St
Carlsbad, CA 92009
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From:Ethan Aiello
To:City Clerk; Planning; Council Internet Email
Subject:Chick-Fil-A Support
Date:Friday, November 26, 2021 8:03:58 PM
Hi council, I’m a local resident who has lived in the community for 23 years. I absolutely love
chick-fil-a as it’s quite literally some of the best fast food in America. In N Out next to achick-fil-a in Carlsbad is probably the closest we can get to heaven on earth. Do the right
thing, and approve this plan for the people.
Ethan Aiello 6554 Windflower Drive
Carlsbad, California 92011
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From:Lesley Banda
To:City Clerk; Council Internet Email; Planning
Subject:Chick-Fil-A Support
Date:Monday, November 29, 2021 10:45:34 AM
We would love a Chik Fil A in Carlsbad. The 3 locations closest to us, are still a bit out of our
way and we only go to eat there, when we happen to be in the neighborhood of Encinitas orSan Marcos or Oceanside. So a location in Carlsbad would be ideal for us to eat there
regularly as we all enjoy your food!
Lesley Banda 6454 Topmast Drive
Carlsbad, CA 92011
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From:John Beyer
To:City Clerk; Planning; Council Internet Email
Subject:Chick-Fil-A Support
Date:Monday, November 29, 2021 11:43:55 AM
I am in Carlsbad all the time and would love to see this location open! Great for the
community. Perfect fit for the family and business community in Carlsbad and surroundingarea.
John Beyer
3525 Del Mar Heights Rd 1039 San Diego, Ca 92130
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1
Melissa Flores
From:Abby Burtness <antstrategiccommunication@gmail.com>
Sent:Friday, November 26, 2021 8:19 PM
To:City Clerk; Planning; Council Internet Email
Subject:Chick-Fil-A Support
Please bring Chick‐fil‐A to south Carlsbad!!!! We drive all the way to Encintas and it would be so nice to have it closer!
Abby Burtness
7345 Seafarer place
Carlsbad, Ca 92011
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safe.
From:Eric Bailyn
To:City Clerk; Council Internet Email; Planning
Subject:Chick-Fil-A Support
Date:Tuesday, November 30, 2021 12:16:14 PM
Normally I have to get Chick-fil-A food elsewhere. Hopefully soon, I'll be able to get it
locally, and keep the sales tax local to my home in Carlsbad.
Eric Bailyn 3865 Westhaven Drive
Carlsbad, CA 92008
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From:Tamara Cox
To:City Clerk; Council Internet Email; Planning
Subject:Chick-Fil-A Support
Date:Tuesday, November 30, 2021 12:16:16 PM
Wow I would be so excited to have a Chick-fil-A so close! Was so excited to see this! Let’s go
Carlsbad.
Tamara Cox 4015 Skyline Road
Carlsbad, Ca 92008
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From:Anthony CHIANG
To:Planning; Council Internet Email; City Clerk
Subject:Chick-Fil-A Support
Date:Tuesday, November 30, 2021 12:16:17 PM
Fantastic idea. Love it.
Anthony CHIANG
4745 CRATER RIM RD CARLSBAD, CA 92010
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From:Elizabeth Jacinto
To:Planning; Council Internet Email; City Clerk
Subject:Chick-Fil-A Support
Date:Tuesday, November 30, 2021 12:16:17 PM
Such a great location and we need more fast food options in that area.
Elizabeth Jacinto
4210 Skyline Carlsbad, CA 92008
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From:Pamela Allen
To:Council Internet Email; City Clerk; Planning
Subject:Chick-Fil-A Support
Date:Tuesday, November 30, 2021 12:16:21 PM
Very pleased with the prospect of a Chick-fil-A location near by.
Pamela Allen
6861 Alderwood Dr. Carlsbad, CA 92011
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From:Kristi Duffy
To:Council Internet Email; Planning; City Clerk
Subject:Chick-Fil-A Support
Date:Tuesday, November 30, 2021 12:16:22 PM
As a 92011 resident I fully support this new location, it is a very needed service in our
neighborhood. A healthy, but convenient option for a meal.
Kristi Duffy 1019 Daisy ave
Carlsbad, Ca 92012
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From:Rozanne Gooding
To:Planning; Council Internet Email; City Clerk
Subject:Chick-Fil-A Support
Date:Tuesday, November 30, 2021 1:53:04 PM
We need more choices around here and chic filet would be an awesome choice to have in
Carlsbad!
Rozanne Gooding 5101 e arbol dr.
Carlsbad, CA 92008
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From:Debbie Breckenridge
To:Planning; Council Internet Email; City Clerk
Subject:Chick-Fil-A Support
Date:Tuesday, November 30, 2021 12:16:13 PM
Yes please!!!! Would love to have a Chick Fil A close to home!!!
Debbie Breckenridge
827 Caminito Del Sol Carlsbad, Ca 92011
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From:Steve Linke
To:Planning
Cc:Nathan Schmidt
Subject:Chik-Fil-A project traffic circulation impacts
Date:Wednesday, December 1, 2021 6:03:18 PM
Attachments:2021-10-08 Chik-Fil-A LMA Report.pdf
Planning Commissioners:
Thank you for the opportunity to speak today on the Chik-Fil-A project. Claims were made
that there was no evidence that the project would negatively impact traffic circulation.However, all of the discussion was carefully focused on the intersection at the project
driveway on Avenida Encinas, which misses the undeniable impact on Palomar Airport Road--particularly its intersection with Avenida Encinas. There was ample evidence of the negative
impact in the Local Mobility Analysis (LMA; attached) and my comments.
Yes, according to the developer's traffic consultant, the Avenida Encinas drivewayintersection is currently operating at LOS C, and, after the project is built, it would have
dropped to a devastating LOS F without the traffic signal, but the new signal and turn laneextension will allow that intersection to operate at LOS B. (You can see all of this in Table 6-3
on page 49 of the attached LMA.)
However, the LMA and today's discussion by the developer and staff in response to concernsabout traffic circulation carefully avoided any analysis or discussion of the Palomar AirportRoad/Avenida Encinas intersection. The City's most recent pre-COVID annual trafficmonitoring study determined that the facilities on Palomar Airport Road from the Avenida
Encinas intersection to the Paseo del Norte intersection were already operating at LOS F, andthe City Council has had to exempt them from the Growth Management standard due to this
deficiency.
The LMA acknowledges that that intersection is within the project's analysis area required byCarlsbad's Transportation Impact Analysis (TIA) Guidelines (see the top of page 7 of the
attached LMA). The LMA also acknowledges that the project will add sufficient traffic to thatintersection to require Transportation Demand Management (TDM) and Transportation
Systems Management (TSM) mitigation measures under General Plan Mobility ElementPolicy 3-P.11 (see Section 6.8 on page 53 of the LMA).
And the LMA further acknowledges that:
Any trip added to a segment forecast to operate at a deficient level of service
(LOS) requires project mitigation...based on project contribution to the identifiedimpact. [see Table 2-4 on page 13 of the LMA, which is also part of Carlsbad's
TIA Guidelines]
Even small numbers of new vehicle trips added to LOS F facilities can be very detrimental,and Chik-Fil-A is adding hundreds--mostly customers. However, no TSM measures are being
applied to the "LOS F" Palomar Airport Road intersection (only the project drivewayintersection). And, instead of a TDM plan that is required to be based on the project's
"contribution to the identified impact" on the "LOS F" Palomar Airport Road intersection, the
project is only doing a minimal Tier 1 plan based only on employee trips.
I invite Mr. Schmidt (or questions to Mr. Schmidt) about the state of traffic circulation on thatpart of Palomar Airport Road and the effects of adding hundreds of new trips during peak
traffic hours, which were not raised/discussed during the meeting.
In the past, when streets were forecast to fail the vehicle LOS standard, we added lanes toincrease capacity, and the Growth Management Plan required developers to pay their fair
shares toward those street projects. Now, as we reach build-out of our street system--with nomore ability or desire for further widening--the General Plan Mobility Element requires
implementation of TDM and TSM measures instead of widening, and developers are supposedto pay their fair shares toward those projects, too.
However, we are in a rut in which developers are not sufficiently mitigating their impacts. If
we don't soon get serious about enforcing the Mobility Element policies, vehicle congestionand the associated negative environmental impacts will become devastating and very
expensive for taxpayers. This will be an important topic of discussion for the imminentGrowth Management update.
Best regards,
Steve Linke
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LOCAL MOBILITY ANALYSIS
CHICK-FIL-A
I-5 & PALOMAR AIRPORT ROAD
Carlsbad, California October 8, 2021
LLG Ref. 3-19-3103
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EXECUTIVE SUMMARY
The Chick-fil-A I-5 & Palomar Airport Road project (“Project”) proposes the demolition of an existing 11,000 square foot (SF), two-story standard commercial office building and the construction of a 3,427 SF Chick-fil-A fast-food restaurant on the site. The Project does not propose a drive-thru service window. The overall Project site is a commercial development located on the northeast
corner of the Palomar Airport Road/Avenida Encinas intersection in the city of Carlsbad. Within this
commercial development, the Project itself is located on the northernmost part of the property, north of an In-n-Out drive-thru fast-food restaurant. The other land uses on the commercial parcel are generally sit-down, high-turnover restaurants. The Project site is served by two proximate driveways; a full-access unsignalized driveway and a secondary, right-in/right-out driveway, both to
Avenida Encinas.
Analysis was completed based on City of Carlsbad Transportation Impact Analysis (TIA)
Guidelines. Intersection queueing and multi-modal level of service (MMLOS) were evaluated to
meet TIA Guidelines requirements. Evaluation of Project access intersections, with signal warrants
prepared where necessary, is also included in the TIA analysis.
The Project study area includes three (3) intersections along Avenida Encinas, in accordance with the City of Carlsbad Transportation Impact Analysis Guidelines. The following scenarios are evaluated in this report:
• Existing
• Existing + Project
• Existing + Cumulative
• Existing + Cumulative + Project
The gross Project trip generation was calculated using SANDAG’s Not So Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region (April 2002) and ITE’s Trip Generation Manual (10th ed.). Net trip generation was calculated by deducting trips associated with the existing on-site
standard commercial office uses. Based on the nature of the proposed use, net Project trips were
further evaluated as primary, pass-by and diverted trips using the SANDAG guidelines, The net Project driveway trips (including primary, pass-by and diverted trips) are calculated to be 2,179 daily trips with 89 AM peak hour trips (44 inbound / 45 outbound) and 139 PM peak hour trips (78 inbound / 61 outbound). A mid-day trip generation calculation was also prepared to account for the
lunch-time peak. The mid-day trip generation is calculated at 338 peak hour trips (169 inbound /
169 outbound)
The Project triggers Mobility Element policy requirements by adding traffic in excess of 11 peak hour trips/110 ADT to a street segment that is exempt from Auto LOS standards. Consequently, the Project will be required to prepare a Transportation Demand Management (TDM) plan. To meet the
Transportation Systems Management (TSM) requirements of the Mobility Element policy
requirement, the Project is installing a signal at its main access which will benefit both pedestrian and vehicular traffic. The proposed signal is warranted based on peak hour traffic volumes and delays.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-19-3103 Chick-fil-A I-5 & Palomar Airport Road
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TABLE OF CONTENTS
SECTION PAGE
1.0 Introduction ................................................................................................................................ 1
1.1 Project Description .............................................................................................................. 1
1.2 Project Impact Analyses ..................................................................................................... 1
2.0 Analysis Approach & Methodology ......................................................................................... 6
2.1 Auto Analysis per City TIA Guidelines.............................................................................. 6 2.1.1 Study Area .............................................................................................................. 6
2.1.2 Signalized Intersection Methodology ..................................................................... 7 2.1.3 Roadway Segment Level of Service Methodology ................................................ 7
2.2 Access Level of Service Analysis ....................................................................................... 8 2.2.1 Unsignalized Intersection Methodology ................................................................. 8 2.2.2 Signal Warrants ....................................................................................................... 9
2.3 Multimodal Level of Service Analysis ............................................................................... 9 2.3.1 Multi-Modal Facilities to be Included in Study Area ........................................... 10 2.3.2 Project Multi-Modal Study Area .......................................................................... 11
2.4 Thresholds of Significance ............................................................................................... 12
3.0 Existing Conditions .................................................................................................................. 16
3.1 Existing Street Network .................................................................................................... 16
3.2 Existing Traffic Volumes .................................................................................................. 16
3.3 Existing Transit Conditions .............................................................................................. 17
4.0 Proposed Project ...................................................................................................................... 21
4.1 Trip Generation ................................................................................................................. 21
4.2 Trip Distribution ............................................................................................................... 23
4.3 Trip Assignment................................................................................................................ 23
5.0 Cumulative Conditions ............................................................................................................ 35
5.1 Cumulative Projects .......................................................................................................... 35
5.2 Network Conditions .......................................................................................................... 35
6.0 Analysis Per City TIA Guidelines .......................................................................................... 43
6.1 Background ....................................................................................................................... 43
6.2 Analysis of Existing Conditions ....................................................................................... 43
6.3 Analysis of Existing + Project Conditions ........................................................................ 43
6.4 Analysis of Existing + Cumulative Conditions ................................................................ 45
6.5 Analysis of Existing + Cumulative + Project Conditions ................................................. 45
6.6 Access & Internal Circulation ........................................................................................... 47 6.6.1 Access Overview .................................................................................................. 47
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6.6.2 Access Level of Service Analysis ......................................................................... 47 6.6.3 On-Site Circulation ............................................................................................... 51
6.7 MMLOS Analysis ............................................................................................................. 52
6.8 TDM/TSM Requirements ................................................................................................. 53 6.8.1 Transportation Demand Management (TDM) ...................................................... 53 6.8.2 Transportation Systems Management (TSM) ....................................................... 53
6.9 TIA Guidelines – Findings and Conclusions .................................................................... 53
7.0 Signal Warrant Analysis ......................................................................................................... 55
7.1 MUTCD Warrant 3 (Peak Hour) Analysis ....................................................................... 55
7.2 Other Considerations ........................................................................................................ 56
8.0 Conclusions ............................................................................................................................... 58
8.1 TIA Guidelines – Findings and Conclusions .................................................................... 58
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APPENDICES
APPENDIX
A. Existing Traffic Count Sheets
B. Transit Schedules
C. ITE Trip Generation Time-of-day Data
D. MMLOS Results
E. HCM Analysis Worksheets – Existing
F. HCM Analysis Worksheets – Existing + Project
G. HCM Analysis Worksheets – Existing + Cumulative Projects
H. HCM Analysis Worksheets – Existing + Cumulative Projects + Project
I. Signal Warrant Analysis
J. HCM Analysis & Queue Analysis Worksheets – Signalized Project Access
K. Cumulative Projects Assignment & Supporting Information
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LIST OF FIGURES
SECTION—FIGURE # PAGE
Figure 1–1 Vicinity Map ................................................................................................................... 3
Figure 1–2 Project Study Area Map .................................................................................................. 4
Figure 1–3 Site Plan .......................................................................................................................... 5
Figure 2–1 MMLOS Study Area ..................................................................................................... 15
Figure 3–1 Existing Conditions Diagram ........................................................................................ 18
Figure 3–2 Existing AM/PM Traffic Volumes ............................................................................... 19
Figure 3–3 Existing Mid-Day Traffic Volumes .............................................................................. 20
Figure 4–1 Project Traffic Distribution – Primary Trips ................................................................ 24
Figure 4–2 Project Traffic Assignment – Primary Trips AM/PM Peak Hours ............................... 25
Figure 4–3 Project Traffic Assignment – Primary Trips Mid-day Peak Hour ................................ 26
Figure 4–4 Project Traffic Assignment – Pass-by Trips AM/PM Peak Hours ............................... 27
Figure 4–5 Project Traffic Assignment – Pass-by Trips Mid-day Peak Hour ................................ 28
Figure 4–6 Project Traffic Assignment – Diverted Trips AM/PM Peak Hours .............................. 29
Figure 4–7 Project Traffic Assignment – Diverted Trips Mid-day Peak Hour ............................... 30
Figure 4–8 Total Project Traffic Assignment – AM/PM Peak Hours ............................................. 31
Figure 4–9 Total Project Traffic Assignment – Mid-day Peak Hour .............................................. 32
Figure 4–10 Existing + Project Traffic – AM/PM Peak Hours ..................................................... 33
Figure 4–11 Existing + Project Traffic – Mid-day Peak Hour ...................................................... 34
Figure 5–1 Cumulative Projects Assignment – AM/PM Peak Hour ............................................... 37
Figure 5–2 Cumulative Projects Assignment – Mid-Day Peak Hour ............................................. 38
Figure 5–3 Existing + Cumulative Projects Traffic – AM/PM Peak Hours ................................... 39
Figure 5–4 Existing + Cumulative Projects Traffic – Mid-Day Peak Hour .................................... 40
Figure 5–5 Existing + Cumulative Projects + Project Traffic – AM/PM Peak Hours .................... 41
Figure 5–6 Existing + Cumulative Projects + Project Traffic – Mid-Day Peak Hour .................... 42
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LIST OF TABLES
SECTION—TABLE # PAGE
Table 2–1 Level Of Service Thresholds For Unsignalized Intersections ............................................. 9
Table 2–2 Multimodal Level of Service Criteria .................................................................................. 9
Table 2–3 MMLOS Point System & LOS Rating .............................................................................. 10
Table 2–4 Measure of Significant Project Traffic Impacts – Roadways Subject to the Vehicle MMLOS Standard...................................................................................................................... 13
Table 4–1 Trip Generation .................................................................................................................. 22
Table 5–1 Cumulative Projects List .................................................................................................... 36
Table 6–1 Existing Signalized Intersection Analysis ......................................................................... 44
Table 6–2 Signalized Intersection Analysis – Cumulative Conditions .............................................. 46
Table 6–3 Access Analysis – Existing Conditions ............................................................................. 49
Table 6–4 Access Analysis – Cumulative Conditions ........................................................................ 50
Table 6–5 MMLOS Analysis .............................................................................................................. 52
Table 7–1 Warrant 3: Peak Hour Avenida Encinas / Main Project Driveway ................................... 57
Table 8–1 Post-Improvement Signal Operations ................................................................................ 58
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LOCAL MOBILITY ANALYSIS
CHICK-FIL-A
I-5 & PALOMAR AIRPORT ROAD
Carlsbad, California October 8, 2021 1.0 INTRODUCTION
1.1 Project Description
The Project proposes to demolish an existing 11,000 SF standard commercial office building and
construct a 3,427 SF Chick-fil-A fast-food restaurant (no drive-thru window service).
The Project site located on the north side of a large existing commercial development on the
northeast corner of the Palomar Airport Road/Avenida Encinas signalized intersection. The site is
located adjacent to the west side of Interstate 5 along Avenida Encinas. Cannon Road is the major
arterial roadway to the north, while Palomar Airport Road is the major arterial roadway to the south.
The Project is located at the northern end of the larger commercial development with proximate
driveway access provided by a full-access unsignalized driveway (Main Project Driveway) south of
the building, and a secondary right-in/right-out unsignalized driveway (N. Project Driveway) located
north of the building.
An In-n-Out fast-food restaurant is located proximate to the Project to the south, while several larger
“sit-down, high-turnover” restaurants are located to the south within the overall commercial
development. The overall commercial development could be described as a “freeway commercial
restaurant row”.
Figure 1–1 shows the vicinity map. Figure 1–2 shows a more detailed Project area map. Figure 1–3
shows the Project site plan.
1.2 Project Impact Analyses
Analysis is based on the City of Carlsbad Transportation Impact Analysis Guidelines (April 2018),
which outlines evaluation of facilities based on their typologies, and defines analysis methodologies
and other necessary considerations. Analysis per these guidelines may include roadway segment
analysis, signalized intersection analysis (queuing at turn lanes), and multimodal (i.e., pedestrian,
bicycle, or transit) level of service (MMLOS).
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Analysis of the Project’s transportation impacts under the California Environmental Quality Act
(CEQA) is based on vehicle miles traveled (VMT) and is provided under separate cover. Senate Bill
(SB) 743, (2013), created a process to change the way that transportation impacts are analyzed under
CEQA. Specifically, SB 743 required the Governor’s Office of Planning and Research (OPR) to
amend the CEQA Guidelines to provide an alternative to LOS for evaluating transportation impacts.
The law requires that those alternative criteria “promote the reduction of greenhouse gas emissions,
the development of multimodal transportation networks, and a diversity of land uses.” (New Public
Resources Code Section 21099(b)(1).) and directed OPR to study alternative metrics including but
not limited to “vehicle miles traveled, vehicle miles traveled per capita, automobile trip generation
rates, or automobile trips generated.” (Ibid.) Since ratification of the amendment to the CEQA
guidelines utilizing VMT as the efficiency metric for which project impacts are evaluated, auto delay
is no longer be considered a significant impact under CEQA. (Id. at subd. (b)(2).)
The LOS analysis presented in this report using the City of Carlsbad TIA guidelines are not
significant impacts, per CEQA. The LOS analysis provides direction for projects to provide
consistency with the General Plan Mobility Element vision that “seeks to enhance vehicle, walking,
bicycling, and public transportation systems options within Carlsbad, and improve mobility through
increased connectivity and intelligent transportation systems.
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N:\3103\Figures Project Study Area MapFigure 1-2
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N:\3103\Figures Project Site PlanFigure 1-3
Chick-fil-A I-5 & Palomar Airport Road
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2.0 ANALYSIS APPROACH & METHODOLOGY
2.1 Auto Analysis per City TIA Guidelines
The following summarizes the evaluation methodologies to be used per the City of Carlsbad
Transportation Impact Analysis Guidelines, consistent with the City’s adopted Growth Management Plan.
2.1.1 Study Area
Per the City of Carlsbad TIA Guidelines, the study area shall include the following:
Intersections
All signalized intersections within 0.25 miles of a project access point serving vehicles will be included in the study area. Additional intersections within 0.25 to 0.5 miles from the project access points may also be added to the study area the discretion of the City
Engineer / City Traffic Engineer.
Unsignalized intersections located along corridors subject to Auto MMLOS within the project study area may require a traffic signal warrant analysis. A warrant analysis is required if:
o The unsignalized intersection provides direct access to the project site, or
o The unsignalized intersection provides direct access to a cumulative project considered in the Transportation Impact Analysis
o The unsignalized intersection has been identified by the City as a potential signalized intersection.
A warrant analysis is not required for right turn in/right turn out only intersections or
driveways that are physically restricted by a raised center median.
Street Segments
Non-freeway roadway segments that are subject to Auto MMLOS Criteria and expected to experience an increase in project traffic equal to 50 or more peak hour trips in either direction of travel.
Freeway Mainline Segments
Freeway mainline segments where the project adds 50 or more peak hour trips in either direction of travel.
Freeway Ramps
Freeway entrance and exit ramps where the proposed project will add 20 or more peak-
hour trips and/or cause any traffic queues to exceed ramp storage capacities.
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Based on these guidelines, the following auto facilities are included in the study area for analysis:
Intersections
Cannon Road / Avenida Encinas (signalized)
Palomar Airport Road / Avenida Encinas (signalized)
Avenida Encinas / Main Project Driveway (unsignalized)
Per City staff request, the unsignalized southbound left-turn queue from Avenida Encinas to the main Project driveway was evaluated. However, Avenida Encinas is classified as a Connector, not subject to Auto LOS, and the north project access driveway is a right turn in//right turn out only and restricted by a raised center median. Thus, per the City guidelines, warrant analysis of these unsignalized intersections is not required.
2.1.2 Signalized Intersection Methodology
The City of Carlsbad’s published TIA Guidelines state that all signalized intersections within the
study area are subject to the signalized intersection analysis. The analysis will address the adequacy
of turn lanes at the signalized intersection to serve the existing, forecast and project traffic queues.
As stated previously, all signalized intersection within 0.25 miles of the project auto access driveway
or intersection shall be evaluated if the project adds trips to the left turn or right turning movements
at the intersection. The signalized study area will be based on trip generation and trip assignment for
the project. Analyses will be based on the following criteria:
• Left turn queue assessment: Compare the left turn volume with the length of the left turn
pocket(s). A general rule of thumb of one foot per left turning vehicle per lane may be used
for this analysis.
• Left turn volume: If the left turn volume exceeds 250 vehicles per hour, a second left turn
lane is recommended.
• Right turn volume: If the right turn volume exceeds 150 vehicles per hour, a dedicated right
turn lane is recommended.
2.1.3 Roadway Segment Level of Service Methodology
The City of Carlsbad’s published TIA Guidelines state that roadways within the Project study area
subject to Auto MMLOS standards shall be evaluated using the most current version of the Highway
Capacity Manual, as outlined in the City’s General Plan Mobility Element (2015). Roadway
Capacity Tables derived from the Highway Capacity Manual were developed specifically for each
roadway subject to vehicular level of service in the City of Carlsbad. The specific capacity
calculated for each roadway takes into account key geometric and operational factors including
number of lanes, type of facility, intersection cycle length, distance between intersections, and other
factors related to lane capacity and signal operations. The capacity for each roadway segment was
calculated using the ARTPLAN software, which was developed using the capacity calculations
outlined in the HCM.
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The City of Carlsbad Roadway Capacity Tables Report provides the directional capacity for each
roadway segment subject to vehicular level of service in the General Plan Mobility Element. To
evaluate the operating conditions along a study corridor, peak hour volumes are compared to the
Roadway Capacity Tables to determine the segment operating conditions. The LOS for each
segment is reported for all study scenarios in the TIA.
2.2 Access Level of Service Analysis
Signal warrant analysis of unsignalized intersections is recommended where the intersection
provides direct access to the Project site, though required only if the corridor is subject to Auto LOS.
Although Avenida Encinas is not subject to Auto LOS, an analysis of project access was conducted
to evaluate the operations of the two existing unsignalized driveways serving the site, referred to in
this report as the N. Project Driveway and the Main Project Driveway, respectively, and provide
information for signal warrant analysis, if needed.
The N. Project driveway provides right-in/right-out access to Avenida Encinas. The Main Project
Driveway provides full access to/from Avenida Encinas, and currently serves the existing
commercial office building (to be removed) as well as the In-n-Out restaurant located directly south
of the site.
Based on the results of the analysis performed in this report, improvements to Project access are
recommended.
2.2.1 Unsignalized Intersection Methodology
Unsignalized access intersections were analyzed under AM, Mid-day and PM peak hour conditions.
Average vehicle delay was determined based upon the procedures found in Chapter 20 and
Chapter 21 of the HCM 6 with the assistance of the Synchro 10 computer software.
Table 2–1 depicts the criteria, which are based on the average control delay for any particular minor
movement.
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TABLE 2–1 LEVEL OF SERVICE THRESHOLDS FOR UNSIGNALIZED INTERSECTIONS
Average Control Delay Per Vehicle (Seconds/Vehicle) Level Of Service Expected Delay To Minor Street Traffic
0.0 < 10.0 A Little or no delay
10.1 to 15.0 B Short traffic delays
15.1 to 25.0 C Average traffic delays
25.1 to 35.0 D Long traffic delays
35.1 to 50.0 E Very long traffic delays
> 50.0 F Severe congestion
Source: Highway Capacity Manual 6.
2.2.2 Signal Warrants
Signal warrant analysis was conducted per the latest version of the California Manual on Uniform Traffic Control Devices (2014 Edition, revised March 29, 2019).
2.3 Multimodal Level of Service Analysis
The City of Carlsbad requires multimodal level of service (MMLOS) evaluation for pedestrian,
bicycle and transit/rideshare users of the public roadway system. The City organizes the street
network by a system of “typologies”, as defined by the City of Carlsbad Mobility Element.
Depending on the typology, different streets may require different MMLOS evaluations. For each
roadway user set (pedestrian, bicycle, transit), general criteria groups have been identified.
Table 2–2 shows a summary of the criteria for each roadway user set.
TABLE 2–2 MULTIMODAL LEVEL OF SERVICE CRITERIA
Roadway Users
Pedestrian Bicycle Transit/Ridesharing
Accessibility & Functionality Street Characteristics Access
Street Characteristics Facility (each side of street) Connectivity
Crossing Characteristics Bikeway Design Transit Priority
Other Elements Connectivity/Contiguity Service
– Adjacent Vehicle Parking Amenities
– Other Elements. Bicycle Accommodations
– – Available Mobility Services
Source: City of Carlsbad. MMLOS Tool (March 2020).
Each roadway's typography is evaluated for the particular set of roadway users based on sub-criteria, which is assigned “typology points”. The following represents examples of sub-criteria within the
“Transit and Ridesharing” general criteria group with corresponding points assigned:
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• Access – “ADA compliant sidewalk or path to transit stops in both directions” (15 points assigned)
• Connectivity – “Multiple transit routes on segment” (10 points assigned)
• Transit Priority – “Dedicated right of way” (5 points assigned)
• Service – “Commute shuttle service provided during the morning and afternoon commute
periods” (10 points assigned)
• Amenities – “Covered bus stops” (5 points assigned)
• Bicycle Accommodations – “Bike parking available at the bus stop” (5 points assigned)
• Available Mobility Services – “On demand rideshare services available” (10 points
assigned)
The MMLOS analysis evaluates each of the sub-criteria, totals the points for the subject street
typology, and compares the points to the City’s MMLOS Point System and LOS Rating, shown in
Table 2–3. This table assigns a qualitative LOS to several ranges of points.
TABLE 2–3 MMLOS POINT SYSTEM & LOS RATING
Point Score LOS
90-100 A
80-90 B
70-80 C
60-70 D
50-60 E
0-50 F
Source: City of Carlsbad. MMLOS Tool (March 2020). The City’s Mobility Element calls for each street typology to achieve LOS D or better operations for
each mode subject to level of service standards.
2.3.1 Multi-Modal Facilities to be Included in Study Area
In general, multi-modal facilities must be included in the study area based on the following criteria:
Pedestrian:
All pedestrian facilities that are directly connected to project access points will be included in
the study area.
All pedestrian facilities adjacent to the project development site that provide direct pedestrian access to the project site will be included in the study area.
The analysis of each pedestrian facility will extend in each direction to the nearest
intersection or connection point to a multiuse trail or path. The study area will extend from
the project site until a Mobility Element Road or Class I trail is reached in each direction.
Pedestrian facilities shall include all existing and proposed sidewalks, crosswalks, signalized pedestrian phases, and ADA-compliant facilities.
Pedestrian analysis need only be conducted for the side of the street where the project is
located, unless the project is located on both sides of the street, in which case both sides of
the street should be studied.
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Pedestrian analysis shall be conducted for all roadway segments included in the study area that are subject to the Pedestrian MMLOS standards.
Bicycle:
All facilities that bicyclists can legally use shall be included in the study area from each project access point extending in each direction of travel to the nearest intersection, dedicated bicycle facility, or connection point to a multiuse trail or path. Inventory and evaluation shall include all off-street and on-street bicycle paths, lanes, and routes.
Bicycle analysis shall be conducted for both directions of travel (e.g. both sides of the street)
of each facility included in the study area.
Bicycle analysis shall be conducted for roadway segments subject to the Bicycle MMLOS standards.
Transit:
All existing transit lines and transit stops within ½ mile walking distance of the project site
shall be included in the study area.
If the roadways within the study area are not subject to Transit MMLOS standards no further transit analysis is required.
For all transit lines located within the study area, the nearest stop for each line in each direction of travel will be analyzed according to Transit MMLOS.
All pedestrian routes linking the project site to a transit line within the ¼ mile walking distance boundary.
If no transit lines are provided, but the roadways within the study area are identified as subject to Transit MMLOS, the project shall complete the worksheet for “No Transit Located within ½ Mile Walk from Subject Site or Roadway Segment”.
Transportation Demand Management Measures shall be identified for the project, which may include on-demand transit, flex, or other measures.
2.3.2 Project Multi-Modal Study Area
The following roadway in the study area was identified for MMLOS evaluation:
Avenida Encinas is identified in the Mobility Element as a “Neighborhood Connector
Street”. Based on the City’s criteria for MMLOS evaluation, it is subject to the following
MMLOS “LOS D Standards” and corresponding analyses:
o Pedestrian MMLOS Criteria
o Bicycle MMLOS Criteria
Transit stops for NCTD Routes 444/445 are located within ½ mile walking distance of the Project site on Avenida Encinas and are thus included in the MMLOS study area. However, Avenida Encinas is not subject to Transit MMLOS evaluation, and no analysis is required.
Based on the study area criteria shown in Section 2.3.1, the MMLOS study area includes the following:
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Pedestrian Avenida Encinas (Neighborhood Connector)
Project Site to Palomar Airport Road (northbound only)
There is no sidewalk, existing or proposed, north of the Project site on the east side (Project side) of the street. Therefore, pedestrian analysis of this section is not required. Connections between the east side of the street and sidewalk facilities on the west side of the street are discussed in the MMLOS Analysis section (Section 6.7)
Bicycle
Avenida Encinas (Neighborhood Connector)
Cannon Road to Project Site (northbound & southbound)
Project Site to Palomar Airport Road (northbound & southbound)
Transit Avenida Encinas (Neighborhood Connector) is served by NCTD Routes 444 and 445. The
following transit stops, serving both Routes 444 and 445, are located within ½ mile of the Project site.
Avenida Encinas & Palomar Airport Road
This stop pairing is located on the east and west sides of Avenida Encinas, approximately 500 feet south of Palomar Airport Road. Avenida Encinas is not subject to Transit LOS based on its Mobility
Element classification and no analysis is required.
Figure 2–1 shows the MMLOS study area.
2.4 Thresholds of Significance
The City of Carlsbad Growth Management Program “Citywide Facilities and Improvements Plan
(last amended August 22, 2017)” states that the performance standard for the circulation system is as
follows:
Implement a comprehensive livable streets network that serves all users of the system –
vehicles, pedestrians, bicycles and public transit. Maintain LOS D or better for all modes
that are subject to this multi-modal level of service (MMLOS) standard, as identified in Table
3-1 of the General Plan Mobility Element, excluding LOS exempt intersections and streets
approved by the City Council.
Thus, the Growth Management Plan’s standard for all non-exempt street system facilities is LOS D.
To comply with the Growth Management Program, all roadway facilities identified as not meeting
the performance standard (LOS D) in the existing conditions scenario must be fully mitigated
regardless of the project impact to that facility, or the TIA must request an exemption from the
LOS D standard according to the Mobility Element Implementing Policy 3-P.9.
The project causes a significant impact to the transportation facility in the study area if one or more
of the following criteria is met:
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• The roadway facility is projected to exceed the LOS D standard, and the project’s traffic
meets or exceeds the thresholds of significance listed in Table 2–4; or
• A ramp meter delay exceeds 15 minutes and the project’s traffic meets or exceeds the
thresholds of significance listed in Table 2–4; or
• The addition of project results in a change in LOS from acceptable (LOS D or better) to
deficient (LOS E or F) on a roadway segment, freeway segment or ramp; or
• The project results in a change in conditions on a roadway segment, freeway segment or
ramp that exceeds the allowable thresholds (outlined in Table 2–4) for locations operating at
a deficient LOS without the project (baseline conditions).
TABLE 2–4 MEASURE OF SIGNIFICANT PROJECT TRAFFIC IMPACTS – ROADWAYS SUBJECT TO THE VEHICLE MMLOS STANDARD
Auto Facility Subject to MMLOS Thresholds
Threshold of Significance
Roadway Segment Any trip added to a segment forecast to operate at deficient LOS requires project mitigation; Project mitigation will be determined based on project contribution to the identified impact.
Freeway Segment 1% increase in V/C or 1 mph decrease in speed
Ramp Meter 2-minute increase
Source: Table 6 – Carlsbad TIA Guidelines (FINAL), April 2018.
The project can have either a direct or cumulative impact as follows:
• Direct Impacts: any significant impact identified under existing conditions. Direct impacts
shall be fully mitigated by the project.
• Cumulative Impacts: any significant impact identified under Cumulative and Horizon Year conditions. Cumulative impacts may be mitigated through fair share contribution. Projects identified for fair share contribution should be included in the City’s Capital Improvement Program (CIP) or Transportation Impact Fee (TIF) program.
Any roadway section that is identified as having a significant impact must either:
• Mitigate the traffic impact to pre-project conditions, or
• Request LOS exemption from City Council for the LOS standard and identify feasible TSM
& TDM measures.
Because of the qualitative nature of the MMLOS methodology, a project impact is significant if an existing pedestrian, bicycle or transit facility is determined to not meet the LOS D standard regardless of the forecasted number of project trips expected to use the facility. An impact occurs and is deemed significant if:
• An existing facility in the project study area does not meet the pedestrian, bicycle or transit LOS standard, or
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• The project causes a standard facility to become substandard (e.g., removal of an existing bike lane or bus stop, or blocking pedestrian access), or
• A gap is identified in or directly adjacent to the study area related to pedestrian, bicycle or transit service to the project site.
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3.0 EXISTING CONDITIONS
This section presents existing transportation conditions for street system components identified for either analysis.
3.1 Existing Street Network
The following is a description of the major roadways within the study area. Figure 3–1 illustrates
existing conditions in the study area in terms of traffic lanes and intersection controls.
Avenida Encinas is classified as a Neighborhood Connector Street on the City of Carlsbad
Mobility Element. Within the study area, Avenida Encinas is currently constructed as a two-
lane divided roadway with a combination of raised and painted center median with left-turn
pockets provided at full-access driveways, the result of a recent “road-diet” project imitated
by the City. The posted speed limit is 40 mph. Buffered bike lanes are provided in both
directions of travel and on-street parking is not allowed on Avenida Encinas. Existing
sidewalks are provided along the southbound direction (west side) of Avenida Encinas from
Cannon Road to Palomar Airport Road. Existing sidewalks are provided along the
northbound direction (east side) of Avenida Encinas for approximately 1,500 feet south of
Cannon Road, and then again from the Project site south to Palomar Airport Road. There is a
gap of approximately 1,800 feet north of the site along Avenida Encinas where no sidewalk
is provided. This is the section of the Avenida Encinas alignment that abuts the Interstate 5
right-of-way, where no development is present to the east.
Palomar Airport Road is classified as an Arterial Street in the City of Carlsbad Mobility
Element. Palomar Airport Road is currently constructed as two-lane undivided roadway from
Carlsbad Boulevard to Avenida Encinas where the posted speed limit is 35 mph and it is
marked as a bicycle route by painted sharrows. Palomar Airport Road widens as it continues
east through the Interstate 5 (I-5) interchange and transitions to a six-lane divided roadway
east of I-5. East of Paseo Del Norte the speed limit is 45 mph and Class II bicycle lanes are
provided. Sidewalks are provided in both directions of Palomar Airport Road in the vicinity
of the Project area. Curbside parking is not permitted on any portion of Palomar Airport
Road.
Cannon Road is classified as an Arterial Street in the City of Carlsbad Mobility Element.
Within the study area, Cannon Road is currently constructed as a four-lane roadway with a
35 mph speed limit. Curbside parking is not permitted. Sidewalks are provided in both
directions of Palomar Airport Road in the vicinity of the Project area. Class II bicycle lanes
are also provided.
3.2 Existing Traffic Volumes
AM/PM commuter peak hour (7:00 am-9:00 am/ 4:00 pm-6:00 pm) and mid-day (11:30 am-1:30
PM) peak hour intersection counts at all study area intersections were conducted on Wednesday,
May 8, 2019 while schools in the area were in session. LLG completed volume balancing of raw
peak hour count data by increasing some volumes between the driveways serving the Project site.
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Figure 3–2 shows the Existing Traffic Volumes. Appendix A contains the intersection and segment
count sheets.
3.3 Existing Transit Conditions
There are no transit services within ¼ mile walking distance of the Project site. Within ¼ mile to ½
mile of the Project lie bus stops for North County Transit District (NCTD) Routes 444 and 445. Stop
for NCTD Route 101 are slightly more than ½ mile from the Project. Transit schedules for these
routes are included in Appendix B.
Route 444 provides limited weekday-only service from connecting to the Poinsettia COASTER
Station via Faraday Avenue and Rutherford Road. The nearest stop to the project site is on Avenida
Encinas south of Palomar Airport Road approximately 0.4 miles from the Project site.
Route 445 provides limited weekday-only service from connecting to the Poinsettia COASTER
Station to Palomar College via Avenida Encinas, Palomar Airport Road, and Las Posas Road. The
nearest stop to the project site is on Avenida Encinas south of Palomar Airport Road approximately
0.4 miles from the Project site.
Route 101 provides service from the between Oceanside and UCSD, UTC, and the VA Medical
Center via Highway 101. Service is provided seven days a week between approximately 5 AM and
11 PM and generally provides approximately thirty-minute headways, with hourly headways in the
later evening hours. The nearest stop to the project site is located at Carlsbad Boulevard and Solamar
Drive slightly more than ½ mile from the Project site.
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4.0 PROPOSED PROJECT
4.1 Trip Generation
The Project proposes the construction of a 3,427 SF Chick-Fil-A fast food restaurant (without drive-
thru service window). The site is currently developed with a two-story, 11,000 SF commercial office
building, which will be removed.
Trip generation estimates for the Project were based on the SANDAG’s Brief Guide of Vehicular
Traffic Generation Rates for the San Diego Region (April 2002). The proportion of Project traffic
during the mid-day (11:30 AM – 1:30 PM) peak period was determined using the time-of-day
distribution data provided in the ITE Trip Generation Manual, 10th edition. The ITE time-of-day trip
data is included in Appendix C.
Trips associated with fast food restaurants typically include a substantial share of pass-by and
diverted trips. Pass-by trips are made by vehicles already traveling on the roadway adjacent to the
project site, while diverted trips are those traveling on a nearby roadway which detour (typically less
than one mile) to and from the site. For the purposes of this analysis, diverted trips were considered
northbound and southbound trips on Interstate 5 that would divert to Avenida Encinas to the Project,
then continue back to Interstate 5 to complete the original trips. As such, these trips must be
accounted for at the Project driveways but are not entirely new trips throughout the overall roadway
network, as compared to primary trips which are new trips to the street system generated expressly
by the existence of the Project. Per SANDAG, the default trip category percentages for restaurants
are 51% primary trips, 37% diverted trips, and 12% pass-by trips. Based on the specific land use and
location of the Project, and in coordination with City staff, a trip type split of 50% primary, 25%
diverted, and 25% pass-by is assumed.
Table 4–1 tabulates the Project traffic generation. The gross project (before accounting for existing
land use) is calculated to generate 2,399 ADT with 120 total AM peak hour trips, 360 total mid-day
peak hour trips, and 168 total PM peak hour trips. Deducting pass-by and diverted trips, the gross
project would add new trips, or primary trips, on the order of 1,199 ADT, with 60 total AM peak
hour, 180 total mid-day peak hour, and total 84 PM peak hour trips.
The site is currently developed with approximately 11,000 SF of standard commercial office space.
The trip generation of this existing land use was tabulated using the published SANDAG rates for
standard commercial office. After accounting for the existing office to be removed, the net Project
driveway traffic generation is calculated to be 2,179 ADT, with 89 AM peak hour, 338 mid-day peak
hour, and 139 PM peak hour trips.
As a subset of the net driveway trips described above, net primary (new) trips are calculated to be
979 ADT, with 29 AM peak hour, 158 mid-day peak hour, and 55 PM peak hour trips.
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TABLE 4–1 TRIP GENERATION
Land Use Size
Daily Trip Ends (ADTs) AM Peak Hour Midday Peak Hour b PM Peak Hour
Rate a ADT % of ADT In:Out Split
Volume % of ADT In:Out Split
Volume % of ADT In:Out Split
Volume
In Out Total In Out Total In Out Total
Proposed
Fast Food Restaurant (No Drive Thru) c 3,427 SF 700/KSF 2,399 5% 60:40 72 48 120 15% 50:50 180 180 360 7% 50:50 84 84 168
Project Pass-by Trips d — 25% (600) — — (18) (12) (30) — — (45) (45) (90) — — (21) (21) (42)
Project Diverted Trips e — 25% (600) — — (18) (12) (30) — — (45) (45) (90) — — (21) (21) (42)
Project Primary Trips f — 50% 1,199 — — 36 24 60 — — 90 90 180 — — 42 42 84
Existing (to be removed)
Standard Commercial Office 11,000 SF 20/KSF (220) 14% 90:10 (28) (3) (31) 10% 50:50 (11) (11) (22) 13% 20:80 (6) (23) (29)
Net New Primary Trips — — 979 — — 8 21 29 — — 79 79 158 — — 36 19 55
Net New Driveway Trips — — 2,179 — — 44 45 89 — — 169 169 338 — — 78 61 139
Footnotes:
a. Trip generation, pass-by and mixed-use reduction rates are based on SANDAG’s (Not So) Brief Guide of Vehicular Traffic Generation Rates for the San Diego Region, April 2002 (“SANDAG Brief Guide”).
b. Midday peak hour rates are not provided in the SANDAG Brief Guide trip rates. Therefore, midday peak hour rates are based on time-of-day distribution data from ITE Trip Generation Manual (10th ed.).
c. Driveway Trips are the sum total traffic as generated using the SANDAG Brief Guide rates without accounting for Pass-by/Diverted trip reductions.
d. Pass-by Trips are trips already on the street system that pass-by the site. Pass-by Trips = 25% of the driveway traffic generated in the AM, mid-day, and PM peak hours and the daily ADT based on SANDAG Brief Guide notes modified in coordination with City staff using engineering judgment. These trips are only analyzed at the driveways.
e. Diverted Trips are trips already on the street system that divert (<1.0 mile) to/from the site. Diverted Trips = 25% of the driveway traffic generated in the AM, mid-day, and PM peak hours and the daily ADT based on SANDAG Brief Guide notes modified in coordination with City staff using engineering judgment. Diverted Trips are assumed to detour to/from I-5.
f. Primary Trips are new Project trips assigned to the overall street system beyond the driveways. Primary Trips = 50% of the Driveway trips generated in the AM, mid-day, and PM peak hours per SANDAG Brief Guide notes modified in coordination with City staff using engineering judgment. Primary trips are also analyzed at the driveways.
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4.2 Trip Distribution
The Project’s primary (new) trip distribution was developed based on a review of existing traffic
volumes at the Project driveway and adjacent intersections as well as a review of data science results
from cell phone and GPS applications (aka “Big Data”) obtained from a commercial vendor. LLG
also conducted multiple field reviews to observe site driveway and circulation, and applied
engineering judgment based on these reviews.
The pass-by trips occur only at the Project driveways as they are assumed to be already on Avenida
Encinas and passing by the site. The diverted trips were assumed to be both northbound and
southbound on Interstate 5, with a diversion to Avenida Encinas to/from the site.
4.3 Trip Assignment
The primary net Project traffic generation in Table 4–1 was assigned to the street system based on
the trip distribution presented in Figure 4–1. The resulting assignment of net AM/PM peak hour
primary volumes is shown on Figure 4–2. The assignment of net Mid-day peak hour primary
volumes is shown on Figure 4–3.
AM/PM peak hour pass-by trips are assigned and shown on Figure 4–4. Mid-day peak hour pass-by
trips are assigned and shown on Figure 4–5.
AM/PM peak hour diverted trips are assigned and shown on Figure 4–6. Mid-day peak hour
diverted trips are assigned and shown on Figure 4–7.
The total Project AM/PM peak hour traffic (primary/pass-by-diverted) is shown on Figure 4–8,
while Figure 4–9 shows the total Project Mid-day peak hour traffic.
These AM/PM and Mid-day total net traffic volumes are added to the existing 2019 traffic volumes
to produce the Existing + Total Project volumes evaluated in the analyses.
Figure 4–10 shows the Existing + Project AM/PM volumes. Figure 4–11 shows the Existing +
Project Mid-day volumes.
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[
Chick-fil-A I-5 & Palomar Airport Road
LJLJ
DD L
J L
LJDLJD
Avenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasDrwy
Main Project Drwy
N. Project Drwy
Palomar Airport Rd
Palomar Airport Rd
1
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3 123212
20324720
12355103232
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Chick-fil-A I-5 & Palomar Airport Road
LLJ
DD L
J LJ
Avenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasDrwy
Main Project Drwy
N. Project Drwy
Palomar Airport Rd
Palomar Airport Rd 4 / 42 / 4
-4 / -48 / 106 / 104 / 7
-6 / -76 / 7-8 / -101
2
3
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LLJ
DD L
J LJ
Avenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasDrwy
Main Project Drwy
N. Project Drwy
Palomar Airport Rd
Palomar Airport Rd
1
2
3 99
-9212115
-1515-21(Pass-by Trips Mid-Day Peak Hour)
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Chick-fil-A I-5 & Palomar Airport Road
LJLJ
DD L
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DLAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasDrwy
Main Project Drwy
N. Project Drwy
Palomar Airport Rd
Palomar Airport Rd 4 / 48 / 102 / 4
4 / 78 / 106 / 104 / 7
2 / 46 / 76 / 1010 / 11
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Chick-fil-A I-5 & Palomar Airport Road
LJLJ
DD L
J L
DLAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasDrwy
Main Project Drwy
N. Project Drwy
Palomar Airport Rd
Palomar Airport Rd
1
2
3 9219
15212115
9152124
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Chick-fil-A I-5 & Palomar Airport Road
LJLJ
DD L
J LJ
LJDLJD
Avenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasDrwy
Main Project Drwy
N. Project Drwy
Palomar Airport Rd
Palomar Airport Rd 9 / 1311 / 257 / 11
5 / 819 / 3525 / 3113 / 19
-3 / 216 / 30-8 / -101 / 13 / 215 / 1813 / 25
2 / 50 / 2
1
2
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LJLJ
DD L
J LJ
LJDLJD
Avenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasDrwy
Main Project Drwy
N. Project Drwy
Palomar Airport Rd
Palomar Airport Rd
1
2
3 305330
26748950
665-215105356
105
(Mid-Day Peak Hour)
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Chick-fil-A I-5 & Palomar Airport Road
LJLJ
DD LLDLD J LJ
LJDLJDLJDD LJ9 / 15179 / 4077 / 16
259 / 42430 / 10726 / 7815 / 81
5 / 12
27 / 55 / 04 / 4
245 / 35422 / 106144 / 30027 / 69105 / 9890 / 391328 / 323178 / 332359 / 244
161 / 38671 / 21032 / 7747 / 59
62 / 40229 / 210
Avenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasDrwy
Main Project Drwy
N. Project Drwy
Palomar Airport Rd
Palomar Airport Rd
1
2
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(AM/PM Peak Hours)
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LJLJ
LDD JLDLD J LJ
LJDLJDLJDD LJAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasDrwy
Main Project Drwy
N. Project Drwy
Palomar Airport Rd
Palomar Airport Rd
1
2
3 3032338
29699136
1681
11
2342
2271611925699387456219264
2851034534
37263
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LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-19-3103 Chick-fil-A I-5 & Palomar Airport Road
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5.0 CUMULATIVE CONDITIONS
The following describes the potential cumulative development and street network conditions in the near-term scenarios.
5.1 Cumulative Projects
To determine Near-Term (Existing + Cumulative) conditions, LLG reviewed approved and pending
projects within the City of Carlsbad to identify projects that will add traffic to the Project study area
within the next five years. In coordination with the City, the following six (6) cumulative projects
that may be built and occupied within that timeframe were identified for inclusion in Near-Term
conditions. Table 5–1 lists and describes each cumulative project. Based on information provided by
the City and engineering judgment, LLG forecasted the traffic volumes that would be generated by
each project and assigned them to the study area. Mid-day peak period traffic volumes were not
generally analyzed for these cumulative projects, nor readily calculable from regional trip generation
sources. LLG assigned mid-day peak hour cumulative volumes assuming they would be identical to
PM peak hour volumes.
Figures 5–1 and 5–2 show the total cumulative projects AM/PM and mid-day peak hour
traffic volumes. Figures 5–3 and 5–4 show the AM/PM and mid-day peak hour traffic
volumes for the “Existing + Cumulative Projects” scenario. Figures 5–5 and 5–6 show the
peak hour traffic volumes for the “Existing + Cumulative Projects + Project” scenario.
Appendix K contains individual cumulative project assignments as well as supporting data
such as trip generation and distribution from project studies, where available. Where not
available, LLG estimated trip generation from the available project description and used
engineering judgment to assign forecast trips through the study area.
5.2 Network Conditions
There are no known pending improvements to the study area street network or to nearby facilities that would notably affect conditions in the study area. No improvements or changes to the study area street facilities are assumed for Near-Term (Existing + Cumulative) conditions.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-19-3103 Chick-fil-A I-5 & Palomar Airport Road
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TABLE 5–1 CUMULATIVE PROJECTS LIST
Permit Number Project Name Description
CDP16031 West Oaks Proposed construction of 209 apartments located along
West Oaks Way, south of Palomar Airport Road and west
of Palomar Oaks Way.
CDP2018-0005 Aviara Apartments Proposed development of a 329 unit apartment complex on
two lots located on the east west sides of Aviara Parkway.
The west lot consists of 247 market rate apartments and 12
affordable units and the east lot consists of 70 affordable
units.
— Carlsbad Corporate Plaza Parking
Structure
Repurpose 70,044 square feet of commercial office within
two existing buildings to medical office. Located at 6183
and 6185 Paseo Del Norte.
CUP2017-0009,
CDP2017-0049
Eco-Friendly Auto Spa Proposed demolition of an existing 12,000 square foot one-
story building and parking lot and redevelopment of the site
with a new car wash use. The existing use was vacant at the
trip of traffic data collection for this study and no credit for
existing trips was applied.
PRE2018-0026 Hilton Hotel Project located on a 4.8-acre lot at 6450 Carlsbad
Boulevard. The site is currently developed with a Hilton
Garden Inn Hotel and 5,990 square foot detached
conference center. The project proposes to demolish the
detached conference center and construct a 16,144 square
foot three story hotel addition that would accommodate an
additional 29 rooms.
PRE2019-0010 Cruzan Café. Café/coffee house located at 5235 Avenida Encinas in an
approximately 4,000 square foot suite within an existing
industrial building.
Source: City of Carlsbad
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Main Project Drwy
N. Project Drwy
Palomar Airport Rd
Palomar Airport Rd17 / 1618 / 2317 / 1618 / 233 / 24 / 610 / 811 / 1321 / 197 / 15
7 / 154 / 71 / 23 / 3
1 / 28 / 21
1
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Chick-fil-A I-5 & Palomar Airport RoadJJJJLJDLJDLJDD LJAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasDrwy
Main Project Drwy
N. Project Drwy
Palomar Airport Rd
Palomar Airport Rd
1
2
3 16231623268131915
15723
221
(Mid-Day Peak Hour)
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LJLJ
DD LLDLD J LJ
LJDLJDLJDD LJAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasDrwy
Main Project Drwy
N. Project Drwy
Palomar Airport Rd
Palomar Airport Rd 0 / 2185 / 3980 / 5
272 / 43911 / 721 / 472 / 62
5 / 12
27 / 55 / 04 / 4
266 / 3756 / 76169 / 32629 / 70106 / 10285 / 381326 / 311199 / 351366 / 259
168 / 40173 / 21233 / 7950 / 60
63 / 42237 / 231
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Chick-fil-A I-5 & Palomar Airport RoadJLJLDD JLDLD J LJ
LJDLJDLJDD LJAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasDrwy
Main Project Drwy
N. Project Drwy
Palomar Airport Rd
Palomar Airport Rd
1
2
3 2868
2934962
791
11
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244962295395342413238279
3001004732
39284
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LJLJ
DD LLDLD J LJ
LJDLJDLJDD LJAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasAvenida EncinasDrwy
Main Project Drwy
N. Project Drwy
Palomar Airport Rd
Palomar Airport Rd 9 / 15196 / 4237 / 16
277 / 44730 / 10726 / 7815 / 81
5 / 12
27 / 55 / 04 / 4
263 / 37722 / 106161 / 31630 / 71109 / 104100 / 399339 / 336199 / 351366 / 259
168 / 40175 / 21733 / 7950 / 62
63 / 42237 / 231
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Main Project Drwy
N. Project Drwy
Palomar Airport Rd
Palomar Airport Rd
1
2
3 3033938
31999136
1681
11
2342
25016120858105395469238279
3001104737
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LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-19-3103 Chick-fil-A I-5 & Palomar Airport Road
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6.0 ANALYSIS PER CITY TIA GUIDELINES
6.1 Background
Based on the approach and methodologies described in Section 2.1, the following is an evaluation of the one (1) signalized intersection within the study area subject to Auto LOS requirements. The Project will not add 50 or more AM/PM peak hour trips to any street subject to vehicular level of service. Significance of impacts is based on the City’s TIA Guidelines, as discussed in Section 2.4.
6.2 Analysis of Existing Conditions
Table 6–1 shows the queue lengths under Existing conditions at study area signalized intersections, for the applicable left-and-right turning movements to which the Project would contribute traffic.
As shown in Table 6–1, existing queues are accommodated in the existing turn pockets, except for the westbound left-turn movement at Palomar Airport Road / Avenida Encinas. This single left-turn
pocket has been extended to the maximum extent feasible given its proximity to the upstream ramp
intersection with I-5 Southbound.
The eastbound right turn at Palomar Airport Road / Avenida Encinas does not exceed the 150 peak hour trips identified as the threshold for consideration of a dedicated right-turn lane (see Section 2.1.2).
6.3 Analysis of Existing + Project Conditions
Table 6–1 shows the queue lengths under Existing + Project conditions at study area intersections,
for the applicable left-and-right turning movements with the Project’s traffic contribution
As shown in Table 6–1, existing + project queues are accommodated in the existing turn pockets, except for the westbound left-turn movement at Palomar Airport Road / Avenida Encinas. This single left-turn pocket has been extended to the maximum extent feasible given its proximity to the
upstream ramp intersection with I-5 Southbound. The Project does not add any trips to this turn movement.
The eastbound right turn at Palomar Airport Road / Avenida Encinas does not exceed the 150 peak hour trips identified as the threshold for consideration of a dedicated right-turn lane (see Section 2.1.2).
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-19-3103 Chick-fil-A I-5 & Palomar Airport Road
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TABLE 6–1 EXISTING SIGNALIZED INTERSECTION ANALYSIS
Signalized Intersection Movement Turn Lanes
Pocket Length (feet)
Peak Hour
Existing Existing + Project
Turn Volume
Queue Length (feet)
Turn Volume
Queue Length (feet)
3. Palomar Airport Road /
Avenida Encinas
WBL 1 150
AM 359 359 359 359
Mid 264 264 264 264
PM 244 244 244 244
EBR N/A N/A
AM 62 — 62 —
Mid 37 — 37 —
PM 40 — 40 —
EBL 1 80
AM 47 47 47 47
Mid 29 29 34 34
PM 57 57 59 59
General Note:
BOLD and SHADING indicate calculated queue exceeds available storage.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-19-3103 Chick-fil-A I-5 & Palomar Airport Road
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6.4 Analysis of Existing + Cumulative Conditions
Table 6–2 shows the queue lengths under Existing + Cumulative Projects conditions at study area intersections, for the applicable left-and-right turning movements to which the Project would
contribute traffic.
As shown in Table 6–2, existing + cumulative queues are accommodated in the existing turn pockets, except for the single westbound left-turn movement at Palomar Airport Road / Avenida Encinas, as discussed above.
The eastbound right turn at Palomar Airport Road / Avenida Encinas does not exceed the 150 peak
hour trips identified as the threshold for consideration of a dedicated right-turn lane (see Section
2.1.2).
6.5 Analysis of Existing + Cumulative + Project Conditions
Table 6–2 shows the queue lengths under Existing + Cumulative Projects + Project conditions at study area signalized intersections for the applicable left-and-right turning movements with the addition of Project traffic.
As shown in Table 6–2, existing + cumulative + project queues are accommodated in the existing turn pockets, except for the westbound left-turn movement at Palomar Airport Road / Avenida Encinas, as discussed above. The Project does not add any trips to this turn movement.
The eastbound right turn at Palomar Airport Road / Avenida Encinas does not exceed the 150 peak hour trips identified as the threshold for consideration of a dedicated right-turn lane (see Section
2.1.2).
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-19-3103 Chick-fil-A I-5 & Palomar Airport Road
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TABLE 6–2 SIGNALIZED INTERSECTION ANALYSIS – CUMULATIVE CONDITIONS
Signalized Intersection Movement Turn Lanes
Pocket Length (feet)
Peak Hour
Existing + Cumulative Projects
Existing + Cumulative Projects + Project
Turn Volume
Queue Length (feet)
Turn Volume
Queue Length (feet)
3. Palomar Airport Road / Avenida Encinas
WBL 1 150
AM 366 366 366 366
Mid 279 279 279 279
PM 259 259 259 259
EBR N/A N/A
AM 63 — 63 —
Mid 39 — 39 —
PM 42 — 42 —
EBL 1 80
AM 50 50 50 50
Mid 32 32 37 37
PM 60 60 62 62
General Note:
BOLD and SHADING indicate calculated queue exceeds available storage.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-19-3103 Chick-fil-A I-5 & Palomar Airport Road
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6.6 Access & Internal Circulation
6.6.1 Access Overview
The Project is served by two existing unsignalized driveways north and south of the site, referred to
in this report as the N. Project Driveway and the Main Project Driveway, respectively. Both
driveways currently exist, and the Project does not propose to relocate or modify the movements allowed at either location. The N. Project driveway provides right-in/right-out access to Avenida Encinas and is lightly used under current conditions based on existing counts shown on Figures 3–2 and 3–3. The Main Project Driveway provides full access to/from Avenida Encinas, and currently
serves the existing commercial office building (to be removed) as well as the In-n-Out restaurant
located directly south of the site. The trips assignments for primary, pass-by and diverted trips used in this report assumed principal site access will continue to be from the Main Project Driveway, but that an increase in utilization of the N. Project Driveway will occur based on the change in use to a higher-intensity fast-food restaurant.
Project access at the driveways is largely influenced by on-site circulation, which is itself affected by
factors such as parking operations, circulation layout, pedestrian activity, and particularly drive-thru queuing from existing restaurants in the overall development. When drive-thru queuing exceeds the allocated storage, the impromptu excess queuing can restrict on-site circulation.
LLG conducted two mid-week, mid-peak hour field reviews of the site to determine if drive-thru
queuing from the adjacent In-n-Out restaurant currently affects inbound circulation from Main
Project Driveway to the Project site. The field reviews indicated that intermittent spillback from the In-n-Out during the peak mid-day (lunch) period does occur, however it is located south of the Main Project Driveway and would not affect ingress from Avenida Encinas to the Project’s parking fields north of the Main Project Driveway drive aisle. It should be noted that existing volumes during the
AM/PM peak hours at the Main Project Driveway are less than the mid-day volumes observed and
evaluated, the latter of which is therefore considered the worst-case.
6.6.2 Access Level of Service Analysis
Level of Service analysis was performed for the Main Project Driveway and N. Project Driveway to determine if operational improvements are needed at the unsignalized intersections providing direct
access to the Project site. Signal warrant analysis was conducted at driveway locations calculated to
operate at an unacceptable level of service (see Section 7.0).
Table 6–3 shows the AM/PM peak hour operations of the access intersections under existing and
existing + Project conditions. As shown in Table 6–3, the Main Project Driveway at Avenida
Encinas is calculated to operate at unacceptable levels of service (LOS E or F) during the mid-day
and PM peak hours with the addition of Project traffic.
Appendix E contains the access analysis worksheets for the Existing scenario. Appendix F contains
the access analysis worksheets for the Existing + Project scenario.
Table 6–4 shows the AM/PM peak hour operations of the access intersections under existing +
cumulative projects and existing + cumulative projects + Project conditions. As shown in Table 6–4,
the Main Project Driveway at Avenida Encinas is calculated to operate at unacceptable levels of
service (LOS E or F) during the mid-day and PM peak hours with the addition of Project traffic.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-19-3103 Chick-fil-A I-5 & Palomar Airport Road
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Appendix G contains the access analysis worksheets for the Existing + Cumulative Projects scenario.
Appendix H contains the access analysis worksheets for the Existing + Cumulative Projects +
Project scenario.
Due to the excessive delay and unacceptable levels of service identified with the existing intersection
control at the Main Project Driveway, the Project proposes to provide a traffic signal at this
intersection with a dedicated westbound left-turn lane exiting the Project site. The proposed signal
would also provide a controlled crossing for pedestrian traffic across Avenida Encinas. The next
closest signalized crossing is over 1,000 feet to the south at Palomar Airport Road. An evaluation of
traffic signal warrants is provided in Section 7.0.
With the installation of a traffic signal, the Main Project Driveway is calculated to operate at LOS B
or better during each peak hour in all near-term scenarios, as shown in Tables 6–3 and 6–4.
Appendix J contains the post-signalization intersection analysis output sheets for the Main Project
Driveway.
LINSCOTT, LAW & GREENSPAN, engineers LLG Ref. 3-19-3103 Chick-fil-A I-5 & Palomar Airport Road
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TABLE 6–3 ACCESS ANALYSIS – EXISTING CONDITIONS
Intersection Control Type Peak Hour
Existing Existing + Project Existing + Project (with proposed signal)
Delay a LOS b Delay LOS Delay LOS
1. Avenida Encinas / N. Project Driveway MSSC AM 9.9 A 10.0 A — —
Mid 10.0 A 10.6 B — —
PM 11.1 B 11.4 B — —
2. Avenida Encinas / Main Project Driveway MSSC (Signal)
AM 11.0 B 13.0 B 8.3 A
Mid 18.8 C 88.1 F 13.7 B
PM 23.5 C 47.3 E 11.4 B
Footnotes:
a. Average delay expressed in seconds per vehicle.
b. Level of Service
c. Minor Street Stop Control. Minor street delay is reported.
General Notes:
Bold and shading indicates unacceptable level of delay.
SIGNALIZED UNSIGNALIZED
Delay LOS Delay LOS
0.0 ≤ 10.0 A 0.0 ≤ 10.0 A
10.1 to 20.0 B 10.1 to 15.0 B
20.1 to 35.0 C 15.1 to 25.0 C
35.1 to 55.0 D 25.1 to 35.0 D
55.1 to 80.0 E 35.1 to 50.0 E
≥ 80.1 F ≥ 50.1 F
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TABLE 6–4 ACCESS ANALYSIS – CUMULATIVE CONDITIONS
Intersection Control Type Peak Hour
Existing + Cumulative Projects
Existing + Cumulative Projects + Project
Existing + Cumulative Projects + Project (with proposed signal)
Delay a LOS b Delay LOS Delay LOS
1. Avenida Encinas / N. Project Driveway MSSC AM 10.0 A 10.2 B — —
Mid 10.1 B 10.8 B — — PM 11.3 B 11.6 B — —
2. Avenida Encinas / Main Project
Driveway MSSC AM 11.3 B 13.5 B 8.3 A
Mid 20.1 C 107.6 F 13.8 B PM 25.6 D 55.3 F 11.5 B Footnotes:
a. Average delay expressed in seconds per vehicle.
b. Level of Service
c. Minor Street Stop Control. Minor street delay is reported.
General Notes:
Bold and shading indicates unacceptable level of delay.
SIGNALIZED UNSIGNALIZED
Delay LOS Delay LOS
0.0 ≤ 10.0 A 0.0 ≤ 10.0 A
10.1 to 20.0 B 10.1 to 15.0 B
20.1 to 35.0 C 15.1 to 25.0 C
35.1 to 55.0 D 25.1 to 35.0 D
55.1 to 80.0 E 35.1 to 50.0 E
≥ 80.1 F ≥ 50.1 F
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6.6.3 Queuing Analysis
Peak hour queueing analysis was performed for the northbound and southbound left turn pockets at the Main Project Driveway where the traffic signal is proposed. As shown in Table 6–5, the existing
turn pocket provides approximately 110 feet of storage for the southbound left and 70 feet of storage for the northbound left. Under signalized conditions with Project traffic the 95th percentile queue in the southbound left-turn movement is forecast to exceed available storage in both the Existing + Project and Existing + Cumulative + Project scenarios. The northbound left turn queues are contained in the existing storage in all scenarios.
Appendix J also contains the post-signalization queueing analysis output sheets for the Main Project Driveway.
TABLE 6–5 QUEUING ANALYSIS
Intersection Movement
Storage (Existing) Existing + Project (with signal)
Existing + Cumulative + Project (with signal)
(ft) Queue (ft) Queue (ft)
3. Avenida Encinas / Main Project Driveway
SBL 110 115 122
NBL 70 29 29
General Notes:
95th percentile queues shown.
Queues shown are the highest of AM, mid-day, and PM peak hours.
Based on the results shown in Table 6–5, the Project will extend the southbound turn pocket to provide a minimum of 140 feet of storage length, as part of installation of the signal.
6.6.4 On-Site Circulation
Two-way on-site circulation will occur along the Project’s main driveway (aligned parallel to
Avenida Encinas) between the N. Project Driveway and the Main Project Driveway, as shown in
Figure 1–3 in this report. Access to/from the Main Project Driveway to this primary internal drive-
aisle/parking field will continue to be served by two existing internal median breaks, approximately
50-feet and 100-feet east of Avenida Encinas. “Keep Clear” pavement legends should be installed at
the former to prevent westbound (outbound) queueing vehicles at the Main Project driveway from
blocking inbound vehicles’ ability to enter the site and turn left (north) into this primary internal
drive aisle. Similar pavement legend markings are already provided elsewhere on-site to the south
and east to maintain internal access from being blocked by the In-n-Out drive-thru queue.
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6.7 MMLOS Analysis
The existing multi-modal (i.e., pedestrian, bicycle, or transit) facilities in the vicinity of the Project site were evaluated using the City of Carlsbad’s MMLOS Tool (March 2020). The MMLOS study
area was selected based on the City’s scoping requirements and the street typology of the roadway,
which indicates which modes are subject to LOS standards on that facility type.
As discussed in Section 2.3.2, the transit stops for Routes 444/445 on Avenida Encinas south of Palomar Airport Road are noted within the MMLOS study area, but are not subject to Transit LOS.
The pedestrian and bicycle facilities on Avenida Encinas from the project site in each direction to the
next Mobility Element Roadway (Cannon Road and Palomar Airport Road) are subject to MMLOS
analysis. Per Section 3.2 of the TIA guidelines, pedestrian LOS is evaluated for the side of the street on which the Project is located. However, there are no sidewalk facilities, existing or proposed, north of the Project site on the east side of the road (northbound direction of travel) and therefore Pedestrian LOS analysis is not required for this segment.
Per Section 9 of the TIA guidelines, pedestrian and bicycle impacts may also be identified by gaps in
the network. Based on the presence of development and continuous sidewalk between Cannon Road and Palomar Airport Road on the west side of Avenida Encinas, the lack of a pedestrian crossing between the east side of Avenida Encinas in the area of the Project site and the pedestrian facilities on the west side can be considered a gap in the pedestrian network. To mitigate this gap in the
pedestrian network, a traffic signal with two protected pedestrian crossings across Avenida Encinas
is proposed. Refer to Section 6.6.2 and Section 7 for more details on the proposed traffic signal.
Table 6–6 summarizes the MMLOS analysis results for the pedestrian and bicycle facilities on
Avenida Encinas. As shown in Table 6–6, pedestrian facilities from the Project site to Cannon Road
achieve acceptable LOS D, while the bicycle facilities in both directions from the Project site
achieve LOS B or better. Appendix D contains the detailed MMLOS worksheets.
TABLE 6–6 MMLOS ANALYSIS
Location Direction
Pedestrian LOS Bicycle LOS
Total Score LOS Total Score LOS
Avenida Encinas
Cannon Road to Project Site NB a — — 90 A
SB — — 90 A
Project Site to Palomar Airport Road NB 65 D 85 B
SB a — — 80 B
Footnotes:
a. Pedestrian LOS is only evaluated for the side of the street where the project is located. There are no existing or proposed sidewalk facilities on the east side of the street (northbound direction) north of the project.
MMLOS Point
Point Score LOS
90-100 A
80-89 B
70-79 C
60-69 D
50-59 E
0-49 F
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6.8 TDM/TSM Requirements
When a new development adds traffic to street facilities that are exempt from the LOS standard, the
development is required by Mobility Element policy 3-P.11 to implement transportation demand
management (TDM) and transportation systems management (TSM) strategies. The threshold for
requiring TDM/TSM measures is 110 ADT or 11 peak hour trips added to exempt street segment.
The Project study area is adjacent to the exempt segment of Palomar Airport Road, from I-5 to
College Boulevard and based on the distribution of primary trips shown in Figure 4–1 and trip
generation in Table 4–1, the Project would add 225 ADT to this segment.
Additionally, the City of Carlsbad passed a TDM ordinance to establish policies and guidelines for
transportation demand management in the city. The ordinance supports the Climate Action Plan and
seeks to reduce the number of Carlsbad employees driving alone to and from work and increase
alternative commuting options like transit, biking, carpool, and vanpool to meet 2035 greenhouse
gas reduction targets. The TDM ordinance requires new nonresidential development where the
employees generate a minimum of 110 average daily trips to develop a Transportation Demand
Management plan. The Project proposes to add 3,427 SF of fast-food restaurant commercial
development with a maximum of 10-15 employees per shift, which will not exceed the 110
employee ADT threshold. However, the Project is still required to prepare a TDM plan on the basis
of adding in excess of 110 total ADT to the exempt segment of Palomar Airport Road.
6.8.1 Transportation Demand Management (TDM)
To meet the requirements of the Mobility Element policy, the Project shall prepare a TDM plan
consistent with the requirements of a Tier 1 TDM Plan to the satisfaction of the City Engineer. A
Tier 1 TDM Plan requires the following elements:
Existing conditions and context
Agreement to implement the following strategies:
o Designation of a transportation who will attend at least one annual citywide program event/meeting
o Promotion of at least one citywide program per year (if available)
o Distribution of the citywide program flyer to all new hires
Agreement to adhere to monitoring and reporting requirements as described in Section 2.7 of the Carlsbad TDM Handbook.
6.8.2 Transportation Systems Management (TSM)
To meet the TSM requirements of Mobility Element Policy 3-P.11, the Project is proposing a traffic
signal on Avenida Encinas, which will also provide immediate pedestrian access benefits to the area.
6.9 TIA Guidelines – Findings and Conclusions
The signalized intersection methodology per the City’s TIA Guidelines identified an existing turn
pocket deficiency based on the left turn queue assessment for the westbound left-turn movement at
the Palomar Airport Road / Avenida Encinas intersection. The Project does not add any trips to this
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turn movement. This turn pocket is currently constructed to the maximum practical length.
Additional turn lanes or extension of the existing turn lane are not feasible.
The Project proposes to install a signal at the Main Project Driveway to Avenida Encinas with a
dedicated westbound left-turn lane exiting the driveway. Level of service analysis indicates that this
intersection would operate with high delay and poor LOS with the existing intersection control. The
traffic signal will improve vehicular access to/from the site as well as provide a controlled pedestrian
crossing between the east and west sides of Avenida Encinas, thereby mitigating an identified gap in
the pedestrian network. The project will extend the southbound left-turn pocket at this intersection to
accommodate forecast queues.
The Project adds more than 11 peak hour trips/110 ADT to Palomar Airport Road between I-5 and
College Boulevard, which has previously been classified as exempt from Auto LOS standards due to
failing street segment Levels of Service. As such, the Project is required to implement TDM
measures based on Section 8.1 of the City of Carlsbad Transportation Impact Analysis Guidelines
and Mobility Element policy 3-P.11. The Project will prepare a Tier 1 TDM plan under separate
cover. To meet the TSM requirements of Mobility Element Policy 3-P.11, the Project is proposing a
traffic signal on Avenida Encinas, which will also provide immediate pedestrian access benefits to
the area.
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7.0 SIGNAL WARRANT ANALYSIS
As shown earlier in this report, the Avenida Encinas / Main Project Driveway intersection is
calculated to operate at an unacceptable LOS with the addition of Project traffic under existing and
near-term cumulative conditions. LOS F operations are forecasted during the mid-day and PM peak
hours with the addition of the Project. The Project proposes installation of a traffic signal and a
dedicated left-turn lane exiting the Main Project Driveway to improve site access. The proposed
signal would also mitigate an identified gap in the pedestrian network, a lack of pedestrian crossings
across Avenida Encinas near the Project site (see Section 6.7).
A traffic signal warrant has been completed for each location to determine if a signal would meet
warrants under future conditions. As outlined in Chapter 4C, “Traffic Control Signal Needs Studies,”
of the 2012 California Manual on Uniform Traffic Control Devices (California MUTCD), the peak
hour warrant (Warrant 3) was analyzed for the subject intersections to determine if a traffic signal
would be warranted under Existing + Cumulative + Project conditions. Warrant 1 (Eight-Hour
Vehicular Volume) and Warrant 2 (Four-Hour Vehicular Volume) were not evaluated given the
limitations of calculating Project traffic outside of peak periods and the difficulty of counting minor
street (driveway) volumes over an extended period given that the driveway cannot be accurately
counted with a road tube due to its short length and frequency of vehicles stopping. Warrant 4
(Pedestrian Volume) was also considered. Although the existing pedestrian volumes would not
satisfy this warrant, the value of the protected pedestrian crossing provided by a signal is discussed
below.
7.1 MUTCD Warrant 3 (Peak Hour) Analysis
Warrant 3 consists of two categories with certain vehicular volume and/or delay thresholds based on
the number of approaches and the number of lanes on each approach. As shown on Figure 3–1, this
intersection has four approaches with one through lane on each approach. Therefore, Category A
requires each of three conditions to be met for the same one hour of an average day: 1) minor street
delay exceeding four vehicle-hours, 2) minor street volume exceeding 100 vehicles per hour, and 3)
total entering volume at the intersection exceeding 800 vehicles. Category B plots the peak hour
entering volumes compared to the applicable curves in MUTCD Figure 4C-3, representing minimum
volume thresholds.
Table 7–1 summarizes the results of the Warrant 3 analysis for the Avenida Encinas / Main Project
Driveway intersection during the mid-day and commuter PM peak hours. No Level of Service issue
has been identified during the AM peak hour, when Project traffic is relatively low, and the
intersection would not be expected to meet Warrant 3 based on the AM peak hour. As shown, under
Existing + Cumulative + Project mid-day conditions, this intersection meets criteria for Category A.
Warrant 3 is therefore satisfied and a signal is warranted.
Appendix I contains signal warrant excerpts from the MUTCD and the complete details of the
warrant analysis including Figure 4C-3.
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7.2 Other Considerations
The proposed signal would provide a protected pedestrian crossing connecting the office/business park development on the west side of Avenida Encinas with the restaurants and eating
establishments, including the Project, on the east side. While the existing observed pedestrian
volumes do not meet MUTCD Warrant 4, given the development pattern in the area it is likely there is latent pedestrian demand that would be served by a protected crossing. The nearest protected crossing is located over 1,000 feet away from the proposed traffic signal, on the south side of the Palomar Airport Road / Avenida Encinas intersection, and would require multiple crossings of
Palomar Airport Road to use, as pedestrian crossing on the north side of the intersection is
prohibited. This location has been identified by both city staff and the community at-large as a desirable location for an enhanced pedestrian crossing.
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TABLE 7–1 WARRANT 3: PEAK HOUR AVENIDA ENCINAS / MAIN PROJECT DRIVEWAY
Warrant 3 – Peak Hour Category A or Category B Satisfied * Yes No
Category A
(All Parts 1, 2, and 3 below must be satisfied)
Satisfied * Yes No
1. The total delay experienced for traffic on one minor-street approach controlled by a STOP sign equals or exceeds four vehicle-hours for a one-lane approach and five vehicle-hours for a two-lane approach; AND
Yes No
2. The volume on the same-minor street approach equals or exceeds 100 vph for one moving lane of traffic or 150 vph for two moving lanes; AND
Yes No
3. The entering volume serviced during the hour equals or exceeds 800 vph for the intersections with four or more approaches or 650 vehicles per hour for intersections with three approaches.
Yes No
Category B Satisfied * Yes No
Approach Lanes One Two Warrant Volume Mid PM
Both Approaches -Major Street X See Figure 4C-4 754 888
Highest Approach -Minor Street X See Figure 4C-4 271 161
The plotted point falls above the applicable curve on Figure 4C-4. Yes No
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8.0 CONCLUSIONS
8.1 TIA Guidelines – Findings and Conclusions
The signalized intersection methodology per the City’s TIA Guidelines identified an existing turn pocket deficiency based on the left turn queue assessment for the westbound left-turn movement at the Palomar Airport Road / Avenida Encinas intersection. This turn pocket is currently constructed to the maximum practical length. Additional turn lanes or extension of the existing turn lane are not
feasible. The Project does not add traffic to this turn movement.
The Project adds more than 110 ADT/11 peak hour trips to Palomar Airport Road from I-5 to College Boulevard, which has previously been classified as exempt from Auto LOS standards due to failing street segment Levels of Service. As such, the Project is required by Mobility Element policy 3-P.11 to implement transportation demand management (TDM) and transportation systems
management (TSM) strategies. The Project will prepare a Tier 1 TDM plan under separate cover. To meet the TSM requirements, the Project is proposing a traffic signal on Avenida Encinas which will provide immediate pedestrian benefits in the area.
The traffic signal at the Main Project Driveway is proposed as a Project feature due to the unacceptable levels of service and unacceptable peak hour delays identified with the addition of
Project traffic. A dedicated westbound left-turn lane will be provided on the Main Project Driveway exiting the site. “Keep Clear” pavement legend markings on the Main Project Driveway adjacent to the first internal curb cut are recommended to maintain access from Avenida Encinas to the primary drive aisle along the building’s west side. The southbound left-turn pocket will be extended to provide a minimum of 140 feet of storage which will be sufficient to accommodate additional
queuing due to Project-related traffic.
Table 8–1 shows the post-improvement signal operations at the Avenida Encinas/ Main Project Driveway intersection.
TABLE 8–1 POST-IMPROVEMENT SIGNAL OPERATIONS
Intersection Peak Hour
Unsignalized Signalized
Recommended Improvement Without Project With Project
Delay LOS Delay LOS Δ
#2 Avenida Encinas / Main Project Drwy
AM 11.3 B 8.3 A (3.0) Construct a traffic signal and a dedicated westbound left-turn lane and provide “Keep Clear” pavement legend markings on-site. Extend southbound left-turn pocket.
Mid 20.1 C 13.8 B (6.3)
PM 25.6 D 11.5 B (14.1)
General Notes:
1. Pre- and post-signal analysis shown for the Existing + Cumulative Conditions and Existing + Cumulative + Project conditions. 2. Δ = change in delay due to Project, including recommended improvements.
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Evaluation of pedestrian conditions also identified a gap in the pedestrian network based on the lack of a pedestrian crossing between the east side of Avenida Encinas in the area of the Project site and the continuous sidewalk and development on the west side of the street. The proposed traffic signal
will also mitigate this gap in the pedestrian network by providing two protected pedestrian crossings across Avenida Encinas.
End of Report