2024-11-19; Economic Development Subcommittee; 02; Drive-Thru Restaurant Restrictions - Informational Report & Discussion — Economic Development Subcommittee, November 19, 2024

Meeting Date: Nov. 19, 2024
To: Economic Development Subcommittee
From: Kyle Van Leeuwen, Associate Planner, Community Development Staff Contact: Kyle Van Leeuwen, Associate Planner; 442-339-2611; [email protected]
Subject: Drive-Thru Restaurant Restrictions - Informational Report & Discussion Recommended Action
Receive report and presentation on potential options for regulating drive-thru restaurants. No action is required at this time except to discuss and evaluate the degree to which drive-thru restaurants should be permitted, conditionally permitted, or prohibited in the city’s zoning districts, and to provide a recommendation.

Executive Summary
This project examines the city’s land use controls for drive-through or drive-thru restaurant uses in each zoning district (i.e., principally permitted, conditionally permitted, or prohibited land uses).

The objective of the Nov. 19, 2024 meeting is for the Economic Development Subcommittee to receive an overview of the existing prohibition on new drive-thru restaurant uses, and provide input on what, if any, changes the subcommittee recommends.

On May 21, 2024, the City Council adopted a minute motion that, in part, directed staff to develop a series of options for the regulation of drive-thru restaurant facilities and to present the options to the Planning Commission and Economic Development Subcommittee for their recommendation before returning to the City Council for consideration and possible direction. This staff report responds to the May 21, 2024, City Council direction.

The Planning Commission reviewed and considered the item on Nov. 6, 2024. The Planning Commiss
ion staff report provided a detailed history of the drive-thru restaurant prohibition, the location of existing drive-thru restaurants, etc. The Nov. 6, 2024 Planning Commission staff report and meeting recording are included for reference as Exhibits 1 and 2, respectively, and should be utilized to provide more related background information.

After rec
eiving feedback from the Planning Commission and Economic Development Subcommittee, staff will present the information to City Council, who may direct staff to pursue changes and draft amendments to the Carlsbad Municipal Code (CMC), Title 21. Any amendments to the city’s Zoning Ordinance (Title 21) would require Planning Commission recommendation and City Council adoption.

ECONOMIC DEVELOPMENT SUBCOMMITTEE
Nov. 19, 2024
Item #2 Page 1 of 52
This staff report, together with the Nov. 6, 2024 Planning Commission staff report, outline the background of the drive-thru restaurant prohibition, the options for regulating drive-thru restaurant uses if the prohibition were eased or lifted, and provides an opportunity for input and feedback from subcommittee members prior to a full city council discussion on the topic.

Planning Commission Informational Report
The attached Planning Commission Staff Report (Exhibit 1) discusses the background and history of existing prohibition, provides information on the existing drive-thru restaurants within Carlsbad, and explores drive-thru regulation options if the prohibition were to be lifted. Please refer to the Nov. 6, 2024 Planning Commission staff report for more background information. A link to the recoding of the November 6, 2024, Planning Commission meeting has also been provided (Exhibit 2). As of this writing, meeting minutes have not been adopted.

Options for Regulation
Options for regulating drive-thru restaurants range from the continued prohibition of all new uses citywide, to permitting new drive-thru restaurant uses in all non-residential zones. In response to council direction, Planning Commission comments, and staff evaluation, five options have been developed for consideration.

1. Continued prohibition: This op tion does not recommend changes to existing policy. If this option is selected, it would reflect the Subcommittee’s recommendation to continue the prohibition of all new drive-thru restaurant uses citywide.

2. Permit new driv
e-thru use in the Local Shopping Center (C-L) Zone: This option would allow for the development of new drive-thru restaurant uses only in established, local-serving, shopping centers. C-L Zone areas are larger developed shopping centers, all of which contain a grocery store or market and generally are more car-oriented. Many of these shopping centers: 1) already have specific sites and structures that are designed for drive-thru uses (restaurants or otherwise); 2) may be able to repurpose parking lots to extend restaurant spaces; or 3) may contain undeveloped pads that could be developed as such. As these shopping centers are typically larger in size with sizable parking areas, there are more opportunities to implement various site and building design measures to minimize impact to surrounding land uses.

3. Permit new driv
e-thru uses in the three typical “restaurant” commercial zones: This option would allow new drive-thru restaurant uses in the three zones that most frequently accommodate restaurant uses; the Local Shopping Center (C-L) zone, General Commercial (C-2) zone, and Commercial Tourist (C-T) zone. In addition to the rationale provided in option 2 for the C-L zone, areas zoned C-2 contain other shopping centers serving regional retail and dinning uses. C-2 zone properties include the Shoppes at Carlsbad mall and North County Plaza (just west of the mall). The C-T zone is similar to the C-2 zone, with restaurants and hotels being the primary uses within the C-T zone. All seven existing drive-thru restaurants located outside of the village, are zoned either C-L or C-T.

Nov. 19, 2024
Item #2 Page 2 of 52

4. Permit new drive-thru uses in the five most common non-residential zones: This option would include those zones discussed in option 2 and 3 above and permit new drive-thru restaurant uses in the Planned Industrial (P-M) zone and Heavy Commercial (C-M) zone.

These two additional zones are mostly located in the “center” of the city, adjacent to Palomar Airport Rd. and north of the airport. While these zones are typically associated with business parks and industrial/manufacturing businesses, there are a few areas in these zones that facilitate restaurants and retail uses, such as the Island at Carlsbad (northwest corner of College Blvd. and Faraday Ave.) and Carlsbad Oaks Business Center (northwest corner of Palomar Airport Rd. and Loker Ave. West). Some characteristics of these sites, such as being on low-traffic streets and/or low visibility, may naturally make drive-thru restaurants unattractive to develop in the P-M and C-M zone.

5. Permit new drive-thru uses in all Commercial, Industrial, and Office zones: This option would include those zones listed in option 2 through 4 above and include the Industrial (M) and Office (O) zones. While these zones are not typically associated with restaurant uses, this would open this option for businesses looking to redevelop or convert a property.

The lev
el of review required for new uses (decision-making body) is also part of the discussion on potentially easing the prohibition on drive-thru restaurants. However, a Conditional Use Permit (CUP) approved by the Planning Commission was frequently cited as the appropriate level of review by the Planning Commission at the Nov. 6, 2024, meeting; and Planning Commission approval of a CUP was the requirement for new drive-thru uses prior to the prohibition being enacted. For those options provided above, the use of the word “permit” is implied to mean a CUP approved by Planning Commission would be required. If the subcommittee members are of the opinion that new uses should require a lower level of review, such as a CUP approved by the City Planner or being allowed as a by-right use with no CUP required, that feedback is also being requested. In the alternative, a higher level of review could also be put in place, which would require approval of a CUP by the City Council.

The above options also do not include discussion on sites located within the Village and Barrio Master Plan area. As the master plan has a separate list of allowed and conditionally allowed uses within the plans, any changes to those uses would be taken up on a separate effort specifically for the Village and Barrio area.

Public Outreach & Comment
The Community Development and Communication & Engagement Departments developed a comprehensive approach to outreach and communication, which includes a dedicated page on the city website, posts on city social media channels, news releases, and emailed newsletters. Citizens and other stakeholders can also provide comments at noticed public hearings. Public correspondence received on this topic as of Nov. 13, 2024 has been provided in Exhibit 3.

Fiscal Analysis
Receipt of this report has no fiscal impact, beyond the use of staff time and resources as directed by City Council. If City Council ultimately directs staff to initiate an update to the zoning ordinance, Nov. 19, 2024
Item #2 Page 3 of 52
staff will return to the Planning Commission and City Council with those proposed updates.

If an amendment is initiated, staff anticipates a processing time of 8-16 months (outside the Coastal Zone) and 20-34 months (inside the Coastal Zone) at a cost of roughly $150,000 for the environmental review and $50,000 of staff time for outreach and planning’s preparation of documents. The total cost is estimated to be $200,000.

Next Steps
Staff will incorporate feedback from subcommittee members into the staff report presented to the City Council for further discussion.

Exhibits

1. Planning Commission Staff Report, Nov. 6, 2024

2. Planning Commission Meeting Recording, November 6, 2024

3. Public Correspondence received before 10:00 a.m., Nov. 13, 2024

Nov. 19, 2024
Item #2 Page 4 of 52
Meeting Date: Nov. 6, 2024 3
To: Planning Commission
Staff Contact: Kyle Van Leeuwen, Associate Planner; 442-339-2611; [email protected]
Subject: Drive-Thru Restaurant Restrictions - Informational Report & Discussion Location: Citywide
CEQA Determination: ☒ Not a Project ☐ Exempt ☐ IS/ND or IS/MND ☒ EIR ☐ Other:

Commission Action: ☐ Decision ☐ Recommendation to City Council ☒ Informational (No Action) Recommended Actions
Receive report and presentation on potential options for regulating drive-thru restaurants. No action is required at this time except to discuss and evaluate the degree to which drive-thru restaurants should be permitted, conditionally permitted, or prohibited in the city’s zoning districts.

Project Description
This project examines the city’s land use controls for drive-through or drive-thru restaurant uses in each zoning district (i.e. principally permitted, conditionally permitted, or prohibited land uses). The objective of the Nov. 6, 2024 meeting is for the Planning Commission to receive an overview of the existing prohibition on new drive- thru restaurant uses, and provide input on what, if any, changes the commission recommends.

On May 21, 2024, the City Council adopted a minute motion that, in part, directed staff to develop a series of options for the regulation of drive-thru restaurant facilities. This staff report responds to the May 21, 2024, City Council direction. After receiving feedback from the Planning Commission, staff will present the information to City Council, who may direct staff to pursue changes and draft amendments to the Carlsbad Municipal Code (CMC), Title 21. Any amendments to the city’s Zoning Ordinance (Title 21) would require Planning Commission recommendation and City Council adoption.

Background and History of Existing Prohibition
During the public outreach and entitlement process for the Legoland Theme Park, concerns were raised by residents that commercial development like that found around Disneyland (particularly drive-thru restaurants) could occur in some areas of the City of Carlsbad. In response, staff was directed by the City Council in Spring of 1996 to study fast food (drive-thru restaurant) land uses. The study’s objective centered around preventing proliferation of poorly designed fast-food sites which can cause adverse impacts to pedestrian movements and circulation, traffic generation/circulation, signage, litter, noise, odor, air quality (idling engines) and visual aesthetics. The study included an inventory of existing restaurants with drive-thru facilities, likely future sites, an overview of regulations, and a survey of other cities’ regulations including cities that prohibited drive-thru facilities for restaurant uses.

On Feb. 4, 1997, the City Council reviewed the land use study and the associated staff report (Exhibit 1) and after discussion on possible regulatory options (i.e., complete ban, additional controls and limitations, higher level of city review), the item was continued to Feb. 18, 1997, with direction for staff to return with an urgency ordinance. An Nov. 19, 2024
Item #2 Page 5 of 52
Exhibit 1

G COMMISSION PLAN NIN
Staff Report
0 urgency ordinance would amend the zoning code to require City Council review of a Conditional Use Permit (CUP) for restaurants with drive-thru lanes (Exhibit 2, City Council Minutes-February 2, 1997).

On Feb. 18, 1997, staff presented, and the City Council adopted a Resolution of Intention (No. 97-53) declaring council’s intent to consider a zone code amendment that would establish various findings and criteria for the review and approval of new fast-food restaurants (Exhibits 3, and 4, Staff Report, Resolution, Minutes). In addition to the adopted resolution, staff also presented City Council with two draft urgency ordinances: Ordinance No. NS- 396 & NS-397. Both of these urgency ordinances would have prohibited the acceptance, processing, or approval of any new drive-thru restaurants until additional criteria were put in plans or a zone code amendment was completed (Exhibit 3). These urgency ordinances were not adopted due to lack of the required 4/5ths majority vote needed to adopt an urgency ordinance (Exhibit 4).

After the Feb. 18, 1997, action by the City Council, the Planning Commission approved an application for a new drive-thru restaurant, located at 925 Palomar Airport Road, and the department received inquiries for at least two other locations for new drive-thru restaurant uses.

The topic of drive-thru restaurants was brought back to the City Council on June 3, 1997 (Exhibit 5, Staff Report). At this meeting, the City Council adopted a new Resolution of Intention (Resolution No. 97-474) declaring its intent to consider a zone code amendment that would prohibit all new drive-thru restaurants in all non-residential zones in the city (Exhibit 5). This resolution (No. 97-474) had the effect of superseding the previously approved resolution (No. 97-53), which did not aim to prohibit new drive-thru uses.

On Dec. 2, 1997, City Council again discussed the prohibition and the recommendations of the Planning Commission and Design Review Board (Exhibit 6, City Council Staff Report-Dec. 2, 1997) and directed staff to prepare documents to establish the prohibition (Exhibit 7, City Council Minutes - Dec. 2, 1997). On Jan. 6, 1998, the City Council adopted Ordinance No. NS-439 (Exhibit 8), which prohibited “drive-thru restaurants” (restaurants that include a drive-thru lane to serve customers in motor vehicles) in all zones throughout the city, including within specific plan areas. The term “restaurant” includes all establishments where the primary business is the preparation, service, and retail sale of ready-to-eat food and/or drinks for consumption on or off premises. This definition includes bakeries, candy and confectionery stores, coffee shops, and ice cream and other frozen dessert stores. The ordinance did not affect the allowance of drive-thru facilities for non-restaurant businesses, such as a pharmaceutical pickup window at a CVS or Walgreens, or drive-thru facilities at financial and banking businesses.

Drive-thru facilities for non-restaurant uses continue to be allowed in certain zones with an approved CUP. The Coastal Commission approved the amendments on July 8, 1998.

The ordinance also specified that existing restaurants with drive-thru facilities are allowed to continue operation.

Currently, there are 12 such drive-thru facilities located throughout the city. The ordinance allows these facilities to be remodeled subject to the nonconforming regulations in the Carlsbad Municipal Code, but they cannot be expanded or relocated to a different site in the city. The prohibition has remained codified and largely unchanged since its adoption in January 1998.

Today, the ban is codified as CMC section 21.42.140(50) and referenced in the commercial and/or industrial zones permitted use tables (sections 21.26.010, 21.29,030, 21.31.030, etc.). The Community Development Department continues to receive requests from commercial real estate brokers and property owners wishing to construct drive- thru restaurant uses. These requests have increased significantly through the COVID-19 pandemic. Given the amount of time that has passed and renewed interest in the issue, in May 2024, the City Council asked staff to develop options for potential changes to city regulation of drive-thru establishments.

Existing Drive-Thru Restaurants
There are currently 12 restaurant uses with drive-thru facilities within the city (Exhibit 9). Nine of these locations are clustered in just two areas: five locations in Carlsbad Village (Exhibit 10) and four near the Palomar Airport Road/Interstate 5 intersection (Exhibit 11). Additionally, there are two locations within the Poinsettia Village Nov. 19, 2024
Item #2 Page 6 of 52
shopping center (southeast corner of Poinsettia Lane and Avenida Encinas) and one location off El Camino Real, south of the 78 freeway.

TABLE A – EXISTING LOCATIONS
City Council Direction
During the City Council’s approval of the Planning Commission’s Work Program on May 21, 2024, a minute motion was made directing staff to develop a series of options for the regulation of drive-thru restaurant facilities. These options to range from a continued ban to the citywide allowance of new drive-thru restaurant uses. These options will be presented to the Planning Commission and Economic Development Subcommittee for their recommendation before returning to City Council for consideration. The developed options will also include time and cost estimates to implement.

Drive-Thru Regulation Options
The Planning Commission is being asked to evaluate the degree to which drive-thru restaurants should be permitted, conditionally permitted, or prohibited in the city’s zoning districts. Changes under consideration include permitting certain types of businesses “by right” – meaning they could start business without a public hearing process as long as they meet specific standards defined in the zoning code. For a drive-thru restaurant use that requires a CUP, proposed updates could clarify and streamline the permitting process, while ensuring that concerns are fully addressed. New siting, development, and performance standards may also be considered to help provide clear expectations for the planning, design, and review of new development proposals in the city. There are a wide range of changes that could be suggested, if any, both in terms of location and level of CUP review required. It is important to note that during public discussion, new options may be suggested – and these new ideas should be considered alongside those included within this staff report.

Location
With respect to location, land use controls may be utilized to divide a city or county into districts (zones or zoning districts) and establish what type of land uses and activities are allowed. In most cases, each land use class category is broken down into more defined categories, which includes almost any type of land use that might be proposed. For example, the portion of the code permitting commercial land use activity corresponds to Neighborhood Commercial Zone (C-1 Zone), Office Zone (O Zone), General Commercial Zone, (C-2 Zone), Commercial Tourist Zone (C-T Zone), Heavy Commercial Zone – Limited Industrial Zone (C-M Zone), and Local Shopping Center Zone (C-L Zone). Each zoning designation permits and/or regulates a different level of activity.

Related to this study, options for allowing new drive-thru restaurant uses would include any of the following: (1) a continued ban to the citywide allowance of new drive-thru restaurant uses; (2) allowing new uses in one single zone such as the Local Shopping Center Zone (C-L Zone); (3) allowing new drive-thru restaurant uses to be Restaurant Address Opened Location Quad
Taco Bell/KFC 745 Carlsbad Village Dr. 1974 Carlsbad Village NW Jack In the Box 901 Carlsbad Village Drive 1982 Carlsbad Village NW Carl’s Jr. 950 Carlsbad Village Drive 1975 Carlsbad Village NW Vallarta Express 2952 Harding Street 1966 Carlsbad Village NW Super Donut 2885 Roosevelt Street 1960/70s? Carlsbad Village NW McDonalds 5990 Avenida Encinas 1985 5 Frwy & P.A.R. NW
In N Out 5950 Avenida Encinas 1993 5 Frwy & P.A.R. NW
Taco Bell 6017 Paseo Del Node 1996 5 Frwy & P.A.R. SW
Carl’s Jr. 925 Palomar Airport Road 1998 5 Frwy & P.A.R. SW Jack In the Box 7050 Avenida Encinas 1989 Poinsettia Village SW El Pollo Loco 7120 Avenida Encinas 1989 Poinsettia Village SW Carl’s Jr 2608 El Camino Real 1978 El Camino Real (N) NE Nov. 19, 2024
Item #2 Page 7 of 52
located in any zone where restaurants are currently allowed; or (4) to the citywide allowance of new drive-thru restaurant uses.

The following zones currently allow restaurant uses, by-right or with approval of CUP, and may be candidate zoning districts to allow for some sort of accessory drive-thru facilities.

TABLE B – RESTAURANT PERMITTING REQUIREMENTS
Additional zones such as the Village Barrio Zone and Planned Community Zones may allow for restaurant uses as described within the master and/or specific plans that regulate development and uses in that area. If the master or specific plan allows uses per the CMC for certain zones/areas, then no additional analysis for these areas is needed.

If the master or specific plan provides for specific regulations on use types allowed, such as the Village and Bario Master Plan area, the appropriateness of allowing drive-thru uses within that area should be discussed during review of those specific plan documents.

Conditional Use Permit Requirement
The purpose of a CUP is to allow special consideration for certain uses because of their characteristics. Such uses may only be suitable in specific locations in a zone or only if such uses are designed or laid out in a particular manner on the site or are subjected to specific conditions to assure compatibility within the zone and its surroundings. If the prohibition on new drive-thru restaurant uses is reconsidered, options for the level of review and approval required to allow a new drive-thru restaurant use should also be discussed. This would range from requiring no CUP, and allowing the use in accordance with what is required for a restaurant use currently, to requiring City Council approval of a CUP (with review and a recommendation from the Planning Commission).

The four options for review are listed below:

1. No Conditional Use Permit Required: This level of review would require no discretionary review to allow a drive-thru component to an existing or approved restaurant. This would require that only objective design and operational standards be developed for new drive-thru restaurant uses, which could be applied through the building permit review process. While this approach to permitting is an option, staff does not recommend this level of review as it would not allow for public input or any level of discretion on proposed new drive-thru restaurant uses.

2. Minor Conditional Use Permit Required: This level of review would be discretionary and would allow for the public to be notified of a pending decision, made by the City Planner, prior to a final decision on the proposed new drive-thru restaurant use. Minor CUPs that are approved by the City Planner do not require early notification of the project and this level of review would be less than what was required for new drive-thru restaurant uses prior to their prohibition.

Zone Use Permit Required?
C-1, Neighborhood Commercial No
Office Yes (Minor)
C-2, General Commercial No
C-T, Commercial Tourist
- If adjacent to residential
No
Yes (PC approval)
C-M, Heavy Commercial Yes (Minor)
C-L, Local Shopping Center No (SDP Req for Shopping Center) M, Industrial Yes (Minor)
P-M, Planned Industrial Yes (Minor)
Nov. 19, 2024
Item #2 Page 8 of 52

3. Conditional Use Permit- Planning Commission: The level of review would be a discretionary review that requires approval by the Planning Commission. As with most projects that require approval by the Planning Commission, this level of review would require early notification of the project consistent with Policy 84. Any action by the Planning Commission on the use permit, approval or denial, could be appealed by the applicant or the public and be heard by the City Council.

4. Conditional Use Permit – City Council: This level of review would be a discretionary review that requires approval by the City Council, after review and recommendation by the Planning Commission. As with most projects that require approval by the City Council, this level of review would require early notification of the project consistent with Policy 84.

If the city were to update commercial and/or industrial zones permitted use tables with new drive-thru restaurant uses, the level of review for new uses can vary from one zoning district to another, or if the level of review should be the same in all zoning districts. For example, the Local Shopping Center (C-L) Zone typically contain larger established shopping centers that include sizable parking lots, which may lessen concerns about the impact a drive-thru restaurant use may have, and therefore approval by the Planning Commission may be sufficient compared to the development of an empty or redeveloped lot needing CUP approved by City Council.

Common Concerns with Drive-Thru Restaurants and other potential regulation options for a future ordinance Concerns about drive-thru restaurants and their potential impacts are typically the same no matter the location or level of review. These main areas of concern are as follows:
• Vehicular queuing lines that spill into the public right-of-way • Blocked driveways that impact access to nearby properties • Disruption to traffic flow (both within public streets and private parking lots) • Safety of adjacent streets
• Site and building design (impact of “corporate” architecture) • Air quality and greenhouse gas emissions
• Noise and light pollution during the late-night hours • Number and size of signs, banners, and attention getting devices • Increased littering caused by more restaurant patrons consuming food outside • Over-concentration or proliferation of uses around tourist and high traffic areas • Relationship of drive-thrus with areas that are designated to be oriented to pedestrian or bicycle modes of transportation, such as the Village and Barrio Master Plan Area Some discussion of these concerns are provided in the Fast-Food Land Use Study completed in 1997, contained in Exhibit 1. To reduce some of the negative impacts listed above, new siting, development, and performance standards for drive-throughs may be considered. Standards for each permitted drive-thru restaurant use type, defined in the zoning code, would provide the core tool for ensuring these concerns are addressed. Some options to consider are provided below.
- Explore limiting business hours of operation
- Explore development standards to address the amount of space for cars to line up - Explore limiting cross-thru lane movement (intersecting pedestrian walkways) - Explore how to limit the total number of drive-thru restaurant uses along a corridor, at an intersection, or within a given shopping center
- Explore establishing a separation requirement between drive-thru uses Nov. 19, 2024
Item #2 Page 9 of 52
- Explore use limitations or development standards to buffer drive-thru restaurant uses from residential areas
- Explore how to limit ingress and egress points near street intersections - Explore how to require sites with drive-thrus to meet certain design standards, such as where the drive- thru lane is located in relation to the rest of the site or how to screen drive-thru queuing - Explore development standards for enhanced building and site design - Explore on-site traffic control to limit impacts to other businesses and within the right-of-way - Explore architectural requirements when proposed in an area with existing architectural styles - Explore development standards to limit the proliferation of signage - Certain areas of the city where drive-thus would remain prohibited, such as along certain roadways in areas that could impact coastal resource access or the Village and Barrio Master Plan area.

Other considerations would be how permits can be reviewed over time for impacts or how to enforce violations.

Following the Nov. 6, 2024, Planning Commission meeting, city staff will further refine the menu of options based on input received and continue to solicit feedback from the community.

Public Outreach & Comment
This item was noticed in accordance with the Ralph M. Brown Act and was available for public viewing and review at least 72 hours prior to the scheduled meeting date.

In addition to the legally required notice for the Planning Commission meeting, additional outreach was provided to interested parties including business groups and other stakeholders. A notice of this meeting date to discuss drive-thru regulations was provided on Oct. 23, 2024, and recipients were informed that the Planning Commission hearing would be the opportunity to provide comments and concerns related to drive-thru restaurant uses. Public comments received up to 5:00 pm on October 29 are provided as Exhibit 12.

Fiscal Analysis
Receipt of this report has no fiscal impact, beyond the use of staff time and resources as directed by City Council. If City Council ultimately directs staff to initiate an update to the zoning ordinance, staff will return to the Planning Commission and City Council with those proposed updates.

If an amendment is initiated, staff anticipates a processing time of 8-16 months (outside the Coastal Zone) and 20-34 months (inside the Coastal Zone) at a cost of roughly $150,000 for the environmental review and $50,000 of staff time for the outreach and planning preparation of documents. Total cost is estimated to be $200,000.

Environmental Review
This is a discussion item only. Pursuant to Public Resources Code section 21065, this action does not constitute a "project" within the meaning of CEQA in that it has no potential to cause either a direct physical change in the environment, or a reasonably foreseeable indirect physical change in the environment, and therefore, does not require environmental review.

Because the request involves only a preliminary discussion of whether drive-thru restaurants should be permitted, conditionally permitted, or prohibited in the city’s zoning districts (and whether the city should process an application for an amendment, and not the amendment itself), this item does not have a legally binding effect on any possible future discretionary action. In accordance with CEQA, all project requests that are defined as a “project” under CEQA are required to have an environmental assessment to determine potential environmental impact, if any, prior to taking any action or to carry out the project. The proposed amendments, if initiated, would be subject to environmental assessment to determine potential environmental impacts in accordance with CEQA at that time.

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Item #2 Page 10 of 52
Conclusion
Staff is requesting feedback from the Planning Commission on drive-thru restaurant policies and in what areas of the city. Changes may be warranted for a variety of reasons, such as facilitating better land use planning , protecting the city’s retail trade, quality economic development, economic prosperity , etc. This staff report provides an opportunity to build study context, establish a menu of potential regulatory options, and create a framework for future public engagement. When the Planning Commission completes its review, the options will be presented to the City Council. If directed by City Council, staff would prepare draft amendments to the Zoning Ordinance (Title 21) for review and approval at a later date.

Exhibits

1. Council Staff Report and Land Use Study, February 4, 1997 (on file in the Office of the City Clerk)

2. City Council Meeting Minutes, February 4, 1997 (on file in the Office of the City Clerk)

3. City Council Staff Report and Resolution of Intention (No. 97-53), February 18, 1997 (on file in the Office of the City Clerk)

4. City Council Meeting Minutes, February 18, 1997 (on file in the Office of the City Clerk)

5. City Council Staff Report and Resolution of Intention (No. 97-474), June 3, 1997 (on file in the Office of the City Clerk)

6. City Council Staff Report, December 2, 1997 (on file in the Office of the City Clerk)

7. City Council Meeting Minutes, December 2, 1997 (on file in the Office of the City Clerk)

8. City Council Ordinance No. NS-439 (on file in the Office of the City Clerk)

1. Map – All Drive-thru Restaurants

2. Carlsbad Village Drive-thru Restaurants

3. Palomar Airport Road/I-5 Area Drive-thru Restaurants

4. Public Correspondence received before 10:00 a.m., Oct. 30, 2024 Nov. 19, 2024
Item #2 Page 11 of 52
Exhibit 2

Planning Commission Meeting Recording, November 6,
2024

Nov. 19, 2024
Item #2 Page 12 of 52
From: [email protected]
To: Kyle Van Leeuwen
Cc: Planning
Subject: Drive thru input
Date: Monday, October 28, 2024 7:54:43 PM
Just read about the current drive thru bans- I am from Carlsbad since 1988. Now raising my family here. I don’t want any more drive thrus!
My input is that I’d like to keep the current ban as is.

Sent from my iPhone
CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe.

Exhibit 3
Nov. 19, 2024
Item #2 Page 13 of 52
From: Planning
To: Kyle Van Leeuwen
Cc: Cynthia Vigeland
Subject: FW: Drive through Dinning
Date: Tuesday, October 29, 2024 8:20:29 AM
From: Mary Stanley <[email protected]>
Sent: Tuesday, October 29, 2024 8:16 AM
To: Planning <[email protected]>
Subject: RE: Drive through Dinning
Subject: Consideration for Drive-Thru Restaurant Policy in Carlsbad Hello,
Thank you for the opportunity to share my thoughts on this topic.

With all the recent housing developments in Carlsbad, it seems reasonable to revisit the policy on drive-thru restaurants. The recent opening of Chick-fil-A, for instance, highlights some of the challenges, as it’s created an awkward and less-than-ideal experience for residents.

This approach may have suited Carlsbad when we were a smaller community, but as we grow, it’s time to reconsider the "no drive-thru" policy to better serve our evolving needs.

Thank you for your commitment to our community.

Mary Frances Stanley
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Nov. 19, 2024
Item #2 Page 14 of 52
From: Planning
To: Kyle Van Leeuwen
Cc: Cynthia Vigeland
Subject: FW: Drive thru ban - comments
Date: Tuesday, October 29, 2024 7:18:09 AM
From: Nancy Gilbert <[email protected]>
Sent: Monday, October 28, 2024 7:02 PM
To: Planning <[email protected]>
Subject: Drive thru ban - comments
Dear City of Carlsbad,
My comment is, having a ban on drive through restaurants is bad. Parents rely on this mode. I think drive through restaurants should be limited to high traffic areas with lots of tourists and some space. Having a drive through in the middle of the Village doesn’t make sense; having them out by Bressi Ranch, in Poinsettia area or Palomar Airport in a well-situated area does make sense.

Nancy Gilbert
M.A., Piano Pedagogy
mobile: +1 (760) 814-0588
email: [email protected]
CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe.

Nov. 19, 2024
Item #2 Page 15 of 52
From: Planning
To: Kyle Van Leeuwen
Cc: Cynthia Vigeland
Subject: FW: drive-throughs
Date: Friday, October 18, 2024 8:54:06 AM
From: [email protected] <[email protected]> Sent: Friday, October 18, 2024 8:18 AM
To: Planning <[email protected]>
Subject: drive-throughs
Hi,
Though I’ve used drive-throughs in the past and like their convenience, I think that they should be limited to areas where the drive-through lines won’t encroach on residential neighborhoods or clog up parking lots used for multiple storefronts.

Thanks,
Bonnie
P.S. Your email address link was missing the “d”.

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Nov. 19, 2024
Item #2 Page 16 of 52
From: Planning
To: Kyle Van Leeuwen
Cc: Cynthia Vigeland
Subject: FW: Keep the fastfood ban
Date: Tuesday, October 29, 2024 7:18:02 AM
From: Brittany Stalica <[email protected]>
Sent: Monday, October 28, 2024 5:53 PM
To: Planning <[email protected]>
Subject: Keep the fastfood ban
Please keep the fastfood ban! They are an eyesore, disrupt traffic, and only offer low- paying jobs. They are a source of unhealthy food that we do not need to make more tempting by being convenient!
Thanks,
Brittany Stalica
Sent from AOL on Android
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Nov. 19, 2024
Item #2 Page 17 of 52
From: Planning
To: Kyle Van Leeuwen
Cc: Cynthia Vigeland
Subject: FW: Drive throughs
Date: Monday, November 4, 2024 6:50:18 AM
From: Gregg Ferry <[email protected]>
Sent: Friday, November 1, 2024 4:47 PM
To: Planning <[email protected]>
Subject: Drive throughs
Honorable Sirs and Madams,
I have to question why this was brought up at all. What has changed since the decision was made in 1997? The population increased by 40,000 people, an increase of 40%! Locally owned food establishments have dwindled.

Ask these questions:

What public benefit is derived from drive-thru/s?
Service is quicker (maybe), tax revenue
for the city.

What is the downside?
idling ICE vehicles, enabling obesity, sloth and other health risks, increased litter, perpetuating an anti-social environment, doesn't promote climate change mitigation.

Well, if infinite wisdom the city council thinks they're a good idea, I guess there's nothing I can do about it, is there? I would be foolish to believe that my representative on the council would listen to any constituent that has an opinion different than hers. --
Gregg Ferry
3344 Appian Rd
Carlsbad CA 92010
(805) 743-3779
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Nov. 19, 2024
Item #2 Page 18 of 52
From: Planning
To: Kyle Van Leeuwen
Cc: Cynthia Vigeland
Subject: FW: Drive-Thru Restaurant Restrictions
Date: Monday, November 4, 2024 6:50:39 AM
-----Original Message-----
From: Gina Armbrust <[email protected]>
Sent: Friday, November 1, 2024 5:27 PM
To: Planning <[email protected]>
Subject: Drive-Thru Restaurant Restrictions
Hello,
Thank you for revisiting the city’s ban on drive-thru restaurants.

Drive-thrus are especially a very convenient way
for parents with young children to get a quick dinner for their family. If you are a parent with two or three kids in carseats, you have to park your car, take them all out of their carseats and walk into a restaurant just to pick up dinner. Consider the working parents who may be picking up their kids from day care at the end of the day. I personally do not have any small children living at home any longer, but I am thinking about all the young parents in our City.

Of course, we need to consider whether the drive-thru is feasible in any given area with traffic, parking, etc.

Thank you for the opportunity to address this issue.

Gina Armbrust
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Nov. 19, 2024
Item #2 Page 19 of 52
From: Planning
To: Kyle Van Leeuwen
Cc: Cynthia Vigeland
Subject: FW: Revisiting drive-thru rules in Carlsbad
Date: Monday, November 4, 2024 6:51:41 AM
From: Aaron Williams <[email protected]>
Sent: Sunday, November 3, 2024 6:48 PM
To: Planning <[email protected]>
Subject: Re: Revisiting drive-thru rules in Carlsbad
How was Chick-fil-A developed if there has been a ban on drive thru restaurants? Sent from my iPhone
On Nov 1, 2024, at 3:30 PM, City of Carlsbad <[email protected]> wrote:

Planning Commission to consider options 11/6
Checking in on Carlsbad's drive-thru rules
Following the development of several major projects in the 1990s, including LEGOLAND California, Costco (Carlsbad’s first “big box” store), and what is today known as Carlsbad Premium Outlets, residents became increasingly concerned about protecting Carlsbad’s community character and quality of life.

To address those concerns, as well as worries about traffic congestion, traffic safety and community aesthetics, in 1997 the City Council directed staff to study options for potentially regulating drive-thru restaurants.

· The City Council ultimately passed a ban on new drive-thru restaurants. · As a result, today Carlsbad has just the original 12 drive-thrus that were already in place when the ban took effect.
· We originally had 13, but one closed, and that property was redeveloped.

Nov. 19, 2024
Item #2 Page 20 of 52
[I]
Given the amount of time that has passed and renewed interest in the issue, in May 2024, the City Council asked staff to develop options for potential changes to city regulation of drive-thru establishments.

Considering options
Since it’s been a while since we looked at this issue, staff started by reviewing how other cities are handling drive-thrus. Here are some of the more common regulations and requirements:

· Prohibiting or limiting drive-thrus in certain parts of a city, such as a historic downtown area
· Requiring certain architectural treatments, sign standards and landscaping to protect community aesthetics
· Limiting hours, such as prohibiting 24-hour drive-thrus · Requiring a public hearing to approve new drive-thrus (a conditional use permit)
· Requiring a traffic study or restricting drive-thrus based on how they would affect local traffic patterns
· Requiring sites with drive-thrus to meet certain design standards, such as where the drive-thru lane is located in relation to the rest of the site or requiring a minimum amount of space for cars to line up What do you think about drive-thrus?

As a preliminary step, city staff will present options to the Planning Commission and the City Council’s Economic Development Subcommittee for feedback.

These public meetings will also be an opportunity for you to learn about the options and provide input. Both meetings will be held in the City Council Chamber at 1200 Carlsbad Village Drive.

Planning Commission meeting
Wednesday, Nov. 6, 5 p.m.

View the agenda and staff report
City Council Economic Development Subcommittee
Tuesday, Nov. 19, 10 a.m.
· You are welcome to attend and provide comments in person or watch the livestream. You can also email your comments in advance Nov. 19, 2024
Item #2 Page 21 of 52
to [email protected].

Next steps
· After gathering input on the options, city staff will present them to the City Council, which will make the final decision about how to proceed. · If the City Council directs staff to develop an updated ordinance, staff will seek input from the community and interested businesses on the proposed ordinance.

Learn more
Visit the website
City of Carlsbad | 1200 Carlsbad Village Drive | Carlsbad, CA 92008 US Unsubscribe | Update Profile | Constant Contact Data Notice CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe.

Nov. 19, 2024
Item #2 Page 22 of 52
From: Planning
To: Kyle Van Leeuwen
Cc: Cynthia Vigeland
Subject: FW: Revisiting drive-thru rules in Carlsbad
Date: Monday, November 4, 2024 6:51:02 AM
From: Julia Jones <[email protected]>
Sent: Sunday, November 3, 2024 1:44 PM
To: Planning <[email protected]>
Subject: Re: Revisiting drive-thru rules in Carlsbad
Hello!
Is there something I'm missing?
The only water fountains that work in the whole of Alga Norte park are the ones in the dog park ( apart from the one that the general public don't have access to outside one if the community rooms).

Julia Jones
On Fri, Nov 1, 2024, 3:30 PM City of Carlsbad <[email protected] > wrote:

Planning Commission to consider options 11/6
Checking in on Carlsbad's drive-thru rules
Following the development of several major projects in the 1990s, including LEGOLAND California, Costco (Carlsbad’s first “big box” store), and what is today known as Carlsbad Premium Outlets, residents became increasingly concerned about protecting Carlsbad’s community character and quality of life.

The City Council ultimately passed a ban on new drive-thru restaurants.

As a result, today Carlsbad has just the original 12 drive-thrus that were already in place when the ban took effect.

We originally had 13, but one closed, and that property was redeveloped.

Nov. 19, 2024
Item #2 Page 23 of 52
•
•
•
Given the amount of time that has passed and renewed interest in the issue, in May 2024, the City Council asked staff to develop options for potential changes to city regulation of drive-thru establishments.

Prohibiting or limiting drive-thrus in certain parts of a city, such as a historic downtown area
Requiring certain architectural treatments, sign standards and landscaping to protect community aesthetics

Limiting hours, such as prohibiting 24-hour drive-thrus Requiring a public hearing to approve new drive-thrus (a conditional use permit)

Requiring a traffic study or restricting drive-thrus based on how they would affect local traffic patterns

Requiring sites with drive-thrus to meet certain design standards, such as where the drive-thru lane is located in relation to the rest of the site or requiring a minimum amount of space for cars to line up

What do you think about drive-thrus?
As a preliminary step, city staff will present options to the Planning Commission and the City Council’s Economic Development Subcommittee for feedback.

These public meetings will also be an opportunity for you to learn about the options and provide input. Both meetings will be held in the City Council Chamber at 1200 Carlsbad Village Drive
.

Planning Commission meeting
Wednesday, Nov. 6, 5 p.m.

View the agenda
and staff report
City Council Economic Development Subcommittee
Tuesday, Nov. 19, 10 a.m.

You are welcome to attend and provide comments in person or watch the livestream. You can also email your comments in advance to [email protected].

Next steps
After gathering input on the options, city staff will present them to the City Council, which will make the final decision about how to proceed.

If the City Council directs staff to develop an updated ordinance, staff will seek input from the community and interested businesses on the Nov. 19, 2024
Item #2 Page 24 of 52
•
•
• •
•
•
•
•
•
proposed ordinance.

Nov. 19, 2024
Item #2 Page 25 of 52
[i] 00 [i][i]
[g]
From: Planning
To: Kyle Van Leeuwen
Cc: Cynthia Vigeland
Subject: FW: Drive Thru Restaurants Permitting & Management Date: Monday, November 4, 2024 4:11:20 PM

From: Bill OConnell <[email protected]>
Sent: Monday, November 4, 2024 4:01 PM
To: Planning <[email protected]>
Subject: Drive Thru Restaurants Permitting & Management

Pursuant to the informational brief emailed out recently

I offer a few feedback points
I think most Carlsbad Residents would agree with the standrads as published and listed below.

Drive thru opportunities can be a valuable asset to the community especially when replacing decades old & commercially defunct legacy sites that have been grandfathered into the Carlsbad community fabric!

Renovation and innovation should be a major requirement as resident consumer utilization in the modern everyday city of Carlsbad.

Typical fast food locations have distinct advantage over modern franchised & corporately operated outlets. So agreed the City Council needs to review and modify historical & prospective sites in the city.

Needed are variety, consumer choices and flexibility for residents and families who at times need to utilize the more viable, successful and robust community supporting Nov. 19, 2024
Item #2 Page 26 of 52
locations.

Council should revisit their mandates in an innovative manner! My resident feedback !

Bill O’Connell
[email protected]
(760) 942-1081
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Nov. 19, 2024
Item #2 Page 27 of 52
From: Planning
To: Kyle Van Leeuwen
Cc: Cynthia Vigeland
Subject: FW: drive thru
Date: Tuesday, November 5, 2024 1:15:33 PM

From: B Plante <[email protected]>
Sent: Tuesday, November 5, 2024 11:15 AM
To: Planning <[email protected]>
Subject: drive thru

Disclaimer: Any accounting, business or tax advice contained in this communication, including attachments and enclosures, is not intended as a thorough, in-depth analysis of specific issues, nor a substitute for a formal opinion, nor is it sufficient to avoid tax-related penalties. If desired, I would be pleased to perform the requisite research and provide you with a detailed written analysis. Such an engagement may be the subject of a separate engagement letter that would define the scope and limits of the desired consultation services.

Confidentiality Notice: This electronic mail transmission is intended for the use of the individual or entity to which it is addressed. If you are not the intended recipient, you are hereby notified that any disclosure, copying, distribution, or the taking of any action in reliance on the contents of this information is strictly prohibited. If you have received this transmission in error, please notify the sender immediately by e-mail to [email protected] and purge the communication immediately.

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Nov. 19, 2024
Item #2 Page 28 of 52
From: Planning
To: Kyle Van Leeuwen
Cc: Cynthia Vigeland
Subject: FW: Carlsbad Drive-thru
Date: Tuesday, November 5, 2024 7:03:14 AM

From: Manager <[email protected]>
Sent: Tuesday, November 5, 2024 6:27 AM
To: Planning <[email protected]>
Subject: Carlsbad Drive-thru

To Whom it may concern,

As business owners with the type of business which thrives via drive-thru, we support any effort to include drive-thru locations.

To give an example of how a drive-thru shop vs sit-down only compares financially; a drive-thru/sit-down will produce twice the revenue of sit-down only.

That is huge to a business like ours where customers prefer to order via their car. Thank you for re-considering drive-thru options in Carlsbad, ReeganLessie and Robert Pastor

--
Respectfully,

Manager

Baba Coffee
2727 State Street
Carlsbad CA 92008
(760) 994-0666
[email protected]

Privacy and Confidentiality Notice:

This e-mail is confidential and intended solely for the person(s) or organization(s) that it is addressed to. It does contain privileged and confidential information and if you are not the intended recipient, you must not copy, distribute or take any action with this e-mail. If you have received this e-mail in error, please notify Baba Coffee immediately and delete the e- mail and any attached files from your computer. Thank you.

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Nov. 19, 2024
Item #2 Page 29 of 52
Nov. 19, 2024
Item #2 Page 30 of 52
From: Planning
To: Cynthia Vigeland
Subject: FW: TRC Public Comment - Drive Thru Ordinance
Date: Tuesday, November 5, 2024 10:34:28 AM
Attachments: image001.png
TRC Comment Letter_Carlsbad PC_Drive Thru Ordinance_11062024.pdf

From: Byron de Arakal <[email protected]>
Sent: Tuesday, November 5, 2024 10:34 AM
To: Planning <[email protected]>
Cc: Kyle Van Leeuwen <[email protected]>; Eric Lardy <[email protected]> Subject: TRC Public Comment - Drive Thru Ordinance

Good morning –

TRC is submitting the attached letter for the Carlsbad Planning Commission’s consideration as part of Item 3 on the Commission’s 11/6/24 Meeting Agenda re: Information Report & Discussion of the City’s Drive-Thru Restaurant Restrictions.

Thank you.

Byron de Arakal

BYRON DE ARAKAL
Consulting Director
Entitlement Planning and Special Projects
4695 MacArthur Court | Suite 700
Newport Beach, CA. 92660
M
714.227.4620
[email protected]

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Nov. 19, 2024
Item #2 Page 31 of 52
4695 MacArthur Court
Suite 700
Newport Beach, CA 92660
P 949.662.2100
www.trcretail.com
4 November 2024

CARLSBAD PLANNING COMMISSION
City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad, CA. 92008
RE: Drive-Thru Restaurant Restrictions - Informational Report & Discussion Dear Chair Kamenjarin, Vice Chair Meenes and Honorable Commissioners:

TRC is owner and operator of the La Costa Town Square shopping center, one of more than 30 regional and neighborhood retail centers we own and manage throughout California. As La Costa Town Square represents our flagship center in San Diego County, we are encouraged by the City Council's initiative to revisit Carlsbad's existing municipal code prohibiting new drive-through restaurant uses. Thank you for the opportunity to share our perspective with you on this important issue.

TRC respectfully requests the Planning Commission recommend lifting the 26-year-old prohibition in favor of a new land-use policy that allows for drive-through restaurants as conditionally permitted uses.

We do so for three important reasons.

Adopted in a different time for a different era
Adopted in 1998, Carlsbad's drive-through restaurant ban - CMC 21.42.140(50)- sought to prevent "commercial development like that found around Disneyland (particularly drive-thru restaurants)" at a time when a major new entertainment use was being welcomed to the City. But rather than narrowly tailor a restriction to the major transportation corridors immediately adjacent to the new amusement park, the prohibition was adopted citywide. The ordinance has essentially shut out a powerful economic engine that generates significant sales tax revenues for jurisdictions where they are allowed.

Today, the fast casual/quick serve restaurant (QSR) industry has fundamentally changed and continues to evolve:
• During the pandemic (2019 - 2022) drive-through restaurant traffic rose 3 0 percent. The trend has survived the pandemic. Drive-through traffic now accounts for two-thirds of all fast casual/QSR purchases while in-store dining has fallen by nearly 50 percent. Source: Restaurant News • Nearly half ( 4 7%) of consumers won't even consider :frequenting a fast casual restaurant, bank, drug store or other retail establishments unless it sports a drive-thru, according to a survey by OnePoll. The most-cited reasons were faster service (mentioned by 61 % ofrespondents), the comfort of staying in their cars ( 61 % ) and avoiding long lines ( 52% ). And among those who prefer the drive-thru, one-third of them (32%) say they will "always" choose that option when it's available. Source: Restaurant News
Everyday Destinations. Extraordinary Locations.

Nov. 19, 2024
Item #2 Page 32 of 52
lml
- RETAIL

CARLSBAD PLANNING COMMISSION
Page two
• As drive-through sales increase while indoor dining decreases, the major fast casual/QSR brands are reducing or eliminating indoor dining space in favor of faster, more efficient, higher volume drive-through and pick-up only facilities. Chick-fil-A, Raising Cane's, Taco Bell, Del Taco and McDonald's have all announced plans to reduce or eliminate indoor dining space in their new restaurants. Sources: Restaurant News; QSR Magazine
Our experience informs us that the continued prohibition of drive-through restaurants in Carlsbad may well discourage national chains from permitting/developing any new fast casual/QSR restaurants in the City as they reduce or abandon less profitable indoor dining-only restaurants.

Cumulative Unrealized Sales Tax Revenues
As national fast casual/QSR brands introduce new technology and greater efficiencies into their drive through operations, annual per-store sales volumes are reaching all-time highs and are delivering significant sales tax revenues to local jurisdictions where they are permitted. Class A fast casual/QSR brands, for instance, are achieving average annual per-store sales of between $8.5 million and $10 million, representing $85,000 to $100,000 in annual local sales tax revenue per restaurant. In that context, it's not an unreasonable estimate that more than $10 million in sales tax revenue have gone unrealized over the 26 years the current ordinance has been in place.

Absent a new land-use policy allowing drive-through restaurants as conditionally permitted uses, cumulative unrealized sales tax revenue from
even a small number of new stores will continue.

Survey: Carlsbad Residents Favor Allowing New Drive-Through Restaurants In 2022, TRC commissioned a survey of300 randomly selected registered voters residing in Carlsbad to measure 1) their awareness of the Carlsbad ordinance prohibiting coffee shops and restaurants with drive throughs, and 2) their support or opposition to changing the ordinance to allow for drive-throughs, and 3) the strength of their support or opposition when presented with more information. The survey found that 9 out of 10 Carlsbad residents are unaware of the City's drive-through prohibition, more than 6 out of 10 residents support changing the law, and that up to 5 in IO residents are more likely to support changing the law when presented with more information.
• Question I: Prior to this survey, were you aware that Carlsbad has a law that prohibits businesses like coffee shops and restaurants from operating drive-through windows to allow customers to purchase items without leaving their cars?
o No, not aware - 91 %
o Yes, aware - 8%
o Unsure- 1%
• Question 2: Generally speaking, do you support or oppose changing the law, so that coffee shops and restaurants can operate drive-through windows, if they get proper zoning approval from the City?
o Support - 64%
o Oppose - 23%
o Unsure - 13%
Nov. 19, 2024
Item #2 Page 33 of 52
Nov. 19, 2024
Item #2 Page 34 of 52

CARLSBAD PLANNING COMMISSION
Page three
• Question 3: Would you be more or less likely to support changing the law to allow drive-through windows if you heard that:
o Cars using the drive-throughs would enter and exit through a service road within the shopping center complex, so it would not affect the traffic on adjacent streets? ■ More likely to support - 52%
■ Less likely to support - 11 %
■ No difference - 34%
o Drive-through restaurants can provide faster service, so customers do not have to spend as much time waiting for their orders?
■ More likely to support - 43%
■ Less likely to support- 12%
■ No difference - 42%
o The law prohibiting drive-throughs was made over 25 years ago, and is an antiquated regulation that does not reflect the needs and time concerns of today's customers? ■ More likely to support - 42%
■ Less likely to support - 16%
■ No difference - 39%
Replacing the blanket prohibition of new drive-through restaurants with a formal discretionary review process, CEQA examination, and important public input preserves the City's ability to thoroughly vet drive-restaurant applications on a case-by-case basis while achieving significant new economic benefit and substantial new revenues streams going forward.

We hope you agree.
yrori de Arakal
Consulting Director
Entitlement Planning and Special Projects
From: Planning
To: Kyle Van Leeuwen
Cc: Cynthia Vigeland
Subject: FW: Comment on: CT 2023-0005/PUD 2023-0007/CDP 2023-0058 - JUNIPER COAST HOMES Date: Tuesday, November 5, 2024 10:46:09 AM

From: Carey Fox <[email protected]>
Sent: Tuesday, November 5, 2024 10:43 AM
To: Planning <[email protected]>
Subject: Comment on: CT 2023-0005/PUD 2023-0007/CDP 2023-0058 - JUNIPER COAST HOMES

Hi - I am a resident at 318 Juniper Ave. My family owns our property and have owned it for nearly 30 years. I live there with my husband and our two young children. We love the coastal Carlsbad community near the village. It has been sad to see how much new modern developments
have changed the landscape of the area and how much of our community is for short term renters vs. people who live, work, attend school, and are really a part of where we live.

It is disheartening to see that developments continue to get approved that are not only unpleasant in the amount of space they take up but also in their purpose. The constant addition of housing that is in no way accessible for the majority of people and is often used as income properties to short term renters is hurting our neighborhoods. Rincon's expectation to put in one very low priced affordable unit and then the rest of the inflated units in no way helps the housing crisis the majority of people are facing. A responsible project would prioritize many affordable units and housing opportunities for more economically diverse needs.

I have said this in previous emails but the plans for the property at 270 Juniper will cut out the sun and sky from my home and all the other West facing units in my development. It is very upsetting that Carslabd is not concerned with protecting my neighbors and my living environment. Imagine all of your windows that have been open to air flow and sunshine being suddenly blocked by a massive structure. Where is our compensation for losing something vital to our everyday lives? I believe it will also reduce the value of all of our properties to be next door to a massive build.

Juniper Ave. is basically a one way street as it is. If you have spent any time on that street at nearly any time of day you know that you have to pull off to the side to let other cars pass. The addition of so many units and new cars will be a huge mess making it difficult everytime we come and go - which for someone like me who is juggling two different schools and kid's activities multiple times a day. The flow of traffic will be disastrous.

Nov. 19, 2024
Item #2 Page 35 of 52

Rincon have proved to be bad actors. Their last project on Juniper Ave. led to a lot of garbage on our streets during the building process. Their employees and contractors take up space, are loud, and not respectful of our street.

Rincon is not respectful of the rules and procedures- we saw over the summer when they began moving trucks and land on that property when they were not supposed to be there. I personally
called and complained and appreciated that the city took swift action to rectify the situation.

I believe Rincon knew they did not have the permits and were not supposed to be doing that work and did it anyway. That is disrespectful of the city and of our community.

I believe many of these 21 units will be purchased and used for short term rentals. This is a growing problem. We have issues with traffic, noise, increased garbage from people who come here for short periods of time and have no allegiance to our communities or the safety of our children.

I will forever be angry that the city didn't see this land as an opportunity to expand our greenspaces and community gardens. Our closest park is Pine Ave park - which is still necessary for my family to cross the train tracks to access. Our closest dog park is across El Camino Real. This space could have been used as a community space if you had made efforts to secure the land and allow for something beautiful and connecting to
exist - but instead a few people are going to make a lot of money.

I could not be more disappointed.

Sincerely,
Carey Fox

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Nov. 19, 2024
Item #2 Page 36 of 52
From: Planning
To: Kyle Van Leeuwen
Cc: Cynthia Vigeland
Subject: FW: Maintain the Ban on Drive-thru Restaurants Date: Tuesday, November 5, 2024 9:12:39 AM
Attachments: Carlsbad Drive Thrus.docx.pdf

From: JP Bruner <[email protected]>
Sent: Tuesday, November 5, 2024 8:21 AM
To: Planning <[email protected]>
Cc: Mitch Silverstein <[email protected]> Subject: Maintain the Ban on Drive-thru Restaurants

To Carlsbad Planning Commission,

Please see attached for Surfrider San Diego's comment on drive-thrus in Carlsbad.

Thank you,

--
JP Bruner
Executive Committee
The Surfrider Foundation San Diego County Chapter| he/him/his [email protected]
Support the mission, become a Surfrider member today!
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Nov. 19, 2024
Item #2 Page 37 of 52
November 5, 2024
Delivered via email
To: Carlsbad Planning Commission
Re: Maintain the Ban on Drive-thru Restaurants
The Surfrider Foundation is a nonpro
ﬁt grassroots organization dedicated to the
protection and enjoyment of our world’s ocean, waves, and beaches, for all people, through a powerful network.

Climate change is one of, if not the greatest, threats to the ocean today and we must do all we can to avoid the worst potential consequences. That means, where possible, no matter how big or small, we must continue to push for new and maintain current policies that reduce the use of fossil fuels. While acknowledging that drive-thru restaurants are likely not a major contributor to climate change, they are indeed still a factor that should be considered as a source of greenhouse gas emissions and air pollution. Automobile transportation accounts for 51% of Carlsbad’s greenhouse gas emissions according to the City’s Draft Climate Action Plan Update, making it the single largest contributor to climate change locally by a wide margin. Drive-thrus are absolutely not an essential economic driver that warrant special consideration to be preserved. For these reasons, we ask that you maintain the ban on new drive-thrus in Carlsbad.

Sincerely,
JP Bruner
Executive Committee Member
San Diego County Chapter, Surfrider Foundation
Phone: 858.800.2282 | [email protected] | surfridersd.org 3295 Meade Ave., Suite 221, San Diego, CA 92116
Nov. 19, 2024
Item #2 Page 38 of 52
• SURFRIDER

FOUNDATION
!!!llii!i!i!/1 /j SAN DIEGO COUNTY
[email protected]
Mitch Silverstein
San Diego County Policy Manager
Surfrider Foundation
[email protected]
Phone: 858.800.2282 | [email protected] | surfridersd.org 3295 Meade Ave., Suite 221, San Diego, CA 92116
Nov. 19, 2024
Item #2 Page 39 of 52

BJ SURFRIDER

FOUNDATION
!!!llii!i!/1 i4 SAN DIEGO COUNTY
From: Planning
To: Kyle Van Leeuwen
Cc: Cynthia Vigeland
Subject: FW: drive through restaurants
Date: Tuesday, November 5, 2024 9:11:15 AM

From: Shirley Nestico <[email protected]>
Sent: Tuesday, November 5, 2024 8:51 AM
To: Planning <[email protected]>
Subject: drive through restaurants

Well, I can say, the area where IN and OUT is located near Palomar off ramp, is a total mess with Chick fil A going in next door!! Who approved that? Shirley Nestico
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Nov. 19, 2024
Item #2 Page 40 of 52
From: Planning
To: Kyle Van Leeuwen
Cc: Cynthia Vigeland
Subject: FW: Drive-thrus
Date: Wednesday, November 6, 2024 12:56:00 PM
From: [email protected] <[email protected]>
Sent: Wednesday, November 6, 2024 11:43 AM
To: Planning <[email protected]>
Subject: Drive-thrus
To Whom It May Concern,
I am 100% in favor of allowing new
drive-thrus in the City of Carlsbad.

The problems with parking are due to the asinine decision to allow developers in-lieu fees for required parking spaces and giving restaurants the option the use their parking as additional business space.

Whether a new establishment uses space for parking or for cars to pass through has no impact on traffic, if the site is designed correctly.

People who do not have the money to go to a restaurant but have limited time to eat while travelling or at work, badly need drive-thrus.

Just allow them in areas that are not busy streets or throughfares and require that they implement a system for orders to be placed and paid online and that wait times are clearly and accurately provided to shoppers, so that the lines run smooth and fast.

Drive-thrus could be limited to window service or be able to also offer seating depending on availability of on-site parking besides ample drive- thru lane space.

Thank you for your consideration,
Roberta Malaman
CAUTION: Do not open attachments or click on links unless you recognize the sender and Nov. 19, 2024
Item #2 Page 41 of 52
Facebook
Instagram comments
Carlsbad Social media comments on drive-thru regulation options Nov. 19, 2024
Item #2 Page 42 of 52
City of Carlsbad e
P.-1:isl,ed 17f l.ocmly
0 ·October 28 .,t S:14PM· 0
How $hoo1d Cailsb.3d k:ep or ch-inge its b3n on drive-thtu renJur3nts? • City staff will presem options to th~ Planning Commis$ion and the City C~uncil' $ Economic Development Subcommitt ee in Novemb.:r for tm back Tell us whst you think.

In pel"'¢_.on meetings at Ci.y Council Ch: mbec • 1200 Culsbad Villag e Orive - Planning Commi$Siot1 meeting
t:, WedMSd ay. Nov. 6. S p.m.
- City Council Economic ~ ,e!opment Subcommitt ee
O iuesda>/ , Nov. 19. 10 a.m.
• Email comments in a,dva.nce to planning@cul sb: dca.gov l e:rn a,bout the options: https ://loom.ly/ 1b5Nff0
Carlsbad Economic Development
Ryan Taylor
Would've nice to think about before chik fil a was put directly next to the in and out in a stroke of absolute geni us
lw Like Reply H ide
Diana Ricker
Ryan Taylor 19,2
6d Like Reply Send message Hide
Nov. 19, 2024
Item #2 Page 43 of 52
0 s_fiust How can In n Out have a drive t hru in the same parking Q lot as Chick Fil A but Chick Fil A wasn't approved for one? We drive Oceanside or San Marcos for drive thru options since there aren't many options in Carlsbad.
1 w B likes Reply
- Hide replies
(
jsw92O09 @sJiust As I understand it. the number of 0
drive throughs is capped, but existing ones. were
grandfath ered. ln-n-Out must have had or bough t an
existing one.
tw Reply
carlsbadcagov O @s_fiust Thanks for your question . Q
ln-N -Out is one of the origina l 12 dri ve-thrus that
were allready in place befor e the ban on new drive-
thru restaurants took effect in 1998. Chick-1Fil-A came after the ban. City Council passed the ban follo wing
the development of several major project s in the
1990s, includ ing LEGOLAND California, Costco
(Carlsbad's first "big box" store), and what is tod ay
known as Carlsbad Premium Outlets , to addre ss
resident concerns about traffic cong estion and
protecting Carlsbad's community character and
quality of life.
tw 1 like Reply
mrs.weigand W e need drive thrus for the peopl e that have kids!!! It's so much easier for the MOMS
1 w 23 Ilk es Reply
Hide replies
steph_huey @mrs.weigand yes!!
lw Reply
kylieshellstrom Drive thru restaurants aren't the probl em, building up the village with big condo complexes are!!!! Please stop build ing!
lw 14 likes Reply
F Hide replies!
aleen. val @kylieshellstrom Genuinel y curio us, why are condo s bad? I don't know too much about this and
woul d like to learn this perspective
w Reply
Nov. 19, 2024
Item #2 Page 44 of 52
lindzaddae Drive thru coffee •
1w 2 likes Reply
heidimarie_sd But Carlsbad does have d rive throug h
restaurants. i
1 w 3 likes Reply
bonner.ellie We don't use drive t hroughs, bl.ft a iot of people like them and want them. I know some that w ere disappointed when Chic-Fil-A opened without one.
tw 5 likes Reply
fletchandsus DON'T YOU HAVE MORE IMPORTANT THINGS TO
BE VOTING ON? i,:c,
lw 1 like Reply
wil dblueberrydreams Allow drive thru - ban high buildings at Q the village.
1 IV 5 Hires Reply
tyl erjreese Not allowing drive-thrus has forced businesses to Q become more mobile-user friendly which in turn marginalizes an entire group of people who may not be privy to technology.

Let's get rid of this 30 year-old ban on Drive-Thrus that will help to drive more tax-revenue to a city with, a glooming, depleted budg et in a couple of years. There iis still a way to do this while honorin g and preseN ing the beaut y that is Carlsbad 1w 1 like Reply
mrsstephaniegriffi n Chick Iii A has no d rive throug h ... buuuuut everyone sits in their car and idles. It seems like a silly att empt at environmentalism.
1 IV 11 likes Reply
dougse llssocal I find that I can get out of the car go inside, order walk out, get in my car faster t han sitti ng in the drive through running my engine. burning g as .. but that's just me 1w RPolv

Nextdoor comments

Nov. 19, 2024
Item #2 Page 45 of 52
ajvpartyof3 Keep them banned. Sleepy littl e town is starting to Q tum into a LA neighborhood.

Sd Reply
christinemicha Let me get this straight. You allow illegals to land in boats on our beaches but we can't have drive thrus? Tw 15 likes Reply
F View replies (lj
sd p408 @christ inemicha go cry some more.

Whatsboutism much?
lw Reply
christinemich a Just a reality check .and if you don't
like it we know why. #truthhurts
1w Reply
sd p408 @christinemicha why?
lw Reply
it dohobro The highest level of dip shitt ery
Nov. 19, 2024
Item #2 Page 46 of 52
Chris.tina M ... Rancho La Co.=t:1, ~Jorth .. 1w
\Vhen I had my son 5 years a,:p, and was on disability, I wonde red why there were no drive thrus! They are great for parents driving around sleeping babies or parents with no energy, or even just people with di.sabilitiesl I'd drive to San Marcos for in n out, but with the ir line, could take me an hour total , so I've always wis ed there, as someth ing doser!
Like Sh.Ire
G Brenda B. , Fo·nsett ia, 1w
was the in n out in Carlsbad off the 5 not there 5 years ago? Like Reply Share
Christin.i M . .. R:1incho La Costa North .. 1 w • Ed ited Brenda I'm not sure, ho estly. I only found it recently. I live in between the two, and I must be closer to the one in San Marcos since that's the one navigation sent me to. But I wou ld really love a healthier drive thru dos erl Li e if Sweet Greens had a drive throug h or poke or somethi ng! Like Reply Share 2
- R),~n J. • Navarr•. 1w
Brenda Been there since 194& When I was going to high schoo l living in Terramar over 20 years ago my dad and his girlfriend would send us down there a couple times a wee to picl: up munchie's.1948 "ln-N-Out Burger Restaurant located in Carlsbad , CA. Serving the highest qua lity burgers , fries and sha es since 1948.

Reference:

Carlsbad, CA, 5950 Avenida Encinas. - ln-N-Out Burger"
Like Reply Sh~re
I D~id B ... La Ccsta Vale)'• 1w
We need a Raising Canes in the worst way and they won't come without a drive in. Make it happen~~!
Like Reply Sh.Ire 2
Christin.i M ... R:1incho La Costa North .. 1 w
David my daug hter would also be sto ed about this!
Like Reply Sha.re
Nov. 19, 2024
Item #2 Page 47 of 52
e Sandra E. • Vill age • 1 w
Most appreciative for links
Like Reply Share
C, Heidi R. • Rancho La Costa Central • 1w
Oo we really need more fast food places? No. Keeping Ca~sbad less commercia lized keeps it beautiful.

Like Reply
I Diilne- L • Tamarack P:::int • 1w
Heidi It's already commerc ialized. A few drive thrus for convenience won't destroy the city. I'd rathersee a fewdrivethrus than Miami Beach style ugliness of pack n stacks in the Village, which is seemingly allowed thanks to the draconian state of CA.

Lilo:e Reply Share
- Ry~n J •• Navarr•. 1w
Diane You got that right!
Like Reply
e Meli<s.> S. , R>nche La Costa South , 1 w
Does the new Chic-fil-A not have a drive through?
Like Reply Share
Jiison M. • Rancho C:1irrillo • 1w
Melissa I like how you spe lled it right!
Lilo:e Reply Shilre
• Ann.a V. .. Vi 'lage • 1w
+f s
Melissa no it does not have a drive-thru , same with the starbucks that is on ta ma rack by the freeway that opened not so long ago Like Reply Sh~re •1 1
Michelle A. • S.:m P::icifico • 6d
Me lissa no! It's a jo e
Like Reply S~re
Like Keply Share -.,
Annie G. • San Padfico .. 1w
Drive throughs are convenient for seniors, families who have kiddos and babies, disab ed, and when raining, eliminates slips/falls. Parl:ing lot conges ·on is also reduced, as is sick people indoors coughing everywhere. Fast food isn't fast when you have to park your car.
like Share
Caria K_ • Stagecoach Park • 6d
Annie One hundred percent agree with you. No hing better than driving around with a car full of hungry kids in car seats. Of course one of them finally fell asleep.

Like Reply Sliare
G Lucas K. • Rancho La Costa Central, 1w
I'd imagine that drive-thrus increase pollution from idling cars. like Reply Share
0 Brian D., Bressi Ranch• 1w
Lucas no from idling EVs and hybrids. :)
like Reply Sliare
- Ryan J. •Navarra• 6d
Lucas turn the GD car off then. Feeble.

Like Reply Share
- Ryan J. • Navarra • 6d
Brian Thanks for the info much appreciated.

Like Reply Share
Merilee A.• a Costa Valley■ 1w
'Bring back the drive thrus ! They help people in many difficult situations Like Reply Share
Michelle A. • San Pacifico• 6d
Please allow! Get over ourselves!
like Reply Share
Steve L • Olde Cartsba<f • 6d
You ban these, but allow so many o her bad projects. You only want place5 you have to go into, but yet there is still no parking adc!ed. And taking away the Plaza and all he businesses to add more condos/apartments.-just doesn't make sense to me_
Like Reply Share •11
e Mellissa S. •Poinsettia• 3d
ridiculous - ln-n-Out wouldn't provide nearly he revenue without a drive thru.

Can't believe Chic-fil-A doesn't have one because Carlsbad is weird.

Like Reply Share ♦ 1
Nov. 19, 2024
Item #2 Page 48 of 52
• t,
-1 B
l
-1 4
!!\
...

From: Planning
To: Kyle Van Leeuwen
Subject: FW: Carlsbad considers lifting ‘drive-thru’ ban for new businesses Date: Thursday, November 7, 2024 10:46:44 AM
From: Monte Newcom <[email protected]>
Sent: Thursday, November 7, 2024 10:45 AM
To: Planning <[email protected]>
Subject: Re: Carlsbad considers lifting ‘drive-thru’ ban for new businesses

To whom it may concern,

In reference to this news article: Carlsbad considers lifting ‘drive-thru’ ban for new businesses

As a disabled resident, I'd like to voice my support of drive-thrus. I understand the motivations of the original ban, however Carlsbad is no longer the sleepy little beachside hamlet of 60k that it was in the early 1990s. Our population has nearly doubled, with far more local and through-traffic.

Shortly after it opened, I went to the new Chik-Fil-A on Avenida Encinas and was surprised to find they didn't have a drive thru. I had to download the app, which is 100MB over the cellular connection, just to place a single order. I was still there in my car. I'm not sure I see any advantage to the extra hassle. While some people do go to fast food restaurants to sit and have a meal, I believe far more people just want to grab a bite to
eat, and get on with their day.

I can see why the city might not want too many new drive thrus in some areas, eg. The Village, but most of the city would benefit from the extra convenience.

Thank you for your time and attention,
Montgomery Newcom
Carlsbad Resident

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Nov. 19, 2024
Item #2 Page 49 of 52
From: Planning
To: Kyle Van Leeuwen
Subject: FW: Strongly Oppose lifting the ban on drive-thru"s Date: Tuesday, November 12, 2024 7:15:06 AM

From: Joe Sardina <[email protected]>
Sent: Monday, November 11, 2024 12:50 PM
To: Council Internet Email <[email protected]>; Planning <[email protected]> Subject: Strongly Oppose lifting the ban on drive-thru's

I am strongly opposed to the City lifting the ban on drive-thru's! If anything the ban is needed now more than ever. I can see no benefit for people who actually live here while there are significant downsides to the environment, esthetics, and to the character of the city that the city is supposed to be committed to maintain. They do NOT make the city more attractive or desirable to live in or to visit.

Please maintain the ban!

~ Joe Sardina
4009 Canario St
Carlsbad 92008

Sent with Proton Mail secure email.

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Nov. 19, 2024
Item #2 Page 50 of 52
From: Planning
To: Kyle Van Leeuwen
Subject: FW: Comment on drive-thru restaurant rules
Date: Tuesday, November 12, 2024 1:16:16 PM

From: Michael Fabiano <[email protected]>
Sent: Tuesday, November 12, 2024 1:05 PM
To: Planning <[email protected]>
Subject: Comment on drive-thru restaurant rules

Hello,

I have lived in north Carlsbad for more than 20 years, and I would like to comment on the drive-thru restaurant issue for the consideration of the city council and the planning commission.

10 of the 12 drive-thru restaurants in Carlsbad today are north of Palomar Airport Road.

That is more than enough. There should be no new drive-thrus permitted north of Palomar Airport Road.

If residents who live south of Palomar Airport Road would like to have drive-thrus in their own neighborhoods, that is for them to decide and I have no objection to whichever way they would want to go. As for north Carlsbad, we have more than enough, and there should be no new ones permitted.

Thank you to the city council and planning commission for taking this into consideration.

Regards,

Michael Fabiano

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Nov. 19, 2024
Item #2 Page 51 of 52
From: Planning
To: Kyle Van Leeuwen
Subject: FW: Drive-through ban feedback
Date: Tuesday, November 12, 2024 2:19:11 PM
-----Original Message-----
From: Whitney Drolen <[email protected]>
Sent: Tuesday, November 12, 2024 2:13 PM
To: Planning <[email protected]>
Subject: Drive-through ban feedback
To whom it may concern,
The Carlsbad drive-through ban is ridiculous. Carlsbad is comprised of mostly families with children. We need more options with drive throughs for convenience. Why would you not want to grow the city with more convenient options, rather than push that money to neighboring Vista and Encinitas? From what I can surmise, this was put in place in the early 90s. It is now 2024 and it’s time to evolve. I actually can’t believe this passed in the first place, stating that it preserves charm? The average Joe does not associate having more convenient options with a lack of charm or vice-versa.

Bottom line, life is hard enough in 2024 and I’ll spare you all the reasons because I’m sure you’re a painfully aware of them. Let us have the small joy and convenience of a drive-through, and get rid of this inane ordinance.

Thank you,
Whitney Drolen
Carlsbad resident and homeowner
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Nov. 19, 2024
Item #2 Page 52 of 52
From: Janis
To: City Clerk
Cc: Council Internet Email
Subject: Economic Development Subcommittee Meeting — Agenda Item #2 Date: Monday, November 18, 2024 11:53:49 AM
To Whom It May Concern,
I urge the City Council Economic Development Subcommittee to recommend upholding the prohibition of new drive-thru restaurants. Reversing that decision would be a huge step in the wrong direction. In fact, many cities have recently adopted similar bans because they help curb emissions, decrease air pollution, reduce litter, improve pedestrian safety, and enhance walkability.

Allowing new drive-thru restaurants not only goes against the goals included in Carlsbad's Climate Action Plan, it is counter to several of the goals included in the Strategic Plan, including "Small town feel, beach community character and connectedness," "Walking, biking, public transportation and connectivity," “Sustainability” and “Neighborhood vitalization community design and livability."
Preserving this prohibition is not just a matter of policy; it's a commitment to sustainability and to the values and vision that define Carlsbad's unique identity.

Sincerely,
Janis Jones
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All Receive - Agenda Item #__2__
For the Information of the:

CITY COUNCIL
Date: 11/18/24 CA__x__ CC__x__
CM__x__ ACM__x__ DCM (3)_x___
From: Byron de Arakal
To: City Clerk
Cc: Kyle Van Leeuwen
Subject: Public Comment - Adenda Item 2 - Economic Development Subcommittee Meeting Date: Monday, November 18, 2024 2:38:03 PM
Attachments: TRC Comment Letter_Drive Through Ordinance_11192024.pdf Ms. Freisinger –

TRC submits the attached correspondence for the public record related to Item 2 on the 11/19/29 Agenda of the City Council’s Economic Devopment Subcommittee.

Thank you.

BYRON DE ARAKAL
Consulting Director
Entitlement Planning and Special Projects
4695 MacArthur Court | Suite 700
Newport Beach, CA
92660
D 949.662.2053
C 714.227.4620
[email protected]

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[D
ml
- RETAI L
18 November 2024

MAYOR KEITH BLACKBURN

MAYOR PRO TEM PRIYA BHAT-PATEL
Carlsbad City Council - Economic Development Subcommittee City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad, CA. 92008
4695 MacArthur Court
Suite 700
Newpo rt Beach, CA 92660
RE: 11/19/24 Agenda - New Business Item 2. - Drive-Through Restaurant Restrictions Dear Mayor Blackburn and Mayor Pro Tern Bhat-Patel:

P 949.662.2100
www .trc retail. com
TRC is owner and operator of the La Costa Town Square shopping center , one of more than 30 regional and neighborhood retail centers we own and manage throughout California. As La Costa Town Square represents our flagship center in San Diego County , we are encouraged by the City Council 's interest in revisiting Carlsbad's existing municipal code prohibiting new drive-through restaurant uses.

TRC submitted written public comment to the Carlsbad Planning Commission for consideration at its November 6, 2024 , meeting in suppo11 of lifting the 26-year -old prohibition in favor of a new land-use policy that allows for drive-through restaurants as conditionally permitted uses. Those comments are included in your Agenda Packet.

We submit this correspondence to supplement our earl ier written communication, and to respectfully offer a rebuttal to public comments heard by the Planning Commission at its November 6 meeting .

Carlsbad residents lack convenient, easy access to drive-through food and beverage services Eleven of the 12 existing drive-tlu-ough restaurants in Carlsbad are clustered in three groups along the 1-5 corridor. Each of the restaurants within these clusters are located within one-quarter to one-half mile of each other. A single drive-thru, Carl's Jr., is located along Hwy 78. This means most Carlsbad residents within the City's nearly 38 square miles do not have convenient, easy access to drive-through food and beverage services .

Carlsbad residents patronize drive-through restaurants located in other jurisdictions Having very few, if any, options for convenient , easy access to drive-through food and beverage services, Carlsbad residents do patronize drive-through establishments in neighboring cities. TRC's own analysis of Placer data analyzing the source of customer traffic at five drive-through restaurants in neighboring cities showed that Carlsbad residents accounted for nearly 25% of the total drive-through volume of these restaurants from May 2023 to May 2024. In short, a quarter of the sales tax revenues generated by these restaurants for their respective cities are paid by Carlsbad residents.

Drive-Through Restaurant Prohibition Creates VMT
Some members of the public suggested to the Planning Commission that removing the City's ban on drive-through food and beverage services would increase Vehicle Miles Traveled (VMT), creating greater vehicle outputs of greenhouse gases.

Everyday Destinat ions. Extraordi nary Locat ions.

CARLSBAD ECONOMIC DEVELOPMENT SUBCOMMITTEE
Page two
We respectfully disagree . Indeed , we would argue the opposite. It is the ban that creates more VMT by forcing Carlsbad residents (particularly those who reside in the City's inland neighborhoods) to drive to existing restaurants along the 1-5 corridor or, worse, to drive-through restaurants in other cities.

Conversely, allowing conditionally permitted drive-through restaurants in Local Shopping Center zones, for instance, provides Carlsbad residents close-in, easy access to drive-through food and beverage services within a mile or two of their home.

TRC believes replacing the blanket prohibition on new drive-throu gh restaurants with a formal discretionary review process to allow such uses will preserve the City's ability to thoroughly vet drive restaurant applications on a case-by-case basis, reverse the loss of drive-through sales tax revenues to other cities, and reduced VMT and GHG emissions.

We hope you agree.

Byron de Arakal
Consulting Director
Entitlement Planning and Special Projects
From: Kara Jacobson
To: City Clerk
Cc: Kara Jacobson
Subject: Carlsbad Drive through restaurant policy comments Date: Monday, November 18, 2024 2:33:49 PM
Drive through restaurant options have their place, including:
-Areas with inclement weather (snow, ice, bone-chilling cold) that make getting out of your car miserable or perhaps dangerous for older people risking a fall, -Areas directly off interstate freeways where people just want to grab a quick drink or meal,

-Places people don’t feel safe getting out of their cars.

None of those concerns apply to Carlsbad!
Part of the reason we chose to live in Carlsbad when we moved to the San Diego area was the few drive-through, fast food restaurants. We liked the push to get out of your car & move, and stop wasting fuel sitting in line and producing idling car exhaust pollution. Our town is one where we should we should want to encourage people to get out of their cars, move a little slower and enjoy life. We enjoy living in a place that doesn't look like a copy cat version of every suburb in America.

I see no reason for more drive-throughs, and I think our current policy is the one we should keep in place.

Thanks,
Kara Jacobson, Carlsbad resident since 2009.

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RECEIVED
From: NOV 1 9 2024
Sent: CITY OF CARLSBAD
To: CITY CLERK'S OFFICE
Subject:

Karen Ludlow <jackar287@roadrunner .com >
Monday, November 18, 2024 5:40 PM
City Clerk
Drive-thru restaurants
I think every single one of the options you listed (see below) should be considered. I do think Carlsbad could have a few more drive-thru restaurants, particularly when they are located IN a shopping center that doesn't affect regular traffic patterns, such as El Pollo Loco and McDonald's in the Target Center on El Camino Real {Encinitas).

Considering options
Since it's been a while since we looked at this issue, staff started by reviewing how other cities are handling drive-thrus . Here are some of the more common regulations and requirements:
• Prohibiting or limiting drive-thrus in certain parts of a city, such as a historic downtown area • Requiring certain architectural treatments, sign standards and landscaping to protect community aesthetics
• Limiting hours, such as prohibiting 24-hour drive-thrus • Requiring a public hearing to approve new drive-thrus (a conditional use permit) • Requiring a traffic study or restricting drive-thrus based on how they would affect local traffic patterns • Requiring sites with drive-thrus to meet certain design standards, such as where the drive-thru lane is located in relation to the rest of the site or requiring a minimum amount of space for cars to line up Mrs. K. Ludlow
1 From:

Sent:

To:

Subject:

Dear City Council:

Rick Tipton <[email protected]>
Monday, November 18, 2024 7:56 PM
City Clerk
Drive-thru restaurant ban
I still think the Carlsbad drive-thru ban is a good idea in general, both to limit congestion and wasting of gasoline. Look at how bad the access is to the center on San Marcos Blvd where the In N Out Burger is located. Or even worse, the Encinitas In N Out Burger, where the line spills out to Encinitas Blvd. around lunch hour. Can't these people just park their cars and walk? I would be open to a new drive-thru, but only in a completely industrial/office/highway area with no other nearby retail, such as where the Chick-Fil-A and In N Out are near Palomar Airport Road. In other words, at an interstate highway stop.

Thank you.

Richard Tipton
Carlsbad resident (92009) since October 1987
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Sent:

To:

Subject:

Nicole Burgess <[email protected]>
Tuesday, November 19, 2024 6:27 AM
City Clerk
Drive thru rules
Dear Mayor and City Council Members of Carlsbad
I am writing in regards to the discussion of drive-thru rules.

I support the current status and am very happy that Carlsbad inacted the 1990 rule that prohibited new drive-thrus in Carlsbad. I believe this is wonderful for the city and the community. Drive-thrus do not benefit the community and create traffic problems that can be dangerous to people walking and biking. Most drive-thrus do not offer healthy choices for our community members and sitting in a car idling waiting for food is not beneficial for anyone.

I hope Carlsbad will keep the 1990 rule and not make any changes.

Carlsbad is a beautiful walking and biking community and I hope it remains that way with establishments that continue to prioritize people outside of a car.

Thank you for your time.

Nicole Burgess
Enjoy the Ride!
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Sent:

To:

Subject:

Mike O'Tousa <[email protected]>
Tuesday, November 19, 2024 6:38 AM
City Clerk
Drive Through
It is a reversal of Carlsbad values to allow additional businesses to feature drive through lanes. Carlsbad has gone to additional expense to feature Drive Safer lanes. Carlsbad has strengthened it's attraction as a tourist destination with the resultant economic benefits - from Carlsbad's attention to the environment.

It doesn't make Carlsbad safer or environmentally conscious to allow drive through features. Visit Avenida Encinas to see automobiles - engines running - blocking through traffic, blocking Drive Safer green bike lanes. Observe the same blockage and safety issues on Harding St. and Carlsbad Village Drive. And what is the benefit again? And who benefits? It is a farce to believe there is any loss of attraction to a business for people to park and walk mere feet. Which likely saves time and provides health benefits.

Carlsbad residents and tourist visitors are the big losers as they reap zero benefits - and lose safety and quality of life - from allowing drive through features.

Thank you,
Michael O'Tousa
Carlsbad District 1
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1 From:

Sent:

To:

Subject:

Wes Tyler <[email protected]>
Tuesday, November 19, 2024 7:09 AM
City Clerk
Drive Through Ban
I am writing in support of keeping the ban in place. When my wife and I first visited Carlsbad, the lack of fast food restaurants was a noticeable and welcome quality that directly contributes to the community village atmosphere. When we were finally able to move here, nothing about that opinion changed. Drive through restaurants bring nothing but low paying jobs, incredibly unhealthy food, and funnel profits out of the city to corporations who do not care about our community values. Deterring these predatory businesses allows us as a community to continue to support our local and regional offerings; think Steady State, Revolution, and many other local and regional coffee shops vs Starbucks and national garbage chains.

While allowing drive through development may bring short term economic growth, ultimately that growth will be in favor of corporations and real estate developers rather than the residents and small business owners of this wonderful community. Please protect the community over the convenience of cheap wins.

Respectfully,
John Tyler
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Sent:

To:

Subject:

Matt Sanford
Tuesday, November 19, 2024 7:08 AM
City Clerk
FW: Drive Thru Consideration - 2219 Palomar Airport Rd
Comment received for today's meeting .
{ cicyof
Carlsbad
Matt Sanford
Economic Development Director
City of Carlsbad
From: Ryan Litrich <rl@revolvegp .com>
Sent: Tuesday, November 19, 2024 6:42 AM
To: Matt Sanford <[email protected]>
Subject: Drive Thru Consideration - 2219 Palomar Airport Rd Hi Matt,
My name is Ryan Litrich and I am a local commercial agent that's been in the commercial investment business for the past 22+ years. We represent the ownership of the property located at 2219 Palomar Airport Rd (the vacant Chase Bank building), which is situated at a great signalized commercial corner, across the street from the airport. This property is owned by a local family that has owned commercial property in Carlsbad for 40+ years (probably much longer), and we have assisted this .client in investing in many different properties across the western US. That said, out of all the clients' properties I've been involved with, this is the only property in their portfolio that has had issues with tenancy ... and it shouldn't be this way with Carlsbad's superior demographics and traffic here at 2219 Palomar Airport Rd.

Chase acquired the bank's existing leasehold interest in the subject property through various bank mergers/acquisitions ... etc, but the lease is about to expire within the next few years. Due to the "physical vacancy" already realized here (Chase "went dark" and closed the branch, but still has a lease they're obligated to), we've been marketing the property for lease (or sale) for over a year. Chase is currently responsible for all maintenance etc. at the property as it sits today; however , it has turned into a partial homeless shelter. I understand the adjacent hotel owner has reached out to the police, city .. etc, but there's not much that the current owner can do here but notify Chase of maintenance issues and threaten the lessee via compliance with the lease. Over the course of our marketing during the last year, we've had to turn down many reputable companies that are interested in opening a drive thru restaurant here or a car wash. Not gonna lie ... we've honestly struggled with the replacement leasing due to the restrictive drive-thru policy and zoning.

If there was some movement on the dated "no drive thru due to legoland" policy , then with the city's cooperation , our client would have the ability to convert this temporary homeless shelter (by Chase) into 1 a thriving drive thru business. It would likely be a new or significantly renovated building with new amenities that would serve residents, visitors to the airport, neighboring hotels and business park tenants/customers. If a drive thru were permitted , our client would be in a better financial position to get Chase out of their lease early and start the project sooner (I can explain further).

For whatever it's worth, I proudly called Carlsbad my home for many years (still live nearby), my sister and her family live in the La Costa area, and my parents just moved to the South Carlsbad area over the last year. We ALL shop at Costco in Carlsbad , but with a busy family schedule, we rarely make the quick stop in Carlsbad for food or coffee because of the lack of alternatives and drive-thrus . The only "good" drive-thrus in the city are full, and I don't care to sit outside of Chick Fil A and idle my vehicle like others do at the new non-drive thru Chick Fil A in the city. For me, if a QSR/casual restaurant doesn't have a drive-thru , it just translates to less efficient service, lower sales volume for the business and it means we (the customer) will spend more time with the vehicle idling, slower family ordering, restroom visits .. etc VS a quicker drive-thru experience.

That said, I am VERY thankful to the City of Carlsbad for this restrictive policy to some respects , as I developed my first Starbucks drive-thru and adjacent restaurants in the City of Vista as a result of the policy . That Starbucks drive thru that we developed in Vista received so many Carlsbad custome rs, right at the corner of Palomar Airport Rd and Business Park ... just a few feet east of the city limits . The ultimate sale of that Vista project (the product of the antique legoland policy) enabled me to grow my personal wealth significantly , so thank you City of Carlsbad!
However, in all seriousness and despite the great benefit my family received above, this Carlsbad policy is terrible for business and those that visit the city . Please feel free to reach out to me with any questions .

We would like your support, and the support of the committee, with a policy revision to allow drive thrus . This would help our clients solve their pending vacancy at 2219 Palomar Airport Rd, as well as offer additional food/services near the airport and business park.

Regards,
Ryan Litrich
Founder & Managing Partner
ca o 858-544-6808 1 c 949- 230-1505
ca RL@reyolvegp_._c_o.m
Q revolv.egp_._c_o.m
Q 12750 High Bluff Dr., Ste 300, San Diego, CA 92130
1 rx:i ·----·-----·-----11 ic # 01 336356
2 3
From:

Sent:

To:

Subject:

Council,
Barbara Diamond <[email protected]>
Tuesday, November 19, 2024 8:41 AM
City Clerk
Drive through. #13
Drive through fast food is a bane to any community for many reasons. Here are a few:

Increased traffic congestion, Increase GHG from autos idling while waiting on line,
Reducing the beauty of our community, competing with higher end restaurants that add class to the community, possibly more garbage to clean up etc.

Please do not let business interests for the drive through restaurants sway you with promises of increased tax revenue etc.

Sincerely,
Barbara C. Diamond
3808 Skyline Road, CB 92008
~Barbara Diamond~
CAUTION : Do not o en attachments or click on links unless 1 From: Matt Sanford
Sent:

To:

Tuesday, November 19, 2024 7:08 AM
City Clerk
Subject: FW: Drive Thru Consideration - 2219 Palomar Airport Rd Comment received for today's meeting.
{ cityof
Carlsbad
Matt Sanford
Economic Development Director
City of Carlsbad
From: Ryan Litrich <rl@revolvegp .com>
Sent: Tuesday, November 19, 2024 6:42 AM
To: Matt Sanford <[email protected]>
Subject: Drive Thru Consideration - 2219 Palomar Airport Rd Hi Matt,
My name is Ryan Litrich and I am a local commercial agent that's been in the commercial investment business for the past 22+ years. We represent the ownership of the property located at 2219 Palomar Airport Rd (the vacant Chase Bank building), which is situated at a great signalized commercial corner, across the street from the airport . This property is owned by a local family that has owned commercial property in Carlsbad for 40+ years (probably much longer}, and we have assisted this client in investing in many different properties across the western US. That said, out of all the clients' properties I've been involved with, this is the only property in their portfolio that has had issues with tenancy ... and it shouldn't be this way with Carlsbad's superior demographics and traffic here at 2219 Palomar Airport Rd.

Chase acquired the bank's existing leasehold interest in the subject property through various bank mergers/acquisitions ... etc, but the lease is about to expire within the next few years. Due to the "physical vacancy" already realized here (Chase "went dark" and closed the branch, but still has a lease they're obligated to), we've been marketing the property for lease (or sale) for over a year. Chase is currently responsible for all maintenance etc. at the property as it sits today; however, it has turned into a partial homeless shelter. I understand the adjacent hotel owner has reached out to the police, city .. etc, but there's not much that the current owner can do here but notify Chase of maintenance issues and threaten the lessee via compliance with the lease . Over the course of our marketing during the last year, we've had to turn down many reputable companies that are interested in opening a drive thru restaurant here or a car wash. Not gonna lie ... we've honestly struggled with the replacement leasing due to the restrictive drive-thru policy and zoning.

If there was some movement on the dated "no drive thru due to legoland" policy, then with the city's cooperation, our client would have the ability to convert this temporary homeless shelter (by Chase) into 1 a thriving drive thru business. It would likely be a new or significantly renovated building with new amenities that would serve residents, visitors to the airport, neighboring hotels and business park tenants/customers. If a drive thru were permitted, our client would be in a better financial position to get Chase out of their lease early and start the project sooner (I can explain further) .

For whatever it's worth , I proudly called Carlsbad my home for many years (still live nearby), my sister and her family live in the La Costa area, and my parents just moved to the South Carlsbad area over the last year. We ALL shop at Costco in Carlsbad, but with a busy family schedule, we rarely make the quick stop in Carlsbad for food or coffee because of the lack of alternatives and drive-thrus . The only "good" drive-thrus in the city are full , and I don't care to sit outside of Chick Fil A and idle my vehicle like others do at the new non-drive thru Chick Fil A in the city. For me, if a QSR/casual restaurant doesn't have a drive-thru, it just translates to less efficient service, lower sales volume for the business and it means we (the customer) will spend more time with the vehicle idling, slower family ordering , restroom visits .. etc VS a quicker drive-thru experience.

That said, I am VERY thankful to the City of Carlsbad for this restrictive policy to some respects, as I developed my first Starbucks drive-thru and adjacent restaurants in the City of Vista as a result of the policy. That Starbucks drive thru that we developed in Vista received so many Carlsbad customers, right at the corner of Palomar Airport Rd and Business Park ... just a few feet east of the city limits. The ultimate sale of that Vista project (the product of the antique legoland policy) enabled me to grow my personal wealth significantly , so thank you City of Carlsbad!
However , in all seriousness and despite the great benefit my family received above , this Carlsbad policy is terrible for business and those that visit the city. Please feel free to reach out to me with any questions.

We would like your support, and the support of the committee, with a policy revision to allow drive thrus. This would help our clients solve their pending vacancy at 2219 Palomar Airport Rd, as well as offer additional food/services near the airport and business park.

Regards,
Ryan Litrich
Founder & Managing Partner
ca D 858-544-6808 1 c 949-230-1505
ca RL@revolvegrn
ca ~rn
ca 12750 High Bluff Dr., Ste 300, San Diego, CA 92130
I rxi ----------------·- 11 ic # 01336356
2 3
From:

Sent:

To:

Subject:

November 19, 2024
City of Carlsbad Leaders -
maryoren < [email protected] >
Tuesday, November 19, 2024 9:07 AM
City Clerk
No added drive thrus please!
There seems to be an odd out of the blue shift going on, against shared efforts and values that established our community as respectful of our environment and local beach lifestyle. Why all the sudden interest in more drive thrus when we know they increase traffic, pollution, encourage more cars rather than more walking, increase litter and waste. Our community should not be a haven for fast food drive-thrus but invite residents and visitors to get out of their cars, slow down and enjoy our beautiful community Come on Carlsbad, it can't be all about the money now, is it? Leadership before you understood the value of a community designed to support local, protect local and provide a quality lifestyle that does not need additional franchise, quick fix, stay in your car and read your texts while someone makes you a coffee or wraps up chicken or burgers in a bag? Seriously, we're better than this aren't we.

Protect our community and say no to big city lifestyle fixes like more drive thrus. We believe in you, we voted for you, we helped you get elected for goodness sake, seriously, for the good of our community . Keep the vision alive. Do everything you can to resist the urge for more dirty funds and stay on course. Allow yourself to take a deep breath and remember who we are. We are Carlsbad, not Orange County or LA. We are a local, cherished beach community. Protect what we have created. Invite others to get OUT of their cars. While you're at it please turn your focus to clean energy any way you can. More solar, more storage, more parking with panels and chargers.

Coordinate with available, accessible space that can be used in these important green ways. Get ready for a better future. A more responsible future. Lead, don't follow big city moves that will only make us more like everyone else. You can do this!
Thank you,
Mary Oren
25 year resident of Carlsbad
Sierra Club Member
CAUTION: Do not o en attachments or click on links unless ou reco nize the sender and know the content i 1 From:

Sent:

To:

Subject:
lynda barrett < [email protected] >
Tuesday, November 19, 2024 9:11 AM
City Clerk
Drive Thru
I like the convenience of drive thru restaurants. I encourage the city to reconsider banning them.

Thanks,
Lynda Barrett
2560 Faraday Ave
Carlsbad, CA 92010
en attachments or click on links unless ou reco nize the sender and know the content i 1 From:

Sent:

To:

Caitlyn Tyler <[email protected] >
Tuesday, November 19, 2024 12:23 PM
City Clerk
Subject: Drive-Thru Ban Convo
Hello!
I would like to write in, in support of keeping the drive-thru ban in place. We moved here this summer after spending all of last summer here. And one of the things we marveled at is how much less junk food we consumed. We LOVE/D this about Carlsbad. It's so nice not to have a McDonald's on every corner. In both the feel and vibe of the community, and in the sense that it drives you to partake in better local places instead if you are wanting a quick breakfast or lunch option.

We also love that it helped our family to be healthier. It was literally one of the things we said when we went back home from our summer here - that it was nicer to not have an easy crutch to get crappy food in a pinch. And it was a marked change in less junk food we had. When it's not as easy access, you just normally will partake less.

I can't imagine Carlsbad with a bunch of big food chains down Carlsbad Village drive . And I don't want to see it go that route! Thank you for your time & consideration!
Joyfully,
Caitlyn Redfearn
Owner, Pure Joy Travel
Luxury Boutique Travel Agency
Intentional Planning * Incredible Joy
I
10 -- ------ -
CAUTION : Do not o en attachments or click on links unless ou reco nize the sender and know the content i 1 From: Lynda Daniels
To: City Clerk
Subject: Fwd: Feedback on Carlsbad review on the current drive thru ban Date: Tuesday, November 19, 2024 3:43:30 PM
Sent from my iPad
Begin forwarded message:

From: Lynda Daniels <[email protected]>
Date: November 16, 2024 at 6:59:02 PM PST
To: [email protected]
Subject: Feedback on Carlsbad review on the current drive thru ban
Dear Planning Commission,
As an eleven year resident of Carlsbad and an
environmental activist, I urge the Planning Commission to continue the ban on drive-thrus for environmental
reasons. Eliminating drive-thrus helps reduce car
emissions, cuts fuel consumption, and lowers air
pollution, improving air quality and public health. It
also encourages more walkable, sustainable communities.

Thank you for considering the environmental impact of
this decision.

Thank you,
Lynda Daniels
District 2
City Manager email for
reference:
https://myemail.constantcontact.com/Reminder--
City-Manager-s-Update--Oct--17--2024.html?
soid=1102527936699&aid=8i_-b38voBE
CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe.

DRIVE-THRU RESTAURANT RESTRICTIONS
- INFORMATIONAL REPORT & DISCUSSION
Recommendation: Receive a presentation on potential options for regulating drive-thru restaurants.

Item 2

ECONOMIC DEVELOPMENT
{city of
Carlsbad
ITEM 2 – DRIVE - THRU OPTIONS
History of Prohibition
• 1996 - Pr oliferation Concerns Raised

• Feb. 1997 - Lan d Use Study Presented
- Staff Directed to Draft Code Changes
• June 1997 - St a ff Directed to Draft Prohibition
• Dec. 1997 - PC Recommendation was Considered

- Staff Directed to Draft Prohibition
• Jan. 1998 - P r ohibition adopted by City Council
{city of
Carlsbad
ITEM 2 – DRIVE - THRU OPTIONS
History – Council Direction
• May 21, 2024
Coun
cil directed staff to develop options for
regulation of drive-thru restaurants

PC and EDSC providing initial recommendations
{city of
Carlsbad
Existing Drive-Thrus
• 11 of 12 locations identified in 1997 land use study still in oper
ation
• One additional location approved in 1997 still operating • 12 total drive-thr u locations
• 5 in the Village
• 4 near Palomar Airport Rd. and 5 Freeway
• 2 in Poinsettia Village Center
• 1 off El Camino near 78
ITEM 2 – DRIVE - THRU OPTIONS
C cityof
Carlsbad
ITEM 2 – DRIVE - THRU OPTIONS
Village
Locations
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P .A.R & I5 Locations
ITEM 2 – DRIVE - THRU OPTIONS@ Carlsbad Drive-thru R.estaurants Emlb/t9
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Option 1
Continued Prohibition:
• No changes to existing ordinance
• Subcommittee recommending continued ban
citywide
ITEM 2 – DRIVE - THRU OPTIONS
{city of
Carlsbad
Option 2
Local Shopping Center (C-L) Zone:
• Established, local-serving, shopping centers w/
grocery store
• Generally more car-oriented in design
• Some have specific sites/structures designed for
drive-thrus
• Larger parking lots to accommodate uses
• Some have undeveloped pads for such uses
ITEM 2 – DRIVE - THRU OPTIONS
{city of
Carlsbad
Option 3
“Restaurant” zones (C-L, C-T, C-2):
• Most frequently accommodate restaurant uses
• C-2, shopping centers serving regional retail and
dinning uses
• C-T, restaurants and hotels are primary uses
• 7 of 12 existing drive-thru restaurants are C-L or C-T zone
ITEM 2 – DRIVE - THRU OPTIONS
{city of
Carlsbad
Option 4
Five common non-residential zones:
• Includes previously listed C-L, C-T, C-2
• P-M and C-M zones included
• Many properties adjacent to PAR and north of Airport
• Business parks and industrial/manufacturing sites
• Some areas of retail and restaurants
• Many lots would not be attractive for drive-thru use
ITEM 2 – DRIVE - THRU OPTIONS
{city of
Carlsbad
Option 5
All Commercial, Industrial, and Office zones:
• Office (O) and Industrial (M) would be included
• Zones not typically associated with restaurant use
• Opens the option to redevelop property
ITEM 2 – DRIVE - THRU OPTIONS
{city of
Carlsbad
Level of Review
• Planning Commission generally in agreement that a
Conditional Use Permit (CUP) approved by PC appropriate • The provided options assume this level of review
• Lower level or review: “By Right” or Minor CUP
• Higher level: CUP approved by Council
ITEM 2 – DRIVE - THRU OPTIONS
{city of
Carlsbad
Possible Standards
• Limits on Hours
• Car line-up distances/location
• Lim
its/minimum separation in area or shopping center
• Minimum separation from residential
• Development standards for design/architecture/signage ITEM 2: Drive - Thru Restaurants
C cityof
Carlsbad

COMMUNITY ENGAGEMENT
• 4 emailed newsletters to 12,000+
• 7 social media posts reaching 13,500+
• City website
• News release
• Carlsbad Chamber of Commerce
• Carlsbad Village Association
ITEM 2:DRIVE - THRU RESTAURANTS
Checking in on Carlsbad's drive-thru rules
Following the development of several major projects in the LEGOLAND California, Costco (Cartsbad's first "big box· st known as Cartsbad Premium Outlets, residents became ino about protecting Carlsbad's community character and quali To address those concerns, as well as worries about traffic and community aesthetics, in 1997 the City Council directe potentially regulating drive-thru restaurants.

The City Council ultimately passed a ban on new driv
• As a result, today Carlsbad has just the original 12 dr1· already in place when the ban took effect.
• We originally had 13, but one closed, and that propert What do you think about drive-thrus? I
As a preliminary step, cny staff will prese nt options to th\ the City Council's Econom ic Development Subcomm ittel
These public meetings will also be an opportuntty for yo and provide input. Both meetings will be held in the Ctty Carlsbad Village Drive.

Planning Commission meeting
Wednesday , Nov. 6, 5 p.m.

City Counc il Economic Development Subcommittee
Tuesda y, Nov. 19, 10 a.m.

How sho1.Jtd Carlsbad keep or change it s ban on drive-thru restaurants?• City staff will present options to the Planning Commission and the City Council's Economic Development Subcommittee in November for feedback. Tell us what you think.

In person meetings at City Council Chamber • 1200 Carlsbad Village Drive - Planning Commi ssion meeting
O Wednesday, Nov. 6, 5 p.m.
- c ity Council Economic Development Subcommlttee
t,Tuesday, Nov. 19, 10 a.m.
• Email comments in advance to planning @car1sbadca.gov Learn about t he options: https://1oom.ly/1b5Nff0
City of Carlsbad @carlsbadcagov • Oct 28
How should Carlsbad keep or change its ban on drive-thru restaurants? ~ f1 Review options and let us know what you think. Give input at upcoming public meetings on 11/6 and 11/19 or via email. More info: loom.ly/1b5NFfO #Carlsbad #Get lnvolved @carlsbadbiz

SUMMARY
ITEM 2 – DRIVE - THRU OPTIONS
• Drive-thru prohibition in place since 1998
• Fi
ve options for policy provided for consideration

1. Keep in Place

2. Allow in C-L Zone

3. Allow in 3 commercial zones

4. Allow in 5 common commercial zones

5. Allow in all non-res idential zones
• Permit level is open for discussion
{city of
Carlsbad

Economic Development SubcommitteeNovember 19, 2024

Economic Development Subcommittee
November 19, 2024