REQUEST FOR AN ANNEXATION AND
PREZONING TO ALLOW THE
ESTABLISHMENT OF A DRIVE‐
THROUGH QUICK‐SERVE
RESTAURANT AT 9324 THORNTON
ROAD (APN 072‐450‐26) (P23‐0295)
Agenda Item 15.1
City Council Meeting
November 04, 2025
Location
Project
Site
General Plan (GP)
Project
Site
Commercial
Medium
Density
Residential
Low Density
Residential
Zoning Map
Project
Site
Residential,
Medium (RM)
Commercial,
General (CG)
Commercial,
Neighborhood (CN)
Residential, Low (RL)
Project Entitlements
Planning
Commission Denial
Design Review Denial for
New Construction
Denial for Prezoning of Site
to Commercial, General
City Council
Prezoning Request of Site to
Commercial, General
Annexation Request for Filing
of Application to LAFCo
Planning Commission Hearing
• Public Hearing. Eight individuals provided public
comment in opposition of the project, citing
concerns about traffic, noise, odor, excessive lighting into adjacent residences, and an increase in crime.
Planning Commission directed staff to return with an
updated resolution reflecting denial.
July 10, 2025– PC Meeting (Hearing)
•C o n s e n t item. Planning Commission denied the
Design Review entitlement, and recommended
denial of the annexation to the City Council (vote of
6‐0).
August 14, 2025 –P C Meeting (Consent)
Prezoning of Site
•P r o p o s a l is for Commercial, General
Project Site has No City Zoning
• General Plan is Commercial, and Commercial,
General Zoning is Consistent
Consistent with General Plan (GP)
• Planning Commission was unable to make all
required necessary findings to support the proposed
Prezoning action and therefore recommended
denial.
PC Recommendation to City Council
Environmental Determination (CEQA)
•S e c t i o n 15303(C)
•N e w Construction under
2,500 SF
•S e c t i o n 15332
• Infill Development consistent
with the General Plan
Categorically Exempt
Site Plan
• 0.68 acres
• 2,440 SF Jack‐in‐
the‐Box building
• With Drive‐
through
• 33 Parking Stalls
• Landscaping &
Concrete
Masonry Unit
(CMU) wall
adjacent
to residential to
the east
Building Elevations
Public Comments
• Neighborhood Meeting Held on June 19, 2025
• Three residents attended
• Concerns about speeding traffic along Wagner Heights Road; light, noise and odor from the restaurant; headlights shining into residents from patrons exiting onto Wagner Heights Road; and requested a taller CMU wall than the proposed
• Response to City Noticing
• One written communication received on July 6, 2025
• Commenter attended Neighborhood Meeting and expressed similar concerns in writing
• Planning Commission Hearing July 10, 2025
• Eight attendees, citing concerns about traffic, noise, odor, excessive lighting into adjacent residences, and an increase in crime.
Recommendation
Staff recommends the City Council
• Affirm the Planning Commission’s recommendation
and adopt a Resolution to deny the prezoning and
annexation request and uphold the Planning
Commission’s denial of the Design Review request
for the construction of a Jack‐in‐the‐Box quick‐serve
drive‐through restaurant at 9324 Thornton Road,
based on the inability to make all required findings in the proposed resolution.