Staff Recommends Hearing Officer Reject Chick-fil-A CUP Application

Staff is recommending that the city hearing officer reject an application for a conditional use permit (CUP) that would allow an existing building to be demolished to make way for a new Chick-fil-A on North Lake Avenue.

Along with the demolition and reconstruction of a drive-through business within the North Lake Specific Plan, the CUP would also extend hours of operation for the new business.

The hearing officer will hear details of the plan at 3 p.m. Wednesday. The meeting will be streamed at https://us02web.zoom.us/j/87071313313 

The third-largest fast-food company in the U.S. with $10 billion in sales, Chick-fil-A is aiming to construct a second restaurant in Pasadena at 790 N. Lake Ave., between Mountain Street and Orange Grove Boulevard, a property currently occupied by a nonoperational Carl’s Jr. drive-thru.

The other Chick-fil-A in Pasadena is operating on Colorado Boulevard, near Pasadena City College. 

There are already several chicken restaurants in the area, including Roscoe’s House of Chicken and Waffles, Popeyes Chicken and KFC.

No new drive-thrus are permitted at that end of town, so the building can be demolished and rebuilt as a drive-thru, but it can not be larger than the existing Carl’s Jr.

According to a queuing analysis forecast, there is enough space for 15 vehicles in line, which was  determined to be marginally adequate. 

“Based on the queuing analysis submitted by the applicant, and staff observation at the Pasadena Chick-fil-A site, city staff determined that queuing space for no less than 25 vehicles is adequate.”

In order to accommodate a 25-vehicle stack, the circulation plan anticipates that vehicles waiting to enter the queuing lanes would use the parking area and drive-thru aisle accessed from Boylston Street. 

Were the vehicle stack to extend to Boylston Street, queuing at the drive-thru aisle would interfere with approximately 19 parking spaces and the loading space.

“This circumstance would limit circulation through the site. The waiting vehicles would limit safe maneuvering of vehicles entering and exiting parking stalls,” states the report.

Conflicts could also arise from vehicles attempting to pass in order to enter or exit the site. Although signage, staff members to guide vehicles, and the dual lane drive-through are measures that may minimize potential concerns regarding maneuvering, the queuing of 25 vehicles in a line would interfere with on-site circulation.” 

At a meeting held last year, attendees expressed concerns about traffic, trash, noise and having another chicken restaurant in the neighborhood. 

Residents expressed concern over the possibility of greatly increased local traffic because of Chick-fil-A’s drive-thru service, as well as an increase in trash on neighborhood streets and private property as a result of a higher volume of customers.

Others asked questions about issues ranging from seating capacity to employment opportunities.

Proposed plans would include new landscaping, parking lot paving and striping, and lighting. An eight-foot tall block wall is also proposed inside the east property line, and one of two existing drive approaches from Boylston Street would be closed.

“Staff has determined that all findings required to approve a CUP to allow the existing drive-through business to be demolished and rebuilt cannot be made,” according to the staff report. 

“The proposed parking and circulation plan will not provide adequate area for safe queuing and maneuvering of vehicles. Staff further concludes that while findings necessary for approval of the CUP to extend hours of operation could be made, they cannot apply to a use that is not approved or allowed. Staff is therefore recommending that the Hearing Officer disapprove of the conditional use permits,” the report states.