National City council Oct. 18 narrowly approved an appeal for a Conditional Use Permit for a new In-N-Out burger joint at 1900 East Plaza Blvd.
The city’s planning commission had denied the request for a drive-through on Aug. 1 and it came before city council in a public hearing on Sept. 6.
Mayor Alejandra Sotelo-Solis and members of the council then postponed a vote on the hearing to give city staff and the applicant time to gather data after several residents, community organizations and members of the community questioned whether the restaurant would be a healthy choice for the city.
The number of cars impacting air quality, the unhealthy nature of fast food and potential traffic impacts including impact on buses which run to Paradise Valley hospital were all cited as areas of concern.
During the meeting, Planning Division Associate David Welch said a traffic study estimated the fast food restaurant at the intersection of East Plaza Boulevard and the 805 freeway would produce 1,655 net new daily trips with room for 29 cars in the drive-through lane before the pickup window.
“Since the last city council meeting, the applicant submitted a revised landscape plan with additional native plants and overall there is an increase in trees and shrubs,” Welch said.
Welch also said city staff had obtained data showing the average tree absorbs about 22 pounds of carbon annually for the first 20 years.
Gandinni Group Principal Giancarlo Gandinni, whose company conducted the traffic survey addressed the three points of contention raised at the Sept. 6 meeting: the I-805 freeway exit, the turn onto Plaza Boulevard and access for adjacent car wash customers.
A traffic study indicated the restaurant would add just one car per traffic signal cycle and would not impact the area, Gandinni said. Additionally, he said, a detailed analysis of traffic based on real-time traffic signal patterns suggested the left turn lane would “operate acceptably” for the project.
“The average In-N-Out restaurant has a peak drive-through flow of 22 cars… since the proposed drive-through area provides space for 29 cars, the queue is not expected to interfere with the adjacent car wash,” Gandinni said.
In-N-Out Development Manager Cassie Ruiz said the company had revised their landscape plan based on feedback from the last meeting and increased the total landscaped area from 14,804 to 17,728 square feet, more than doubled the number of trees from 26 to 53 trees, and incorporated seven trees and 270 native shrubs to the plan.
“Regarding economic impacts, National City’s Economic Development department estimated sales tax revenue of $150,000 to $200,000 annually, and once a store starts hiring. Hiring events are held locally and we have committed to hiring through Sweetwater Union High School and Southwestern College,” Ruiz said.
Ruiz also said she had gathered information on community outreach and reported the company gave out 559 awards to four local schools in 2021 and 238 in 2022, as well as 200 awards through Lincoln Acres library each year along with financial support for Episcopal Community Services.
City council member Mona Rios later informed Ruiz the Lincoln Acres library is part of the county system; Ruiz said she had already put in a request with their marketing department to have awards information sent to the local National City library as well.
During public comments Environmental Health Coalition Policy Advocate Kelsey Genesi said concerns remain the restaurant will have impacts on community health, including respiratory health, with an average of one pound of carbon released per car for every ten minutes they spend idling in line. That number does not account for the carbon released by driving to and from the restaurant.
“I feel compelled to reiterate: this restaurant would only contribute to the unhealthy food options that contribute to diabetes amongst youth. This In-N-Out fails to prioritize the health of residents,” Genesi said, and asked city council to consider corrective measures such as a fast-food tax to fund local programs, a redesign for a standalone restaurant with no drive-through and better protections for pedestrians.
Olivewood Gardens and Learning Center Director of Development Claire Groebner said approving the proposed In-N-Out amounts to prioritizing one big business over local residents.
“The La Jolla community plan states fast food restaurants are not recommended on pedestrian-oriented streets… it has resulted in a decrease in the number of fast food restaurants, not allowing this will show National City residents their health comes first,” Groebner said.
Chef Cynthia Fuller Quinonez, who serves as a National City traffic council board member, said she is a food activist and strongly against the drive-through restaurant.
“I’d like to see National City give us all additional time, perhaps with a drive-through moratorium to give staff time to more fully extend their own research on the importance of strategic drive-through regulation with less risk to vital and continued community health improvements in our region,” Fuller Quinonez said.
Like Groebner, she said, she is concerned for residents who take the bus to Paradise Valley hospital and may suffer from drive-through congestion.
Mundo Gardens Executive Director Janice Reynoso took a glance around meeting attendees and said 50% of the people in the room, as National City residents, would die of preventable situations involving one of three things: lack of exercise, lack of healthy food or exposure to emissions.
“We talk about ‘together we can’ and this is an opportunity to lessen harm. How about no drive-through and people actually walk in and enjoy those 85 seats,” Reynoso asked.
Ruiz later said the company has not opened any standalone stores operable in the past 20 years except for one which opened in Las Vegas in 2000 which receives about 200,000 pedestrians on a daily basis.
“The drive-through is a huge part of our business and that is who we are: a fast-food restaurant that offers drive-through services. We don’t have an opportunity here in National City to open a restaurant without a drive-through,” Ruiz said, although they do encourage people to dine inside.
During discussion, City Council member Ron Morrison said encouraging healthy eating is not the same as legislating it.
Council member Jose Rodriguez said “I think it’s important we finally address these issues and make sure community advocates are heard while moving this project forward.” He pushed back with a substitute motion for a standalone In-N-Out without a drive through.
National City Principal Planner Martin Reeder said Rodriguez’ substitute motion would effectively deny the appeal but would allow the company to open the restaurant without needing a CUP from the city.
That substitute motion failed.
Ultimately, the council reversed its position on the planning commission’s decision and chose to uphold the appeal, granting In-N-Out the Conditional Use Permit.
