HomeMy WebLinkAbout1591
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RESOLUTION NO. 1591
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARCADIA, CALIFORNIA, GRANTING CONDITIONAL
USE PERMIT NO. CUP 99-009 TO CONVERT AN EXISTING
AUTOMOBilE SERVICE STATION INTO AN AUTOMOBilE
FUELING STATION WITH A 1,600 SQ. FT. CONVENIENCE
MART WITH BEER & WINE SALES FOR OFF-SITE
CONSUMPTION AT 500 N. SANTA ANITA AVENUE.
WHEREAS, on May 17, 1999, an application was filed by Andrew
Pasterko of Gasoline Retail Facilities Consulting on behalf of Mr. Mo Ghaneian
to convert an existing automobile service station into an automobile fueling
station with a 1,600 sq. ft. convenience mart with beer & wine sales for off-site
consumption; Development Services Department Case No. CUP 99-009, at 500
N. Santa Anita Avenue, more particularly described in the attached legal
description labeled, Exhibit "A".
WHEREAS, a public hearing was held on June 22, 1999, at which time all
interested persons were given full opportunity to be heard and to present
evidence;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ARCADIA HEREBY RESOLVES AS FOllOWS:
SECTION 1. That the factual data submitted by the Development
Services Department in the attached report dated June 22, 1999 are true and
correct.
SECTION 2. This Commission finds:
1. That the granting of the Conditional Use Permit will not be
detrimental to the public health or welfare, nor injurious to the property or
improvements in the zone or vicinity.
2. That the use applied for at the location indicated is properly one for
which a Conditional Use Permit is authorized.
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3. That the site for the proposed use is adequate in size and shape to
accommodate said use, and all yards, spaces, walls, fences, parking, loading,
landscaping and other features required to adjust said use with the land and
uses in the neighborhood.
4. That the site abuts streets and highways adequate in width and
pavement type to carry the kind of traffic generated by the proposed use.
5. That the subject property is designated for commercial use in the
General Plan, that the proposed use is consistent with that designation, and that
the granting of the Conditional Use Permit will not adversely affect the
comprehensive general plan.
6. That the evaluation of the environmental impacts as set forth in the
initial study are appropriate and that the project will have no significant effect
upon the environment within the meaning of the California Environmental Quality
Act of 1970, and, when considering the project as a whole, there was no
evidence before the City that the proposed project would have any potentially
adverse effect on wildlife resources or the habitat upon which wildlife depends,
and therefore, a Negative Declaration should be approved.
SECTION 3. That for the foregoing reasons this Commission approves
Conditional Use Permit No. CUP 99-009 to convert an existing automobile
service station into an automobile fueling station with a 1,600 sq. ft. convenience
mart with beer & wine sales for off-site consumption; Development Services
Department Case No. CUP 99-009, at 500 N. Santa Anita Avenue, subject to the
following conditions:
A. The fueling station and its site shall be operated and maintained in a
manner that is consistent with the proposal and plans submitted and approved
for CUP 99-009 to the satisfaction of the Community Development Administrator.
This shall include, but not be limited to the following items:
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1591
. 1. Modifications from the special regulations for automobile fueling
stations for the following items:
a. One unisex accessible restroom in lieu of gender specific accessible
restrooms, and
b. One, two-sided 3'x3' point-of-service (POS) sign attached to each
pump island in lieu of no signs at the pump islands.
2. The parking space labeled <1> on the plans is to be indicated as being
limited to the use of the air & water dispenser.
3. 24-hour operation is allowed for the sale of gasoline.
4. The hours of operation for the convenience mart shall be 6:00 a.m.
to 10:00 p.m. on Monday through Thursday, 6:00 a.m. to 12:00 midnight on
Fridays & Saturdays, and 6:00 a.m. to 9:00 p.m. on Sundays.
5. The sale of alcoholic beverages shall cease at 10:00 p,m. on all
days.
. 6. Property maintenance activities and all deliveries, including fuel shall
be conducted between the hours of 7:00 a.m. and 8:00 p.m.
7. The following items shall be added to enhance the appearance of
the project subject to review and approval by the Community Development
Administrator:
a. Five-foot wide decorative paving bands at the driveway entrances.
b. A decorative screen finished to match the building to obscure the
rooftop mechanical equipment and antenna.
c. More trees (at least 6) to further enhance the perimeter landscaping
of the site. The planters adjacent to the building shall also include trees (at least
one per planter) and planters with one tree in each shall be added to both sides
of the trash enclosure. The new trees shall be at least 24-inch box specimens.
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1591
. d. Palm trees or other vertical planting material shall be used in the
planter tubs proposed for the ends of the pump islands, and a planter tub shall
also be placed between the pumps at each pump island.
e. The secondary freestanding price sign shall be eliminated.
8. The following items shall be added to improve security at the site
subject to review and approval by the Community Development Administrator:
a. Perimeter lighting along the north and east property lines shall be
enhanced to meet current security standards as well as architectural styling and
shall be installed so as not to be a nuisance to the adjacent residential uses.
b. Decorative fencil'lg shall be added on top of the existing perimeter
walls along the north and east property lines to make it more difficult to climb
over the walls.
B. All City code requirements and policies regarding accessibility, civil
engineering, construction, fire protection, maintenance of public facilities,
. occupancy, plan checking, safety, and utility services shall be complied with to
the satisfaction of the various City Departments.
C. Approval of CUP 99-009 shall not take effect until the property owner
and applicant have executed and filed the Acceptance Form available from the
Development Services Department to indicate acceptance of the conditions of
approval.
D. The approval of CUP 99-009 shall be subject to review and
reconsideration by the Planning Commission after six months from the opening
of the convenience mart.
E. All conditions of approval shall be satisfied prior to completion and
opening of the new fueling station. Noncompliance with the plans, provisions
and conditions of CUP 99-009 shall be grounds for immediate suspension or
revocation of any approvals, which could result in closure of the fueling station.
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1591
. SECTION 4. The decision, findings, and conditions of approval
contained in this Resolution reflect the Planning Commission's action of June
22, 1999, by the following vote:
AYES: Commissioner Huang, Murphy, Sleeter and Kalemkiarian
NOES: None
ABSENT: Commissioner Bruckner
SECTION 5. The Secretary shall certify to the adoption of this
Resolution and shall cause a copy to be forwarded to the City Council of the City
of Arcadia.
I HEREBY CERTIFY that the foregoing Resolution No. 1591 was adopted
at a regular meeting of the Planning Commission held on July 13, 1999, by the
following vote:
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AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioner Huang. Murphy and Sleeter
None
Commissioner Kalemkiarian
Commissioner Bruckner
Ch irman, Planning Commission
Cit of Arcadia
A TTESTl
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/Y-:;
I
(. /Secretary, Planning
City of Arcac:lia
APPROVED AS TO FORM:
!l1ii,iic;~fi{!
City of Arcac:lia
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1591
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Exhibit "AD
Legal Description
500 N. Santa Anita Avenue
The land referred to herein is situated in the City of Arcadia,
County of Los Angeles, State of California, and is described as
follows:
Lots 51 and 52 of the Haven Tract, in the City of Arcadia, as per
Maps recorded in Book 13, Pages 22 & 23 of Maps, in the Office of
the County Recorder of Said County.
Except therefrom that portion of Lot 52 described as follows:
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Beginning at the point in the westerly line of said Lot distant
northerly thereon 15.00 feet from the southwesterly corner thereof;
thence northerly along said westerly line a distance of 6.00 feet the
beginning of the tangent curve concave northeasterly and having a
radius of 15.00 feet said curve also being tangent at its easterly
terminus to the northerly line of the southerly 6.00 feet of said Lot
52; thence southeasterly along said curve to said easterly terminus
thence easterly along said northerly line to the easterly line of said
Lot; thence southerly along said easterly line 6.00 feet to the
southeast corner of said Lot; thence westerly along said southerly
line to the beginning of a tangent curve concave northeasterly
having a radius of 15.00 feet, said curve also being tangent at its
northerly terminus to said westerly line of Lot 52; thence
northwesterly along said curve to the point of beginning as
conveyed to the City of Arcadia, a Municipal Corporation, by deed
recorded April 23, 1973 as Instrument No. 496.
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1591
STAFF REPORT
DEVELOPMENT SERVICES DEPARTMENT
June 22, 1999
TO: Arcadia City Planning Commission
FROM: Donna Butler, Community Development Administrator
By: James M. Kasama, Associate Planner
SUBJECT: Conditional Use Permit No. CUP 99-009 for a 1,600 sq. ft. convenience
mart with beer & wine sales in conjunction with a four-pump self-serve
gas station at 500 N. Santa Anita Avenue.
SUMMARY
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This Conditional Use Permit application was sUbmitted by Andrew Pasterko to
operate a convenience mart with beer & wine sales for off-site consumption in
conjul'1ction with a self-serve gas station by 'converting an existing automobile
service building into a 1,600 sq. ft. convenience mart at 500 N. Santa Anita Avenue.
The Development Services Department is recommending approval subject to the
conditions listed in this report.
GENERAL INFORMATION
APPLICANT: Andrew Pasterko, Architect -.Gasoline Retail Facilities Consulting
LOCATION: 500 N. Santa Anita Avenue - Northeast corner of Santa Anita Avenue
and Colorado Boulevard.
REQUEST: A Conditional Use Permit to convert an existing automobile service
station into a 24-hour self-serve gas station with a 1,600 sq. ft.
convenience mart with beer & wine sales for off-site consumption.
FRONTAGES: 114 feet along Santa Anita Avenue
150 feet along Colorado Boulevard
SITE AREA: 17,069 sq. ft. (0.39 acre)
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EXISTING LAND USE & ZONING:
The site is improved with a self-service gas station comprised of a
two-bay service building and four pump locations. The property is
zoned C-2: General Commercial.
SURROUNDING LAND USES & ZONING:
North:
South:
East:
West:
2-story, 8-unit apartment complex - zoned R-3
Fast food drive-thru eating establishment - zoned C-2
2-story, 9-unit apartment building - zoned R.3
Church - zoned R-3
GENERAL PLAN DESIGNATION:
Mixed Use: Commercial I Multiple Family
BACKGROUND
The existing gas station was built in 1961. It was expanded and remodeled in 1969
in accordance with Conditional Use Permit No. CUP 69-4, and includes a 210 net sq.
ft. incidental retail sales area as allowed by Ordinance No. 1807, adopted in 1985.
The current hours of operation are 6:00 a.m. to 10:00 p.m. Monday through Friday,
6:00 a.m. to 12:00 midnight on Fridays & Saturdays, and 6:00 a.m. to 9:00 p.m. on
Sundays.
In 1997, the City Council approved text amendment no. TA 97-003 (Ord. No. 2077)
to allow "Automobile Fueling Stations" I.e., self-serve gas stations in conjunction with
a convenience mart with an approved Conditional Use Permit in C-1 or any less
restrictive commercial or industrial zones. The ordinance included the following
special regulations for fueling stations:
. A minimum of 8 fueling positions, (I.e., the spaces occupied by a vehicle at a
pump island while it is being refueled) and 3 additional parking spaces per
1,000 sq. ft. of retail sales area for customers;
. No gas station activities other than the dispensing of gasoline, sale of oil and
other miscellaneous automobile accessories directly to users of motor
vehicles;
. Retail display and sales of beverages, food and other convenience products
shall be confined within one room of not more than 2,000 sq. ft.
CUP 99-009
June 22, 1999
Page 2
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. The sale of beer & wine is permitted subject to all other applicable City and
State laws. The rental or sale of video products is prohibited;
. Advertising for the convenience mart is limited to 60 sq. ft. and signs
advertising promotional items and gimmicks are not permitted; and
. Air and water dispensing facilities, and gender specific accessible restrooms
shall be made available 10 the public.
PROPOSAL & ANALYSIS
The applicant is proposing to convert the existing two-bay automobile service
building into a 1,600 sq. ft. convenience mart to change the use from an automobile
self-service station to an automobile fueling station. The pump islands will not be
altered. The application includes a request for 24-hour operation so as not to
prematurely limit the hours of operation. The convenience mart will include the sale
of beer & wine for off-site consumption in compliance with State laws.
This proposal requires a conditional use permit for. 1) the convenience mart, 2) a
retail business selling liquor that is located less than 150 feet from residentially
zoned property, and 3) a retail business that is open more than 16-hours per day or
between 12:00 midnight and 6:00 a.m. and is located less than 150 feet from
residentially zoned property.
The proposal requires the following two modifications from the special regulations for
automobile fueling stations:
1. The regulations call for gender specific accessible restrooms, but the
proposal provides only one unisex accessible restroom. The applicant
contends that since the retail sales area is less than half of the allowable
2,000 sq. ft., it is overly burdensome to require two accessible restrooms.
The applicant also states that his experience indicates that two restrooms
are not necessary. Staffs opinion is that a single unisex accessible restroom
will be adequate for this project.
2. The use of promotional point-of-sale (POS) signs attached to the pump
islands is prohibited. There is a two-sided, 3'x3', non-illuminated sign
cabinet attached to each pump island. These cabinets accommodate
promotional advertising inserts provided by Chevron. A Modification
(MC 99-013) was granted for such POS signs for the new Chevron station at
11 E. Live Oak Avenue. The Findings for that Modification are attached.
Staff feels that a similar Modification for this project is appropriate.
CUP 99-009
June 22, 1999
Page 3
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Convenience Mart
The convenience mart will have a retail sales area of 735 sq. ft., which includes the
cashier's area. The remainder of t~.e building will consist of 525 sq. ft. of storage
and utility area (including the refrigerated walk-in display cases) a unisex accessible
restroom, and a small office.
There will be 6 parking spaces (5 are required - 2 for employees and 3 for
customers) in addition to the 8 fueling positions. The parking space labeled (f) on
the plans should be indicated as being limited to the use of the air & water
dispenser.
Beer & Wine Sales
Beer and wine sales are permitted at fueling stations. However, in this case the sale
of alcoholic beverages requires a conditional use permit because the subject
property is less than 150 feet from residentially zoned property. In fact~ this site is
adjacent to apartment buildings on both the north and east sides.
24-Hour Operation
At the time the application was filed, the operator had not determined specific hours
of operation, and therefore, a request for 24-hour operation was included so as not
to prematurely limit the hours of operation. The current hours of operation are 6:00
a.m. to 10:00 p.m. Monday through Thursday, 6:00 a.m. to 12:00 midnight on Fridays
& Saturdays, and 6:00 a.m. to 9:00 p.m. on Sundays. Automobile servicing is
available Monday through Saturday from 9:00 a.m. to 5:00 p.m. Deliveries to drive-
in commercial businesses adjacent to residential zones must be during the hours of
7:00 a.m. to 10:00 p.m.
While the owner would prefer to be able to operate on a 24-hour basis, he
understands that because this location is adjacent to residential uses, limits on the
hours of operation are necessary. The applicant has proposed 24-hour operation for
the selling of gasoline, and that the hours for the convenience mart be 5:00 a.m. to
12:00 midnight Sunday through Thursday, and 5:00 a.m. to 2:00 a.m. on Fridays &
Saturdays. The applicant explained that the economics of gas stations makes it
desirable to have an employee on-site around-the-clock to perform janitorial and
maintenance functions at off-peak hours and to provide a measure of security for the
premises.
There are no specific limits on the hours of operation in the regulations for gas
stations. Because this location is adjacent to apartments on residentially zoned
properties, the hours of operation should be limited. Staffs opinion is that 24-hour
operation for either the gas station or the convenience mart is inappropriate for this
CUP 99-009
June 22, 1999
Page 4
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location. Because the addition of retail sales will increase traffic through this gas
station, the hours of operation should not be expanded from the current hours of
6:00 a.m. to 10:00 p.m. on Monday through Thursday, 6:00 a.m. to 12:00 midnight
on Fridays & Saturdays, and 6:00 a.m. to 9:00 p.m. on Sundays.
Architectural Desian Review
This project is with.in the Central Redevelopment Project Area and requires approval
of the proposed architectural concept plans by the Arcadia Redevelopment Agency
(City Council). In addition, the architectural design of the proposed convenience
mart is subject to review concurrently with the consideration of the conditional use
permit, and any comments or suggestions by the Planning Commission will be
forwarded to the Redevelopment Agency as recommendations.
The convenience mart will be finished to complement Chevron's corporate color
scheme (i.e., blue, red, gray & white). The lower portions of the walls will be
medium-gray masonry with a soldier course to set if off from the off-white stucco of
the upper portions.
The roof will be flat and trimmed with blue and white aluminum composite material
(ACM). A red ACM band will accent the top edge of the aluminum and glass
storefront of the building. All accessory features such as equipment screening, vent
pipes, and the trash enclosure will be finished to match the building.
A decorative concrete sidewalk will be provided along the front of the convenience
mart. The existing raised landscape planters will be rebuilt with masonry to match
the building, and round landscape planters will be placed in front of the convenience
mart and at the ends of each fuel pump island.
Additional trees will be planted in the northerly perimeter planter, and the planter
along the easterly property line will be extended to the southerly property line. The
planter at the intersection will be enlarged to comply with the minimum 150 sq. ft.
requirement, and a masonry base will be added to the existing pole sign.
Approximately 10% (1,700 sq. ft.) of the site will be landscaped.
The signs include a white "Food Mart" sign on the front of the building, a red
"24 hrs." sign on the side of the building facing Santa Anita Avenue (this sign will be
eliminated or revised depending on the specific approvals granted by this
application) and two, two-sided 3'x3' POS signs on the pump islands.
The existing 25-foottall pole sign will remain the same except that the existing, "Auto
Service" panel will be replaced with new copy. A secondary 8-foot tall freestanding
price sign will be placed in the planter at the intersection to face east-west.
CUP 99-009
June 22, 1999
Page 5
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Staff is recommending the following items be added to enhance the proposal:
. Five-foot wide decorative paving bands at the driveway entrances.
. A decorative screen finished to match the building to obscure the rooftop
mechanical equipment and antenna.
. More trees to further enhance the perimeter lanqscaping of the site. These
new trees shall be at least 24-inch box specimens.
. Palm trees or other vertical planting material shall be used in the planter tubs
proposed for the ends of the pump islands, and a planter tub shall also be
placed between the pumps at each pump island.
. The secondary freestanding price shall be designed to complement the
project.
Included during the architectural design review process were reviews by all relevant
City Departments. The applicant has received copies of the City's comments and
requirements, and has indicated that the project will comply with all of the
departmental requirements.
CEQA
Pursuant to the prOVIsions of the California Environmental Quality Act, the
Development Services Department has prepared an initial study for the proposed
project. Said initial study did not disclose any substantial or potentially substantial
adverse change in any of the physical conditions within the area affected by the
project including land, air, water, minerals, flora, fauna, ambient noise and objects of
historical or aesthetic significance. When considering the record as a whole, there
is no evidence that the proposed project will have any potential for adverse effect on
wildlife resources or the habitat upon which the Wildlife depends. Therefore, a
Negative Declaration has been prepared for this project.
RECOMMENDATION
The Development Services Department recommends approval of Conditional Use
Permit No. CUP 99-009 subject to the following conditions:
1. The fueling station and its site shall be operated and maintained in a manner
that is consistent with the proposal and plans submitted and approved for
CUP 99-009
June 22, 1999
Page 6
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CUP 99-009 to the satisfaction of the Development Services Director. This shall
include, but not be limited to the following items:
a. Modifications from the specigll regulations for automobile fueling stations to
allow one unisex accessible restroom in lieu of gender specific accessible
restrooms, and one, two-sided 3'x3' pas signs attached to each pump
island in lieu of no signs at the pump islands.
b. The parking space labeled (!) on the plans is to be indicated as being limited
to the use of the air & water dispenser.
c. The hours of operation for both the sale of gasoline and the convenience
mart shall be 6:00 a.m. to 10:00 p.m. on Monday through Thursday, 6:00
a.m. to 12:00 midnight on Fridays & Saturdays, and 6:00 a.m. to 9:00 p.m.
on Sundays.
d. The following items shall be added to enhance the appearance of the
project:
1. Five-foot wide decorative paving bands at the driveway entrances.
2. A decorative screen finished to match the building to obscure the
rooftop mechanical equipment and antenna.
3. More trees to further enhance the perimeter landscaping of the site.
These new trees shall be at least 24-inch box specimens.
4. Palm trees or other vertical planting material shall be used in the planter
tubs proposed for the ends of the pump islands, and a planter tub shall
also be placed between the pumps at each pump island.
5. The secondary freestanding price shall be designed to complement the
project.
2. All City code requirements and policies regarding accessibility, civil engineering,
construction, fire protection, maintenance of public facilities, occupancy, plan
checking, safety, and utility services shall be complied with to the satisfaction of
the various City Departments.
3. All deliveries and property maintenance activities shall be conducted between
the hours of 7:00 a.m. and 10:00 p.m.
4. Approval of CUP 99-009 shall not take effect until the property owner and
applicant have executed and filed the Acceptance Form available from the
CUP 99-009
June 22, 1999
Page 7
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Development Services Department to indicate acceptance of the conditions of
approval.
5. All conditions of approval shall be satisfied prior to completion and opening of
the new fueling station. Noncompliance with the plans, provisions and
conditions of CUP 99-009 shall be grounds for immediate suspension or
revocation of any approvals, which could result in closure of the fueling station.
PLANNING COMMISSION ACTION
Approval
The Planning Commission should move to approve the Negative Declaration
and adopt Resolution No. 1591: A Resolution of the Planning Commission of
the City of Arcadia, California, granting Conditional Use Permit No. CUP 99-009
to convert an existing automobile service station into an automobile fueling
station with a 1,600 sq. ft. convenience mart with beer & wine sales for off-site
consumption at 500 N. Santa Anita Avenue.
Denial
. If the Planning Commission intends to deny this Conditional Use Permit application,
the Commission should move for denial and direct staff to prepare a resolution
incorporating the Commission's decision and specific findings.
If any Planning Commissioner, or other. interested party has any questions or
comments regarding this matter prior to the June 22nd public hearing, please contact
Associate Planner, Jim Kasama at (626) 574-5445.
onna L. Butler
Community Development Administrator
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Colored elevations and materials samples will be available for review at the hearing.
Attachments: Proposed Plans
Land Use and Zoning Map
Findings of MC 99-013
Negative Declaration & Initial Study
CUP 99-009
June 22, 1999
Page 8
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LAND USE & ZONING MAP
CUP 99-009 t NORTH
500 N. Santa Anita Avenue Scale: 1 inch = 100 feet
.
.
.
.
FINDINGS
ARCADIA CITY MODIFICATION COMMITTEE
7:45 a.m., Tuesday, February 23,1999
City Council Chambers Conference Room
PUBLIC HEARING MC 99-013
Address:
Applicant:
Request:
11 E. Live Oak Avenue
Chevron Products Co. c1oR.E.M. Engineering Co., Ine.
A Modification to allow four, two-sided, 3'x3' Point-Of-Sale (POS)
signs to be attached to each pump island (1 per island) for a total of
an additional 72-square feet of advertising space (9275.4.7.4.g.,
9275.4.7.4.j. & 9292.1.4.7.)
FINDINGS of the PUBLIC HEARING
The subject property is a new self-serve gas station with a convenience mart
(a.k.a. a fueling station). The requested signs are usually included during the
construction of the pump islands. However, the City's regulations limit the
advertising for the convenience mart to SO-square feet, and prohibit signs on the
pump islands. Therefore, they were deleted from the construction plans.
It was explained that the operator of this fueling station feels that it is critical to
the success of his business that there be advertising at the pump islands of the
convenience mart's offerings. Impulse purchases are a major element in this
type of business. The proposed signs will be permanently installed cabinets that
complement the appearance of the pump islands, and the inserts are provided
by Chevron.
The Modification Committee found that the proposed signs are suitable for the
type of business, and that the proposed design is complementary to the
appearance of the pump islands. The Committee determined that approval of
this application would secure an appropriate improvement provided that the sign
inserts are professionally designed and fabricated. (The inserts are not subject
to Architectural Design Review.)
ACTION
Approved, provided that the sign inserts are professionally designed and
fabricated.
MC 99-013
February 23, 1999
page 1 of 2
.
.
.
APPEAL PERIOD
There is a five (5) working day appeal period for this application. Installation of
the signs that are the subject of this application cannot commence until
Thursday, March 4, 1999, provided the Committee's action is not appealed.
Appeals must be submitted in writing to the Community Development Division
with the $500.00 appeal fee by 5:30 p.m. on Wednesday, March 3, 1999.
EXPIRATION & IMPLEMENTATION
The approval granted by this application must be implemented within one year
(by February 23, 2000) or the approval shall expire. The actual installation must
be consistent with the Committee's action. Any deviation from the Committee's
action shall be subject to the review and approval by the Development Services
Department and may require a new application.
If there are any questions, please contact Associate Planner, Jim Kasama at
(626) 574-5423.
PLANNING COMMISSIONER PRESENT:
COMMITTEE MEMBERS PRESENT:
PLANNING SERVICES REPRESENTATIVE:
Paul Kalemkiarian
Cindy Rowe & Corky Nicholson
Jim Kasama
MC 99-013
February 23,1999
page 2 of 2
.
.
.
File No.: CUP 99-009
CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
CALIFORNIA ENVIRONMENTAL QUALITY ACT
NEGATIVE DECLARATION
A. Title and Description of Project:
Conditional Use Permit Application No. CUP 99-009: A Conditional Use Permit to
convert an existing automobile service station into a 24-hour self-service gas station
with a 1,600 square-foot convenience mart with beer & wine sales for off-site
consumption.
B. Location of Project:
500 N. Santa Anita Avenue, City of Arcadia, County of Los Angeles
C. Name of Sponsor:
Andrew Pasterko, Architect
Gasoline Retail Facilities Consulting
2055 N. Alvarado Street
LosAngele~ CA 90039
Contact: Andrew Pasterko (323) 665-0844
D. Finding:
This project will have nO significant effect upon the environment within the meaning of
the California Environmental Quality Act of 1970 for the reasons set forth in the
attached Initial Study.
E. Mitigation measures, if any, included in the project to avoid potentially
significant effects:
None
Date Prepared: May 25, 1999
Date Posted: May 27, 1999
2
,~ ".-
es M. Kasam ,Associate Planner
.
.
.
File No.: CUP 99-009
CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
CALIFORNIA ENVIRONMENTAL QUALITY ACT
ENVIRONMENTAL CHECKLIST FORM
1. Project Title:
Conditional Use Permit Application No. CUP 99-009
2. Lead Agency Name & Address:
City of Arcadia - Development Services Department
Community Development Division - Planning Services
240 W Huntington Drive
Post Office Box 60021
Arcadia, CA 91066-6021
3. Lead Agency Contact Person & Phone Number:
James M. Kasama, Associate Planner- (626) 574-5445/fax (626) 447-9173
4. Project Location:
500 N. Santa Anita Avenue, City of Arcadia, County of Los Angeles
5. Project Sponsor's Name, Address & Phone Number:
Andrew Pasterko, Architect
Gasoline Retail Facilities Consulting
2055 N. Alvarado Street
Los Angeles, CA 90039
Contact: Andrew Pasterko (323) 665-0844
6. General Plan Designation:
Mixed Use: Commercial/Multiple Family
7. Zoning Classification:
C-2: General Commercial
-1-
CECA Checklist 2/99
-,
File No.: CUP 99-009
.
8. Description of Project:
(Describe the whole action involved, Including but not Iim~ed to later phases of the project, and any secondary,
support, or off-site features necessary for Its implementation,)
A Conditional Use Permit to convert an existing automobile service station into a
24-hour self-serve gas station with -a 1,600 square-foot convenience mart with beer
& wine sales for off-site consumption.
9. Surrounding land uses and setting:
(Briefly describe the proJect.s surroundings.)
The adjacent uses to the north and east are two-story apartment buildings. Across
the street to the south is a drive-thru fast-food eating establishment, and across the
street to the west is a church. Diagonally across the street to the southwest are a
strip commercial center and a car wash facility.
10. Other public agencies whose approval is required:
(e.g., permits, financing approval, participation agreement)
City Building Services & Fire Prevention Bureau, City Engineering Division, City
Maintenance Services Dept. and City Water Section, and the County Health Dept.
must review and approve the construction plans. The project is also subject to the
regulations of the South Coast Air Quality Management District.
. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED:
The environmental factors checked below would be potentially affected by this project,
involving at least one impact that is a "Potentially Significant Impact" as indicated by the
checklist on the following pages:
[ ] Aesthetics
[ ] Agricultural Resources
[ ] Air Quality
[ ] Biological Resources
[ ] Cultural Resources
[ ) Geology I Solis
[ I Hazards & Hazardous Materiais
[ ) Hydrology I Water Quality
[ ] Land Use I Planning
[ I Mineral Resources
[ ) Noise
[ ] Popuiation 1 Housing
[ ] Public Services
[ ] Recreation
[ ] Transportation I Traffic
[ ] Utilities I Service Systems
[ ] Mandatory Findings of'Significance
.
-2-
CECA Checklist 2/99
File No.: CUP 99-009
DETERMINATION:
. (To be completed by the Lead Agency)
On the basis of this initial evaluation:
[Xl I find that the proposed project COULD NOT have a significant effect on the
environment, and a NEGATIVE DECLARATION will be prepared.
[] I find that although the proposed project could have a significant effect on the
environment, there will not be a significant effect in this case because revisions
in the project have been made by or agreed to by the applicant. A MITIGATED
NEGATIVE DECLARATION will be prepared.
[] I find that the proposed project MAY have a significant effect on the
environment, and an ENVIRONMENTAL IMPACT REPORT is required.
.
[] I find that the proposed project MAY have a "potentially significant impact" or
"potentially significant unless mitigated impact" on the environment, but at least
one effect 1) has been adequately analyzed in an earlier document pursuant to
applicable legal standards, and 2) has been addressed by mitigation measures
based on the earlier analysis as described on attached sheets. An
ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the
effects that remain to be addressed.
[] I find that although the proposed project could have a significant effect on the
environment, but because all potentially significant effects (a) have been
analyzed adequately in an earlier EIR pursuant to applicable standards, and
(b) have been avoided or mitigated pursuant to that earlier EIR, including
revisions or mitigation measures that are imposed upon the proposed project,
nothing further is required.
~:;?7 ~~
Sign ure /'
Mav 25. 1999
Date
James M. Kasama
Printed Name
Citv of Arcadia
For
.
-3-
CECA Checklist 2/99
.
.
.
File No.: CUP 99-009
EVALUATION OF ENVIRONMENTAL IMPACTS:
1. A brief explanation is required for all answers except "No Impact" answers that are
adequately supported by the information sources a lead agency cites in the
parentheses following each question. A "No Impact" answer is adequately
supported if the referenced information sources show that the impact simply does
not apply to projects like the one involved (e.g., the project falls outside a fault
rupture zone). A "No Impact' answer should be explained where it is based on
project-specific factors as well as general standards (e.g., the project will not expose
sensitive receptors to pollutants, based on a project-specific screening analysis).
2. All answers must take account of the whole action involved, including off-site as well
as on-site, cumulative as well as project-level, indirect as well as direct, and
construction as well as operational impacts.
3. "Potentially Significant Impact' is appropriate if there is substantial evidence that an
effect may be significant. If there are one or more, "Potentially Significant Impact"
entries when the determination is made, an EIR is required.
4. "Negative Declaration: Potentially Significant Unless Mitigation Incorporated"
applies where the incorporation of mitigation measures has reduced an effect from
'Potentially Significant Impact' to a "Less Significant Impact" The lead agency
must describe the mitigation measures, and briefly explain how they reduce the
effect to a less than significant level (mitigation measures from Section XVIII,
"Earlier Analyses: must be cross-referenced).
5. Earlier analyses may be used where, pursuant to the tiering, program EIR, or other
CEQA process, an effect has been adequately analyzed in an earlier EIR or
Negative Declaration. Section 15063(c)(3)(D). Earlier analyses are discussed in
Section XVIII at the end of the checklist.
6. Lead agencies are encouraged to incorporate into the checklist, references to
information sources for potential impacts (e.g., general plans, zoning ordinances).
Reference to a previously prepared or outside document should, where appropriate,
include a reference to the page or pages where the statement is substantiated.
7. Supporting Information Sources: A source list should be attached, and other
sources, uses or individuals contacted should be cited in the discussion.
8. The analysis of each issu'e should identify:
a) The significant criteria or threshold used to evaluate each question; and
b) The mitigation measure identified, if any, to reduce the impact to less than
significant.
-4-
CEOA Checklist 2/99
File No.: CUP 99-009
Less Than
. Significant
Potentially WIIh Less Than
Would the proposal result in potential impacts involving: Significant ~itigalfan Significant No
Impacl Incorporation Impacl Impacl
1. AESTHETICS - Would the project:
a) Have a substantial adverse effect on ascenic vista? [ ] [ ] [ ] [X]
b) Damage scenic resources, including, but not limited to,
trees, rock outcroppings, and historic buildings within a state
scenic highway? [ ] [ ] [ ] [X]
c) Substantially degrade the existing visual character or quality
of the site and its surroundings? [ ] [ ] [ ] [X]
d) Create a new source of substantial light or glare, which
would adversely affect day or nighttime views in the area? [ ] [ ] [ ] [X]
.
.
The project is to convert the existing two-bay automobile service building into a 1,600 sq. ft.
convenience mart. The one-story structure will not affect scenic vistas. There are no scenic
resources on-site and the site Is not along a scenic highway. The project will improve the
appearance of the structure and the site, and any lighting included in the project will be shielded to
reflect away from adjacent properties and streets.
2. AGRICULTURAL RESOURCES - (In determining whether
impacts to agricUltural rasources are significant environmental effects,
lead agencies may refer to the California Agricultural Land Evaluation
and Site Assessment Model prepared by the California, Departmellt of
Conservation as an optional model to use in assessing impacts on
agriculture and farmland.) Would the project:
a) Convert Prime Farmland, Unique Farmland, or Farmland of
Statewide Importance (Farmland) to non-agricultural use?
(The Farmland Mapping and Monitoring Program in the California
Resources Agency, Department of Conservation, maintains
detailed maps of these and other categories of farmland.)
b) Conflict with eXisting zoning for agricultural use, or a
Williamson Act contract?
c) Involve other changes in the existing environment which,
due to their location or nature, could individually or
cumulatively result In loss of Farmland to non-agricultural
use?
[ ]
[ ]
[ ]
[X]
[ ]
[ ]
[ ]
[X]
[ ]
[ ]
[X]
[ ]
The project is to convert the existing two-bay automobile service building into a 1,600 sq. ft.
convenience mart and Is consistent with the land use designation in the General Plan and with the
commercial zoning of the site. The project Is in a fully developed suburban area. The project will not
have any Impacts on agricultural resources.
3. AIR QUALITY - (Where available, the significant criteria
established by the applicable air quality management or pollution
control district may be relied upon to make the following
determinations.) Would the proposal:
a) Conflict with or obstruct implementation of the applicable Air
Quality Attainment Plan or Congestion Management Plan?
b) Violate any stationary source air quality standard or
contribute to an existing or projected air quality violation?
c) Result in a net Increase of any criteria pollutant for which the
project region is non-attainment under an applicable federal
or state ambient air quality standard (including releasing
.s.
( I
[ I
( ]
[X)
( ]
( ]
[ ]
[X]
ceOA Checklist 4199
-,
File No;: CUP 99-009
Less Than
. Significant
Potentially Wdh Less Than
Would the proposal result in potential impacts Involving: Significant MItigation Significant No
Impacl Incorporation Impact Impacl
emissions, which exceed quantitative thresholds for ozone
precursors)? [ ] I] [ ) IX]
d) Create or contribute to a non-stationary source 'hot spot'
(primarily carbon monoxide)? [ ] [ ) [ ] [XI
e) Expose sensitive receptors to substantial pollutant
concentrations? [ ] [ ] [ ] [X]
f) Create objectionable odors affecting a substantial number of
people? I ] [ ] [ ] [X]
.
.
The project is to convert the existing two-bay automobile service building into a 1,600 sq. ft.
convenience mart, and is subject to local air quality regulations as administered and enforced by the
South Coast Air Quality Management District. The project does not include any alterations or
additions to the existing fuel pumping facilities.
4. BIOLOGICAL RESOURCES - Would the project:
a) Adversely impact, either directly or through habitat
modifications, any endangered, rare, or threatened species
as listed In Tllle14 of the Califomia Code of Regulations
(Sections 670.2 or 670.5) or in Title 50, Code of Federal
RegUlations (Sections 17.11 or 17.12)?
b) Have a substantial adverse impact, either directly or through
habitat modifications, on any species identified as a
candidate, sensitive, or special status species in local or
regional plans, policies, or regulations, or by the Califomia
Department of Fish and Game or U. S. Fish and Wildlife
Service?
c) Have a substantial adverse impact on any riparian habitat or
other sensitive natural community identified in local or
regional plans, policies, and regulations, or by the Califomia
Department of Fish and Game or U. S. Fish and Wildlife
Service?
d) Adversely impact federally protected wetlands (including,
but not limited to, marsh, vemal pool, coastal, etc,) either
Individually or in combination with the known or probable
impacts of other activities through direct removal, filling,
hydrological interruption, or other means?
e) Interfere substantially with the movement of any resident or
migratory flsh or wildlife species, or with established resident
or migratory wildlife corridors, or impede the use of wildlife
nursery sites?
f) Conflict with any local policies or ordinances protecting
biological resources, such as a tree preservation policy or
ordinance?
g) Conflict with the provisions of an adopted Habitat
Conservation Plan, Natural Conservation Community Plan,
or other approved local, regional or state habitat
conservation plan?
[ ]
[ ]
[ ]
[X]
[ ]
[ ]
[X]
I ]
I ]
[ )
[X]
L ]
[ ]
[ ]
[ ]
[X]
[ ]
[ ]
[X]
[ ]
[ ]
[ ]
[ ]
[X]
I ]
{ ]
{ ]
IX]
The project is to convert the existing two-bay automobile service building into a 1,600 sq. ft.
convenience mart and is consistent with the land use designation in the General Plan and with the
.-$-
CEQA Checklist 4199
~
File No.: CUP 99-009
.
Less Than
Significant
Potentially Wllh Less Than
Would the proposal result in potential impacts Involving: Significant Mlligation Significant No
Impact Incorporalfon Impact Impact
commercial zoning of the site. The project is in a fully developed suburban area. The project will not
have any impacts on biological resources,-
5. CULTURAL RESOURCES - Would the project:
a) Cause a substantial adverse change In the significance of a
historical resource which is either listed or eligible for listing
on the National Register of Historic Places, the Califomia
Register of Historic. Resources, or a local register of historic
resources? [ ] I ] [ ] IX]
b) Cause a substantial adverse change in the significance of a
unique archaeological .resource (i.e.. an artifact, object, or
site about which it caR be clearly demonstrated that, without
merely adding to the current body of knowledge, there is a
high probability that it contains information needed to
answer important scientific research questions, has a special
and particular quality such as being the oldest or best
available example of its type, or is directly associated with a
scientifically recognized important prehistoric or historic
event or person)? I ] [ ] I I [X]
c) Disturb or destroy a unique paleontological resource or site? [ ] [ ] [ ] [X]
d) Disturb any human remains, including those interred outside
. of formal cemeteries? [ ] I ] I ] IX]
The project is to convert the existing two-bay automobile service building into a 1,600 sq. ft.
convenience mart and is consistent with the land use designation in the General Plan and with the
commercial zoning of the site. The project is in a fully developed suburban area. The project will not
have any impacts on cultural resources.
6. GEOLOGY AND SOILS - Would the project:
a) Expose people or structures to potential substantial adverse
effects, including the risk of loss, injury, or death involving:
I) Rupture of a known earthquake fault, as delineated on
the most recent Alquist-Priolo Earthquake Fault Zoning
Map issued by the Stale Geologist for the area or based
on other substantial evidence of a known fault? [ ] [ ] [ ] [X]
il) Strong seismic ground shaking? I] I ] [ ] [X]
ili) Seismic-relaledground failure, including liquefaction? [ ] I ] IX] I ]
iv) Inundation by seiche, tsunami, or mudflow? [ ] [ ] [ ] [X]
v) Landslides [ ) [ ] I ] IX]
vi) Wildland fires, including where wildlands are adjacent to
urbanized areas and where residences are intermixed
with wildlands? I ] [ ) [ ] IX]
b) Would the project result in substantial soil erosion or the
loss of topsoil? I ] [ ] I] [X]
c) Would the project result In the loss of a unique geological
. feature? [ ] I ] [ ] IX]
d) Is the project located on strata or soil that Is unstable, or that
would become unstable as a result of the project, and
-7- CEQA CheckflSl 4199
.
.
.
File No.: CUP 99-009
Would the proposal result In potential impacts involving:
Potentially
Significant
Impacl
Less Than
Significant
With Less Than
MItigation Significant
Incorporation Impact
potentially result In on- or off-site landslide, lateral
spreading, subsidence, liquefaction or..collapse?
e) Is the project located on expansive soil creating substantial
risks to life or property?
f) Where sewers are not available for the disposal of
wastewater, Is the soil capable of supporting the use of
septic tanks or altemative wastewater disposal systems?
I ]
I ]
[ ]
I]
I ]
[ ]
I 1
I ]
[ ]
No
Impact
[X]
IX]
IX]
This entire region is subject to the effects of seismic activity, however the SUbject location is not
within a Seismic Hazard Zone identified by the Seismic Hazards Mapping Act. nor Is it within an
Earthquake Fault Zone pursuant to the Alquist-Priolo Earthquake Fault Zoning Act. The project is to
convert the eXisting two-bay automobile service building into a 1,600 sq. fl. convenience mart.
Construction will not necessitate extensive excavation, grading or filling. No unique geologic or
physical features have been Identified at the site. The project will be connected to the local sewer
system.
7. HAZARDS AND HAZARDOUS MATERIALS - Would the project:
a) Create a significant hazard to the public or the environment
through the routine transport, use, or disposal of hazardous
materials? I ]
b) Create a significant hazard to the public or the environment
through reasonably foreseeable upset and accident
conditions involving the likely release of hazardous
materials into the environment? I ]
c) Reasonably be anticipated to emit hazardous emissions or
handle hazardous or acutely hazardous materials,
substances, or waste within one-quarter mile of an existing
or proposed school? I ]
d) Is the project located on a site which is included on a list of
hazardous materials sites compiled pursuant to Govemment
Code Section 65962.5 and, as a result, would It create a
significant hazard to the public or the environment? I ]
e) For a project located within an airport land use plan, or where
such a plan has not been adopted, within two miles of a
public airport or public use airport. would the project result in
a safety hazard for people residing or wOrking In the project
area? I ]
f) For a project within the viCinity of a private airstrip. would the
project result In a safety hazard for people residing or working
in the project area? [ ]
g) Impair implementation of, or physically interfere with an
adopted emergency response plan or emergency evacuation
plan? [ ]
h) Expose people or structures to the risk of loss, injury, or
death involving wildland fires, including where wildlands are
adjacent to urbanized areas or where residences are
intermixed with wildlands? I ]
I ]
[ ]
I ]
I ]
I ]
I ]
[ ]
[ ]
[ ]
I ]
I ]
I ]
[ ]
I I
I ]
I]
IX]
[X]
IX]
[X]
IX]
IX]
[X]
[X]
The project is to convert the existing two-bay automobile service building Into a 1,600 sq. ft.
convenience mart. The project is not within two miles of an airport or airstrip. The project is not
-8-
CEQA Checklist 4/99
.
.
.
File No.: CUP 99-009
Less Than
Significant
Potentially With Less Than
Would the proposal result in potential Impacts InvoMng: Significant Mitlgalfon Significant No
Impact Incorporation Impacl Impacl
adjacent to or near wildlands. The project will comply with all fire and hazardous materials
regulations, and will be subject to the regulations of the South Coast Air Quality Management
District. Any potential for hazardous impacts will be limited to levels required by law. The project is
will be in compliance with emergency access and fire safety regulations.
8. HYDROLOGY AND WATER QUALITY - Would the project:
a) Violate Regional Water Quality Control Board water quality
standards or waste discharge requirements? ( ]
b) Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there would
be a net deficit in aquifer volume or a lowering of the local
groundwater table level (i.e., the production rate of pre-
existing nearby wells would drop to a level which would not
support existing land uses or planned uses for which permits
have been granted)? I ]
c) Substantially alter the existing drainage paUem of the site or
area, Including through the alteration of the course of a stream
or river, in a manner which would result in substantial erosion
or siltation of the site? [ ]
d) Substantially alter the existing drainage pattem of the site or
area, including through the alteration of the course of a stream
or river, or substantially increase the rate or !Imount of surface
runoff In a manner which would result in flooding on or off-
site? ( ]
e) Create or contribute runoff water which would exceed the
capacity of existing or planned stormwater drainage systems? []
f) Place housing within a 10o-year floodplain, as mapped on a
federal Flood Hazard Boundary or Flood Insurance Rate Map
or other flood hazard delineation map? I ]
g) Place within a 10o-year floodplain structures which would
impede or redirect flood flows? I ]
[ ]
I ]
I ]
I ]
[ ]
[ ]
I ]
( ]
[ ]
I ]
[ ]
[ ]
[ )
I ]
(X)
IX]
IX]
IX]
[X]
IX]
IX]
The project Is to convert the existing two-bay automobile service building into a 1,600 sq. ft.
convenience mart. The project will not violate Regional Water Quality Control Board water quality
standards or waste discharge requirements, will not significantly alter absorption rates, drainaga
pattems, surface runoff, surface water conditions, or ground water conditions. The site is within the
Santa Anita Dam Inundation Area, but the proposed project will not result in an increased potential
for any of the above impacts.
9. LAND USE & PLANNING - Would the project:
a) Physically divide an established community?
b) Conflict with any applicable land use plan, policy, or
regulation of an agency with jurisdiction over the project
(including, but not limited to, the general plan, specific plan,
local coastal program, or zoning ordinance adopted for the
purpose of avoiding or mitigating an environmental effect)?
c) Conflict with any applicable habitat conservation plan or
natural community conservation plan?
I]
[ ]
[ ]
-9-
[ ]
I ]
I ]
I )
I ]
I]
CEQA Checklist 4199
[X)
IX]
[X]
.
.
.
File No.: CUP 99-009
Less Than
Significant
Palenlfally With Less Than
Would the proposal result in potentia"mpacls involving: SIgnificant Mi1IgaUon Significant No
Impacl Incorporation Impacl Impacl
The project Is to convert the existing two-bay automobile service building into a 1,600 sq. ft.
convenience mart and Is consistent with the land use designation in the General Plan and with the
commercial zoning of the site. The project is in a fully developed suburban area.
10. MINERAL RESOURCES- Would the project:
a) Result in the loss of a\(ailability of a known mineral resource
classified MRZ-2 by the State Geologist that would be of
value to the region and the residents of the state? I ] I ] I] IX]
b) Result in the loss of availability of a locally important
minerai resource recovery site delineated on a local general
plan. speciflc plan or other land use plan? I ) [ ] I] [X]
The project Is to convert the existing two-bay automobile service building into a 1,600 sq. ft.
convenience mart. The project is in a fully developed suburban area, and no mineral resources are
known to el(fst at the site.
11. NOISE - Would the project result In:
a) Exposure of persons to, or generation of noise levels in
excess of standards established in the local general plan or
noise ordinance, or applicable standards of other agencies?
b) Exposure of persons to, or generation of excessive
groundbome vibration or groundbome noise levels?
c) A substantial permanent increase in ambient noise levels In
the project vicinity above levels existing without the project?
d) A substantial temporary or periOdic increase in ambient
noise levels in the project vicinity above levels existing
without the project?
e) For a project located within an airport land use plan, or
where Such a plan has not been adopted, within two miles of
a public airport or public use airport, would the project
expose people residing or working In the project area to
excessive noise levels?
f) For a project within the vicinity of a private airstrip, would
the project expose people residing or working in the project
area to excessive noise levels?
I ]
I]
[ ]
IX]
[ )
I )
I ]
IX]
I ]
[ ]
I ]
[X]
I ]
[ ]
[ ]
IX]
[ ]
[ ]
I J
[X]
I ]
I J
I ]
IX]
The project is to convert the existing two-bay automobile service building Into a 1,600 sq. ft.
convenience mart and Is consistent with the land use designation and noise element in the General
Plan, and With the commercial zoning of the site. There are no indications that the project will violate
local noise regulations. The project is in a fully developed suburban area and is not near an airport
or airstrip. There will be construction-related noise and vibration during development of the project,
but such nOise or vibration should not exceed locally established standards, and there will not be any
long-term or permanent noise-related impacts.
12. POPULATION & HOUSING - Wou.ldthe project:
a) Induce substantial population growth In an area, either
directly (for example, by proposing new homes and
businesses) or indirectly (for example, through extension of
roads Or other infrastructure)?
-1()'
[ ]
[ ]
I ]
[X]
CECA Checklist 4199
~
File No.: CUP 99..009
.
Would the,proposal result in potential impacts involving:
Potentially
Slgnlf"",nt
Impact
Less Than
Significant
WIth Less Than
MlIIgalfon Significant
Incorporation Impacl
No
Impact
b) Displace substantial numbers of existing housing,
necessitating the construction of -replacement housing
elsewhere?
c) Displace substantial numbers of people. necessitating the
construction of replacement house elsewhere?
I ]
I]
[ ]
IX]
[ ]
[ ]
I ]
[X]
The project Is to convert the existing two-bay automobile service building into a 1,600 sq. fl.
convenience mart and is consistent with the land use designation in the General Plan and with the
commercial zoning of the site. The project Is in a fully developed suburban area and will not have
any Impacts on the population or housing of the area.
.
13. PUBLIC SERVICES - Would the project result in substantial adverse physical impacts associated
with the provision of new or physically altered govemmental facilities, need for new or physically
altered govemmental facilities, the construction of which would cause significant environmental
impacts, in order to maintain acceptable service ratios, response times or other performance
objectives for any of the public services:
a) Fire protection? [ ] I] I] [X]
b) Police protection? I ] [ ) [) IX]
c) Schools? I ] I ] I] [X]
d) Parks? [ ] [ ] [] [X]
e) Other public facilities? I ] I ] I] [X]
The project is to convert the existing two-bay automobile service building into a 1,600 sq. ft.
convenience mart and is consistent with the land use designation in the General Plan and with the
commercial zoning of the site. The project is in a fully deveioped suburban area. The project will
not have any impacts on pUblic services.
14. RECREATION
a) Would the project increase the use of existing neighborhood
and regional parks or other recreational facilities such that
substantial phYSical deterioration of the facility would occur
or be accelerated?
b) Does the project include recreational fac.illties or require ihe
construction or expansion of recreational facilities which
might have an adverse physical effect on the environment?
I ]
I ]
[ ]
IX]
I ]
I ]
I ]
[X]
The project is to convert the existing two-bay automobile service building Into a 1,600 sq. ft.
convenience mart and is consistent with the land use designation in the General Plan and with the
commercial zoning of the site. The project is in a fully developed suburban area. The project will
not have any impacts on recreational facilities or opportunities.
.
15. TRANSPORTATION I TRAFFIC - Would the project:
a) Cause an Increase in traffic which is substantial in relation to
the existing traffic load and capacity of the street system (i.e.,
result in a substantial increase in either the number of vehicle
trips, the volume to capacity ratio on roads, or congestion at
intersections)? [ ]
[ ]
I ]
IX]
-11-
CEOA Checldlst 4199
File No.: CUP 99-009
Less Than
Significant
Potentially WIIh Less Than
Significant Mitigation Significant No
Impact Incorporation Impacl Impact
[ ] [ ] [ ] [X]
I ] [ ] I ] [X]
I ] [ ] [ ] [X]
I ] [ ] I ] IX]
[ ] [ ] [ ] [X]
[ ] I ) [ ] [X]
. Would the proposal result in potential impacts involving:
b) Exceed, either individually or cumulatively, a level of service
standard established by the county congestion management
agency for designated roads or highways?
c) Result in a change in air traffic pattems, including either an
Increase in traffic levels or a change in location that results in
substantial safety risks?
d) Substantially increase hazards to a design feature (e.g., sharp
curves or dangerous intersections) or incompatible uses (e.g.,
farm equipment)?
e) Result In Inadequate emergency access?
f) Result in inadequate parking capacity?
g) Conflict with adopted policies supporting altemaUve
transportation (e.g., bus tumouts, bicycle racks)?
The project Is to convert the existing two-bay automobile service building into a 1,600 sq. ft.
convenience mart and is consistent with the land use designation in the General Plan and with the
commercial zoning of the site. The project is in a fully developed suburban area and is consistent
with the transportation and circulation pi/inS for the area and will not have any such impacts.
16. UTILITIES & SERVICE SYSTEMS - Would the project:
a) Exceed wastewater treatment requirements of the applicable
. Regional Water Quality Control Board? [ ] [ ] [ ] [X]
b) Require or result in the construction of new water or
wastewater treatment facilities or expansion of eXisting
facilities, the construction of which could cause significant
environmental effects? [ ] I] [ ] [X]
c) Require or result In the construction of new storm water
drainage facilities or expansion of existing facilities, the
construction of which could cause significant environmental
effects? I ) [ ] [ ] [X]
d) Are sufficient water supplies available to serve the project
from existing entitlements and resources, or are new or
expanded entitlements needed? [ ] [ ] [ ] [X]
e) Has the wastewater treatment provider which serves or may
serve the project determined that It has adequate capacity to
serve the projects projected demand In addition to the
providers existing commitments? [ ] [ ] [ ) [X]
f) Is the project served by a landfill with sufficient permitted
capacity to accommodate the project's solid waste disposal
needs? [ ] [ ] [ ] [X]
The project is to convert the existing two-bay automo~i1e service building into a 1,600 sq. ft.
convenience mart and is consistent with the land use designation in the General Plan and with the
commercial zoning of the site. The project is in a fully developed suburban area and all necessary
public facilities are available to the site. The project will not have any adverse impacts on utilities
and service systems.
.
-12-
CECA Checklist .01199
.
.
.
File No.: CUP 99-009
Would'the proposal result in potential impacts involving:
Less Than
Significant
Potentially Wtth Less Than
Significant Mitigation Significant No
Impact Incorporation Impact Impacl
17. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential to degrade the quality of
the environment, substantially reduce the habitat of a fish or
wildlife species, cause a fish or wildlife population to drop
below self-sustaining levels, threaten to eliminate a plant or
animal community, reduce the number or restrict the range of
a rare or endangered plant or animal or eliminate important
examples of the major periods of Califomia history or
prehistory? I ]
b) Does the project have the potential to achieve short-term, to
the disadvantage of long-term, environmental goals? [ ]
c) Does the project have impacts that are individually limited,
but cumulatively considerable? ("Cumulatively considerable"
means that the incremental effects of a project are
considerable when viewed in connection with the effects of
past projects, the effects of other current projects, and the
effects of probable future projects.) I ]
d) Does the project have environmental effects which will cause
substantial adverse effects on human beings, either directly
or Indirectly? [ ]
I ]
[ ]
IX]
[ ]
I )
[X]
I ]
I ]
[X]
I]
I ]
[X]
The project Is to convert the existing two-bay automobile service building into a 1,600 sq. ft.
convenience mart and Is consistent with the land use designation in the General Plan and with the
commercial zoning of the site. The project is in a fully developed suburban area. The project will
not have any of the above mentioned effects or impacts.
18. EARLIER ANALYSES
No earlier analyses, and no additional documents were referenced pursuant to the tiering, program
EIR. or other CEQA processes to analyze the project.
-13-
CEOA Checklist <lI99
,
.~
"~. _~ CVP '71-009
CITY OF ARC~
240 WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
ENVIRONMENTAL INFORMATION FORM
.
Date Filed:
~- /7- 97
General Information '
1. Applicant's Name: AI\lD~W FA7.zf~KD I A fCCHITt=Cr
.
Address: '2Di?t:? N. ALVARADO <;-(". ~O.5 A~~JA-ttQ27'
2. Property Address (Location): '? 00 tJ . .5 A.Nt A ~A. AVE A(l
Assessor's Number: . 577 ~ - 00 I - 00 2-
.
3. 'Name, address and telephone number of person to be contacted concerning this project:
4A~J::. A~ APf'l.-ICAt-J:r
4.
List and describe any other related permits and other public approvals required for this
project, including those required by city, regional, state and federal agencietF ~_
_\...A c':: JtJ\"'< F:.1lV\KO~\A:L He,t..L:1'1--( oa"D
5. Zone Classification: C' 2 I GEN e.~ Co~~ClAL-
/
6. General Plan Designation: Co ~I2C\ A I /~'>. W')(~ \J S E.
.Proiect Description
8.
9.
10.
.11.
12.
13.
7.
Proposed use of site (project description): J:.)(17TI }.\{-::;> G.A 50\..-1 NE ~ll-
wi A\J'{C'tvtor\v.~ t)6R.vI~ 'DAY$"; CotU'r;(<.f '5~Vlvt ~~
.
1'0 ~CO ,.(7~€.) GA-.>oU~r- t"G1l4L .,.-0 RC:~Altv
Site size: \'50')( \\L-t' ~ 17).069 >F. -=- · 3~3 Ac.~f~
Square footage per building: ' 1\ t:) 5 ~ t:J S r,
Number of floors of construction: oN ~
Amount of off-street parking provided: 7 ("7 r=-V ~ N 1
Proposed scheduling of project: A ? A P
Anticipat(.d incremental development: 3 0 t-j e.
14.
.
"
,-...
~/A
,
U residential. include the number of units, schedule of unit ;;izes, range of sale prices or
rents, and type of household sizes expected:
.
15. U commercial, indicate the type, i.e. neighborhood, city or regionally oriented, square
footage of sales area, and loading facilities, hoUrs of operation:
.1LF-.IG.HP;'ORHOOP) I, t; b '" . "V5: ~f. j
~~ HF-'.'$
16. If industrial, indicate type, estimated employment per shift, and loading facilities:
---1l / A
I
17. If institutional, indicate the major function, estimated employment per shift, estimated
OCNPi2.' loading facilities, and community benefits to be derived from the project:
.
18.
If the projl"ct involves a variance, conditional use permit or zoning application, state this
and indicate clearly why the application is required:
G U f? i .. C+{A~6 ~ Of U~~ F~OM AU1QJ^O'\lVE:
'fD F=' 0017 ~ Are.. r.
Are the following items applicable to the project or its effects? Discuss below all items checked yes
(attach additional sheets as necessary).
.
YES NO
19.
Change in <lxisting features of any hills, or substantial alteratin of ground
contours.
o
20.
Change in scenic views or vistas from existing residential areas or public
lands or roads.
o
21.
Change in pattern, scale or character of general. area of project.
o
o
o
22.
.
Significant amounts of solid waste or litter.
23.
Change in dust, ash, smoke, fumes or odors in vicinity.
-2-
.a
B
B
.
g
g
E.I.R.
3/95
.4:
.1.
~
YES NO
Change in ground :water quality or quantity, or alteration of existing
drainage patterns.
o
B
~
g'
~
o
5a'
25.
Substantial change in existing noise or vibration levels in the vicinity.
o
o
o
o
~
26. '
Is site on filled land or on any slopes of 10 percent or more.
o
~
27.
Use or disposal of potentially hazardous materials, such as toxic substance:',
flammable or explosives.
Describe (on a. separate sheet) the project site as it exists before the' project, including
information on topography, soil stability, plants and animals, any cultural, historical or
scenic aspects, any existing structures on the site, and the use of the structures. Attach
photographs of the site. Snapshots or Polaroid photos will be accepted.
.
-~
Describe (on a separate sheet) the surrounding properties, including information on plants,
animals, any cultural, historical or scenic aspects. Indicate the type of land uses (residential,
commercial, etc.), intensity of land use (one-family, apartment houses, shops, department
stores, etc.), and scale of development (height, frontage, set-backs, rear yards, etc.). Attach
photographs of the vicinity. Snapshots or Polaroid photos will be accepted.
I hereby certify that the statements furnished above and in the attached exhibit!' present the data
and information required for this initial evaluation to the best of my ability, find that the facts,
statements, and information presented are true and correct to the best knowledge and belief.
[)/t~/11 :
Date ' /
28.
Substantial change in demand for municipal services (police, fire, water,
sewage, etc.).
.
29.
Substantial increase in fossil fuel consumption (~lectricity, oil, natural gas,
etc.).
30.
Relationship to a larger project or series of projects.
Environmental Settin~
32.
Certification
E.LR.
3/95
At .TIONAL PHOTOGRAPH ADDEf\. JM
Chevron Com''''''
ROTm\\~ I Client
1~',Addres!
City ~adia
l.ntdet N/A
Mr. Mae Ghanaian
.500 North Santa Anita Avenue
County
Los Anoeles
SUlII:
,galilomia_Zip Code
,~1QQ6
..
FRONT VIEW OF SUBJECT FROM
SANTA ANrrAAVENUE
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AL. ,TIONAL PHOTOGRAPH ADDEtI.. JM
Chevron Com.""
0ru'r0\\'ci'1 Clieru Mr. Moe Ghaneian
Propl:l1Y Addn::;s 500 North Santa AnIta Avenue
Cil)! !.rcadl.L__. COUluy
L:lUkr N/A
L~.~geles
Slalc .C!!tifomia lil' CQde
"91QOll
.
FRONT VIEW OF SUBJECT FROM
COLORADO BOULEVARD
.......
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D:ay One Forms for Windows., 1995. J SOo.GlIT.DAYI
AL . T10NAL PHOTOGRAPH AODEI\ JM
Chevron Company
Bormwer I Client
~."y,^ildress
City Arcadia
I.clld~'T NfA.
Mr. Moe Gllaneian
5OCt~Qrlh .s:ari1aAnitaA.vetlu~__ .___
_ _ _ _CUlml)' Los_An1Ieles
St41c
Cam~ia Zip ('title
91006
.
(]
WEST ELEVATION
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NORTH ELEVATION
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EAST ELEVATION
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REAR VIEW