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HomeMy WebLinkAbout1591 t . . , 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. . . . 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: -2- 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. . -3- 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. . -4- 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: . AYES: NOES: ABSENT: ABSTAIN: Commissioner Huang. Murphy and Sleeter None Commissioner Kalemkiarian Commissioner Bruckner Ch irman, Planning Commission Cit of Arcadia A TTESTl /. /Y-:; I (. /Secretary, Planning City of Arcac:lia APPROVED AS TO FORM: !l1ii,iic;~fi{! City of Arcac:lia . -5- 1591 . 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: . 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. . -6- 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 . 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) . . . . 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 . . . . 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 . . . 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 . . . 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 . . . 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 . . . 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 . 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 . 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 . ~_t'II\Mk . ~ (.Ml.1l<<< .,,^~ . " . . ~, n"'lC....1L ~ ~ \ ! \" r-'~''''FMf .. ; l~fll,rOlt .ltlioo' -,.... .. fIlrfWflt i#14>l".-...K'. ..- W~ =(j) ~ ~. . . " . rUKlI.l60 ~"l't.lIr.L-l'''''"6 . g . 8 ~ ~ 1 ~ II (I (0 lll#'fl. UQlJce" w ru MCNNo ' '8 ! 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JOG"t ~ ... - :!5 - . .. 0 0 0 0 o ..~., 3 ~1oi~ '" Oe"ta/ .~ ~~ ~ IdO .: Of-{'ic.e r/~ r/.t/ (!f! (251 S 150 50 50 50 NEWMAN AVE. 140 ll.fl" o !50 ") 50 50 50 50 O~ ~ ~~!, LU 2 ~ r~ (~) rZ/&/ r:z4J 155 ~ D 0 0 0., ~ ~~ CB 5\~ R-1 !!! @ ,~ R-3_ ~ ~l0 ~ 0 ~ '" L........R-3 155 \;l ISO 100 F;r,'i; c~c;:',;;: :,iC f,;i" R-3 ,c'0 . ';c "c ;~~ ~ Chu("ch ~o: ";i'T. G)~ ~gl ..,.';,:T..:;' , - 0 r:; ,:::;/, 0) '~b;::;. '; "; " " I',".". (2Ml5) : 1'" ~"_ !..",;" " " 50 \"'0 , . COLORADO BLVD. , ( 11.) , 18) (1."1 C~8) f(etai/ ~ CD 0 0 0 fQ~t Food z [Jri ve . thru C-2 <( 7-3 CQI" ~ C-2 50 50 50 50 W4'" ~ Z <( ~ ~ en 15l.GoO 50 50 50 J '00' ~ .. :. fQ~+ Fooel ", M-1 Drive - t/-.r-u I - ' , .. . 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 .. ~,: ." ;,.' ", )..' n' ~ - eo: ,. ~ ,:}Ij 11.:- ...o' ..:- '," -1 _- ""_-L.'~~ ~.'I, I [r<- ~_tJ. I;,d';"".'~;l"<lJ .' "f.,~_~~I,;~,l.l~. ~:. *: ,:~...p. ,-:';;~ 'r~ n, .~. lr:.J. ~ ~ni:~;;;:." \.,;,""'. ' . 'l >>~,~,-. , ':)1- " ;r..Cf!fo"'~ " -.''''\' .. ,~....... ,~; '\.-lsv' IJO';,.-... '0 ,., ~ f." q -\._ ;..1. ;, - ...... I - T ~~'..'3i t . "'11';:';:'i. ~ '.'" ~ '.': 1-: J :-';;;,...:.?";'U;" ~.} I' , . ..._ ':il.._ ~\ 1.~.1;,.j._ :.,: s;::~"_.' ."':, .\.(1\/' '.' , ~ '\ " -~~~:1~"._ ')"" .l.,,~ ol"'i i: ~"'(;:"., I~,.t '~"':I~' \ ....'~.. I-'Iotfll' '01 ~~ l/"ll.r;o, ....1 ~ ~\ "l<"< ..l'-:.1:;I., ~, ~ : )~11,.~..{ ~ '~"'Hhl.~\ ~~'- .t-:(~ ','1'~~""1~ .-' -:.( - "~~:'1:-J.~...I' ~'~,'{'."\' 'C-':'-'!'.!II::":I,~;.{..lI. ,.,,' .1; II " c::;""" . r, .. " , :.~.'; ,:,!"':i+ ".1. ;'I~"_ "':'!~d:' 011)' OneFM115 rnrWindowfi, 1995 - IIWO-GET-DAYI 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 ....... ",--' ::7fi~S0:i::'l:!,:::~?0tji.' ".1 . , '<<'~';';' ".,.1-1,,1'\ :;':':";: :':: -'" :.. ;i'li" ~:~j~~~,-- i(_. . .'1".': ~ /"" ","', If,\ , \'" -..1, ., . i " '''1' :',. 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 C'l:, ;0>-"" " "~ . , <~. " ~l"" jP. _ f.ij'" -. ,. ~r~1,.:n',",,'II\-~1 . ~i?--_ '"Tll.O ~, ., '. -t~", ~. ", ~ft.- I~I". " .I I I d. I...... ~ .. ,.~J,.,-J\- 'F, . 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'....-' .\..'_ ': ~-""JI:: ~,Ji" iJ -., ';~i;~~' :), '~'~::,;, ~::~~ji:..:~ . . ,::A.~ , .' , . f. ,~ ,_.j~~,- \ C - : '~'-, " .::w.:,i . c'';', '.h" -~l ':';:~-:::I~/ " 'f. "t>;(';f '0". D4)'Onc F(lnn~ rllrWindlm~ 199~ - I BOO.(j(IT-OAYl At T10NAL PHOTOGRAPH AODEl\ JM Chevron Com BOlTower I Clic:nt Pmpcny Address Cil)' Arca~ia lUlder NJA Mr. Moo Ghaneian 500 North Santa AnIta Avenue County ~eles Slule Catilornia Zip Code .~!~06 . SOUTH ELEVATION . . Dn}'One Forms rorWindows. 1995 - rSOO..QET.OAYI At TIONAL PHOTOGRAPH ADDEI\ JM Oornm'eJ'l Clienl Prup",yAtI~ City f..I~a l.~ntkr NfA Mr. Moe Ghanelan 500 North santa Anita Avenue County SIl!lc !,!>s_All9~ . 8- (] . " ~}~< :j~"~1>'." "'::! ,: .'., . . ':.:~~~. ~ ;t.tli~(:'~':-' J:X:~t;(~ .~:. ....."..',;. Dlt)'Qnc Fnn11$ rnrWindnws. 1995. I Soo.GIIT.D^YI Q~lfornla Zip C(Kle Chevron an 91006 NORTH ELEVATION At .TIONAL PHOTOGRAPH AODEI\ JM . Qorrowc:r J Client ......"'y Add= <:il)' ~Ja l.c:nder ~'A Mr. Moo Ghaneian 500 North Santa Anita Avenue CoonlY !-C?!.~eles Stott' ...;, :='; :j!' . '1' :.;,t, '.; ,', f-'~~,..ll... 'I" ',; ~~:;~;~)~'?'~'- ;f:}~~;:: ",,-;. ,,:,,--!";-,. .: ~ . ,i,O.~,~_ Ony,Onc: Forms r(lf Winduws. 1995 - t BOO-Grrr.OA VI Chevron Cam .~rdomia7.ir Code ~10Jl.6 EAST ELEVATION ANO REAR VIEW