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RESOLUTION NO. 1570
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARCADIA, CALIFORNIA, APPROVING CONDmONAL USE PERMIT
NO, CUP 98-011 AND ADR 98-005 FOR A 24-HOUR SELF-SERVE GAS
STATION AND 2,000 SQUARE FOOT CONVENIENCE MART WITH
BEER & WINE SALES FOR OFF-SITE CONSUMPTION AT 11 E, LIVE
OAK AVENUE.
WHEREAS, on April 21, 1998, an application was med by Chevron USA Products Co.
clo R.E.M. Engineering Co., Inc. to replace a three service bay, four pump, 24-hour self-serve
gas station with a 24-hour, four pump self-serve gas station and a 2,000 sq. ft. convenience
mart with beer & wine sales for off-site consumption; Development Services Department Case
No. CUP 98-011, at 11 E, Live Oak Avenue, more particularly descn'bed as follows:
Parcell, in the City of Arcadia, County of Los Angeles, State ofCalifomia as
shown on Parcel Map No. 2565, med in. Book 36, Page 12 of Parcel Maps in
the Office of the County Recorder of said County,
WHEREAS, a public hearing was held on May 26, 1998, 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 DevelQpment Services
Department in the attached report is 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 adequste 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 shuts streets and highways adequate in width and pavement type to
cany the kind of traffic generated by the proposed use,
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S. 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 98-011 for a 24-hour, four pump self-serve gas station and a 2,000 sq, ft.
convenience mart with beer & wine sales for off-site consumption at 11 E, Live Oak Avenue
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 98-011 and
ADR 98-005 to the satisfaction of the Development Services Director.
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 satistilction of the various City Departments,
3, In accordance with City regulations for drive-in businesses (Section 9275.4.15.)
all deliveries shall be made between the hours of7:oo a.m. and 10:00 p.rn.
4, Approval of CUP 98-011 and ADR 98-005 shall not take effect until the property
owner and applicant have executed and tiled the Acceptance Fonn available from the
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 98-011
and ADR 98-005 shall be grounds for immediate suspension or revocation of any approvals,
which could result in closure of the fueling station.
6. The new concrete walkway adjacent to the convenience mart shall be further
enhanced with more decorative material to better distinguish the walkway from the vehicular
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1570
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area. The final design of the walkway shall be subject to approval by the plsnnil1g Services
Manager.
SECTION 4, The decision, findings, and conditions of approval contained in this
Resolution reflect the Plllnnil1g Commission's action of May 26, 1998, by thefollowing vote:
AYES: Commissioners Bell, Huang, Kalemkiarian, Sleeter, and Murphy
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 C!ty Council of the City of Arcadia.
I HEREBY CERTIFY that the foregoing Resolution No, 1570 was adopted at a
regular meeting ofthePlsnni"8 Commission held on June 9, 1998, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Commissioners Bell, Huang, Kalemkiarian, Sleeter, Murphy
None
None
Commissioner Bruckner
~"c4
City of Arcadia
ecretary, Planning
City of Arcadia
APPROVED AS TO FORM:
!fJ,J4 f mB
Michilel H, Miller, City Attorney
City of Arcadia
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1570
STAFF REPORT
DEVEWPMENT SERVICES DEPARTMENT
May 26, 1998
TO: Chainnan and Members of the Arcadia City planning Commill,ion
FROM: Donna Butler, Community Development Administrator
By: James M Kasama, Associate Planner
SUBJECT: Conditional Use Permit No. CUP 98-011 & ADR 98-005 - A 24-hour 4-pwnp
self-serve gas station and 2,OOOsq, ft. convenience mart with beer & wine sales
at 11 E, Live Oak Avenue,
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SUMMARY
The Conditional Use Permit and Architectura1Design Review applications were submitted by
Chevron USA Products Company (c/o R.E,M. Engineering Co., Inc.) to replace a three service
bay, four pump, 24-hour self-serve gas station with a new 24-hour, four pump self-serve gas
station and a 2,000 sq, ft, convenience mart with beer & wine sales for off-site consumption at
11 E. Live Oak Avenue. The Development Services Department is recommending approval
subject to the conditions listed in this report.
GENERAL INFORMATION
APPLICANT: Chevron USA Products Co. c/o R.E,M Engineering Co" Inc,
LOCATION: 11 E, Live Oak Ave. - Northeast comer of Live Oak and Santa Anita Aves,
REQUEST: A Conditional Use Permit and Architectural Design Review to replace a three
service bay, four pump, 24-hour self-serve gas station with a 24-hour,
four pump self-serve gas station and a 2,000 sq. ft. convenience mart with
beer & wine sales for off-site consumption.
SITE AREA: 24;214 sq. ft, (0,555 acre)
FRONTAGES: 133.98 ft, along E. Live Oak Ave. and 201.75 ft. along S. Santa Anita Ave.
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GENERAL PLAN DESIGNATION: Commercial
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EXISTING LAND USE &. ZONING:
The site is improved with a 24-hour self-serve gas station. The property is
zoned C-l: Limited Commercial.
SURROUNDING LAND USES &. ZONING:
North: Single family residence - zoned PR-l
South: Supermarket - zoned C-2
East: Restaurant - zoned C-l
West: Multi-tenant shopping center - zoned C-2
BACKGROUND
This site bas been occupied by a gas station since 1955. The existing gas station was built in
1972 and was developed in accordance with the conditional use permit granted for the gas
station that it replaced (CUP 66-13). It became a 24-hour, seIf.serve gas station without
needing conditional use permits, and includes a 210 net sq, ft, incidental retail sales area as
allowed by Ord. No, 1807, adopted in 1985.
In 1997, the City Council approved a text amendment (TA 97-003) to allow ''Fueling Stations"
i.e" gas stations in conjunction with a convenience mart, The ordinance included the following
special regulations for fueling stations:
. A minimnm of 8 fueling positions, i.e., the spaces occupied by a vehicle at a pump island
while it is being refueled;
. No gas station activities other than the dispensing of gasoline. sale of oil and other
misce1laneous 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. it; and
. The sale of beer &. wine is permitted subject to all other applicable City and State laws,
PROPOSAL &. ANALYSIS
The applicant is proposing to demolish the existing service station and build a new four pwnp,
self-serve gas station with a 2,000 sq, ft, convenience mart. The gas station and convenience
mart will be open 24-hours, and will include the sale ofbeer &. wine for off-site consumption in
compliance with State laws. This proposal requires a conditional use permit for: (i) the fueling
station, (ii) a retail business selling liquor that is located less than 150 feet from residentially
zoned property, and (ill) a 24-hour retail business that is located less than 150 feet from
residentiaUy zoned property,
CUP 98'()11 &. ADR 98.005
May 26, 1998
Page 2
. Gas Station
The four gasoline pumps will each be able to serve two vehicles at a time, They will be aligned
in a north-south orientation under a single 22 ft, wide by 98 ft, long, 20 ft, tall flat canopy,
A separate self-serve, air & water dispensing area is provided to the south of the convenience
mart, No other vehicular services will be provided.
Convenience Mart
The convenience mart will have a retail sales area of 1,275 sq. ft, including the cashier's area.
The remainder of the building will consist ofa 565 sq. ft. storage room (mcluding the
refrigerated display cases) gender specific accessible restrooms, and a small office, There will
be 8 parking spaces (7 are required - 3 for employees and 4 for customers) in addition to the
8 fueling positions.
Beer & Wme 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.
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24-Hour Operation
It is proposed that both components of this fueling station, the se1f-serve gas station and the
convenience mart will be open 24-hours, seven days a week. The existing self-serve gas
station is open 24-hours, seven days a week, but the service bays are open only from 8:00 a.m.
to 6:00 p,m" Monday through Saturday.
There are no specific limits on the hours of operation in the regulations for fueling stations.
But, because the site is less than 150 feet from residentially zoned property, the hours of
operation are included in the conditional use permit request.
Architectural Desiflll Review
Bll('-\l".... this proposal entails new construction, the architectural design of the proposed
facilities are to be reviewed concurrently with the consideration of the conditional use permit.
The applicant has refined the proposal to address staff's architectural concerns. The structures
will be finished to complement Chevron's corporate color scheme (i,e., blue, red, dark-gray
and white).
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The fuel pump canopy will be blue along its length with a light-gray accent band along the
upper and outer edges, "Chevron" will be lettered in white on the blue areas. The ends of the
canopy will be off-white and will have internally illuminated Chevron logos mounted near the
westerly edges. The canopy will be supported by four sets of two columns painted white.
CUP 98-O11 &ADR98..oo5
May 26, 1998
Page 3
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Above each fuel pump island will be an internally illuminated white "spanner" with the
Chevron logo on each side and blue lICC~ti"8 along the bottom edge. The ends of the
spanners will be white with dark-gray lettering indicating the mode of service, "Self', The fuel
pump facilities will be dark-gray and white.
The convenience mart will be finished in alternate bands of off-white and tan stucco. The roof
will be flat except at the center area which will be peaked and covered with light-weight,
dark-gray, concrete shake tiles. The front of the building will be accented by a dark-gray band
with a red stripe along the lower edge,
The windows will be tinted to reduce heat gain and to comply with the State's Title 24 energy
conservation requirements, The tinted windows will provide a dark appearance during daylight
which will complement the dark gray band. All accessory features such as the mechanical
equipment screen and trash enclosure will be fiiIished to match the building.
Decorative stamped concrete paving will be provided at the driveways and the pedestrian areas
will be accented with'decorative brick pavers, as shown on the submitted plans. A landscape
planter will be provided in front of the non-glazed area of the convenience mart and. around a
light standard near the cashier's window. At the ends of each fuel pump island there will be
round landscape planters, . The'perimeter landscaping planters will be enlarged and replanted,
The applicant had hoped to save the three existing eucalyptus trees along the north property
line, but they will interfere with the new property line wall, so they will be replaced with similar
15 gallon size trees. Approximately 10,5% (2,557 sq. ft,) of the site will be landscaped.
The signs include the previously described canopy signs, a blue "Food Mart" sign on the front
of the building, a red "24 hrs." sign on the south side of the building facing Live Oak Avenue,
and two 3 ft, by 3 ft. point-of-service (p,o.s.) signs facing the fuel pumping area, The existing
freestanding sign will remain the same except that, "Fast Pay" will replace the current "Auto
Service" copy, and the sign will be moved slightly to the west to improve its visibility. The
secondary freestanding price sign will be relocated from the comer to the perimeter planter to
the east of the Live Oak Avenue driveway. The freestanding signs will be enhanced with
split-face concrete block bases.
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.
CEOA
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,
CUP 98-011 &. ADR 98-005
May 26, 1998
Page 4
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tiwna, 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 Deparbnent recommends approval of Conditional Use Permit
No. CUP 98-011 and Architectural Design Review No. ADR 98-005 subject to the foUowing
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 98-011 and
ADR 98-005 to the satisfaction of the Development Services Director.
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 shaI1 be complied with to the ........fAction of the various City
Departments.
3. In accordance with City regulations for drive-in businesses (Section 9275.4.15.)
all deliveries shaI1 be made between the hours of7:oo a.m. and 10:00 p,m.
4. Approval of CUP 98-011 and ADR 98-005 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.
5, All conditions of approval shaI1 be satisfied prior to completion and opening of the new
fueling station. Noncompliance with the plans, provisions and conditions of CUP 98-011
and ADR 98-005 shall be grounds for immediate suspension or revocation of any
approvals, which could result in closure of the fueling station.
FINDINGS AND MOTIONS
Approval
The Planning Commission should move to approve and file the Negative Declaration and direct
staff to prepare a resolution incorporating the Commission's decision, supporting findings and
conditions of approval as set forth in the staff report, or as modified by the Commission.
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The Commission should move for denial and direct staff to prepare a resolution incorporating
. the Commission's decision and supporting findings.
CUP 98'()11 &. ADR 98-005
May 26, 1998
Page 5
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If any PlAnning Commi!t~ioner. or other interested party has any questions or comments
regarding this matter prior to the May 26th public hearing, please contact Associate Planner,
fun Kasama at (626) 574-5445.
Approved by:
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Donna L, Butler
Community Development Administrator
Colored elevations and materials samples will beavai1able for review at the hearing,
Attachments: Proposed Plans
Land Use and Zoning Map
Negative Declaration & Initial Study
CUP 98-011 & ADR 98-005
May 26, 1998
Page 6
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LAND USE & ZONING MAP
11 E. Live Oak Avenue t NORTH
CUP 98-011 & ADR 98-005 Scale: 1 inch = 100 feet
.
.
e
FileNo,; CUP9~11
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 No. CUP 98-011: A Conditional Use Permit to replace a three
service bay. four-pump. U-hour self-serve gas station with a U-hour. four-pump self-
serve gas station and a 2.000 sq. ft. com;eniencemarl with beer & wine salesfor off-site
consumption.
B. Location of Project:
II E. Live Oak Avenue - Northeast comer of Live Oak and Santa Anita Avenues
C. Name of Applicant or Sponsor:
. Chevron USA Products Company
clo R.E.M. Engineering Co.. Inc.
253 N. San Gabriel Blvd.
Pasadena, CA 91107
(626) 405-0081
Contact: John Wu
D. Finding:
This project will have no significant effect upon the enviT01111lenl within the meaning of the
California Environmental Quality Act of 1970 for the reasons setforth in the attached
Initial Study.
E. Mitigation measures, if any, included in the project to avoid potentially significant effects:
None
.
Date Prepared: April27, 1998
Date Posted: April30, 1998
By'~ /;?? ~ .-.
. . es M. Kasama, "';ate Planner
.
.
.
.
.
CITY OF ARCADIA
240 WEST IRJNTINGTON DRIVE
ARCADIA, CA 91007
CALIFORNIA ENVIRONMENTAL QUALITY ACT
ENVIRONMENTAL CHECKLIST FORM
1. Project Tide:
Conditional Use Permit No. CUP 98-011
2. Project Address:
11 E. Live Oak Avenue, City of Arcadia, County of Los Angeles
3. Project Sponsor's Name, Address & Telephone Number:
Chevron USA Products Company
clo R.E.M. Engineering Co., Inc.
253 N. San Gabriel Blvd.
Pasodena, CA 91107
(626) 405-0081
Contact: John Wu
4. 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
s. Lead Agency Contact Person & Telephone Number:
James M Kasama, Associate Planner - (626) 574-5445
6. General Plan Designation:
Commercial
7. Zoning Classification:
C-1: LimitedConunercial
-1-
FileNo.: CUP98~11
CEQA Cbec:klist 7195
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.
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.
.
File No.: CUP 98-011
8. Description ofProjeet:
(Describe the whole action involved, including but not limited to 1ater pbases of the project and any secondaIy,
SUPPOrt. or oft'-site f'eatwes _.ory for its implem.....~til)D, Attach additional sheets ifnec:essalY.)
A Conditional Use Permit to replace a three service bay, four-pump, 24-hour self-serve
gas station with a 24-hour, four-pump self-serve gas station and a 2,000 sq. ft
convenience mart with beer & wine sales for off-site consumption.
9. Other public agencies whose approval is required:
(e.g., permits, fiou'Mllg, development or partiripotinn 118P"""""1~)
City Building Services & Fire Prevention Bureau, City Engineering Division, City
Maintenance Services Dept. and City Water Division, and the County Health Dept. must
review and approve the plans for the tenant improvements. 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 "Potential1y Significant Impact" as indicated by the
checklist on the following pages.
[ ] Land Use & Planning
[ ] Population & Housing
[ ] Geological Problems
[ ] Water
[ ] Air Quality
[ ] Transportation / Circu1ation
[ ] Biological Resources
[ ] Energy and Mineral Resources
[ ] Hazards
[ ] Noise
[ ] Public Services
[ ] Utilities and Service Systems
[ ] Aesthetics
[ ] Cultural Resources
[ ] Resources
[ ] Mandatory Finding of Significance
-2-
CEQA Checklist 7/95
.
.
File No,: CUP 98-'>11
.
DETERMINATION
(To be rnmpl""'" by the Lead AseucYl
On the basis of this initial evaluation:
[X] 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 the mitigation
measnres descn'bec:l on an attached sheet have been added to the project. A
NEGATIVE DECLARATION will be prepared.
[] I find that the proposed project MAY have a significant effect on the environment,
and an ENVIRONMENTAL IMPACf REPORT is required.
[] I find that the proposed project MAY have a significant effect on the environment,
but that at least one effect has been adequately analyzed in an earlier document
pursuant to applicable legal standards and has been addressed by mitigation
measures based on that earlier analysis as described on attached sheets, and if any
remaining effect is a "Potentially Significant Impact" or "Potentially Significant
Unless Mitigated, " an ENVIRONMENTAL IMPACf REPORT is required, but
. it only needs to analyze the effects that have not yet been addressed.
[] 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 all
potentially significant effects have been analyzed adequately in an earlier
Environmental Impact Report pursuant to applicable standards and have been
avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation
measures thatareimposed upon the proposed project,
By: James M J{lWImll-. Associate-P1anner
For: The City of Arcadia - Development Services Department
Date: April 27, 1998
.
-3-
CEQA Cbecldist 7195
.
.
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.
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File No.: CUP 9g.{)1l
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 such as the one
involved (e,g., the project is not within a tiwlt 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" "";"I'tu.~ tI1 pollutants; based on- a jlIojcel-Sjlecific
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 related
as well as operational impacts.
3. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is
significant. If there are one or more, "Potentially Significant Impact" entries when the
determination is made, an Environmental Impact Report is required.
4, ''Potentially 'Significant Unless Mitigation Incorporated" applies where the incorporation of
mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less
Than 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 17 "Earlier Analyses" may be cross-referenced), .
S, Earlier analyses may be used where, pursuant to the tiering, program Environmental Impact
Report, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or
Negative Declaration {Section lS063(c)(3)(D)}. Earlier analyses are discussed in Section 17
at the end of the checklist,
6. Lead agencies are encouraged to incorporate into the cher.lclillt, 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,
-4-
CEQACbecIdist 7195
.
. Would the proposa1 teSUlt inpnt<-ntial impacts involving:
1. LAND USE & PLANNING - Would the proposal:
8) Conflid with genernJ plan c.l.....gpalions or zoning?
b) Conf1ict with app1k:abIe environmeDta1 plans or policies adopted
by agpnMe5 with jurisdiction over the project?
c:) Be compatible with existing land uses in the vicinity?
d) Affed agricuItura1 resoorc:es or operations (e,g., 11IIp"cts to soils
or filrmlantlll, or I"'P"""B from inCOlT\jl8tible land uses)?
e) Disrupt or divide the physical arrapgI'ment of an eslablisbed
commnnity (including 8 low-income or minority community)?
. FileNo.: CUP 9~11
Potenlia1ly
SigJ'ifil'.nnt
PotmtiaIIy Unless Less Than
Sianifiamt Mitigation Significant No
Impad !ntoIpontIed Impad Impad
( ) ( ) ( ) (X)
( ) ( ) ( ) (X)
( ) ( ) ( ) (X)
( ) ( ] ( ] (X)
( ) ( ) ( ) (X)
The proposed gas station and convenience mart are consistent with the City's general plan and zoning
designations for the area, and will complement the SJll'rOIlnding uses. The proposal is to rep/oce a three
service bay, folU'-pump. 24-hour self-serve gaa station with a 24-hour, four-pump self-serve gas station and a
2.000 sq, ft. coovenience mart with beer &: wine sales foroJf-site COIISJI11Iptton. The proposal will be SJlbject to
all environmental pions or policies adopted by agencies with jurisdiction over this area, and there are no
agricultural re$Ources or operations In the vicinity,
.
1. POPULATION & HOUSING - Would the proposal:
8) Cumulatively em:ed official regional or JocaI population
projections?
b) Induce Sl.hctanlial growth in an area. either direct1y or indirectJy
(e,g., through projects in an muleve1opec! area or extension of
lIIl\ior infrasttucture)?
c:) Displace e><istlng housing, ~ally affordable housing?
( )
( ]
( )
(X)
( )
( )
( )
( )
( )
( )
(X)
(X)
The proposal Is a commercial project at an existing commercial site and will not Impact the population or
housing.
3. GEOLOGIC PROBLEMS - Would the proposa1 result in or
expose people to poteDtial ilTlp"ClB involving:
8) Fault rupture? ( ) ( ) ( ) (X)
b) lWomic: ground .halcing? ( ) ( ) ( ) (X)
c:) ""I.m;" ground fai1ure, including \iq1'''&mm.? ( ) ( ) ( ] (X)
d) Landslides or modfJows? ( ) ( ) ( ) (X)
e) Erosion, c:banges in topography or unstable soil condllinn. from
excavation, gnuling, or fill? [ ] [ ) [ ] (X)
f) Subsidence of the land? [ ] [ ) ( ) (X)
g) Expansive soils? [ ) [ ] [ ) (X)
h) Unique geologic: or physic:al features? [ ) [ ] [ ) (X)
.
While this entire region Is subject to the eJfec18 of seismic aetivity. the SJlbject location has not been
tletermlnedto be especially SJJSCeptlb1e to any of the above geologic problems.
-5-
CEQAChecJdist 7195
----
. . File No,: CUP 98-011
Polentia11y
S1g1'1fiNmt
. Polentia11y Unless Less Than
Would the proposaJ n:su1t in pnt""ri.l impacts involving: Significant Mitigation Significant No
Impact Intorporated Impact Impact
4. WATER-Would the proposal RSUltin:
a) Changes in absorption rates, drainage patterns, or the rate and
amount of surfiJce nmoft'I ( ] ( ) ( ] [X]
b) Exposure of people or property to water re1ated hazards such as
flooding? [ ] ( ) ( ] [X]
c) Discharge into surfiJce waters or other alteration of surfiJce water
~ (e.g., temperature, dissolved oxygen, or turbidity)? ( ) ( ] ( ] [X]
d) Changes in the amount of surfiJce water in any water body? [ ) ( ) ( ] [X]
e) ChA"8l'" in c:urrents, or the course or direction ofwater movements? [ ] ( ) ( ] [X]
f) Cbauge in the quantity of ground waters, either through cIiRCt
additions or withdrawals, or through interception of any aquifer by
cuts or excMItioos or through $l)1)st."tiAI loss of ground water
recharge capability? ( ] ( ) ( ] (X]
g) Altered direction or rate of flow of ground water? ( ] [ ) ( ] (X]
b) T",pl''''~ to ground water quality? ( ] ( ] ( ] (X]
i) SuIm."tud reduction in the amount of ground water otherwise
available for public water supplies? ( I ( I [ ] [X]
. The proposal Is for an existing commercial site In a fUlly developed suburban environment and the proposed
design and constru&t1on will not result in any of the above Impacts.
5. AIR QUALITY - Would the proposal:
a) Violate any air quality 5IaIldaId or contribute to an existing or
Pl'lliected air quality viOlation? ( I ( ) ( I (X]
b) Expose sensitive reoeptors to pollutants? ( ] ( I ( ] [X]
c) Alter air IIIO\'eIDCIIt, moistuJe, or temperature, or cause any change in
climate? ( I ( ] ( I [X]
d) Create objectionable odors? ( ] ( I ( ] (X]
The proposed gas station 11111/ be subjecl to IocD/ air quality regulations as administered by the South Coast
Air Quality Managenrent DlsIrlct, and will not contribute toward any of the above impacts.
6- TRANSPORTATION & CIRCULATION - Would the proposal n:suItin:
a) Inaeased vehicle trips or traffic congestion? ( I ( ] [X] ( I
b) Hazards to safety from design features (e.g., sIwp CUJVeS or
dangerous inten'ectioos) or incompatible uses (e,g., fimn equipment)? ( ] ( ] ( ) [X]
c) Inadequate emergency access or access to neadly uses? ( I ( I [ ] [X]
d) T,,~tfl'icient parldng capacity on-site or olf-site? ( ] ( ] ( ] (X]
. e) Hazards or barriers for pedestrians or bicyclisls? ( I ( I ( I [X]
-6-
CEQA Checklist 7/95
FileNo,: CUP9~1l
Potentially
Sill"iflcanl
Potentially Unless Less Than
Sill"ifl."'" Mitigation SipifiCOllt No
Impoo:t Jnoorpomted Impoo:t Impoct
.
.
.
Would the proposal result in poImtia1 impacts involvina:
f) Conflicts with adopted policies supporting altemallve tmnsportation
(e,g.. bus turnouts, blcycIe racks)? [ ] [ ] [] (X]
g)RaU, waIelbome or air trllffic i"lp"c;to? [ ] [ ] [] (X]
The proposm is to replace 0 three service bay, follJ'-pump, 24-hoUl' self-serve gas stat/on with a 24-hour, four-
pump self-serve gas station and a 2,000 sq. ft. convenience mart with beer & wine sales for off-site
consumption. Acawding to the City's traffic engineer's analysis, the new, gas sta/ion and convenience mart
may result in an increase in vehicle tr/p8 to this locaJion, but the Increase wi11 not result In an unacceptable
level of congestion a/ this locaJion. The proposed layout eliminates a driveway on Live Ooll Avenue which Is
an Improvement, and it provides Improved access for gasoline tanker trucks. The site has been designed to
meet all current traffic safety stondards. and will comply with all emergency access, on-site parking, and
access/bility requirements. Adequate sidewalks already exist adjacent to the wbject site.
7. BIOLOGICAL RESOURCES - Would the proposal resuJt in impaClS to:
a) "ndlll\8l'l'ClI, threatened or rare species or their habitats (including
but not limited to plants, fish, insects, onimAl. and binIs)?
b) Locally designated specles(e,g,. heritage ttees)?
c)
[ )
[ )
.
Loc:a1Iy designated natura1 (:t\mmllnities (e.g.. oak forest, c:oasta1
habitat, etI;.)?
d) Wetland habitat (e,g" marsh, riparian and vernal pool)?
e) Wildlife dispersal or migration corridors?
[ )
[ )
[ )
[ ]
[ ]
[ ]
[ ]
[ ]
[ ) (X]
[ ] (X]
[ ] (X]
[ ] (X]
[ ] (X]
None of the
The proposal Is for an ulsting col1l1Mralal site In a fully developed wburban environment.
above resources have been identified a/, or in the proximity of the subject site.
8. ENERGY & MINERAL RESOURCES - Would the proposal:
a) Conflict with adopted energy collSCMltion plans? [ ]
b) Use nnn-renewaille resources in a wastefu1 and inefficient
manner? [ ]
c) Resu1t in the loss of availability of a known mineral resoma: that
wouId be of future value to the region and the "",id~n'. of the
State? [ ]
[ ]
[ ]
[ )
[ )
[X]
[ )
[X]
[ )
(X]
The proposm Is to replace a three service bay, follJ'-pumpo 24-hoU1' self-serve gas station with a 24-hour. four-
pump Sl!1f-serve gas station and a 2,000 sq. ft. convenience mart with beer & wine sales for off-site
consumption, and will not result In any of the above Impacls, No energy or mineral resources have been
Identified a/ the subject site.
9. HAZARDS - Would the I',uj/Wdl involve:
a) A risk of BQ;identaI explosion or release of bazardous snbctAncec
(indndi"l!. but not limited to: oil, pocrit'id"S, cbemic:als or
rodi.ti",,)?
[ )
~
b) PossJ.'ble interferem:e with an emergency ~n... plan or
emergency evacuation plan?
c) The creation of any bealth hazard or pntentiol.bealth hazard?
-7-
[ )
[ )
[ )
[ )
[ )
(X]
[ )
[ )
[ )
[X]
(X]
CEQA CbeckIist 719S
.
.
File No.: CUP 98-011
d) E~ne ofpeople to existing soun:es OfpotentlAI health hazards?
e) Increased fire hazard in areas with f1AmmAhle brush, grass or Irees?
Potentially
SigTIifU."'"
Potentially UDIess Less Than
Signifu:ant Mitigation SigTIifi'An' No
Impact Jncorpomted Impact Impact
[ ] [ ] [] [X]
[] [] [] [X]
.
Would the proposal result in pn'PnhAl impacts involvins:
The proposal wl11 comply with all fire and hazardous material replatl01l8, and all South Coasl Air Quality
Management DlsJrlct regulations, and will limit the potential for any of the above Impacts to the levels
required by law,
16. NOISE - Would the proposal result in:
a) Increases in existing noise levels?
b) Exposure of people to severe noise levels?
[ ]
[ ]
[ ]
[ ]
[X]
[ ]
[ ]
[X]
The proposal Is for a 24.Jwur. four-pump gas station and food marl to replace an existing 24-hour four-pump
gas station with three service bays. The replacement of the service bays by a 24-holl1' food marl may IncreOSl!
the nlght-tlme aclivilies reSll/tlng In an IncreOSl! In noise levels. but It01'I7IllI activities wl11 not approach severe
levels, and the activities must comply with existing noise regulatlOllJl. as weii as all other applicable laws.
11. PUBLIC SERVICES - Would !be proposal have an eft'ect upon,
or result in a need for DeW or a11enld government services in any of
!be following areas;
. a) Fire protllClion7 [ ] [ ] [ ] [X]
b) Polic:e protection? [ ] [ ] [ ] [X]
c) Schools? [ ) [ ] [ ) [X]
d) MAint"""""" or public facilih"'l, including roads? [ ] [ ] [ ] [X]
e) Other governmental seMces? [ ] [ ] [ ] [X]
The proposal Is to replace a three service bay, fOfll'oopump, 24-hour self-serve gas station with a 24-110ur, fOfll'oo
pump self-se1'Ve gQS station and a 2,000 sq, ft. convenience mart with beer & wine sales for aff-site
consumption, and wl11 not result In any new or altered needs.from the abOlle gcwernment services.
12. UTILITIES " SERVICE SYSTEMS - Would !be proposal
n:suItin a need for DeW systems or supplies, or substAntiAl alterations
to the following utilities;
a) Power or oaIurl1I ps? [ ] [ ] [ ] [X]
b) Comm.mi=rin'JS systems? [ ] [ ] [ ] [X]
c) Local or regional water treAtment or disIributlon facilities? [ ] [ ] [ ] [X]
d) Sewer or septic tanks'I [ ] [ ] [ ] [X]
e) Storm water dno.""IlI'? [ ] [ ] [ ] [X]
f) Solid waste di~? [ ] [ ] [ ] [X]
g) Local or regional water supplies? [ ] [ ] [ J [X]
-
The proposal Is to replace a three service bay, four-pump. 24-110111' self-se1'Ve gas stat/on with a 24-hOflJ', folll'-
pump self-guve gQS station and a 2.000 sq. ft. convenience marl with beer & wine sales for off-slte
consumption, and wl11 not result In any new or altered needs.from the above utility service systems.
-8-
CEQA Cbocklist 7195
FileNo.: CUP 9~11
PolA:nIiaIJy
SigJ11fil".Ant
Potentially Unless Less Than
Significant Mitigation Significant No
Impal;t Iooorporated Impact Impal;t
.
.
.
Would the proposal resu1t in "",...tial impact.sinvolviDs:
13. AESTHETICS - Would the proposal:
a) Affect a scenic vista or scenic highway?
b) Have a demonstrable negative aesthetics effect?
c) Create light or glare?
( ]
[ ]
[ ]
[ ]
[ ]
[ ]
[ ]
[ ]
[XI
[XI
[XI
[ ]
The proposal Is to repllJC4 0 three Sl!f'Vlce bay, four-pump. 24-110ur SI!/f-SI!rve gos station with a 24-hour, four-
pump self-serve gos stJ1J/on and a 2,000 sq, ft. conIIenlence marl with beeI' & wine sales fol' off-site
consumption, The proposed one-story stl'uctures will not affect a _nlc vista and the site /a not along a
scenic highway, The QI'fIa Is developed with a vOl'lety of commercial slnlctures of varlOll$ designs, The new
slnlctures have been designed to fit In with the stIJ'I'01Inding Improvements, The new gos stJ1J/on and food marl
will provide additional lighting but the j/xIuI'es are designed to comply with lighting standards and will
Include shielding where neceSStll')l.
14. CULTURAL RESOURCES - Would the proposal:
a) Disturb paleontological resoun:es? [ ] [ ] [ ] [XI
b) Disturb archaeological resoun:es? [ ] [ ] [ ] [XI
c) Affect historical resoun:es? [ ] [ ] [ ] [XI
d) Have the pntMltiAI to cause a physical change which would affect
. unique ethnic cuItural values? [ ] [ ] [ ) [XI
e) Restrict e>ri611qg n:1igious or saaed uses within the pnt"ntlAI
impact area? [ ] [ ) [ ] [XI
The proposal Is fOl' an erlsllng CORUnerclal site In a j/l/Iy developed suburban environment. None of the
above resources, culJwoa/ values, 01' religious uses have been Identified ai, In the proximity of the subject site,
15. RECREATION - Would the proposal:
a) Iocn:ase the d"m,md for neighhn.hood or regional pIUts or other
recreational facilities?
b) Affecte>ridlqg recreational opportunities?
[ )
[ ]
[ )
[ ]
[ )
[ )
[XI
[XI
The proposal Is for an existing commemal site In a j/llly developed subUl'ban environment, None of the
above facilities 01' opporlunlties have been Identified os being Impacted by the proposal.
-
16. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the pnl"nliAI to degrade !be quality of the
euvironment, Sllh<lAnliAlly reduce the habitat of a fish or wildlife
species. cause a fish or wi1d1ife popuIaIion to drop below self-
qJd!lining levels, threaten to AliminAtP. a plant or animal
community, reduce the number or restrict the range of a rare or
endangered plant or animal or e1iminAI" importmt examples of the
lDl\ior periods of California history or prehistory? [ 1
[ ]
[ 1
[XI
The project Is at an existing commeI'ClaI site In a j1d1y developed suburban QI'fIa and will not result in any of
the above Impacts.
-9-
CEQA Cht:cklisl 7195
--
.
.
.
.
Would the proposal RSUlt in pnt",,601 impal:ls inwlving:
FileNo,: CUP98~11
PotenlialIy
!iligJ1ifi~'
PotenlialIy Unless Less Than
Significant Miligalion Significant No
Impact hu:otpomtcd Impact Impact
b) Does the project have the potential to achieve short-term, to the
disadvantage of long-term, environlt1el1bll goals? I ]
I ]
I ]
[XI
The proposal Is to reploce a three sef'l/ice bay, f01JT-pump, 24-h01JT self-sel'\le gas station with a 24-11oU1', four-
pump self-sel'\le gas station ond a 2,000 sq. ft. conveniltllce marl with beer & wine sales for off-site
consumption. The new facilities Included In the project are consistent with long-term environnumta/ goals,
c) Does the project have impacts Ihat are individually limited, but
"..ml1lo'ively considerable? ("Cumulatively considerable" means
Ihat the inl:remeDIal effects of a project are considerable when
viewed in connection with the effix:t.s of past projects, the effects of
other current projec:ts, and the effects of probable future project.) I ]
I ]
I ]
[XJ
The project Is at on existing COTIlI1UIrcia/ site In a JUJly developed suburbon environment. and the changes In
the specific types of COTIlI1UIl'ClaI activity, will not result in any cumulatively considerable Impacts.
d) Does the project have environmental effects wbich will cause
Sll\lsto.mol advene effects on hnman beings, either directly or
indirect1y? I ]
I ]
I]
[XJ
The project will not have any environmental effects that w1l1 cause direct or Indirect substontial adverse
effects on hwnan beings.
17. EARLIER ANALYSES
No earlier onalysis, and no additional documents were referenced pursuont to the tiering, program E/R, or
other CEQA processes to ana/~ this project.
-10-
CEQA ChecIdisl 7195
"
..
.
FileNo, . (jt/P 98-()//
CITY OF ARCADIA
240 WEST HUNTINGTON DRIVE
ARCADIA, CA 91007
ENVIRONMENTAL INFORMATION FORM
Date Filed:
fj-Z/-9!J
General Information
.
1. Applicant's Name: CHEVRON U.S.A. PRODUCTS CO. C/O R.E.H. ENGINERING CO. ,INC.
Address: 253 N. SAN GABRIEL BLVD., PASADENA, CA 91107
2. Property Address (Location): 11E. LIVE OAK AVE.
Assessor's Number: 5789-028-024
3. Name, address and telephone number of pers~n to be contacted concerning this project:
R.E.M. ENGINEERING CO., INC. (626) 405-0081
253 N. SAN GABRIEL BLVD., PASADENA, CA91107
4.
List and describe any other related permits and other public approvals required for this
project, induding those required by city, regional, state and federal agencies:
CITY OF ARCADIA - ARCHITECTURAL DESIGN REVIEW; CONDITIONAL USE PERMIT;
BUILDING, MECHANICAL, PLUMBING AND ELECTRICAL PERMITS.
COUNTY OF LOS ANGELES HEALTH DEPARTMENT
5, Zone Classification: C-I (LIMITED COMMERCIAL)
COMMERCIAL
6. General Plan Designation:
Proiect Description
7. Proposed use of site (project description): DEMOLISH AUTO SERVICE BUILDING AND TWO
GANOPIES AT EXISITING SERVICE STATION. CONSTRUCT A NEW CS2012 CONVENIENCE
STORE, 22' X 98' CANOPY AND TRASH ENCLOSURE.
8. Site size: 24~214SQ. FT.
9. Square footage per building: BLDG. - 2,093 S.F. CANOPY - 2,160 S.F.
10. Number of floors of construction: ONE
.11.
12.
13,
Amount of off.street parking provided: 9 - STANDARD. 2 - COMPACT. 1 - DISABLED
Proposed scheduling of project: ESTIMATED CONSTRUCTION START DATE 8/98
Anticipated incremental development: N/ A
14.
-
15,
16,
17.
18,
.
.
.
If residential, include the number of units, schedule of unit sizes, range of sale prices or
rents, and type of household sizes expected:
N/A ,
If conunercial, indicate the type, Le, neighborhood, city or regionally oriented, square
footage of sales area, and loading facilities, hours of operation:
THE SERVICE STATION UPGRADE IS A NEIGHBORHOOD ORIENTED CO~IERCIAL PROJECT
WHICH INCLUDES A 1,089 S.F. SALES AREA. 12 ON-SITE .PARKING SPACES AND OPERATING
HOURS OF 24 HOURS. SEVEN DAYS A WEEK.
If industrial, indicate type, estimated employment per shift; and loading facilities:
N/A'
If institutional, indicate the major function, estimated employment per shift, estimated
occupancy, loading facilities, and conununity benefits to be derived from the project
N/A
If the project involves a variance, conditional use permit or zoning application, state this
and indicate clearly why the application is required:
A CONDITIONAL USE PERMIT IS REQUIRED BY ORDINANCE SEC. 9275.4 WHICH REGULATES
"DRIVE-IN BUSINESSES" INCLUDING AUTOMOBILE SERVICE STATIONS.
Are the following items applicable to the project or its effects? Discuss below all items checked yes
(attach additional sheets as necessary).
19.
20.
21.
23,
.
YES NO
Change in existing features of any hills, or substantial alteratin of ground
contours.
o
e
Change in scenic views or vistas from existing residential areas or public
lands or roads.
o
9
Change. in pattern, scale or character of general area of project.
o
UI
@I
UI
22.
Significant amounts of solid waste or litter.
o
Change in dust, ash, smoke, fumes or odors in vicinity.
o
E,I.R.
3/95
-2-
.,> .. r:'"
_4,
25.
26.
27.
28.
29.
30,
.
.
YES NO
Change in ground water quality or quantity, or alteration of existing
drainage patterns.
D
Substantial change in existing noise or vibration levels in the vicinity.
D
D
Is site on filled land or on any slopes of 10 percent or more.
Use or disposal of potentially hazardous materials, such as toxic substances,
flammable or explosives.
D
Substantial change in demand for municipal services (police, fire, water,
sewage, etc,),
WATER METER WILL BE UPGRADED TO 1 t~'
Substantial increase in fossil fuel consumption (electricity, oil, natural gas,
etc,),
NEW 600 AMP ELECTRICAL SERVICE
,Relationship to a larger project or series of projects.
D
D
D
Environmental Settin~
.1.
8
g
~
~
~
~
~
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-bad<&, rear yards, etc.). Attach
photographs of the vicinity. Snapshots or Polaroid photos will be accepted,
32.
Certification
I hereby certify that the statements furnished above and in the attached exhibits present the data
and information required for this initial evaluation to the best of my ability, and that the facts,
statements, and information presented are true and correct to the best of my knowledge and belief,
'3/20/'1~ ~-?-- ~
Date Signature
.
-3-
E.1,R.
3/95
.
.
_.
Ie ?e.e: 111. cns'lJB&'dn9 t!o., (Jnt!~
ENGINEERING CONSULTANTS
253 No.-San Gabriel Blvd.
Pasadena, California 91107
1626) 40:HlOal
City of Arcadia
ENVIRONMENTAL INFORMATION FORM
ATTACHMENT
Site: Chevron Service Station #9-3583
11 E, Live Oak Ave,
Arcadia, CA
Environmental Setting
31.
Describe 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,
A service station exists at the site, Presently, there is an auto service building with three
bays and cashier area A trash enclosure is attached to the north end of the building,
Fueling is available under two canopies. The first, along Santa Anita Ave., is a 21 '-6" x
51 '-6" canopy with three dispensers. On Live Oak Ave" a 19'-0" x 23'-6" canopy is
existing with a single dispenser. Parking and an air/water unit are at the north end of the
site which is level without any significant slopes, Planters are existing along the site's
perimeter and at the north and south ends of the building, One mature tree is located in
the planter at the southeast corner of the building and three eucalyptus trees are in the
planter along the north property line. There are no historical, cultural or scenic aspects
to the existing site.
32, Describe the surrounding properties, including information on plants, animals. any
cultural, historical or scenic aspects, Indicate the type of land uses, intensity of land use
and scale of development.
The surrounding properties, which are primarily one-story commercial buildings, have
neither cultural, scenic nor historical aspects, On Live Oak Ave" south of the site, is a
Ralphs Supermarket and to the southwest is a Mobil station with a car wash. A
Walgreens Pharmacy and shopping center, which includes Sir George's and the
Wherehouse, are west of the site on Santa Anita Ave, North of the site is a single family
residential area and east of the site is Chefs Coffee Shop. On Live Oak Ave. and Santa
Anita Ave" a center median exists with low plants and trees. All of the surrounding
properties are landscaped with trees and shrubbery,