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HomeMy WebLinkAboutPlanning Comm Rpts./1995/07/26 (3) PLANNING COMMISSION AGENDA STATEMENT Item ..1...- Meeting Date 7/26/95 ITEM TITLE: Public Hearing: PCM-95-16; Request to operate a gasoline station 24 hours a day at 1495 Melrose Avenue in the C-N Neighborhood Commercial zone - Robert H. Lee Associates/Unocal The request is for approval to operate a service station (gasoline sales only), for 24-hours a day at 1495 Melrose Avenue in the CN Neighborhood Commercial zone. The C-N zone limits business hours to between 7:00 a.m. and 11:00 p.m. unless extended hours are specifically approved by the Planning Commission. The Environmental Review Coordinator has determined that this project is exempt from environmental review as a "General Rule" exemption under the California Environmental Quality Act (CEQA). RECOMMENDATION: That the Planning Commission adopt attached Resolution PCM-95- 16, approving 24-hour operations for the service station located at 1495 Melrose Avenue, based on the findings and subject to the conditions contained therein. DISCUSSION: Site Characteristics The project site consists of a gasoline service station on .33 acres located at the northeast corner of Melrose and Orange Avenues. Two gasoline islands are located on the westerly portion of the property adjacent to Melrose Avenue. The existing building includes two automotive service bays, and a cashier office area which includes the sale of sundry snack items. Zoning and Land Use North - South - East - West - C-N R-1 R-1 C-N Commercial Center Single family dwellings Single family dwellings Commercial Center The site is bounded directly to the north by a commercial center, and commercial uses are also located to the west across Melrose Avenue. Single family homes are located to the south, southwest, and at a higher elevation overlooking the site to the east. Page 2, Item ~ Meeting Date 7/26/95 Proposal The proposal is to conduct gasoline sales on a 24-hour basis. The cashier office would be locked after II :00 p.m. and while snack items could be purchased, all transactions would take place through a cash pass-through drawer. This application was prompted by a complaint from a resident of the neighborhood to the east, stating correctly that the Unocal station was not only operating on a 24-hour basis, but was also repairing automobiles late into the night and early morning hours. Unocal states that they have since ceased to operate on a 24-hour basis, and that now all repair work generally ceases by 5:00 p.m. and always by 8:00 p.m. They are not requesting, nor do they intend to re-establish extended repair hours. Texaco Aoolication A similar application by the Texaco station located at the northwest corner of Melrose and Orange Avenues was considered by the Planning Commission at its June 14 meeting. At that time, concerns were raised about the cumulative impact of potentially three 24-hour uses in the immediate area -- the Texaco gas station, the Unocal gas station, and the 7/11 convenience store. As a result of these concerns, particularly the issue of cumulative impact, the Commission continued the hearing and asked staff to coordinate the Texaco request with any other uses that would be requesting approval of extended hours. Accordingly, staff has brought forward both the Texaco and the U nocal requests for consideration at this meeting (see previous item on the agenda). It has been determined, however, that the 7/11 store -- the only other 24-hour use in the immediate area -- has been operating 24-hours a day since prior to the adoption of the present restriction on hours which was adopted in 1969, and therefore can continue to operate as a legal nonconforming "grandfathered" 24-hour a day operation without the approval of the Commission. Neighborhood Meeting On Thursday, July 6, Unocal and Texaco held ajoint meeting with the neighbors at Lorna Verde Recreation Center; notices regarding the meeting were sent by the respective companies to property owners and residents within a 500' radius of their respective sites (using City mailing lists). A total of five people attended the meeting: four people in response to the notice(s), and one of whom did not receive a notice but was already at the recreation center, lived in the area, and was interested. At that meeting, Mr. Carl Fletcher of 262 Sandstone stated that as the Neighborhood Watch block captain, he was attending in order to represent the concern of the neighbors with lighting and traffic. Mr. Fletcher further stated however that the concerns were not his, and that he Page 3, Item--1- Meeting Date 7/26/95 personally did not object to the 24-hour operations. The other four people in attendance, upon being questioned, also stated that they did not object to the requests for 24-hour operations by either applicant. Letter and Petition from Apolicant In a letter submitted to the Planning Department, U nocal notes that they are proposing 24-hour operations for gasoline sales only. They have also noted that there are no pay phones nor cigarette sales on this site that might attract foot traffic and/or loitering (please see letter attached as Exhibit "A"). The applicant has further committed to modifying site lighting to ensure that it does not impact off-site. Additionally, Unocal has collected approximately 100 signatures from customers from both within and outside of the neighborhood indicating their support for the 24-hour operations (see attached petition, Exhibit "B"). ANALYSIS: According to the applicants, there appears to be a trend toward gas station operations on a 24- hour basis. This is apparently profitable to the operator, and also provides a convenience to the consumer. The applicant has noted that customers who desire to, but cannot obtain gasoline late at night or in the early morning will take all of their business to a station that can accommodate them at any hour. The question remains, however, whether or not these 24-hour operations are detrimental to the surrounding residential neighborhoods typically found adjacent to C-N zones. In this instance, potential noise impacts could include the noise associated with customers filling their vehicles with gasoline (doors opening and closing, operation of the pumps and the clanking of metal against metal, and perhaps loud conversation), as well as the visual impacts from the site remaining illuminated throughout the night. It also could include additional traffic and traffic noise if it is assumed that trips are generated that would not otherwise be using these streets; however, Unocal contends that a significant number of their trips are "passer-by" rather than "destination" trips, i.e., those using the station are already passing by the site. With respect to traffic and activity impacts, during the approximately ten months during which they were open 24 hours, U nocal estimates traffic counts between the hours of II: 00 p. m. and 6:00 a.m. at an average of 40-50 customers on weekday nights, and 75-100 customers on weekend nights. Although higher than the Texaco customer counts, these figures still represent only a modest portion of the overall traffic counts already utilizing this intersection during those hours. With regard to the visual impact of the site remaining illuminated throughout the night, staff Page 4, Item -L Meeting Date 7/26/95 visited the station at night and determined that several of the light fixtures, particularly those illuminating the gas islands, were not adequately shielded and thereby cast a glare onto surrounding areas. This is a violation of the City's performance standards and will be addressed by the applicant. It is difficult to judge the potential impact of traffic noise or noise associated with on site operations. The noise from normal overnight traffic far exceeds that which could be attributed to the station. Activity levels are moderate and thus these should generally not represent a significant disturbance. Although an occasional loud noise could also occur, this has not been specifically raised as an issue by the neighbors except with regard to the previous overnight repair activities which have ceased. It should be noted that with respect to the City performance standards, these issues are dealt with in a special manner. Traffic noise is exempt from the performance standards since it is considered ambient noise, and periodic loud noises such as clanking of a pump or loud conversation which might be considered "nuisance" (rather than "environmental ") noises are enforced through the Police Department rather than by Code Enforcement. The Police Department believes that 24-hour operations heighten the probability of increased criminal opportunities (see attached memo). During the past 15 months, there were 29 calls for service to this site (see attached memo from the Police Department); only one of these calls was generated after midnight, and none of the calls occurred during the past six months. The Police Department recommended additional security measures, including training, upgraded perimeter lighting, and security cameras. Based on the reported activity levels and the commitment to correct the lighting, staff does not believe the impacts from such an operation should be significant, although a service station is an "open" use and certainly even modest activity levels could represent a disturbance to adjoining neighbors. The potential for such disturbance is the reason limited hours have been incorporated into the C-N zone. Conclusion In applications of this type, staff believes the degree of concern on the part of the neighbors must be given considerable weight. In this case, public input is apparently divided, with some residents voicing opposition, while others are not opposed or are in support of extended hours. Our sense of it is that the original basis for the complaints was Unocal's overnight repair operations which have since ceased and are not intended to be reestablished. Based upon our assessment of activity levels and potential impacts, and with the input from the public and Police Department, we are recommending approval subject to the conditions noted in Resolution PCM-95-16. As is the case with Texaco, one of the conditions limits the term of the permit to one year subject to review and extension by the Zoning Administrator with notice Page 5, Item -L Meeting Date 7/26/95 to the neighborhood. If it is found at that time that the operation represents a concern to of the neighbors, the request for extension would be forwarded to the Commission for action. Attachments 1. Resolution PCM-95-16 2. Locator and Site Plan 3. Memo from Police Department 4. Exhibit "A" - Letter from applicant 7. Exhibit "B" - Petition from applicant 8. Disclosure Statement (m:\home\planning\patty\pcm9516. rep) RESOLUTION PCM-95-16 RESOLUTION NO. PCM-95-16 RESOLUTION OF THE CITY OF CHULA VISTA PLANNING COMMISSION APPROVING 24-HOUR OPERATIONS FOR A GASOLINE SERVICE STATION LOCATED AT 1495 MELROSE AVENUE WITHIN THE C-N NEIGHBORHOOD COMMERCIAL ZONE WHEREAS, a duly verified application was filed with the City of Chula Vista Planning Department on May 24, 1995 by Robert H. Lee & Associates for Unocal, and; WHEREAS, said application requests approval to conduct business operations on a 24- hour basis at 1495 Melrose Avenue within the C-N Neighborhood Commercial zone, and; WHEREAS, in accordance with CVMC Section 19.34.170, business hours in the C-N zone are limited to between 7:00 a.m. and 11:00 p.m. unless extended hours are specifically approved by the Planning Commission, and; WHEREAS, the Environmental Review Coordinator has determined that this project is exempt from environmental review as a "General Rule" exemption under the California Environmental Quality Act (CEQA), and; WHEREAS, the Planning Director set the time and place for a hearing on said application and notice of said hearing, together with its purpose, was given by its publication in a newspaper of general circulation in the city and its mailing to property owners within 500 feet of the exterior boundaries of the property at least 10 days prior to the hearing, and; WHEREAS, the hearing was held at the time and place as advertised, namely July 26, 1995 at 7:00 p.m. in the Council Chambers, 276 Fourth Avenue, before the Planning Commission and said hearing was closed. NOW, THEREFORE BE IT RESOLVED THAT THE PLANNING COMMISSION DOES hereby find, determine, resolve, and order as follows: 1. Findings. The Planning Commission hereby finds that the extended 24-hour operations will provide a convenience to surrounding residents and the night time activity levels are not expected to result in a disturbance to neighboring homes. II. Conditional Grant of Permit; Conditions. The Planning Commission hereby grants approval of this request subject to the following conditions whereby: A. Authorization for the 24-hour operations shall apply only to gasoline and snack shop sales. It shall not apply to any automotive services, which shall be restricted to the hours between 7:00 a.m. and 11:00 p.m., nor shall it apply to any future expansion of operations which shall require separate consideration of hours of operation. B. The applicant shall confer with and comply with all of the requirements of the Chula Vista Police Department as referenced in Attachment "A", incorporated herein by this reference, and shall submit evidence of such compliance within 30 days of the approval of this resolution, or said resolution shall be deemed void and ineffective. C. The applicant shall comply with City performance standards and ensure that the lighting on the premises does not impact off-site areas. Applicant shall submit for City approval a plan to modify on site lighting to meet the City's lighting performance standards and the lighting requirements set forth in Attachment A. D. This approval shall expire on July 26, 1996, and thereafter, the Applicant will no longer be allowed to continue its 24 hour operations, as herein permitted, after this date. Applicant understands that the duration of this approval may not provide the Applicant with an opportunity to recieve a reasonable return on any investment incurred as a result of the terms and conditions of this decision. Applicant acknowledges its understanding that any such investment will be made at the Applicant's risk. That notwithstanding, the Zoning Administrator may grant an extension of the term of this approval, on such conditions as he/she deem just, upon proof being supplied to the Zoning Administrator that the health, safety and welfare of the neighborhood is not adversely impacted by the 24 hour operation of the premises. Applicant must apply for the extension prior to the expiration date. The Zoning Administrators decision may be appealed to the Planning Commission in accordance with Muncipal Code Section 19.14.100. Ill. Additional Terms and Provisions of Grant. A. Post-Approval Conditions. This approval shall be subject to any and all new, modified, or deleted conditions imposed after adoption of this resolution to advance a legitimate governmental interest related to health, safety or welfare which City shall impose after advance written notice to the grantee and after the City has given to the grantee the right to be heard with regard thereto. However, the City, in exercising this reserved right/condition, may not impose a substantial expense or deprive Grantee of a substantial revenue source which the Grantee can not, in the normal operation of the approval granted, be expected to economically recover. B. Time to Commence Use. This approval shall become void and ineffective if not utilized within one year from the effective date thereof. C. A copy of this resolution shall be recorded against the property of applicant, known as 1495 Melrose Avenue. D. Any violation of the terms or conditions of this permit shall be grounds for revocation or modification of the permit. IV. A copy of this resolution shall be transmitted to the applicant. PASSED AND APPROVED BY THE PLANNING COMMISSION OF CHULA VISTA, CALIFORNIA, this 26th day of July by the following vote, to-wit: AYES: NOES: ABSENT: ABSTENTIONS: William C. Tuchscher II, Chair Nancy Ripley, Secretary ... ----........ . ATTACHMENT -A" . CRULl. VI ~'l'A POLICB DBP)...t'l'IIBIfT CRIIIB PRBVBIf'l'IOIf UIfIT PLAN REVINN RECOMMEllDA'l'IONS DATE: TO: VIA: FROM: PROJECT : July 6, 1995 ~/Patty Nevins, Planning ~\/~tain Withers, Inves SCPS MJ Dtosda Associate igative Division Prevention Uni'.: Larry's Unocal, Request for 24 Hour Service Following are recommendations to insure proper utilization of security hardware and alarms (access control), and lighting and landsca~ing to reduce criminal activity, and heighten crime preventJ.on awareness through the concept of "defensible space" and environmental design. ACCBSS COIfTROL -X- Upgrading perimeter security Doors steel door frames Solid core doors Astragals Deadbolts, flushbolts, and electronic locks Glass Window security ___ sliding glass door(s) ___ Glazing Exterior Security hardware Fencing and Gates ~ Security system(s): cameras and special applications SURVBILLAlfCB/DBTECTIOIf -X- upgrading Lighting -X- High pressure sodium ___ Low pressure sodium Metal Halides -X- Break resistant/tamper proof fixtures -X- Minimum Pole height (15 feet) -X- Transitional lighting .JL Placement -X- Landscape Application Trees/Shrubbery: maintained -X- Graffiti deterrent Placement -X- Visibility factors cc: Brookover, SCA CPTED Routlr~ form PO/epu 06/93 ;( ,. I#" CRULl'. VI..TA POLICE DEPA.<TMENT CRIME PREVENTION UNIT PLAN REVII.W RECOMMENDATIONS continuation of surveillance/detection: Exterior view Fencing ___ Wrought Iron TuDular steel Chain link -X- security Alarm Systems Perimeter Motion detection -X- Robbery/Hold Up Burglary/Intrusion POLICE RESPONSE Addressing ___ Access to property Knox Box -X- visibility; allowing patrol officers to monitor activity -X- Reporting procedures POLICE SERVICES -X- Training of management and employees in security procedures and crime prevention awareness. -X- Security Survey performed by the Crime Prevention unit. SPBCIFIC RECOMMENDATIONS AND COMMENTS Regarding the request to extend hours, proof of upgraded security including new employee training on emergency procedures is highly recommended. Does this establishment only provide self-serve gasoline, or will other services be provided, i e; foodmart. 24 Hour operation increases the opportunity for possible criminal activity. Prevention and reporting procedure training is essential for full service operation. In the past 15 months, there was 28 CFS (calls for service), including 8 Crime Case reports (all were date from April to December 1994). The Crime Cases consisted of five petty thefts of gasoline, 1 indecent e~osure, 1 robbery and 1 stolen vehicle. The stolen vehicle report 1S the only CFS that was generated after midnight. There have not been any CFS currently in 1995. Thank you for the opportunity to have input into the planning process. If you have any questions, please feel free to contact me any time. cc: Brookover, SCA CPTED Rout t "II form POlepu 06/93 . , LOCATOR AND SITE PLAN . ~-=... " . CHULA VISTA PLANNING DEPARTMENT LOCATOR PIOJ!C1' UNOCAl PIOJ!C1' DUaI'IIC)N; C!) AI'I'UCNIT: MISCELLANEOUS ~. 1495 Melr_Aw. II8qoJelf: 24-Hour~..lonIinC-N_ seAl.!: fU NUMIEI: NORTH 1'.m PCM -95-16 MEMO FROM POLICE DEPT ~ ..J ~ CHULA VISTA POLICE DEPARTMENT C RIM E PRE V E N T ION U NIT PLAN REVIEW RECOMMENDATIONS FROM: PROJECT: July 6, 1995 Patty Nevins, planning Associate ~~tain witherS~)igative Division SCPS MJ Diosda~{~e Prevention Unit DATE: TO: VIA: Larry's Unocal, Request for 24 Hour Service FOllowing are recommendations to insure proper utilization of security hardware and alarms (access control), and lighting and landsca~ing to reduce criminal activity, and heighten crime preventJ.on awareness through the concept of "defensible space" and environmental design. ACCESS CONTROL -X- Upgrading perimeter security Doors steel door frames Solid core doors Astragals Deadbolts, flushbolts, and electronic locks Glass window security ___ Sliding glass door(s) Exterior Security hardware ___ Glazing -X- Security system(s): cameras and special applications Fencing and Gates SURVEILLANCE/DETECTION -X- Upgrading Lighting -X- High pressure sodium ___ Low pressure sodium Metal Halides -X- Break resistant/tamper proof fixtures -X- Minimum Pole height (15 feet) -X- Transitional lighting ..JL Placement -X- Landscape Application Trees/Shrubbery: maintained ..JL Graffiti deterrent Placement ..JL Visibility factors cc: Brookover, SCA CPTED Routing fom POle,,", 06/93 _ "' _~'d"" "-" .~.. .' iO.c . ~ .I CHULA VISTA POt.ICE DEPARTMENT C RIM E PRE V E N T ION U NIT PLAN REVIEW RECOMMENDATIONS continuation of surveillance/detection: Exterior view Fencing ___ Wrought Iron Tubular steel Chain link ..JL Security Alarm systems Perimeter Motion detection -X- Robbery/Hold Up Burglary/Intrusion POLICE RESPONSE Addressing ___ Access to property Knox Box ..JL visibility: allowing patrol officers to monitor activity ..JL Reporting procedures POLICE SERVICES ..JL Training of management and employees in security procedures and crime prevention awareness. ..JL Security Survey performed by the Crime Prevention Unit. SPECIPIC RECOMMENDATIONS AND COMMENTS Regarding the request to extend hours, proof of upgraded security including new employee training on emergency procedures is highly recommended. Does this establishment only provide self-serve gasoline, or will other services be provided, i e: foodmart. 24 Hour o~eration increases the opportunity for possible criminal activJ.ty. Prevention and reporting procedure training is essential for full service operation. In the past 15 months, there was 28 CFS (calls for service), including 8 Crime Case reports (all were date from April to December 1994). The Crime Cases consisted of five petty thefts of gasoline, 1 indecent ex~osure, 1 robbery and 1 stolen vehicle. The stolen vehicle report J.S the only CFS that was generated after midnight. There have not been any CFS currently in 1995. Thank you for the opportunity to have input into the planning process. If you have any questions, please feel free to contact me any time. co: Brookover, SCA CPTED Rout! ng fol'll POle"" 06/93 EXHIBIT "A" R.H. LEE - LR HRBRR AN ESOP CoMPAI(Y JUL-11-199S 17:~9 31~ 9~2 8026 P.~l [IS ROBERT H. LEE & ASSOCIATES. INC. ~ ARCHITECI1JRE ENGINEERING ENVIRONMENTAL SERVICES 1201 SoV11I e..."" BouuwAaP. Somi 207 LA 1l.uaA, CA tD631 I'IIon 31().9!n-f0Z3 F.. 31()'902-8026 nun J. CUltPrinllU,.,. A.rc:lIitUl. ._ omo._ -. IOIIN ". JOMNIOPiI ",ctUwa (>>.P.... "IAN ,. UTA """"M <;0-""" lORN 1_ RICQ ..- vlec nelM&al. CZCIL R. 'PEJ'IICD .- .Iot_ "AMaR.RAY Ovil bpMcr .OWAaD G. mRl1L4 "-"'< CAR\' M. IDILING ....... -, ILYTIIEI. MUON ......... "-"'< July 1 1. 1995 Patricia Nevins City of Chuls Vists 276 Fourth Ave. Chula Vista, Ca 91910 RE: UNOCAL Service Station. 5763 1495 Melrose Ave. . Orange Ave. Amendment to CUP for 24 Hour Ga.oline Sal.. (Recap of Project to Date' Dear Patty, Thank you for attending the community meating with us IlI$t week. Your attendance was appreciated. We hope that you have found Unocal to be proactive in dealing with this projact. As you know, Unocal, as a concerned member of this community. has been taking the lead in resolving the issues with the surrounding property owners. In an interim effort to appease our neighbors, and as a result of the concerns expressed by the Planning Commission at the June 14. 1995 meeting, Unocal has voluntarily ceased operation of their facility hours of 11 pm to 7 am. Unocal sent our firm to that meeting as an observer when Texaco's application was being reviewed. Unocal was proactively trying to get a feeling of the community's concerns prior to appearing before the Planning Commission themsalves. In a good faith effort. Unocal has not only shut down the station for the hours mentioned. but they have also stopped all repair work in the service bayS prior to 8:00 pm. The mechanics go home at 5:00 pm, but there is occasionally some additional work after 5:00 pm. In addition. the lighting for the service portion of the building is turned off at 10:00 pm in order to decrease the overall ambient light from the sita to the surrounding area. Not surprisingly to Unocal, the police department indicates a limited amount of service requests for this site during the last year. This indicates to Unocal that the surrounding area benefits from having a 24 hour oparation where an attendant is Ivailable to respond to activities in the area. It shOUld be noted that there are no pay phones and no cigarette sales on this site that might ettract additional foot traffic and lor loitering. We found the foot traffic to be one of the elements that could create e potential for problems in this area. We have been to the site at various times to review the various elements discussed by the Planning Commission. It was our observation that the customers have basically stopped their vehicles to gas up for a period of IS . 10 minutes. Meanwhile the street traffic noise continued. We found that most of the noise that was generated came o -- P1I1'ALVMA, CA M.uIETr". GA $Ac........-ro. CA BEl.I.EV\15, WA JUL-11-199S 17:1~ R.H. LEE - LR HRBRR 31~ ~2 8026 P.~2 from the street intersection and the large volume of vehicle traffic on the surface streets in front of the service stati on site. As recommended by the Planning Commission, a mailing went out to residents within 300 yards of the service station site In order to give the people of the community a chance to communicate their concerns directly to Unocal. Texaco also attended this meeting. The meeting was held on July 6. 1995. We have included the sign-In sheet that indicates the 5 interested neighbors that were in attendance. The only negative discussion our 24 hour use application came from Mr. Carl Fletcher who represented ten residents south of the Texaco station. He Indicated that the lighting glare from the Texeco station and the traffic noise were points that they wanted expressed on their behalf. It should be noted that Mr. Fletcher personally had no real objection to the 24 hour use. but he attended as the spokesman for his neighbors, which did not attend. Ha added that most of the nOise could be coming from the through traffic along Orange and not particularly from the service stations or their customers. Since the station has restricted their hours, the Unocal dealer has placed a petition at the cashier's counter in order to get responses from their customers. Within 48 hours, over 100 signaturas were taken stating the customers' preference to have the station ramain open 24 hours. Unocal feels that this is a significant statement and in order to retain their current customers and their competitiveness in the industry they must be allowed to reinstate their 24 hour sales of g<l&oline. We feel that Unocal has demonstrated a strong effort to meet the community to discuss their concerns. In return, we have found only a small sector adjacent to the Texaco station that even mildly objected. while over a hundred responded favorably. requesting the station be allowed to remain open 24 hours. As a community member, and a long standing business in the community. Unocal is adapting to the changing world. As you can see. in order to be more competitive while reSPonding to their patron's needs, Unocal requests a change to allow 24 hour gasoline sales. Unocal is not requesting to have 24 hour auto service. Unocal has appreciated planning staff's help on thi. project and looks forward to a quick and favorable resolution to this request of extending their operation for fuel dispunsing to 24 hours. If you have any questions or comments on this matter don't hesitate to call me. Sincerely, ROBERT H. LEE & ASSOCIATES ~~ im Forgey ~I Project Manager IIO.C,", H. .... . __DDUPtTEe. lNa. o '-_. JUL-ll-199S 17:1~ \..; '--- ~ ~ ~ ~ Z CI ~ L ~ - .. \C ~ s ... ;;:: ~i ~g ~! U o~ u- 8~ ~~ iO :I:~ 9!;; ~~ ~ R.H. LEE - LR HRBRR 31~ 9~2 8026 P.~3 J i Ii " . Q U" ::!!. I I \ o '0 rf\ n <"I tJl) -:tT-v' rn ~ o ~ c- y) ~ ~ oc( .:1 ~ r:..~ !: C 1S).f .~ · i c A ~ ~UI j ~cf ~ H.. ;J' ~ .I 'f . . EXHIBIT "B" JUL-11-199S 17:11 R.H. LEE - LR HRBRR 31~ ~ 8026 P.04 Customer Survey - I :; rn De A L t;. L If you are a resident of Chula Vista and want Melrose Unocal 76 10 be open 24 hours. please sign your nameand zip code below: 1.;n,~"",,-o./ (9/$"') 26 2. II/PIG'1/{.. U;P€_LWf/1 cfJ _/9( ( 3. ...SlltJ""~V7o 2o;;,vdO~ 71111 28. .fi(/#Y11 M(j)?€.. r /<1/(1 4~ t)." r.<A-f+(~W 29 ()1r-l'~4/<1 11ft; 5._ _ _G(u€RT tj/CfS"V 3~""C...u<:.U..M... 9{~jI 6/: ~.tO ?;cJI) 31. W '11f1/ . ,Jh 9. ~//- .:,/ q'/ 7. 7 32. (, a W R 9. ,o.~.n rt:6c-r4 9/7/'3 11'~<'A-a-, I1/-nuId:tu 7/Y// 12. :Joe~. ({I-/y 9/9,~ 13. I./i '7 0v, ~ ('1 {( 43. ,Ci( ( 44. tj 19// 9/9/1 45. ~L\f 'l..,"'c-oN 11..1153 9/911 46._~~er~. q('fl/L /1/ 47. ,~ ~~. I'Hi 23. . '" Q. '/ 48. . . Ii 24. /;Vrt?J61.ro7A-H4y~71~ 49. 25./J1v.~" n l~ 4....... 'to')?>/ 50. 16. 17. '8. {! P"u z- ',mp.J/ /0. ... 40 I .- , . ~ JUL-11-199S 17:12 R.H. LEE - LR HRBRR 31~ ~2 8026 P.~S ',' .! . t '< " :. ::.: " r , " " I i ~. , " " , " . , "-, . ,on " . , I ,-., Customer Survey ~- . If you are a resident 01 Chula Vista and want Melrose Unocal 76 to be open 24 hours. please sign your nameand Zip code below: .h , " .. :\ I ! .' '( (f _____ _-":"Wli 3.~fJI~ Cli~_ 4.!J!J)7lN 9 I 9 l.L_ 5~~~_1&/_ 26.__ 27._ 28. ,. 36. ,', -. f , .. .' .:~ ..[; ',~ ~~ , 1,1" - F.' DISCLOSURE ST A TEMENT JUL-17-199S 18:~9 R.H. LEE - LR HRBRR 31~ 9~2 8026 P.~2 'IHB an (0. aIU1A VIsTA DDC.CIIUIUt ITA11IM. 1 . YOII ... ....Ired 10 IIJc . 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