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PL25-0103 (Site Approval), PL25-0104 (Special Conditional Use Permit) & PL26-0076 (Special Conditional Use Permit)
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LOCATION MAP
PROJECT NO.: PL25-0103 (Site Approval), PL25-0104 (Special Conditional Use Permit) & PL26-0076 (Special Conditional Use Permit)
APPLICANT: Evergreen Devco
REQUEST: A request to construct a 4,761-square foot convenience store with a Type 20 Alcohol Beverage Control (ABC) license for off-premise consumption, a 3,724-square foot gas station island pump canopy, and a 3,284-square foot detached express car wash on an approximately 1.99-acre site in the CS (Commercial Service) zoning district.
LOCATION: Southeast corner of Central Avenue & Schaefer Avenue (APN: 1021-031-16 & 1021-031-12)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2026-023, approving PL25-0103 (Site Approval), PL25-0104 (Special Conditional Use Permit) & PL26-0076 (Special Conditional Use Permit), based upon the findings and subject to the departmental conditions of approval.
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SURROUNDING ZONING AND LAND USE:
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Existing Land Use |
General Plan |
Zoning District |
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Project Site - |
Vacant building |
SC (Service Commercial) |
CS (Commercial Service) |
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North - |
Arco gas station/AMPM convenience store & the McCalla commercial center |
SC (Service Commercial) |
CS (Commercial Service) |
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East - |
Vacant & parking lot for American Legion Chino Post 299 Veterans Organization |
SC (Service Commercial) & NC (Neighborhood Commercial) |
CS (Commercial Service) & CN (Commercial Neighborhood) |
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South - |
Existing home & American Legion Chino Post 299 Veterans Organization |
NC (Neighborhood Commercial) |
CN (Commercial Neighborhood) |
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West - |
Industrial buildings |
SC (Service Commercial) & GI (General Industrial) |
CS (Commercial Service) & M2 (General Industrial) |
BACKGROUND
Evergreen Devco is requesting approval of a Site Approval (SA) and Special Conditional Use Permit (SCUP) to construct a commercial project consisting of a 7-11 gas station and convenience store and a detached Quick Quack express car wash. The proposed project is located on two parcels totaling 1.99 acres located in the CS (Commercial Service) zoning district at the southeast corner of Central and Schaefer Avenues. The proposed Project includes a request for approval of a SCUP for a Type 20 Alcoholic Beverage Control (ABC) license for off-premise consumption of beer and wine for the 7-11 convenience store. A bar and a liquor store were previously located on the site and the vacant building will be demolished. The proposed convenience store and gas station are permitted in the CS zoning district pursuant to Chino Municipal Code §20.21.230 - Service Stations. The proposed express car wash and ABC license are conditionally permitted with approval by the Planning Commission.
ISSUES/ANALYSIS
Site Design:
The proposed Project consists of a 4,761-square foot convenience store with a 3,724-square foot gas station island pump canopy with 10 dispensers and a 3,284-square foot detached express car wash, located on two separate lots. The gas station is located on the northern lot, adjacent to both Central and Schaefer Avenues and the car wash is located on the southern lot, adjacent to Central Avenue. Two points of access are provided with one driveway provided on Central Avenue at the center of the site and the other on Schaefer Avenue at the north end of the site. The convenience store and gas station canopy over the gas station pumps are located at the center of the site in order to maintain visibility per the Police Department’s recommendation. Additionally, the car wash and vacuum canopies are designed with the car wash building at the south end of the site and the canopies adjacent to the building to provide maximum visibility. The Project is surrounded by a commercial center to the north, including an AM/PM convenient store and Arco gas station, and industrial uses to the east and west. American Legion Chino Post 299 Veterans Organization is located to the south and a future adjacent residential project is proposed at the northeast corner of Central Avenue and Anderson Street. The Project, as designed does not create negative light, noise, and aesthetic impacts, as the site is designed to meet all development standards of the CS zoning district and comply with all other requirements of the Chino Municipal Code.
Project statistics are as follows:
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Item |
Proposed |
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Project Area - |
1.99 acres (86,500 sq. ft.) |
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No. Lots - |
2 |
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Lot Area - |
1.99 acres (86,500 sq. ft.) |
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No. of Buildings - |
2 |
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Building Area - |
- Convenience store - 4,761 sq. ft. - Gas station canopy - 3,724 sq. ft. - Car wash - 3,284 sq. ft. Total = 11,769 sq. ft. |
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Lot Coverage - |
14% |
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Landscape Coverage - |
20% required / 20.2% provided (17,959 sq. ft.) |
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Parking (proposed/required)- |
- Convenience store - 19 required / 20 provided - Car Wash - 1 required / 17 provided - Total = 20 required / 37 provided |
Street Improvements and Parking
The Engineering Division’s conditions of approval require the necessary street dedications and infrastructure improvements for both Central and Schaefer Avenues. Central Avenue is required to be widened to include a 14-foot wide, northbound right-turn lane. Furthermore, vehicular turning movements for both drive approaches are restricted to right-in and right-out access only for safety purposes minimizing vehicular conflicts.
The convenience store and car wash have been parked independently according to the parking requirements outlined in the Zoning Code. A total of 19 parking spaces are required for the convenience store with 20 spaces being provided. The car wash requires one space for every three employees (with a maximum of three employees per shift) and three spaces have been provided. In addition, 14 parking spaces with vacuums under canopies have been provided for use by the patrons of the car wash. Overall, the project meets the minimum parking requirements of the Zoning Code.
Architecture
The commercial development is designed with a contemporary architectural style consistent with the branding of both 7-11 and Quick Quack chains. The 7-11 convenience store incorporates brown earth tone colors with ivory stucco walls with fiber cement wood-like siding and dark brown corrugated metal panel siding. The trademark 7-11 horizontal colored banding is included over the entrance to the building and on the gas station canopy to match. The Quick Quack car wash incorporates ivory stucco, light grey fiberglass siding, stone veneer around the base of the building, green trim throughout and at the tower feature, and a yellow arched entrance and exit with yellow pilasters at the tower feature. The building walls have movement by providing insets and offsets, and metal awnings are provided over store windows and entryways.
Landscaping:
A minimum 20 percent landscape coverage is required for this Project. The applicant meets this requirement by providing a total of 20.2 percent landscape coverage, which has been primarily concentrated along both street frontages. Landscaping consists of a mixture of trees, shrubs and groundcover. All landscaping will employ drought-tolerant ground cover and plant material in order to comply with the City’s landscape ordinance.
Special Conditional Use Permits:
Type 20 ABC License
The gas station and convenience market for 7-11 will be located within a 4,761 square foot building. The 7-11 convenience market will include quick grab items, coolers with beverages and beer and wine sales. The business will have approximately 15 employees and staff two to three employees per shift. The store is proposed to be open 24-hours. The Zoning Code has several provisions relating to the sale and display of beer and wine for off-premise consumption that have been included as conditions of approval. These conditions address the sale, storage and advertising of alcohol, and are sufficient to regulate the proposed beer and wine sales.
The applicant is applying for a Type 20 (off-sale beer and wine) license through the Department of ABC. The license is for the sale of beer and wine only. The Business and Professions Code establishes a procedure for determining if the public convenience or necessity would warrant the issuance of an ABC license where an undue concentration of licenses exists within the census tract. A total of three off-sale licenses are allowed within the Census Tract (5.04) and currently two off-sale licenses exist. Therefore, there is not an over concentration of off-sale ABC establishments in this census tract. However, the City of Chino is a moratorium City as it relates to off-sale alcohol licenses and findings for public convenience and necessity are required. These findings are included in Planning Commission Resolution No. PC2026-023.
The Chino Police Department reviewed the application for potential crime as a result of the sale of alcohol for off-site consumption. It was determined that the granting of a SCUP will likely not cause a significant impact on public safety with the conditions that are placed on the project. The Crime Prevention Unit provided the applicant with recommendations for additional security using CPTED (Crime Prevention Through Environmental Design) guidelines. The Police Department has no concerns with the request.
Automobile, Light Truck, & Van Cleaning
The proposed Quick Quack Car Wash will be located within a 3,284 square foot building. The carwash operation is proposed as an automated operation where the owner of the vehicle remains inside the vehicle while the vehicle goes through an automated carwash tunnel. Adequate queuing for 19 vehicles is provided from the point of payment, and the carwash has the capacity to wash up to 155 cars per hour, loading one car every 24 seconds onto the conveyor system. The average wash time is two to three minutes. Fourteen complimentary vacuum stations are provided adjacent to the carwash building. The business will operate between the hours of 7 a.m. to 9 p.m. with two to three employees per shift. The carwash anticipates to employ a total of 18 employees. Based upon the site design, location relative to adjacent uses, and operational measures incorporated into the project, it is not anticipated that the car wash will negatively impact the surrounding properties. If at any time the exterior noise standards exceed allowable noise levels, or if the uses create a noise nuisance to adjacent uses, the applicant is required to work with staff to reduce noise impacts to an adequate level (Condition of Approval No. 7.9.6).
Public Noticing
A 10-day notice was mailed to all property owners within a 300-foot radius of the project site. In addition, a notice was published in the Chino Champion on August 8, 2026. In response to the public notice, no comments have been received. The notice meets legal noticing requirements.
ENVIRONMENTAL REVIEW
The proposed Project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to section 15332, In-Fill Development projects. The exemption applies to infill projects that are consistent with the General Plan and Zoning Requirements; are located on a project site of no more than 5 acres substantially surrounded by urban uses; are located on a site that has no value for habitat for endangered, rare or threatened species; will not result in significant effects relating to traffic, noise, air quality, or water quality; and are located on a site that can be adequately served by utilities and public services. The proposed Project is located on a 1.99-acre undeveloped site and fully surrounded by existing development. Furthermore, none of the exceptions to the categorical exemptions set forth in the CEQA Guidelines 15300.2, apply to this project.