The URL can be used to link to this page

Home My WebLink AboutRP 83-11; Big Bear Market; Redevelopment Permits (RP) (3)NOTICE OF PUBLIC HEARING NOTICE IS HSREBY GIVEN that the Planning Commission of tfH^ City of Carlsbad will hold a public hearing at the City Council Chambers, 1200 Elm Avenue, Carlsbad, California, at 7:00 p.m. on Wednesday, September 14, 1983, to consider ^proval of a request for expansion and redesign of the Big Bear Center on property generally located on the south west corner of 1-5 and Elm Avenue and nore particularly described as: A portion of Tract 115 of Carlsbad Lands according to M^ 1661 (535, 775) filed in the Office of the County Recorder. Those persons wishing to speak on this proposal are cordially invited to attend the public hearing. If you have any questions please call the Land Use Planning Office at 438-5591. CASE FILE: RP 83-7/RP 83-11/RP 83-12 APPLICANT: Big Bear/San biego Trust PUBLISH: September 3, 1983 CITY OF CARLSBAD PLANNING COMMISSION LC CATION MA 1 f t ) RP 83-7 1 f t ) RP 83-11 B!Q BEAR MARKETS RP 83-12 EXHIBIT I STAFF REPORT DATE: September 14, 1983 TO: Design Review Board FROM: Land Use Planning Office SUBJECT: RP 83-7/RP 83-11 - BEAR BEAR MARKETS? RP 83-12 - SAN DIEGO TRUST - Request for several proposals resulting in expansion and redesign of the Big Bear Center located at the southwest corner of Elm Avenue and 1-5 I. RECOMMENDATION It is recommended that the Design Review Board ADOPT Resolution No. 025, APPROVING RP 83-7, RP 83--1 1 , and RP 83-12, based on the findings and subject: to the conditions contained therein. II. PROJECT BACKGROUND For the past several weeks, the Redevelopment, Planning and Engineering staff has been working with the owners and businesses in the Big Bear Center to achieve an improved design of the site. Clearly, the existirig parking lot layout is hazardous and inefficient, and is in need of redesign. In addition, several improvements are planned for the buildings on- site. This report is an attempt to put this information (three RP applications) into one understandable package for comprehensive review by the Board. The following activities are proposed: a) Redesign of the parking layout to that proposed on attached Exhibit "B"; on file in Redevelopment Office. b) A 4675 square foot building addition to the Big Bear Market; c) Remodel the exterior of Big Bear Market and the liquor store, including the addition of wall signs; as shown on Exhibits "C" and "D"; on file in Redevelopment Office. d) Im.prove the appearance of the loading areas adjacent to Oak Avenue; e) Remove the existing freestanding sign completely; and f) Place a 100 square foot automatic bank teller as shown on Exhibit "A", in a parking lot landscape island. (Exhibit A on 'file in Redevelopment Office) Discussion A) Parking Layout As shown on Exhibit "B", the parking lot layout is proposed to be redesigned to provide improved circulation and appearance. The lot will continue to have three entrances, one of which will be redesigned to three lanes (two exits, one entrance) with a long "throat" for car-stacking which will be separated from the parking spaces. Staff is recommending that eventually a median down the center of Elm Avenue be installed which would restrict left-hand turns to this entrance. The remaining entrances would accommodate right-in, right-out traffic only. This proposed three-lane, main entrance will help internal circulation by encouraging motorists to utilize the large, centralized lot. This area is vastly under-utilized under the existing configuration. Also, from this central lot, it is increasingly likely that vehicles will use the Oak Avenue exit, avoiding congested Elm Avenue exits. In addition, the fotomat booth will be moved back from the street to allow improved flow in the liquor store area. Overall, the proposed parking layout totals exactly the same number (194) of parking spaces as that presently existing. This total meets the zoning requirements of one space per 300 square feet of retail building area. Some (18 percent) small car spaces are included in aisles separated from regular spaces. Staff believes that the improved on-site circulation, the minimizing of Elm Avenue conflicts, and the improved landscape treatment should result in a far superior layout to that presently existing. B) Supermarket Addition Part of the proposal is to add a 4675 square foot addition to the Big Bear Market. As shown on Exhibit "A", this addition would be constructed on the north end of the market and would connect with the liquor store. This addition should not increase congestion problems and will eliminate a dangerous, blind intersection with the western alley. C) Remodel Supermarket Exterior The applicant also proposes to remodel the exterior of the supermarket building. The exterior will have large windows with a red concrete tile mansard roof. Beige stucco walls with dark stain wood trim should tie the project in with existing facades. Glazed tile under the windows will help accent the entrance and exit. Large wooden pillars outside the entrance will support a roof canopy to provide entrance and exit shelter. -2- The east entrance, toward the main, central parking lot will allow ingress and egress for the supermarket, while the north elevation will allow exit only. This should serve to encourage customers to park in the large lot east of the market. The west elevation, adjacent to the alley, will be re-painted, including an accent line to help break the monotony. The south elevation is proposed to be re-stucco*d and painted. Two large wall (Mansard) signs identifying "Big Bear" are proposed on the entrance/exit canopies of the store as shown on Exhibit "C". These signs are proposed at approximately 160 square feet per sign. No other supermarket signs are proposed. D) Oak Avenue Frontage Improvement The Big Bear Center is situated on a through-lot, between Elm and Oak Avenues. The Oak Avenue frontage is adjacent to a residential area, which is subject to a direct view of the rear of the supermarket and retail shops. As with most centers, this rear area has been generally neglected and allowed to become a disorganized storage area for palettes and trash dumpsters. The proposed project would upgrade this area by; 1. Landscaping the parkway along the sidewalk with a mixture of trees and bushes 2. Constructing three permanent trash enclosures, enclosed in a six foot high block wall with gates opening toward the stores and, 3. Re-paint the building exterior. E) Remove Freestanding Sign The project proposes that the existing freestanding sign be removed. There are no plans to replace it with another sign. This existing sign does not conform to the zoning requirements and the property owner has been notified to remove it immediately. F) Automatic Bank Teller As shown on Exhibit "B", San Diego Trust Bank is proposing to place a 100 square foot automatic teller machine in the landscape area near the main parking lot entrance. Since this machine does not eliminate parking, is fairly low-key in design (Exhibit "A") and should not increase congestion. Staff can support its inclusion in the plans. In summary. Staff believes that the improvements proposed in this project will result in a project far superior to that now existing and recommend their approval. -3- III^ ip^^i/jRONMENTAL REVIEW III» ENVlx<^'>"^^'-^-^"" , Manaaer has determined that this project is The Lane Use ^1^""^"^ "^Environmental review according to categorically exempt Carlsbad Environmental Ordinance !ndf tSer^ior;! ii-e^ a'notice of exemption on June 17, 1983. IV. nwNF.R OF RECORD Carroll, G. Stanley and Gloria Starke, Robert O and Mary 1942 S. Pacific Street oceanside, CA 92054 EXHIBIT I - LOCATION MAP pJK:ad 9/1/83 -4- UA I IUN MA ELM STREET IT Ul O I- \ BIG BEAR MARKET BIG BEAR MARKETS RP 83-7 RP 83-11 RP 83-12 OAK .AVENUE •BhM /WENUE STAFF REPORT DATE: JUNE 22, 1983 TO: DESIGN REVIEW BOARD FROM: LAND-USE PLANNING OFFICE SUBJECT: RP 83-11 - BIG BEAR MARKETS- Request to redesign parking lot and add 4675 square feet of building area at Poinsettia Plaza. I. RECOMMENDATION: It is recommended that the Design Review Board adopt Resolution No. 023 APPROVING RP 83- 11 based on the findings and subject to the conditions contained therein. II. PROJECT DISCUSSION: Big Bear markets is proposing to redesign the existing parking lot layout for the Poinsettia Plaza on Elm Avenue. The Redevelopment, Planning and Engineering Staff have each reviewed the layout and find it far superior to the existing parking lot. The circuition is vastly improved, landscape islands are provided, and on-site vehicle conflicts are minimized. In addition. Big Bear is proposing a 4675 square foot addition to the market. This addition should not add congestion problems, and in fact, will solve a dangerous, blind intersection along the western alley. This addition will attache the existing supermarket to the existing liquor store. The applicant proposed to remodel the interior and exterior of the supermarket building. The exterior will have large windows with a red concrete tile mansard roof. The wall materials will be glazed tile and brown stucco. Large wooden pillrs outside of the entrance will support a roof canopy to provide entrance shelter. Staff has had considerable difficulty in setting up a meeting with the applicant to discuss the freestanding identification sign. At the May 11 meeting, the Design Review Board stated their intent to approve only a monument sign, and that the existing freestanding sign should be removed at once. Since staff has been unable to personally discuss this with the applicant, two alternative sign types that staff would support have been included with this report. Either of them would fit nicely into the landscaping island where the existing freestanding sign is located. In summary, staff recommends that the Design Review Board approve the proposed parking lot design as shown on Exhibit "A". Since staff has been unable to discuss the sign issue with the - - exv\ It'll SanDiego is;!:;!. Bank LIT: