The project proposes to establish a community oriented anchor use within the Beach & Edinger Corridors Specific Plan (BECSP) by occupying an existing approximately 100,865 sq. ft. vacant retail building within an existing commercial center. The existing commercial center includes approximately 180,000 sq. ft. of commercial and office building space that is currently occupied by a variety of uses including restaurants, grocery, dental offices, banks, small specialty retail shops and other commercial and office uses. The existing commercial center provides 760 parking spaces and the proposed project will provide an additional 5 spaces for a total of 765 parking spaces.
The proposed anchor use will include approximately 70,000 sq. ft. of general retail merchandise including clothing, beauty products, pet supplies, toys, general household goods, pool chemicals, petroleum products, pesticides, and paint products; and may include a pharmacy, vision and hearing center, food service, photo studio and finishing center, banking center, and beauty salon. The anchor use will also include approximately 30,000 sq. ft. of grocery products, including dry goods, dairy, produce, meats, deli, bakery and alcohol for off-site consumption. Outdoor temporary sales are proposed within the front walk area and parking area.
The anchor use will utilize existing truck delivery doors, loading areas, and exterior storage facilities located at the southwest corner of the building. Operation would be 24-hours per day, 7 days a week and employ approximately 250 to 300 employees with shifts averaging 125 to 150 employees during daytime hours. The store would receive approximately 3 to 6 semi-truck deliveries daily for general retail and grocery merchandise and an additional 5 to 6 deliveries by dedicated suppliers (i.e. beverages, chips, etc.).
Exterior building improvements include new paint, replacement of the primary entry doors, closure of the existing westerly storefront and door. No other exterior improvements or building expansion is proposed. Interior building improvements include new demising walls, plumbing, utilities, and finishes typical of a commercial tenant improvement. Site improvements include loading dock wing wall reconstruction, utility trenching, transformer replacement, parking lot repair including resurfacing and restriping to meet accessibility requirements, and reconstruction of the existing driveway located at the southeast corner of the site for improved delivery truck access.
Site and building improvements are anticipated for a period of approximately seven months. Project construction is expected to consist of concurrent phases including loading dock wing wall demolition, foundation replacement, and reconstruction; trenching utility lines; transformer replacement; parking lot grinding/overlay including restriping; and physical building improvements including minor storefront replacement and architectural coatings. Construction will utilize delivery and concrete trucks, cranes, backhoes, asphalt equipment and small scale machinery and tools. No rough grading activity is expected at the site since the project is occupying an existing structure.
Traffic Impact Analysis
Retail Impact Analysis
Noise Impact Analysis
Air Quality Impact Analysis
Climate Change Analysis
Solar chimneys are passive solar ventilation systems. Shafts connect the interior and exterior of the building. The functioning can be improved by glazing and using thermal mass materials.