HomeMy WebLinkAboutRP 94-05; Carlsbad Village Farmers Market; Redevelopment Permits (RP)August 17, 1994
TO: DESIGN REVIEW BOARD
FROM: HOUSING AND REDEVELOPMENT DEPARTMENT
SUBJECT: RP 94-5- "VILLAGE FARMER'S MARKET" - Request to approve a major
redevelopment permit to allow a Farmer's Market to be held every
Wednesday afternoon in the public parking lot located on Roosevelt Street
between Carlsbad VUlage Drive and Grand Avenue in the Village
Redevelopment Area.
I. STAFF RECOMMENDATION
Staff recommends that the Design Review Board APPROVE Resolution No.215 recommending
approval by the Housing and Redevelopment Commission of a major redevelopment pennit with
conditions to allow a Farmer's Market to be held every Wednesday aftemoon in the public
parking lot located on the east side of Roosevelt Street (mid-block) between Carlsbad Village
Drive and Grand Avenue in the Village Redevelopment Area.
IL PROJECT DESCRIPTION AND BACKGROUND
The Village Business Association has submitted an application requesting approval of a major
redevelopment permit to sponsor a Certified Farmer's Market to be held every Wednesday
during the hours of 3:00pm to 6:00pm. Product sales will be limited to fresh agricultural
products such as fmit, nuts, herbs, vegetables, eggs, honey, cut flowers and nursery stock. Non-
produce items such as dried fmit, juice, dried beans, meat and dairy products may be sold if
the producer has proof that he/she grew, raised or caught the product. The intent of the proposed
Market is to feature local growers who are certified farmers by the State of Califomia,
Agriculture Department.
For educational purposes, one (1) booth may also be provided on a rotational, free of charge
basis to individuals and/or organizations that would provide educational materials on issues such
as soil conservation, recycling, composting, organic farming and sustainable agriculture-business
endeavors and one (1) booth may be provided for distribution of promotional items, including
advertisements, brochures, etc. for businesses within the Village Redevelopment Area.
HI. VILLAGE DESIGN MANUAL AND REDEVELOPMENT PLAN CONSISTENCY
The use is consistent with the Village Design Manual and Redevelopment Plan for the Village
Redevelopment Area. The proposed site is located within Subarea 1 of the Village
Redevelopment Area. The uses allowed in this area are the same as those allowed within the C-
1, C-2 and R-P zones as indicated in the Carlsbad Municipal Code.
RP 94-05 - Staff Report
August 17, 1994
Page 2
The goal for subarea 1 is to function as a major financial, specialty, commercial center for the
downtown area. The Farmer's Market will be located within the Village Centre as indicated
within the Village Design Manual. The Village Centre is to serve as the focal point and was
intended to become the attracting force for the Redevelopment Project Area. The proposed
Farmer's Market reinforces the Village atmosphere and will create a focal point for both vehicle
and pedestrian traffic within the area.
The Farmer's Market will be held in the public parking lot located mid-block on Roosevelt
Street (east side) between Carlsbad Village Drive and Grand Avenue. In order to properly set-up
for the event and clean up afterwards, the subject parking lot will be closed from 7:00am to
8:00pm every Wednesday. Although this does create a loss of public parking for one day each
week, there is adequate parking within the area to accommodate public parking needs for
businesses within the area. Therefore, staff does not believe that it is necessary to require
additional temporary parking for the Farmer's Market.
Per CMC Section 21.35.130 and the Village Redevelopment Plan, the Board is authorized to
recommend and the Housing and Redevelopment Commission may grant exceptions/exemptions
from the limits, restrictions, and controls (i.e., on-site parking requirement for all land uses)
established for the Village Redevelopment Area whenever it is found that:
1) The application of certain provisions would result m practical difficulties or unnecessary
hardships which would make development inconsistent with the general purpose and
intent of the Carlsbad Village Redevelopment Plan.
Due to the fact that the Farmer's Market will only be operated one day a week for
a few hours, it would be impractical to require the applicant to pay for and/or
provide additionai on-site or off-site parking at the applicant's own cost. It also
provides an unnecessary hardship on the proposed project because there is adequate
public parking within a reasonable distance of the proposed project. The overall goal
of the Village Redevelopment Project is to create a pleasant, attractive, accessible
environment for living, shopping, recreation, civic, cultural and service functions.
The proposed project is consistent with this goal.
2) There are exceptional circumstances or conditions unique to the property or the proposed
development which do not generally apply to other properties or developments which
have the same standards, restrictions and controls.
The proposed Farmer's Market will be operated on public property by a non-profit
organization. The event will only be held once a week for a maximum of three (3)
hours. This project is very unique and should not be subject to the same standards
as a business which is operating on a daily basis from 9:00am to 5:00pm. Based on
the unique conditions of the proposed project, it is necessary for the City to allow
RP 94-05 - Staff Report
August 17, 1994
Page 3
exceptions to the noted standards, specifically on-site parking requirements, in order
to ensure that the project is feasible. It is anticipated that the proposed market will
have a positive impact on the Village Redevelopment Area by offering a unique
shopping opportunity for local residents and tourists.
3) The grantmg of an exemption will not be injurious or materially detrimental to the public
welfare, other properties or improvements in the project area.
The proposed Certified Farmer's Market will operate one day a week for a
maximum of three (3) hours per week. A Market Manager will be hired to operate
the market in a manner which prohibits any activity which might be injurious or
materially detrimental to the public welfare, other properties or improvements in the
Village. A security guard will also be on duty during the hours of the market.
4) The granting of an exemption will not contradict the standards established in the Village
Design Manual.
The proposed use is consistent with the Village Design Manual. Uses allowed within
this area are those which are allowed by the C-2, C-1 and R-P zones. Florist shops
and fruit stores or other food markets are all allowed within the noted zoning.
The Village Design Manual requires that adequate provisions for off street parking
be provided when any building or structure is erected, enlarged or intensiHed in use.
Although no structure is being erected, enlarged or intensified, a public parking lot
will be used temporarily for a retail operation which results in an intensification of
use and a loss of public parking. However, since there is adequate public parking
within 300 feet of the proposed market, there will be no negative unpact on access
to other businesses, the beach or other attractions within the area. The granting of
the noted exemptions will not contradict the standards established within the Village
Design Manual because this is only a temporary modiHcation of land use.
In granting exceptions/exemptions, the Board/Commission may impose such conditions as
necessary to protect the public health, safety and welfare.
TV. GENERAL PLAN CONSISTENCY
The project is consistent with the goals and objectives of the various elements of the General
Plan because it assists in the City's/Redevelopment Agency's effort to create a strong pedestrian
orientation and foster a community concept. The noted use creates an opportunity for residents
and/or tourists to shop for locally grown fresh vegetables, fmits and flowers in a casual
environment which is beneficial to the continued revitalization of the Redevelopment Area. Due
to its location, the proposed market will attract pedestrian traffic from surrounding residential
RP 94-05 - Staff Report
August 17, 1994
Page 4
areas, time share/hotel units, surrounding businesses and the new Commuter Rail Station which
is encouraged in both the General Plan and the Village Design Manual.
V. PARKING ANALYSIS
The issue of primary concem with most projects in the downtown area is parking. As stated
previously, the proposed site for the Farmer's Market is a public parking lot; use of the lot
would result in the temporary loss of approximately 55 public parking spaces. However, a
second public parking lot is located within less than 100 feet which contains another 55 spaces.
Therefore, although the concem for parking is often valid, it is staffs opinion that there is
adequate public parking within close proximity to the site.
Since the proposed use is only temporary and will not intensify the use in such a manner as to
have a significant impact on public parking lots within the area, the existing parking is
satisfactory under the provisions of the Carlsbad Municipal Code Title 21.
VI. ENVIRONMENTAL REVIEW
Since the project is a temporary minor use, the Planning Director has determined that the project
is exempt from environmental review as stated in Section 15304(a) of the Califomia
Environmental Quality Act.
vn. CONCLUSION
Staff is supportive of activities which will, encourage pedestrian traffic in the Village
Redevelopment Area as well as offer a unique shopping opportunity for local residents and
tourists within the Village. The proposed Farmer's Market offers a very unique shopping
experience and assists in the effort to create a Village atmosphere within the downtown
Redevelopment Area.
Since the proposed Farmer's Market will be the first of its kind in the Village Redevelopment
Area, staff is recommending that the project be approved on a conditional basis for a limited
period to offer the City/Redevelopment Agency the opportunity to assess the project's impact
on the area. The conditions are outlined within the attached resolution and include the followmg:
• The boundaries of the Market shall be limited to the public parking lot located on the east
side of Roosevelt Street (mid-block), west of the alley, between Carlsbad Village Drive
and Grand Avenue. The total number of booths/spaces shall be limited to the number
RP 94-05 - Staff Report
August 17, 1994
Page 5
(32-33) indicated within the application. The total number of booths/spaces shall not be
increased without an amendment to this major redevelopment permit.
• Product sales must be limited to fresh agricultural products such as fmits, nuts, herbs,
vegetables, eggs, honey, cut flowers and nursery stock. Non-produce items such as dried
fmit, juice, dried beans, meat and dairy products may be sold if the producer has proof
that he/she grew, raised, collected or caught the product. The market must not be used
to sell commercially produced products. No booths for crafts, antiques, or other retail
items shall be permitted. An informational booth for Village Merchants will be allowed
for the distribution of advertisements, promotional items, brochures maps, etc. for other
merchants within the area, including restaurants.
• A complete set of "Farmer's Market Rules and Producer Agreement" must be submitted
to the City for review and approval. The mles must include information on clean-up and
set-up, vendor parking locations, signage, and disposal of waste.
• The Village Business Association shall be solely responsible for the set-up and clean-up
of the event. These responsibilities include posting of signs as well as trash collection and
disposal. Any damage to the parking lot(s), landscaping or irrigation shall be repaired
by the City but must be paid for by the Association (as sponsor of event).
The Village Business Association shall provide at least one security guard which shall be
on duty at all times during hours of the market.
A complete signage plan (which includes dimensions, type, and location of signs) must
be submitted to the City for review and approval.
The Association will be required to provide commercial general liability insurance
including claims for injuries to persons or damage to property which may arise. This
insurance shall not be less than $1 million, combined single limit per occurrence for
bodily injury, personal injury and property damage. This shall be primary insurance and
shall include an endorsement to the policy naming the City of Carlsbad, its officers, and
employees as additional insureds. The certificate of insurance, including additional
insured's endorsement, must be received by the City at least ten (10) days prior to the
start of market operations.
"No parking signs" must be posted 72 hours in advance of event. The Village Business
Association shall be responsible for posting the signs.
The initial permit shall be approved for a trial period of six (6) months in order to assess
the impact the market has on the Village area. At the end of the six (6) months, an
assessment/progress report will be submitted to the Design Review Board and Housing
RP 94-05 - Staff Report
August 17, 1994
Page 6
and Redevelopment Commission for review. Based on die assessment, a decision can be
made to either extend or terminate the redevelopment pennit.
EXHIBTTS:
1 - Design Review Board Resolution No. 215 recommending approval of RP 94-05 for a
Farmer's Market in the Village Redevelopment Area.
2 - Location Map.
3 - Site Plan.
4 - Project Description with Disclosure Statement