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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