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HomeMy WebLinkAboutRP 94-05; Village Farmers Market; Redevelopment Permits (RP)April 19, 1995 TO: DESIGN REVIEW BOARD FROM: HOUSING AND REDEVELOPMENT DEPARTMENT SUBJECT: RP 94-5- "VILLAGE FARMER'S MARKET" - Request to extend the term for major redevelopment perniit 94-5 to allow the continuation of the Village Farmer's Market held every Wednesday afternoon in the pubhc parking lot located on Roosevelt Street between Carlsbad Village Drive and Grand Avenue in the Village Redevelopment Area. L STAFF RECOMMENDATION Staff recommends that the Design Review Board APPROVE Resolution No. 223 approving a term extension for major redevelopment permit 94-5 to continue the weekly Farmer's Market held 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 and approving a minor revision to the types of products to be sold at the market. II. PROJECT DESCRIPTION AND BACKGROUND On September 20, 1994, the Housing and Redevelopment Commission approved, with the unanimous recommendation of the Design Review Board, a major redevelopment permit to allow a Certified Farmer's Market in the Village Redevelopment Area for a trial period of six (6) months. The six (6) month trial period expired as of March 20, 1995. Per the approved major redevelopment permit 94-5, the Housing and Redevelopment Director was required to review the permit and determine if all conditions of the permit have been met and that the use did not have a significant detrimental impact on surrounding properties or the public health and welfare. If the Housing and Redevelopment Director determined that the conditions of the permit were met and the use did not have a significant adverse environmental impact, an application for extension of the permit could be presented to the Design Review Board for approval following additional CEQA review by the Planning Director. In granting a permit extension, the Design Review Board must find that there will be no substantial adverse affect on surrounding land uses or the public's health and welfare as a result of the long term continuation of the permitted use. The permit may be extended for a period not to exceed five (5) years, including the initial six (6) month review period; this means that the permit may be extended to September 20, 1999. The Village Business Association has submitted its application requesting approval of an extension of the term for their major redevelopment permit 94-5 for a Certified Farmer's Market to be held every Wednesday during the hours of 2:00pm to 6:00pm; the market will be operated from 2:00pm to 5:00pm in the winter months. As in the previous six (6) months, product sales will be limited to fresh agricultural products such as fruit, nuts, herbs, vegetables, eggs, honey, cut flowers and nursery stock. Non-produce items such as dried fruit, juice, dried beans, meat, fish and dairy products may be sold if the producer has proof that he/she grew, raised or caught the product. The basic intent for the proposed Market remains the same. It is to feature local growers who are certified farmers by the State of Califomia, Agriculture Department. However, due to the demand, the Village Business Association requests approval to include two (2) non- certified, non-produce booths within the market to provide freshly baked bread and pasta. Staff believes that the requested new product sales are consistent with the purpose of the market and RP 94-05 - Staff Report April 19, 1995 Page 2 will add to the success of the market. Therefore, staff supports this "minor revision in product sales. The Village Business Association will continue to provide one booth for local Village businesses to promote, with printed advertisements, their services br products. Also, for educational purposes, the Association will continue to offer one (1) booth 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. IIL VILLAGE DESIGN MANUAL AND REDEVELOPMENT PLAN CONSISTENCY The Design Review Board and Housing and Redevelopment Commission previously found the use to be consistent with the Village Design Manual and Redevelopment Plan for the Village Redevelopment Area. There have been no changes in the market which would impact this consistency finding or require additional conditions on the project. IV. GENERAL PLAN CONSISTENCY The Design Review Board and Housing and Redevelopment Commission previously found the use to be consistent with the goals and objectives of the various elements of the General Plan. There have been no changes in the market which would impact this consistency finding or require additional conditions on the project. V. PARKING ANALYSIS Although there remains more than adequate off-site public parking within close walking distance to the site, the Market customers still have a tendency to disregard instructions and park in private parking lots (i.e., Great Westem Bank) surrounding the site. The Village Business Association has been continuing its efforts on a regular basis to encourage shoppers to use other public parking lots in the area and walk to the market. However, the natural tendency for shoppers to want to park very close to the Market remains an ongoing challenge for the Association. Housing and Redevelopment Staff will continue to work with the Village Business Association to implement actions to address the parking issue. VI. ENVIRONMENTAL REVIEW The Plarming Department has completed additional review of the project pursuant to the Guidelines for Implementation of the Califomia Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of this review, a Negative Declaration has been issued for the project. This declaration indicates that the longer term project will not have a significant impact on the environment. Therefore, no additional documentation or review is required for the project. RP 94-05 - Staff Report April 19, 1995 Page 3 VII. CONCLUSION Staff remains supportive of activities wliich 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 Farmer's Market has provided, and will continue to provide, a unique shopping experience and continues to assist in the effort to create a Village atmosphere within the downtown Redevelopment Area. Since the Village Business Association has met the conditions of the previously approved permit and additional environmental review has determined that the continuing project for a longer term will have no adverse impacts on the environment, staff is recommending that the Design Review Board take action to extend the permit for five years, including the six (6) month trial period, with the same conditions previously approved for the project with the minor revision to condition # 2 to read as follows: Condition No. 2 of Design Review Board Resolution No. 215 shall be revised to read: "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, fish and dairy products may be sold if the producer has proof that he/she grew, raised, collected or caught the product. Two non-produce, non-certified product sales booths may be provided for home-made bread and pasta. The market must not be used to sell commercially, mass 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. One (1) educational booth may also be permitted." EXHIBITS: 1 - Design Review Board Resolution No. 223 recommending approval of a term extension for RP 94-05 and a minor revision to a previously approved condition regarding product sales. 2 - Design Review Board Resolution No. 215 and Housing and Redevelopment Commission Resolution No. 258 approving the project. 3 - Location Map and Project Description with Disclosure Statement 4 - Environmental Review Documents