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