Loading...
HomeMy WebLinkAboutRP 94-05Ax4; Village Farmers Market; Redevelopment Permits (RP)City of Carlsbad Housing and Redevelopment Department A REPORT TO THE DESIGN REVIEW BOARD Application Complete Date: 06/14/06 Environmental Review: Categorically Exempt Staff: CliffJones Assistant Planner ITEM NO. 1 DATE: July 24. 2006 SUBJECT: RP 94-05(A)X4 - "FARMER'S MARKET.GROWTH PROJECr*: Request to amend Major Redevelopment Pennit No. RP 94-05(A)x3 to allow for the Village Farmer's Market to amend the hours of the Wednesday Fanner's Market, and to eliminate the extended summer hours on Wednesday, and allow a maximum of ^ix (6) open cooking vendors and two (2) additional non-produce vendors during the Wednesday and Saturday Fanner's Market, which occurs In the public parking lot located mid-block on the east side of Roosevelt Street between Carisbad Village Drive and Grand Avenue In Land Use bistrict 1 of the Carisbad Village Redevelopment Area. I. RECOMMENDATION That the Design Review Board ADOPT Design Review Board Resolution No. 312 recommending Approval of Major Redevelopment Pennit No. RP 94-05(A)x4 to amend the hours of the Wednesday Fanners Market, and to eliminate the extended summer hours on Wednesday, and to allow open cooking vendors and two (2) additional non- produce vendors for both the Wednesday and Saturday Farmer's Market. II. PROJECT BACKGROUND AND DESCRIPTION On September 27, 1994, the Housing and Redevelopment Commission approved, with the unanlnfious recommendation of the Design Review Board, a major redevelopment permit to allow a Farmer's Market In the Village Redevelopment Area. The pennit was approved for a trial period of six months and was then subsequently amended to fine tune the conditions of approval and extended for a total period of five (5) years ending on September 26, 1999. This amendment also allowed for the Design Review Board to approve all future extensions to the term of the pennit. In September of 1999, the Design Review Board approved an additional extension to the permit through September 26, 2004. In July of 2004, the Housing & Redevelopment Commission approved, with the recommendation of the Design Review Board a modification to the operational hours and extended the term of the permit through September 26, 2009. And the most recent amendment occurred in May of 2005, in which an additional day, Saturday, was added to the weekly Farmer's Market. RP 94-05(A)x4 - FARMER'S MARKET GROWTH PROJECT JULY 24,2006 PAGE 2 The current pn^posal is a request to modify the operating hours and pari<lng lot closure hours of the existing Wednesday Farmers Market and allow open cooking and two (2) additional non-produce vendors during both Wednesday and Saturday Fanners Markets. Because the proposal includes modifications to the hours and operations of the market, final approval of the amendment must be granted by the Housing and Redevelopment Commission. Amendment to Time of Operation for Wednesdav Farmer's Mari<et The Carisbad Village Business Association (CVBA), as the official sponsor of the Farmers Market event, is requesting an amendment to the major redevelopment pennit to allow for the Wednesday Farmers Market to begin an hour eariier, 1:00pm, to operate the Farmers Market within the Village. The existing pennit currently allows the CVBA to operate the Farmer's Market every Wednesday aftemoon from 2:00 p.m. to 6:00 p.m. from the second Wednesday In September through the second to last Wednesday in June, and during the summer season from 2:00 p.m. to 8:00 p.m. from the last Wednesday In June through the first Wednesday in September. The CVBA requests to amend the permit to allow for operation of the Wednesday Fanner's Maricet to occur one hour eariier and close an hour eariier from 1:00pm to 5:00pm. (The existing later summer operational hours, until 8:00pm from the last Wednesday in June through the first Wednesday in September, are proposed to be eliminated since many of the vendors do not stay past 5:00pm.) In order to accommodate the eariier operating time the subject public parking lot would be reserved an hour prior to and after the event, from 12:00 noon to 6:00pm, for set up and clean up. Reauest for Open Cooking and Two (2) More Arts & Crafts Vendors at Both Mari^ets The proposal also Includes a request to modify the general operations of the Farmer's Market allowing two (2) additional non-produce product sales vendors (creating six (6) non-produce vendors in total) and a request to allow open cooking for all six (6) non- produce product vendors. The proposed amendment does not increase the number of vendor booths or the primary nature of the event. The maximum number of booths will continue to remain at thirty-three (33) spaces and product sales will continue to be primarily limited to fresh agricultural products such as fruit, nuts, herbs, vegetables, eggs, honey, cut flowers and nursery stock. Non-agricultural sales will continued to be limited to 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, raise, collected or caught the product. The purpose of the CVBA's request is to attract more persons to the Fanner's Market events by providing additional unique non-produce foods and cooked samples of food that patrons can taste-test and consume on-site. With the CVBA's request the setup of the Farmers Market Is as follows: of the thirty- three (33) spaces, a maximuin of six (6) non-produce product sales booths (an Increase from the four (4) booths cun-ently permitted) will be provided in which vendors are RP 94-05(A)x4 - FARMER'S MARKET GROWTH PROJECT JULY 24,2006 PAGE 3 permitted to have open cooking; two (2) of the thirty-three (33) spaces will remain as arts and crafts bootlis. For educational purposes, the CVBA will continue to offer one (1) booth on a rotational basis, free of charge to individuals and/or organizations that would provide educational materiais on issues such as soil conservation, recycling, composting, organic farming and sustainable agriculture-business endeavors. The CVBA will also continue to provide one (1) infonnational booth for local Village businesses to promote and advertise their businesses. Christy Johnson, the current Farmer's Market Manager, will continue to manage both Farmer's Maricet events and monitor compliance with existing and proposed conditions. Summarv City staff Is supportive of the requested amendment to the operational hours of the Wednesday Farmers Market, and the request to allow open cooking vendors and two (2) additional non-produce vendors during the Wednesday and Saturday Farmer^s Market. Staff does not anticipate a substantial Inegatlve effect on surrounding properties (Including parking) or their public health and welfare due to the proposed modifications as a result of the amendment. The Fanner's Market has been a good neighbor over the past 10 years and the existing Farmer's Market Manager will continue to manage the popular bi-weekly event in order to assure that no substantial negative effects occur to sun'ounding pnDperties In the future. In order to further assure that the project does not pose substantial negative effects to sun-ounding land uses or the public's health and welfare staff has placed language within the conditions of approval stating that the amended pennit will be approved for six months and may be pennitted for up to five years If the Housing & Redevelopment Director detennines that the conditions of approval were met, AH time extensions beyond the pennitted five-year period will be required to go to the Design Review Board for approval. IH. VILLAGE REDEVELOPMENT MASTER PLAN CONSISTENCY The Design Review Board and Housing and Redevelopment Commission originally 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 type of proposed use or the goveming regulations of the Carisbad Village Redevelopment Master Plan and Design Manual, which would impact this consistency finding or require additional conditions on the project. IV. GENERAL PLAN CONSISTENCY The Design Review Boand and Housing and Redevelopment Commission originally found the Farmer's Market to be consistent with the goals and objectives of the various elements of the General Plan. There have been no changes In the proposed type of use which would impact this consistency finding or require additional conditions on the project. n RP 94-05(A)x4 - FARMER'S MARKET GROWTH PROJECT JULY 24,2006 PAGE 4 V. ENVIRONMENTAL REVIEW A Negative Declaration was previously approved by the Design Review Board for the project on April 19, 1994. Staff of the Housing & Redevelopment Department has conducted the required environmental review for the proposed amendment pursuant to the Guidelines for Implementation of the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance of the City of Carisbad. The Planning Director has subsequently made a determination that the proposed project is categorically exempt under CEQA Section 15311 as placement of a minor structure accessory to an existing facility. VI. CONCLUSION The Village Fanner's Mari<et appears to have been well received by local merchants, residents, and visitors alike. The popular bi-weekly event continues to attract many people to the Village every Wednesday aftemoon and Saturday moming by offering a unique shopping opportunity not affonded elsewhere In the City of Carlsbad. The nature of the use has also helped to encourage greater pedestrian activity in the area, therefore, enhancing the overall Village character. ThnDugh the passage of the proposed amendment, the Fanner's Market will offer additional opportunities for residents and visitors alike to experience the unique shopping opportunity afforded through the Farmer's Market. The eariier operating hours, open cooking, and two additional non-produce vendors will allow the Farmers Market to provide wori<ing residents and visitors of Carisbad an opportunity to experience and taste more of the goods the community has to offer. As a result, the amendment may attract additional residents and visitors to the Village generating more shopping activity and livelihood within the Village. The Carisbad Village Business Association has met the conditions of the previously approved permit. Therefore staff does not see any reason to make any major changes to the original conditions of approval. However, since the affects that the open cooking, additional non-produce vendors, and eariier operating time may have upon sun-ounding properties is not known, staff is recommending a condition of approval stating that the initial permit will be approved for six months and may be permitted for up to five years if the Housing & Redevelopment Director determines that the conditions of approval were met. Staff recommends the Design Review Board find that, as proposed by staff, there are no substantial negative affects on sunrounding land uses or the public's health and welfare associated with the proposed use and approve Design Review Board Resolution No. 312 recommending Approval of Major Redevelopment Permit No. RP 94-05(A)x4 to amend the hours of the Wednesday Fanners Market, and to allow a maximum of six (6) open cooking vendors and two (2) additional non-produce vendors RP 94-05(A)x4 - FARMER'S MARKET GROWTH PROJECT JULY 24,2006 PAGES for both the Wednesday and Saturday Fanner's Market held in the Village Redevelopment Area. EXHIBITS A. Design Review Board Resolution No. 312 recommending approval of Major Redevelopment Permit No. RP94-05(a)x4 to amend the hours of the Wednesday Farmers Market, and to eliminate the extended summer hours on Wednesday, and to allow a maximum of six (6) open cooking vendors and two (2) additional non-produce vendors for both the Wednesday and Saturday Farmer's Market In the Village Redevelopment Area. B. Housing and Redevelopment Commission Resolution No. 393, Design Review Board Resolution No. 296, Housing and Redevelopment Commission Resolution No. 387, Design Review Board Resolution No. 293, Deslgri Review Board Resolution No. 269, Housing and Redevelopment Commission Resoluiion No. 270, Design Review Board Resolution No. 224, Design Review Board Resoiution No. 223, Housing & Redevelopment Commission Resolution No. 258, and Design Review Board Resolution No. 215. ! C. Application from the Carisbad Village Business Association dated May 23, 2006 requesting an amendment to RP 94-05x3. D. Location Map E. Site Plan SITE Farmer's Market Growth Project RP94-05(A)x4 R o o s e v e 1 t S t f e i Carlsbad Village Farmers' Market sponsored by the Carlsbad Vill^ Business Association Grand Avenue PubUc Parking Lot (55 spaces) ~ Carlsbad Village Drive N W E <3>