HomeMy WebLinkAboutRP 94-05X1; Village Farmers Market; Redevelopment Permits (RP)Ciry of CARlsbAd HousiNq ANC! RECIEVEIOPIVIEINT DEPARTMENT
A REPORT TO THE DESICN REVIEW BOARD
AppliCATlON CoMplETE DATE: 07/29/99
ENVIRONIVIENTAI REVIEW: CATEqoRlCAlly EXEMPT
STAFF: LORi RoSENSTEiN
MANAQEMENT ANAIYST
ITEM NO.
DATE:
SUBJECT:
September 27, 1999
RP 94-05X1 - "VILLAGE FARMER'S MARKET": Request to extend the
term of amended Major Redevelopment Permit No. RP 94-05(A) to allow
the continuation of the Village Farmer's Market held every Wednesday
afternoon in the pubic parking lot located mid-block on the east side of
Roosevelt Street between Carlsbad Village Drive and Grand Avenue in
Land Use District 1 ofthe Carlsbad Village Redevelopment Area.
I. RECOMMENDATION
That the Design Review Board ADOPT Design Review Board Resolution No. 269
APPROVING a five (5) year time extension for amended Major Redevelopment Permit
No. RP 94-05(A) to continue the weekly Farmer's Market held in the Village
Redevelopment Area based on the findings and subject to the conditions contained
therein.
II. PROJECT BACKGROUND AND DESCRIPTION
On September 27, 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. The
permit was approved for a trial period of six months and was then subsequently
amended to fine twtleThe cohHilions~of^pproval and extended for a total period of five
(5) years ending dm September 27, 199^ In accordance with the conditions of approval
for Major RedevelopaTent_Pen]3i^ 94-05, the land use permit may be extended
by the Design Review Board for a reasonable period of time, not to exceed five (5)
years, upon written application of the permittee made no less than 90 days prior to the
expiration date. The Design Review Board may not grant the extension, unless it finds
that there are no substantial negative affects on surrounding land uses or the public's
health and welfare.
r
The Carlsbad Village Business Association (CVBA), as the official sponsor ofthe event,
has submitted the application for the time extension in a timely manner as stipulated in
the conditions of approval for RP94-05. The application is requesting an extension to
the term of the major redevelopment permit for a period of five (5) years to continue
operating the Certified Farmer's Market every Wednesday afternoon from 2:00 p.m. to
6:00 p.m. in it's current location. Product sales will continue to be primarily limited to
RP 95-04X1 - VILLAGE FARMER'S MARKET TIME EXTENSION
SEPTEMBER 27, 1999
PAGE 2
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,
raise, collected or caught the product. In addition, a maximum of four (4) non-produce,
non-certified product sales booths may be provided for such items as locally made fresh
bread, pastries and/or pastas; these booths are limited to pre-made local goods to be
consumed off-site.
The maximum number of booths will remain at thirty-three (33) spaces. The CVBA will
continue to provide one informational booth for local Village businesses to promote and
advertise their businesses. Also, 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 materials on issues such as soil
conservation, recycling, composting, organic farming and sustainable agriculture-
business endeavors.
III. 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 proposed use
or the governing regulations, including the adoption of the Carlsbad 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 Board and Housing and Redevelopment Commission originally
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 proposed use which would
impact this consistency finding or require additional conditions on the project.
V. ENVIRONMENTAL REVIEW
A Negative Declaration was previously approved by the Design Review Board for the
project on April 19, 1995. The Planning Department has conducted the required
environmental review for the proposed time extension pursuant to the Guidelines for
Implementation of the Califomia Environmental Quality Act (CEQA) and the
Environmental Protection Ordinance of the City of Carlsbad. A determination has been
made by the Planning Department that the proposed project is categorically exempt
under CEQA Section 15301 as a continuation of an existing use.
RP 95-04X1 - VILLAGE FARMER'S MARKET TIME EXTENSION
SEPTEMBER 27, 1999
PAGE 3
VI. CONCLUSION
The amended Major Redevelopment Permit No. RP 94-05(A) approving the Farmer's
Market in its' present location was originally granted for a period of five (5) years in
order to provide a reasonable period of time to gauge the success of the event and its
impact on the area. The requirement to renew the permit after five years was intended
to give City staff and surrounding business and property owners the opportunity to
voice their concerns about the event and to add additional operational conditions if
necessary. As of the drafting of this report. City staff has not received any complaints
or concerns from surrounding business/property owners to warrant the addition of new
conditions. Having operated the Farmer's Market for the past five (5) years, the
manager, Cynthia Bueker, has worked closely with staff and surrounding neighbors to
mitigate any impacts from the event. The market manager's proactive approach to
problem-solving has aided in the overall success ofthe weekly event.
The Village Farmer's Market appears to have been well received by local merchants,
residents, and visitors alike. The popular weekly event continues to attract many
people to the area every Wednesday afternoon by offering a unique shopping
opportunity not afforded 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.
The Carlsbad Village Business Association has met all the conditions of the previously
approved permit and there have been no changes to the use or new evidence
presented which warrant the addition of new conditions or the discontinuation of the
use. Staff, therefore, recommends the Design Review Board find that there are no
substantial negative affects on surrounding land uses orthe public's health and welfare
associated with the existing use and approve Design Review Board Resolution No.
269 extending the term of the Village Farmer's Market for five (5) additional years
subject to the conditions contained therein. Please note, attached Resolution No. 269
contains the specific findings and conditions as worded in previously approved Housing
and Redevelopment Commission Resolution No. 270 adopted on June 20, 1995.
There have been no changes to the findings or the conditions of approval except to
modify the dates of the permit to reflect the five (5) year time extension.
EXHIBITS
A. Design Review Board Resolution No. 269 extending the term of RP 94-05 through
September 27, 2004.
B. Housing and Redevelopment Commission Resolution No. 270 and Design Review
Board Resolution No. 224 approving the project through September 27, 1999.
C. Location Map, Project Description and Disclosure Statement