HomeMy WebLinkAbout2014-01-28; City Council; 21498; Update Carlsbad Farmers Market RP 13-03CITY OF CARLSBAD - AGENDA BILL 15
AB# 21,4qR UPDATE ON THE CARLSBAD FARMERS
MARKET-RP 13-03
DEPT. DIREaOR
MTG. 1/28/14 UPDATE ON THE CARLSBAD FARMERS
MARKET-RP 13-03 CITY ATTORNEY
DEPT. CED
UPDATE ON THE CARLSBAD FARMERS
MARKET-RP 13-03 CITY MANAGER 7
RECOMMENDED ACTION;
Receive a staff presentation on an update of the Carlsbad Farmers Market in its new location on State Street,
between Grand Avenue and Carlsbad Village Drive, discuss the item, and direct staff as appropriate.
ITEM EXPLANATION:
The original Farmers Market, which was located in a public parking lot on Roosevelt Street, was approved as a
Major Review Permit (RP 94-05) on September 27, 1994, by the City Council. Over the years, concerns were
raised that the location was relatively hidden from view. In order to bring more attention to the Farmers
Market, and to bring pedestrian traffic to the heart of Carlsbad Village, on behalf of Carlsbad Village
Association (CVA), Urban Place Consulting Group, Inc., submitted a Major Review Permit (RP) application to
the city on February 15, 2013, to relocate the Farmers Market to State Street, between Grand Avenue and
Carlsbad Village Drive, where it is currently located.
Following a unanimous recommendation of approval (6-0, Commissioner Anderson was not yet seated) by the
Planning Commission on May 15, 2013, the item was brought forward for a final decision to the City Council.
At its June 18, 2013 meeting, the City Council voted 4-0 (Mayor Hall absent) to approve the proposal.
Since the Farmers Market started operating at the current location in June 2013, staff has received both
positive and negative feedback from Village merchants. As a result, the city contracted with BW Research
Partnership Inc. to perform both customer and business surveys to find out if they have a favorable or
unfavorable opinion about the Farmers Market in its new location on State Street.
Below are some of the key highlights from the surveys (see Exhibit 2 for complete survey results):
The customer surveys were conducted during the Farmers Market on Wednesday, December 11 and 18, 2013.
A total of 212 customers completed the survey. The code in parentheses (e.g., "Q3") following each survey
result corresponds to the question number in the survey.
1. 48% rated the Farmers Market excellent, 49% good and 3% fair (Q3).
2. 62% of the customers were there to buy produce and food to take home, 39% were there to sight-see
and see what is available and 25% were there to purchase prepared food from vendors on the street
(Q4).
3. 62% ofthe customers liked the current location, 5% preferred the old location and 13% were not sure
(QIO).
4. 24% stated their ability to find parking was excellent, 32% said it was good and 25% indicated it was
fair (Q5B).
DEPARTMENT CONTACT: Pam Drew 760-602-4644 pam.drew(S)carlsbadca.gov
FOR CITY CLERKS USE ONLY.
COUNCIL ACTION: APPROVED • CONTINUED TO DATE SPECIFIC •
DENIED • CONTINUED TO DATE UNKNOWN •
CONTINUED • RETURNED TO STAFF •
WITHDRAWN • OTHER-SEE MINUTES •
AMENDED • Presentation received -please see minutes
for details.
The business surveys were conducted from December 11 through December 14, 2013. A total of 50 managers
and/or owners of businesses in the Village completed the survey. Again, the code in parentheses (e.g., "Q3")
corresponds to the question number in the survey.
1. 38% very favorable opinion of the Farmers Market, 18% of businesses had a somewhat favorable
opinion, 18% had a very unfavorable opinion and 10% had a somewhat unfavorable opinion (Q2).
2. 30% stated that their business saw an increase in business when the Farmers Market is held, 44%
stated their business neither saw an increase or decrease and 22% stated their business saw a
decrease in business (Q4).
3. 62% of businesses preferred the current location of the Farmers Market, 20% preferred the old
location and 18% were not sure (Q6).
4. 52% liked the location of the Farmers Market due to an increase in business and/or foot traffic, 18%
stated nothing or no impact on their business, and 12% stated the Farmers Market negatively impacts
their business (Q8).
Staff and the Farmers Market applicant. Urban Place Consulting Group, met with Councilmembers Douglas and
Wood and business owners who have concerns about the market's location. Meetings were held on October
25 and again on December 2 (Councilmember Douglas did not attend this second meeting). Staff listened to
the concerns of the business owners and explained the actions the city and applicant have taken, or will be
taking, to address their concerns. Below are the main issues that have been expressed to staff by the business
owners and staff responses to them, including the actions taken to resolve these issues.
Village Businesses:
Issue - That during the market hours sales are down for some businesses on State Street.
Response - As reported by the business survey respondents, 30% of the businesses have seen an increase in
business when the Farmers Market is held, 44% stated their businesses neither see an increase or decrease,
and 22% stated their businesses see a decrease in activity. The majority of businesses surveyed (74%) either
have experienced an increase or no change in sales.
Parking:
Issue - That customers cannot park in front of the businesses on State Street during the market hours and
instead have to park several blocks away or cannot even find a parking space.
Response -People accustomed to parking in front of stores they patronize along State Street are likely
inconvenienced during market hours. Patrons of stores along other streets near the Farmers Market also may
be inconvenienced. However, the Village is a very walkable area with public parking throughout. According to
a 2008 report by the city, there are over 1,000 marked and unmarked on-street parking spaces in the Village.
Additionally, there are approximately 850 parking spaces in public lots, with ten ofthe lots located within 600
feet of the market location. To improve the ability to find parking, staff will be installing wayfinding signs by
June 2014.
Furthermore, as reported by the customer survey respondents, 56% of customers rated the ability to find
parking as excellent or good, while only 7% rated it poor or very poor.
Vehicle Towing:
Issue-The manner in which customers were being told to move their cars and towing of vehicles.
Response - Staff worked with the police personnel assigned to this task to increase customer service by going
store to store informing shoppers that the street will be closing and that they need to move their car if they
are parked in the tow away zone, which is located on State Street between Grand Avenue and Carlsbad Village
Drive. In addition, permanent and temporary signage has been installed to inform shoppers that on
Wednesdays starting at 1:00 P.M. to 8 P.M. the street will be closed, resulting in fewer cars being towed. On
average, 1.4 cars were towed each week over the past six months.
Vendor Mix:
Issue - That the market mix was overly reliant on crafts and prepared food, giving the market a "swap meet"
feel and competing with State Street businesses.
Response - On December 4, 2013, staff surveyed the booths and determined that over 50% of the vendors
were selling produce and flowers, with the remaining vendors selling hot food or specialty food items such as
bread, seafood, hummus and olive oil. Only two to three vendors per market sell craft-type items.
Furthermore, Conditions No. 9 through 15 of Planning Commission Resolution No. 6976, specifically indicates
what products may be sold at the market. Staffs survey revealed vendors were operating within the
parameters ofthe conditions.
Trash:
Issue - That the vendors are not cleaning up after the Market closes.
Response - Oversight of the cleaning crew has been enhanced to ensure that no trash is left on the street,
sidewalks or street furniture.
Restroom Signage:
Issue - Attendees are asking to use the restrooms at shops and restaurants.
Response - Flyers were passed out to State Street businesses and market vendors explaining where the
restrooms are located and placing a temporary A-frame sign, located at the south end of the market, pointing
toward the location of one ofthe restroom facilities.
In summary, staff. Urban Place Consulting, the Carlsbad Village Association and the onsite Market manager
have been working with merchants to address their concerns and resolve the issues and will continue to do so.
PROCESS FOR MODIFYING OR REVOKING MAJOR REVIEW PERMIT. RP 13-03:
On June 18, 2013, the City Council granted approval of the RP for an initial period of two (2) years. Condition
22 of Planning Commission Resolution No. 6976, indicates that ifthe City Council determines that the Farmers
Market has a substantial detrimental effect on surrounding land uses and/or the public's health and welfare,
or the conditions imposed have not been met, the permit may be revoked by the City Council through a public
hearing. The permit may also be modified by the City Council. Modifying or revoking the permit would not
need a recommendation from the Planning Commission.
Ifthe Council votes to modify the permit by relocating the Farmers Market, the review time to go back through
the public outreach and approval process would be at least four to six months. Additional sites would have to
be studied and analyzed, a traffic analysis report would need to be prepared, and public outreach to business
owners, merchants and residents within the selected new site area would need to occur.
PERMIT OPTIONS:
1) Accept the report and take no action. The RP will expire on June 18, 2015, unless extended by the
Planning Commission for a maximum five years.
2) Direct staff to monitor the Farmers Market and report back to the Council in a specified time period.
3) Set the item for a public hearing to modify or revoke the permit pursuant to Chapter 21.58 - Violation
- Revocation - Expiration (Section 21.58.020) ofthe Carlsbad Municipal Code.
FISCAL IMPAa:
There is no fiscal impact.
ENVIRONMENTAL IMPAa:
Pursuant to Public Resources Code section 21065, this action does not constitute a "project" within the
meaning of the California Environmental Quality Act (CEQA) in that it has no potential to cause either a direct
physical change in the environment, or a reasonably foreseeable indirect physical change in the environment,
and therefore does not require environmental review.
EXHIBITS:
1. City Council Agenda Bill and meeting minutes dated, June 18, 2013
2. Results of Village Businesses and Farmers Market Customer Surveys, dated January 10, 2014, prepared by
BW Research Partnership, Inc.
EXHIBIT 1
CITY OF CARLSBAD - AGENDA BILL
AB# 21.270
MTG. 6/18/13
DEPT. CED
CARLSBAD FARMERS MARKET
RP 13-03
DEPT. DIRECTOR
CITY ATTORNEY \J
CITY MANAGER ^7
RECOMMENDED ACTION: —
That the City Council hold a public hearing and ADOPT Resolution No. 2013-156 . APPROVING
Major Review Permit No. RP 13-03 to relocate the existing Wednesday Certified Farmers Market from a
pubiic parking lot off of Roosevelt Street to the 2900 block of State Street, between Grand Avenue to the
north and Carlsbad Village Drive to the south, for an initial timeframe of two (2) years, every Wednesday
from 1:30 p.m. to 8:00 p.m. in the summer and 1:30 p.m. to 7:00 p.m. in the winter, in Land Use District
1 of the Village Review Zone,
ITEM EXPLANATION:
The original Farmers Market, cun'ently located in a public parking lot on Roosevelt Street, was approved
as a Major Redevelopment Permit (RP 94-05) on September 27, 1994 by the City Council. Staff has
determined that the proposal to relocate the Fanners Market to State Street also requires a Major
Review (formerly "Redevelopment") Permit. In accordance with the Major Review Permit procedures,
this item is being brought forward for a final decision following a unanimous recommendation of approval
(6-0, Commissioner Anderson not yet seated) by the Planning Commission on May 15, 2013.
The existing Certified Farmers Market cun-ently operates on both Wednesdays and Saturdays in a public
paricing lot located off of Roosevelt Street in the Village. Concems have been raised that the existing
location is relatively hidden from view. In order to bring more attention to the Maricet and pedestrian
traffic to the heart of the Village, the applicant, Uri^an Place Consulting Group, Inc., has submitted a
request to relocate the Wednesday Farmers Mari^et from the public paricing lot ofi of Roosevelt Street to
the 2900 block of State Street, between Grand Avenue to the north and Carisbad Village Drive to the
south. In addition, in order to focus the attention on this particular location and day, the applicant has
indicated that the Saturday Farmers Maricet on Roosevelt Street will be closing. The last day for the
Saturday market will be June 8.
A number of businesses ranging from restaurants to offices and retail shops cun-ently front the 2900
block of State Street. The initial time frame for the operation of the proposed Wednesday Fanners
Market is for a period of two (2) years, which will be subject to renewal by the Planning Commission.
The proposed hours for the Wednesday Farmers Market are as follows:
Summer Farmers Martlet Winter Fanners Market
1:30 p.m. - 8:00 p.m. (closure of State Street) 1:30 p.m. - 7:00 p.m. (closure of State Street)
Set-up: 1:30 p.m.-2:30 p.m. Set-up: 1:30 p.m. - 2:30 p.m.
Market hours: 2:30 p.m.-7:00 p.m. Mari<et hours: 2:30 p.m. - 6:00 p.m.
Shut-down/clean-up: 7:00 p.m. - 8:00 p.m. Shut-down/clean-up: 6:00 p.m. - 7:00 p.m.
The proposed Fanners Maricet on State Street will continue to be owned and operated by the Carisbad
Village Association, a non-profit organization. The variety and placement of the vendors will be
DEPARTMENT CONTACT: Shannon Werneke 760-602-4621 shannon.werneke(5^carisbadca.qov
FOR CITY CLERKS USE ONLY.
COUNCIL ACTION: APPROVED K CONTINUED TO DATE SPECIFIC •
DENIED CONTINUED TO DATE UNKNOWN •
CONTINUED • RETURNED TO STAFF •
WITHDRAWN • OTHER-SEE MINUTES •
AMENDED •
Page 2
controlled by the maricet manager, UriDan Place Consulting Group staff, as well as the Carisbad Village
Association Board of Directors. Based on a standard vendor footprint of 10 feet by 10 feet, the current
Farmers Market located off of Roosevelt Street has a capacity to hold approximately 32 vendors. The
proposed Fanners Maricet on State Street can accommodate up to 56 vendors. Two rows of vendors
are proposed, one on each side (I.e., east and west sides) of State Street with a seven-foot-wide
pedestrian walkway in front of each booth (in addition to an existing 11-foot-wide sidewalk in front of the
businesses). To bring more visibility to existing retail and restaurant tenants along State Street, the
vendor booths will be oriented towards the business storefronts. In addition to vendor booths, an area
for cooking demonstrations by local restaurant owners as well as music is proposed at the northwest
corner of the Market
As the proposed Farmers Maricet results in the temporary displacement of on-street paridng stalls and
generates its own pari<ing requirement which cannot be satisfied, the applicant is requesting a Paridng
Standard Modification. The Carisbad Village Master Plan and Design Manual allows the City Council to
approve development standards modifications where the applicant can provide acceptable evidence that
the project has a significant public benefit or that the project assists the City Council in meeting the goals
and objectives set forth within the Village Master Plan and Design Manual.
The proposed re-location of the Fanners Maricet to the 2900 block of State Street furthers the goals of
the Village Master Plan In that it will provide a pedestrian focal point in the Village on Wednesday
afternoons, will foster a community concept in the heart of the Village, and will bring more visibility to the
retail and restaurant tenants in the core of the Village. The proposed location will attract pedestrian
traffic from sun'ounding office and residential areas, time share units and hotels, as well as from the
Commuter Rail Station. Furthennore, several public parking lots are located within close proximity to the
2900 block of State Street (i.e., 209 off-street public pari<ing spaces located within 300 feet). Therefore,
the proposed Pari<ing Standard Modification can be supported.
In order to provide fire access in an emergency situation, a 20-foot-wide fire lane is provided in between
each row of vendors. The main east-west thoroughfares through the Village, Carisbad Village Drive and
Grand Avenue, will remain open to vehicular traffic. In addition to bamcades being placed at each
intersection, a series of cones, 25 feet on-center, as well as signs will be placed along Carisbad Village
Drive and Grand Avenue for approximately two blocks alerting drivers that tums cannot be made onto
the 2900 block of State Street. Based on discussions with the Transportation and Fire Department staff,
an En^ata Sheet was proposed for consideration by the Planning Commission to add a condition to
specify that two vendor vehicles would be required to park behind each of the barricades (i.e., total of
four cars). The new condition was proposed for safety reasons to further deter cars from turning onto
State Street.
While the Planning Commission unanimously recommended approval of the project (6-0, Commissioner
Anderson not yet seated) and agreed that the new location will bring energy and vibrancy to the Village,
the Commission did not agree with staffs recommendation to add the new condition through the En-ata
Sheet. The Planning Commission felt it was unrealistic to assume that the vendor vehicles would be
moved in a timely matter in an emergency and that it would be unattractive to have two vendor vehicles
pariced at either end of the street behind the banicade. The Planning Commission felt that removable
bollards would be more appropriate. Consequently, a Minute Motion was made by the Planning
Commission to request that City Council expedite the installation of bollards at each end of the 2900
block of State Street and to keep the conditions as cun-ently proposed, without the addition of the En-ata
Sheet. The Minute Motion was unanimously supported.
Subsequent to the Planning Commission hearing, Planning Division staff confimned with the Fire, Police
and Transportation Engineering Departments that removable bollards are acceptable and should be
installed in-lieu of requiring vendor vehicles to be pariced behind each of the barricades. Pursuant to
Condition No. 25 of Planning Commission Resolution No. 6976, a Transportation Control Plan (TCP) is
required to be approved at least 14 days prior to the operation of the first Farmers Mari<et. The
Page 3
installation of the bollards, including an interim solution (if deemed appropriate until bollards are
installed), will be addressed through this Plan. In addition, if any safety issues arise and modifications
are needed, changes can be made to the TCP at the staff level, to the satisfaction of the City Traffic
Engineer.
A full disclosure of the Planning Commission's actions and a complete description and staff analysis of
the proposed project is included in the attached draft minutes and Planning Commission staff report.
FISCAL IMPACT:
Ail public infrastructure required for this project will be funded and/or constmcted by the developer. No
fiscal impacts to the city have been identified.
ENVIRONMENTAL IMPACT:
The proposed project is exempt from environmental review pursuant to Section 15304(e) of the State
CEQA Guidelines. A Notice of Exemption will be filed upon approval ofthe project.
EXHIBITS:
1. City Council Resolution No. 2013-156 (RP 13-03)
2. Planning Commission Resolution No. 6976
3. Planning Commission Staff Report dated May 15. 2013
4. Errata Sheet dated May 9, 2013, not adopted by the Planning Commission
5. Draft Excerpts of the Planning Commission Minutes dated May 15, 2013.
"7
EXHIBIT 1
1 RESOLUTION NO. 2013-156
2 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
CARLSBAD, CALIFORNIA, APPROVING A MAJOR REVIEW
3 PERMIT RP 13-03 TO RELOCATE THE EXISTING
WEDNESDAY CERTIFIED FARMERS MARKET FROM A
4 PUBLIC PARKING LOT OFF OF ROOSEVELT STREET TO THE
2900 BLOCK OF STATE STREET, BETWEEN GRAND AVENUE
5 TO THE NORTH AND CARLSBAD VILLAGE DRIVE TO THE
SOUTH, FOR AN INITIAL TIMEFRAME OF TWO (2) YEARS,
6 EVERY WEDNESDAY FROM 1:30 P.M. TO 8:00 P.M. IN THE
SUMMER AND 1:30 TO 7:00 P.M. IN THE WINTER. IN LAND
7 USE DISTRICT 1 OF THE VILLAGE REVIEW ZONE.
CASE NAME: CARLSBAD FARMERS MARKET
8 CASE NO.: RP 13-03
9 The City Council of the City of Carisbad, Califomia, does hereby resolve as
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follows:
WHEREAS, pursuant to the provisions of the Municipal Code, the Planning
Commission did, on May 15, 2013, hold a duly noticed public hearing as prescribed by law to
consider a Major Review Permit RP 13-03 and adopted Planning Commission Resolution
No.6976, recommending approval of Major Review Permit RP 13-03; and
WHEREAS, as a result of an environmental review of the subject project
conducted pursuant to the Guidelines for Implementation of the Califomia Environmental Quality
Act and the Environmental Protection Ordinance of the City of Carisbad, the project was found
to be categorically exempt from the requirement for preparation of environmental documents
pursuant to Section 15304(e) of the State CEQA Guidelines as a minor temporary use of land
having negligible or no permanent effects on the environment.
NOW THEREFORE, BE IT RESOLVED by the City Council of the City of
Carisbad, California as follows:
23 1. That the above recitations are true and correct.
24 2. That Major Review Permit RP 13-03 is approved and that the findings and
conditions of the Planning Commission contained in Resolution No. 6976 on file in the City
25 Clerk's office and incorporated herein by reference are the findings and conditions of the City
Council.
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3. That this action is final the date this resolution Is adopted by the City
27 Council. The provision of Chapter 1.16 of the Carisbad Municipal Code, "Time Limits for Judicial
Review" shall apply:
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"NOTICE TO APPLICANT"
The time within which judicial review ofthis decision must be sought is governed
by Code of Civil Procedure, Section 1094.6, which has been made applicable in
the City of Carisbad by Carisbad Municipal Code Chapter 1.16. Any petition or
other paper seeking review must be filed in the appropriate court not later than
the ninetieth day following the date on which this decision becomes final;
however, if within ten days after the decision becomes final a request for the
record is filed with a deposit in an amount sufficient to cover the estimated cost
or preparation of such record, the time within which such petition may be filed in
court is extended to not later than the thirtieth day following the date on which the
record is either personally delivered or mailed to the party, or his attomey of
record, if he has one. A written request for the preparation of the record of the
proceedings shall be filed with the City Clerk, City of Carlsbad, 1200 Carlsbad
Village Drive, Carisbad, CA. 92008.
PASSED, APPROVED AND ADOPTED at a Regular Meeting ofthe City Council ofthe
City of Carisbad on the 18^ day of June, 2013, by the following vote to wit:
AYES:
NOES:
ABSENT:
Council Members Packard, Wood, Blackburn and Douglas.
None.
Council Member Hall.
Mayor Pro Tem Mark Packard
ATTEST:
^,BA|gi(gS^^ENGLESOH, City Clerk
EXHIBIT 2
5
^ PLANNING COMMISSION RESOLUTION NO. 6976
2
A RESOLUTION OF THE PLANNING COMMISSION OF THE
3 CITY OF CARLSBAD, CALIFORNL\, RECOMMENDING
APPROVAL OF MAJOR REVIEW PERMIT RP 13-03 TO
^ RELOCATE THE EXISTING WEDNESDAY CERTIFIED
FARMERS MARKET FROM A PUBLIC PARKING LOT OFF
OF ROOSEVELT STREET TO THE 2900 BLOCK OF STATE
6 STREET, BETWEEN GRAND AVENUE TO THE NORTH AND
CARLSBAD VILLAGE DRIVE TO THE SOUTH, FOR AN
7 INITL\L TIMEFRAME OF TWO (2) YEARS, EVERY
WEDNESDAY FROM 1:30 P.M. TO 8:00 P.M. IN THE
SUMMER AND 1:30 P.M. TO 7:00 P.M. IN THE WINTER, IN
9 LAND USE DISTRICT 1 OF THE VILLAGE REVIEW ZONE.
CASE NAME: CARLSBAD FARMERS MARKET
10 CASE NO.: RP 13-03
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WHEREAS, Urban Place Consultmg Group, Inc., "Applicant," has filed a
verified application with the City of Carlsbad regarding property owned by the City, "Owner,"
described as
All that portion of State Street lying northwesterly of the
prolongation of the northwesterly right of way line of Carlsbad
16 Village Drive and lying southeasterly of the prolongation of the
southeasterly right of way line of Grand Avenue, shown as First
Street lying between Elm Avenue and Grand Avenue per the
Amended Map of the Town of Carlsbad Map 775 recorded
March 17,1915 in the ofRce of the Recorder of San Diego County,
19 Califomia
20 (*the Property"); and
2^ WHEREAS, said verified application constitutes a request for a Major Review
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26 WHEREAS, the Planning Commission did, on May 15,2013, hold a duly noticed
27 public hearing as prescribed by law to consider said request; and
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Permit as shovm on Exhibit "A" dated May 15, 2013, on file in the Planning Division,
CARLSBAD FARMERS MARKET - RP 13-03 as provided by Chapter 21.35.080 of the
Carlsbad Municipal Code; and
^ WHEREAS, at said public hearing, upon hearing and considering all testimony
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and arguments, if any, of all persons desiring to be heard, said Commission considered all factors
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relating to the Major Review Permit.
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3 NOW, THEREFORE, BE FF HEREBY RESOLVED by the Planning
6 Commission of the City of Carlsbad as follows:
1 A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Planning
9 Commission RECOMMENDS APPROVAL of CARLSBAD FARMERS
MARKET - RP 13-03, based on the following findings and subject to the
10 following conditions:
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Findings: 11
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1. That the project is consistent with the Village Review Zone and the Village Master Plan
23 and Design Manual in that a farmers market is a provisional use within Land Use
District 1 ofthe Village Review Zone. Furthermore, the project is consistent with the
1^ Village Master Plan and Design Manual as it assists in satisfying the goals and
objectives set forth for the Village through providing a pedestrian focal point m the
Village on Wednesday afternoons as well as bringing more visibility to the retail and
I ^ restaurant tenants in the core of the Village.
17 2. The City Planner has detennined that the project belongs to a class of projects that the
State Secretary for Resources has found do not have a significant impact on the
18 environment, and it is therefore categorically exempt fi-om the requirement for
preparation of environmental documents pursuant to Section 15304(e), Minor
Alterations to Land, of the State CEQA Guidelines. In making this detennination, the
20 City Planner bas found that the exceptions listed in Section 15300.2 ofthe State CEQA
Guidelines do not apply to this project.
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3. The Planning Commission finds that the project, as conditioned herein, is in
22 conformance with the Elements of the City's General Plan, based on the facts set forth in
23 the staff report dated May 15,2013 including, but not limited to the following:
24 a. The proposed project is consistent with the goals for the Village, as outlined
within the Cveneral Plan, m that it will provide a pedestrian focal pomt in the
25 Village on Wednesday afternoons, will foster a community concept in the heart
of the Village, and will bring more visibility to the retail and restaurants tenants
2^ in the core of the Village. The proposed location will attract pedestrian traffic
2y fi'om surrounding office and residential areas, time share units and hotels, as
well as from the Commuter Rail Station. Furthermore, the Market will provide
28 opportunity for residents and tourists to shop for locally grown produce and
flowers.
PC RESO NO. 6976 -2-
1
4. The Planning Commission finds that the project, as conditioned herein and with the
2 findings noted below to grant the standards modification for the temporary intensification
of use and a loss of parking is consistent with the goals and objectives set forth within the
3 Village Master Plan and Design Manual based on the facts set forth in the staff report
dated May 15,2013 including, but not limited to, the following:
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a. Several public parking lots are located within close proximity to the 2900 block
5 of State Street. In addition to a number of on-street parking spaces, a total of
209 off-street public parking spaces in public parking lots are located within 300
^ feet of the 2900 block of State Street Since the proposed use is temporary, wiU
^ be operated on public property by a non-profit organization, and will not
intensify the use in such a manner as to have a permanent significant impact on
8 the public parking lots located in the vicinity of the proposed Farmers Market,
the existing public parking within the area is adequate; 9
10 The proposed re-location of the Farmers Market to the 2900 block of State
Street furthers the goals of City Council in that it will provide a pedestrian focal
11 point in the ViUage on Wednesday afternoons, will foster a community concept
in the heart of the Village, and will bring more visibility to the retail and
12 restaurant tenants in the core of the Village;
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c. The proposed location will attract pedestrian traffic from surrounding office
14 and residential areas, time share units and hotels, as well as from the Commuter
Rail Station; and
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d. The Market will provide an opportunity for residents and tourists to shop for
1^ locally grown produce and flowers.
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5. The Planning Commission has reviewed each of the exactions imposed on the developer
I g contained in this resolution, and hereby finds, in this case, that the exactions are imposed
to mitigate impacts caused by or reasonably related to the project, and the extent and the
19 degree of the exaction is in rougji proportionality to the impact caused by the project.
20 Conditions:
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Note: Unless otherwise specified herein, all conditions shall be satisfied prior to at least two (2)
22 weeks prior to the commencement of the first Farmers Market.
23 1. If any of the following conditions fail to occur, or if they are, by their terms, to be
implemented and maintained over time, if any of such conditions fail to be so
24 implemented and maintained according to their terms, the City shall have the right to
23 revoke or modify all approvals herein granted; deny or further condition issuance of all
future building permits; deny, revoke, or further condition all certificates of occupancy
26 issued under the authority of approvals herein granted; record a notice of violation on the
property title; institute and prosecute litigation to compel their compliance with said
27 conditions or seek damages for their violation. No vested rights are gained by Developer
or a successor in interest by the City's approval of this Major Review Permit.
PC RESO NO. 6976 -3-
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3. Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of commencement of the first Farmers Market.
2. Staff is authorized and directed to make, or require the Developer to make, all conections
2 and modifications to the Major Review Perniit documents, as necessary to make them
intemally consistent and in conformity with the final action on the project. Development
3 shall occur substantially as shown on the approved Exhibits. Any proposed development,
different fi'om this approval, shall require an amendment to this approval.
4"
5
6 ..
4. If any condition for construction of any public improvements or facilities, or the payment
7 of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are
challenged, this approval shall be suspended as provided in Govenmient Code Section
66020. If any such condition is detennined to be invalid, this approval shall be invalid
9 unless the City Council determines that the project without the condition complies with
all requirements of law.
10
Developer/Operator shall and does hereby agree to indenmify, protect, defend, and hold
harmless the City of Carlsbad, its Council members, officers, employees, agents, and
12 representatives, fi'om and against any and all habilities, losses, damages, demands, claims
and costs, including court costs and attomey's fees incuned by the City arising, directly
13 or indirectly, fi'om (a) City's approval and issuance of this Major Review Permit RP 13-
03, (b) City's approval or issuance of any permit or action, whether discretionary or
nondiscretionary, in connection with the use contemplated herein, and
(c) Developer/Operator's installation and operation of the facility permitted hereby,
including without limitation, any and all liabilities arising fi'om the emission by the
15 facility of electromagnetic fields or other energy waves or emissions. This obligation
survives until all legal proceedings have been concluded and continues even if the City's
17 approval is not validated.
18
^ The boundaries of the Farmers Market every Wednesday shaU be limited to the
29 2900 block of State Street, between Grand Avenue to the north and Carlsbad
Village Drive to the south. The permitted hours for the Farmers Market shall be as
20 follows:
21 Summer Farmers Market
22 1*30 p.m. - 8:00 p.m. (closure of State Street)
Set-up: 1:30 p.m. - 2:30 p.m.
23 Market hours: 2:30 p.m. - 7:00 p.m.
Shut-down/clean-up: 7:00 p.m. - 8:00 p.m.
24
25
Winter Farmers Market
1:30 p.m. - 7:00 p.m. (closure of State Street)
25 Set-up: 1:30 p.m.-2:30 p.m.
Market hours: 2:30 p.m. - 6:00 p.m.
27 Shut-down/clean-up: 6:00 p.m. - 7:00 p.m.
2^ 7. Any modification to the approved hours of the Farmers Market shall require the
approval of an Administrative Review Permit by the City Planner.
PC RESO NO. 6976 -4-
8. The Farmers Market shall be certified by the Califomia Department of Agriculture
2 as a ''certified farmers market*' The certification shall be submitted to the City
Planner prior to the operation of the first Farmers Market and, thereafter, on an
3 annual basis. The applicant and its vendors may sell agricultural products
including, but not limited to, fraits, vegetables, herbs, nuts, cut flowers, and nursery
4 stock. Non-produce items such as dried fmit, juice, dried beans, and meat and dairy
3 products may be sold if the producer has proof that he/she grew, raised, collected or
caught the product
6
The applicant and its vendors may sell specialty food items at the Farmers Market,
7 including but not limited to, soda, water, baked goods, salsas, olives, jams, olive
oil/balsamic vinegar, cheese, smoked food items, sausages, and tamales or other
similar items as approved by the City Planner. The applicant and its vendors may
9 also seU food for on-site consumption such as popcorn, donuts and crepes and
similar food items in accordance with all applicable laws, rules and regulations of
10 the San Diego County Department of Environmental Health (DEH). Prior to the
first Farmers Market, the Applicant shall provide the City Planner with the list of
non-agricultural food vendors from the application approved by the San Diego
12 DEH. Only food vendors (non-agricultural) who meet the criteria described above
and who are approved by the San Diego DEH shall be allowed to sell specialty food
13 items at thie Farmers Market
8
11
15
14 10. The applicant and its vendors may sell a limited (i.e., 25% or less of the vendors at
any given time) number of handcrafted items, health items or services, and nutrition
items at the Farmers Market and other products that relate to the theme of the
15 Farmers Market Only vendors (non-agricultural/non-food) who meet the following
guidelines shall be permitted as vendors in the Farmers Market:
17
a. "Handcrafted items" means those products that are made or constmcted in a
manner suggesting special care or skill. Handcrafted items shall be made
19 exclusively by the local vendor renting the booth or his/her personal assistant
Items purchased for the purpose of resale are not considered to be ''handcrafted
20 items" and shall not be sold by the vendor. Examples of hand-crafted items
include hand-knitted clothing, hand-made jewelry, wood-working, hand-carved
21 items and other simUar handcrafted items. Embellishing of existing products
22 shall not be considered "handcrafted";
23 b. Non-handcrafted products that fall within the theme of the Farmers Market may
be sold if such products relate to farming, gardening, or a combination thereof.
24 Examples of such items include gardening apparel, gardening implements, and
similar items;
25
25 c. Examples of items that are not handcrafted or within the theme of the Farmers
Market as described above are retail or wholesale toys, baseball hats, t-shirts,
27 sports team apparel and accessories, sunglasses or any other retail or wholesale
items not handcrafted or within the theme of the Farmers Market; and
28
PC RESO NO. 6976
d. If more than 25% of handcrafted items, health items or services, and nutrition
2 items at the Farmers Market and other products that relate to the theme of the
Farmers Market are requested, the approval of an Administrative Review
3 Permit shall be required by the City Planner.
4 11. Periodic executive chef demonstrations at the designated cooking area on the site
3 plan of RP 13-03 are permitted to highlight a local restaurant or educate the
community on how some of the products at the Farmers Market can be used in
5 cooking. If chairs are set-up for the demonstration, the chairs shall not encroach
within the required 20-foot-wide fire clearance.
7
g 12. Musicians and entertainers providing background music are permitted only during
the hours of the Farmers Market Concerts and disc jockeys shall not be permitted.
18
13. The sale of alcohol is prohibited at the Farmers Market
14. An informational booth for merchants in the ViUage will be aUowed for the
distribution of advertisements, promotional items, brochures, maps, etc.
9
10
11
12
15. The applicant shall provide a minimum of one (1) vendor space at the Farmers
13 Market for local non-profit groups doing fundraising. If there is not a non-profit
group seeking a booth for fundraising, the applicant may rent the unused booth to
14 other vendors. Local non-profit groups shall be those non-profit groups providing
^3 social, athletic or recreational services or activities for residents in the City of
Carlsbad.
16
16. In order to maintain the required 20-foot-wide fire access clearance, vendor vehicles
17 shall be prohibited from parking on State Street during the operation of the
Farmers Market The vendors will be required to park offsite at Parking Lots C
and D pursuant to Exhibit 6, "Village Public Parking Lots," of the staff report dated
29 May 15,2013.
20 17. At least two (2) weeks prior to the first Farmers Market, a "Farmers Market Rules
and Producer Agreement" shaU be submitted to the City Planner for review and
21 approval. The mles shall include details on the procedures for set-up and clean-up,
22 vendor parking locations, signage, and disposal of waste.
23 18. The Carlsbad Village 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
24 collection and disposaL Any damage to State Street or the adjoining sidewalks,
lights, trash receptacles, benches, and landscaping or irrigation shall be repaired by
the City but must be paid for by the Association (as a sponsor of the event).
26
19. At least two (2) weeks prior to the first Farmers Market, a sign plan addressing the
27 location and details of the temporary signage shall be prepared, to the satisfaction of
the City Planner.
28
PC RESO NO. 6976 -6-
20. Permanent or temporary "No Parking TOW AWAY" signs which include the date
and time of the restriction shall be posted. If the signage is temporary, it shall be
posted 72 hours in advance of the beginning of the parking restriction. The signs
shall be posted in such a way that the restriction is clearly visible from all public on-
street parking stalls on the east and west sides of the 2900 block of State Street If
the signage is temporary, the Carlsbad Village Association shall be responsible for
posting the signs ai|d ensuring that they remain in place during the entire 72 hour
period; missing or vandalized signs shall be replaced in a timely manner by the
Association. The Association shall also be responsible for notifying the Police
Department each week when the temporary signs are installed. Any temporary
signs must be removed each Wednesday at the end of the market
21. Each vendor at the Farmers Market shall obtain a business license at the Cify prior
to selling products at the Farmers Market. The business license shall be renewed on
an annual basis.
10
22. This Major Review permit is granted for an initial period of two (2) years from Cify
^ ^ Council approval. This permit may be revoked at any time after a public hearing, if it is
j2 found that the use has a substantial detrimental effect on surrounding land uses and the
public's health and welfare, or the conditions imposed herein have not been met. This
13 pennit may be extended by the Planning Commission for a reasonable period of time
not to exceed 5 years (per extension) upon written appUcation of the permittee made no
14 less than 90 days prior to the expiration date. The Planning Conmiission may not grant
j3 such extension, imless it finds that there are no substantial negative effects on
surrounding land uses or the public's health and welfare. If a substantial negative effect
15 on surrounding land uses or the public's health and welfare is found, the extension shall
be denied or granted with conditions which will eliminate or substantially reduce such
17 effects. There is no limit to the number of extensions the Planning Commission may
grant.
18
29 Engineering:
20 23. Applicant shall comply with the city's Stonnwater Regulations, latest version, and shall
implement best management practices at all times. Best management practices include
21 but are not limited to pollution control practices or devices, general housekeeping
22 practices, pollution prevention and educational practices, maintenance procedures, and
other management practices or devices to prevent or reduce the discharge of pollutants to
23 stonnwater or stormwater conveyance system to the maximum extent practicable.
25
24 24. Applicant shall cause the legal business owner to execute an indemnification and
insurance certificate requirement per page 3 of 6 of Land Use Review Application P-
1. Prior to use and reliance of the permit herein granted, the legal business owner
25 shaU provide to the Cify Engineer a certificate of insurance in the amount of two
million dollars listing the cify as an additional insured and providing primary
27 coverage to the cify. Insurance company shall have a rating as outlined on page 3 of
6 of Land Use Review Application P-1.
28
PC RESO NO. 6976 -7-
^ Traffic Engineering:
2
25. A signage and traffic control plan (TCP) shall be approved by the Cify Traffic
3 Engineer and the Cify Planner at least fourteen (14) days prior to the first Farmers
Market The signage plan shaU include the dimension of the signs, total number of
4 signs and an exhibit shaU be provided which indicates the locations of the signs.
Modifications to the TCP can be made if unforeseen issues arise with the
implementation, to the satisfaction of the Cify Traffic Engineer.
Fire:
26. A Fire Use Permit will be required prior to operation of the first Farmers Market,
to the satisfaction of the Fire Department
5
6
7
8
9
27. A minimum 20-foot-wide access clearance shall be provided along State Street for
10 fire department emergency response. Vehicles necessary to the operation of the tent
or canopy shall be parked at least twenfy (20) feet from any tent All other vehicles
11 shall be parked one (100) hundred feet away at a minimum. (Califomia Code of
22 Regulations, Titie 19, Division 1, §312.) Section 13116, Health and Safety Code.
13 28. The open cooking areas/booths shall be separated from the retail booths by a
minimum of 20 feet. Open cooking shall comply with Califomia Fire Code (CFC),
14 2010, ed.. Title 19.
^ ^ 29. A permit is required for tents and temporary membrane structures and canopies in
25 excess of 400 square feet Tents and/or canopies less than twenfy (20) feet apart will
be considered as one. Section 2403.2, CFC, 2010 ed. Regardless of the permit
17 threshold, all temporary tents and membrane structures shall comply with Chapter
24 of the Califomia Fire Code, 2010 ed. Titie 19 and Health and Safefy Code.
^ ^ Inspections will be required.
19
30. Tents and canopies shall be made from fiame resistant material of nonflammable
20 materials. Please see California Code of Regulations, Titie 19, Division 1,315.(a) and
332.(a) for specifics and Section 2404.3 of the Califomia Fire Code, 2010 ed. for
21 labeling requirements.
22
31. Open and or exposed fiame (cooking) is not allowed under a tent or canopy while
23 open to the public. Combustible materials and cooking which produce grease-laden
vapors are not permitted inside the tents or canopies.
24"
25
Building;
2^ 32. Disabled access/path of travel (minimum 36" clearance from any obstructions) shall
be maintained at all times, including to any sanitary facilities.
27
33. An ADA accessible restroom is required. If the restroom is portable, it shall be
28 dropped off and removed each Wednesday before and after the Farmers Market,
PC RESO NO. 6976 -8-
^ accordingly. If a permanent ADA accessible restroom is provided, a letter shall be
2 submitted to the Cify Planner indicating the location of the restroom.
3 Parks and Recreation:
4 34. The applicant/operator of the farmers market will be responsible for the following:
5
a. Removing all litter and debris from the public hardscape as needed during each
5 market session;
7 b. Servicing all public trash/recycling receptacles as needed during and at the
15
16
17
conclusion of each market session, including the removal/haul away of plastic
liners and contents, and replacement of like plastic liners); 8
9..
Implementing storm water pollution prevention best management practices
10 (BMPs) - e.g., placement of fabric rolls/silt sheeting/gravel bags, etc. around all
storm drain inlet during each market session;
11
22 Cleanmg any spills or leakage of liquid or solid materials on the public
hardscape during each market session; and
13
e. Repairing/replacing any public landscape or irrigation damaged/destroyed
14 during each market session.
NOTICE
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively refened to for convenience as
2g "fees/exactions."
19 You have 90 days fi'om date of final approval to protest imposition of these fees/exactions. If
you protest them, you must follow the protest procedure set forth in Govemment Code Section
20 66020(a), and file the protest and any other required information with the City Manager for
22 processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely
follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or
22 annul their imposition.
23 You are hereby FURTHER NOTIFIED that your right to protest die specified fees/exactions
DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning,
zoning, grading, or other similar application processing or service fees in connection with this
25 project; NOR DOES TT APPLY to any fees/exactions of which you have previously been given a
NOTICE similar to this, or as to which the statute of limitations has previously otherwise
26 expired.
27 "*
28
PC RESO NO. 6976 -9-
6
7
8
9
10
PASSED, APPROVED, AND ADOPTED at a regular meeting of the planning
Commission of the City of Carlsbad, Califomia, held on May 15, 2013, by the following vote, to
wit:
3 AYES: Chairperson Siekmann, Conrniissioners Black, L'Heureux,
Schumacher, Scully and Segall
NOES:
ABSENT: Commissioner Anderson
ABSTAIN:
KERRY SIEKMANN, Chairperson
13 CARLSBAD PLANNING COMMISSION
ATTEST:
14
15
16
17,,
DON NEU
City Planner
19
20
21
22
23
24
25
26
27
28
PC RESO NO. 6976 -10-
EXHIBIT 3
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No •0
P.C. AGENDA OF: May 15,2013
Appiication complete date: April 4,2013
Project Planner: Shannon Werneke
Project Engineer: Steve Bobbett
SUBJECT: RP 13-03 - CARLSBAD FARMERS MARKET - Request for a
recommendation of approval of a Major Review Permit to relocate the existing
Wednesday Certified Farmers Market from a pubhc parking lot off of Roosevelt
Street to the 2900 block of State Street, between Grand Avenue to the north and
Carlsbad Village Drive to the south, for an initial timeframe of two (2) years,
every Wednesday from 1:30 p.m. to 8:00 p.m. in the summer and 1:30 p.m, to
7:00 p.m. in the winter, in Land Use District 1 of the Village Review Zone.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6976
RECOMMENDING APPROVAL of Major Review Pennit RP 13-03 to the City Council
based on the findings and subject to the conditions contained therein.
H. INTRODUCTION
Pursuant to the Village Master Plan and Design Manual, a "Farmers Market" is identified as a
Provisional Use. The original Farmers Market, cunentiy located in a public parking lot on
Roosevelt Street, was approved as a Major Redevelopment Permit (RP 94-05) by the City
Council. Staff has determined that the proposal to relocate the Farmers Market to State Street
also requires a Major Review (formerly "Redevelopment") Permit. In accordance with the
Major Review Permit procedures, the permit is being brought forward for a recommendation by
the Planning Commission and will be submitted for final approval by the City Council. There
are no unresolved issues and staffs recommendation of approval with conditions is supported by
the following analysis.
III. PROJECT DESCRIPTION AND BACKGROUND
The existing Certified Farmers Market cunently operates on both Wednesdays and Saturdays in
a public parking lot off of Roosevelt Street in the Village. Concems have been raised that the
existing location is relatively hidden from view. In order to bring more attention to the Market
and pedestrian traffic to the heart of the Village, the applicant. Urban Place Consulting Group,
Inc., has submitted a request to relocate the Wednesday Farmers Market from the public parking
lot off of Roosevelt Street to the 2900 block of State Street, between Grand Avenue to the north
and Carlsbad Village Drive to the south.
A number of businesses ranging from restaurants to retail shops currentiy front this block of
State Street. The initial time frame for the operation of the proposed Fanners Market is proposed
RP 13-03 - CARLSBAD FARMERS MARKET
May 15, 2013
PAGE2
for a period of two (2) years, which will subsequently be subject to renewal by the Planning
Commission.
The proposed hours for the farmers market are as follows:
Summer Farmers Market
1:30 p.m, - 8:00 p.m. (closure of State Street)
Set-up: 1:30 p.m. - 2:30 p.m.
Market hours: 2:30 p.m. - 7:00 p.m.
Shut-down/clean-up: 7:00 p.m. - 8:00 p.m.
Winter Farmers Market
1:30 p.m. - 7:00 p.m. (closure of State Street)
Set-up: 1:30 p.m.-2:30 p.m.
Market hours: 2:30 p.m. - 6:00 p.m.
Shut-down/clean-up: 6:00 p.m. - 7:00 p.m.
Although the 2900 block of State Street is proposed to be temporarily closed every Wednesday,
the main east-west thoroughfares through the Village, Carlsbad Village Drive and Grand
Avenue, would remain open to vehicular traffic.
The proposed Farmers Market on State Street will continue to be owned and operated by the
Carlsbad Village Association, a non-profit organization. The Carlsbad Village Association also
owns the cunent Farmers Market on Roosevelt Street. An experienced marketing manager will
be enlisted to manage the market each week and will be present at all times during the operation
of the market. Both the marketing manager and an assistant will assist with the set-up and tear-
down/clean-up of the Farmers Market to ensure that State Street is re-opened by either 7:00 or
8:00 p.m. (i.e., winter or summer hours).
Products sold at the proposed Farmers Market will include, but will not be limited to, the
following:
• Fresh certified (i.e., grown by the vendor for direct sale to the public, have permit from
the Califomia Department of Food and Agriculture) agricultural products such as finit,
nuts, herbs, vegetables, eggs, honey, fresh cut flowers, and nursery stock;
• Dried fruit, juice, and dairy/meat products grown, raised or caught by the vendor;
• Artisan-prepared foods such as bread, cheese, jam, and tamales; and
• A limited number of non-agricultural products such as cd's, wind chimes, and hand-made
clothing will also be offered.
The variety and placement of the vendors will be controlled by the market manager, Urban Place
Consulting staff, and the Carlsbad Village Association Board of Directors. In order to ensure
that the Market remains viable, the mix of vendors will be closely monitored. In addition,
surrounding business will be taken into consideration when determining the location for a
vendor.
RP 13-03 - CARLSBAD FARMERS MARKET
May 15,2013
PAGE 3
Based on a standard vendor footprint of 10 feet by 10 feet, the cunent Farmers Market located
off of Roosevelt Street has a capacity to hold approximately 32 vendors. The proposed Farmers
Market on State Street can accommodate up to 61 vendors. Two rows of vendors are proposed,
one on each side (i.e., east and west sides) of State Street with a seven-foot-wide pedestrian
walkway in front of each booth (in addition to an existing 11-foot-wide sidewalk in front of the
businesses). To bring more visibility to existing retail and restaurant tenants along State Street,
the vendor booths will be oriented towards the business storefronts. This set-up is very similar to
the Fanners Markets in Oceanside and Escondido, both of which have proven to be very
successful. In addition to vendor booths, an area for cooking demonstrations by local restaurant
owners as well as music is proposed at the northwest comer of the Market.
In order to provide fire access in an emergency situation, a 20-foot-wide fire lane is provided in
between each row of vendors. In addition, a temporary restroom will be provided adjacent to the
southeast comer of Grand Avenue and State Street and will be dropped off and picked up by a
private company every Wednesday. For a detailed review of the impacts to parking as well as
information regarding vendor drop-off and pick-up of equipment, please see Section C below.
IV. ANALYSIS
The proposed project is subject to the following ordinances, standards and policies:
A. Village (V) General Plan Land Use designation;
B. Village Review (V-R) Zone (CMC Chapter 21.35), District 1, Carlsbad Village Center
(Village Master Plan and Design Manual); and
C. Parking Analysis/Circulation
The recommendation for approval of this project was developed by analyzing the project's
consistency with the applicable regulations and policies. The project's compliance with each of
the above regulations and policies is discussed in the sections below.
A. Village General Plan Land Use designation
The Village (V) General Plan Land Use designation includes the following goals for the Village:
A City which preserves, enhances and maintains the Village as a place for living,
working, shopping, recreation, civic and cultural functions while retaining the
Village atmosphere and pedestrian scale;
A City which creates a distinct identity for the Village by encouraging activities that
traditionally locate in a pedestrian-oriented downtown area, including offices,
restaurants, and specialty shops;
A City which encourages new economic development in the Village and near
transportation corridors to retain and increase resident-serving uses; and
A City that encourages a variety of complementary uses...to generate pedestrian
activity and create a lively, interesting social environment and a profitable business
setting.
RP 13-03 - CARLSBAD FARMERS MARKET
May 15,2013
PAGE 4 •
The proposal to relocate the Fanners Market to a block of State Street between Grand Avenue to
the north and Carlsbad Village Drive to the south on Wednesdays is consistent with the goals for
the Village General Plan Land Use designation as it creates a strong pedestrian orientation and
continues to foster a community concept in the heart of the Village. The proposed location will
attract pedestrian traffic from sunounding office and residential areas, time share units and
hotels, as well as from die Commuter Rail Station. In addition, the Market provides an
opportunity for residents and tourists to shop for locally grown produce and flowers. In
summary, the proposal contributes to the over-arching goal to create a lively, social setting in the
Village.
B. ViUage Review Zone (CMC Chapter 21.35), Land Use District 1, Carlsbad VUlage
Center (ViUage Master Plan and Design Manual)
The Farmers Market is proposed to be located within Land Use District 1, also knovm as the
Carlsbad Village Center. This district is the central business district of Carlsbad Village. It
functions as a strong retail and financial core which serves the city residents as well as tourists
and regional visitors. The land use standards within District 1 reinforce the pedestrian shopping
environment, encourage mutually supportive uses, and provide a major activity focus for
Carlsbad Village and the city as a whole. In addition, a goal ofthe Carlsbad Village Master Plan
and Design Manual is to estabUsh the Village as a quality shopping, working and living
environment. Objectives associated with this goal include attracting activities which foster a
village concept, reinforcing pedestrian retail continuity, and increase uses which serve Carlsbad
residents as well as tourists.
Pursuant to the Village Master Plan and Design Manual, a Farmers Market is identified as a
Provisional Use. Provisional uses are select land uses which have special considerations, and
require special findings and/or conditions which are used to detennine whether the identified use
can be permitted within die subject land use district Pursuant to CMC Section 21.35.050,
provisional uses are subject to the approval of a Village Review Permit. The original Farmers
Market cunentiy located in a public parking lot on Roosevelt Street was approved as a Major
Redevelopment Permit (RP 94-05) by the City Council. Staff has determined tiiat the proposal to
relocate the Fanners Market also requires a Major Review (formerly "Redevelopment") Permit.
With exception to parking, which is analyzed in Section C below, there are no specific standards
outiined in the Village Master Plan and Design Manual for a Farmers Market for which to
analyze the project against. The proposal to relocate the Farmers Market on Wednesdays from
tiie public parking lot located off of Roosevelt Street to tiie 2900 block of State Street, in
between Grand Avenue to the north and Carlsbad Village Drive to the south, will provide a
pedestrian focal point in the Village on Wednesday aftemoons and will bring more visibility to
tiie retail and restaurant tenants in the core of the Village. Therefore, it is consistent with the
goals and objectives of Land Use District 1 and the Village Master Plan and Design Manual.
C. Parking Analysis/Circulation
A primary concem for most retail and restaurant tenants in tiie downtown area is the loss of on-
street parking as well as parking in the public parking lots, both on a temporary and pennanent
basis. The cunent Farmers Market on Wednesdays in the public parking lot off of Roosevelt
Street results in the temporary loss of a total of 55 public parking spaces. The proposed Fanners
RP 13-03 - CARLSBAD FARMERS MARKET
May 15,2013
PAGE 5
Market along tiie 2900 block of State Street would result in the loss of a total of 49 on-street
public parking spaces from 1:30 p.m. to 7:00 or 8:00 p.m., depending on the time of year.
Pursuant to the Village Master Plan, the parking requirement for a permanent general retail use is
one space per three (300) square feet of gross floor area. The proposed Farmers Market will
include up to 61 bootiis, each 100 square feet in area (10' x 10'). Therefore, the gross floor area
of the Market would be 6,100 square feet; this would typically require a total of 21 parking
spaces on-site. Including the 49 on-street spaces that are proposed to be temporarily displaced
(i.e., 1:30 p.m. to 7:00 or 8:00 p.m.), the total number of on-site parking spaces which would be
affected/displaced is 70 spaces. Therefore, the applicant is requesting a Parking Standard
Modification.
Parking Standard Modification
The Village Master Plan and Design Manual allows the City Council to approve development
standards modifications where the applicant can provide acceptable evidence that the project has
a significant public benefit or tiiat the project assists tfie City Council in meeting tiie goals and
objectives set forth within the Village Master Plan and Design Manual. As the proposed use is
temporary in nature, provides a significant public benefit, and assists in meeting tiie goals and
objectives of tiie Village Master Plan and Design Manual, the applicant is requesting a standard
modification for the parking requirement.
Pursuant to Attachment 6, several public parking lots are located within close proximity to the
2900 block of State Street. In addition to a number of on-street parking spaces, a total of 209
off-street public parking spaces in public parking lots are located within 300 feet of the 2900
block of State Street. Since the proposed use is temporary, will be operated on public property
by a non-profit organization, and will not intensify the use in such a manner as to have a
permanent significant impact on the public parking lots located in the vicinity of the proposed
Fanners Market, staff concludes that tiie existing public parking within the area is adequate.
In addition, as discussed in Sections A and B above, the proposed re-location of tiie Farmers
Market to tiie 2900 block of State Street fiirtiiers tiie goals of City Council in tiiat it will provide
a pedestrian focal point in the Village on Wednesday aftemoons, will foster a community
concept in the heart of the Village, and will bring more visibility to the retail and restaurant
tenants in tiie core of the Village. The proposed location will attract pedestrian traffic from
sunounding ofSce and residential areas, time share units and hotels, as well as from the
Commuter Rail Station. Furthermore, the Market will provide an opportunity for residents and
tourists to shop for locally grown produce and flowers. Therefore, the proposed Parking
Standard Modification can be supported.
Traffic Circulation
In order to maintain a 20-foot-wide emergency access area in between each row of vendor
bootiis, tiie vendors will not be allowed to park their vehicles on the street behind their respective
tents during tiie time in which the Farmers Market is open to tiie public. State Street will be
closed down one hour in advance of the opening of tiie Fanners Market (i.e., 1:30 to 2:30 p.m.)
to allow tiie vendors time to drop off any equipment and set-up their bootii. The vendors will be
required to park offsite in one of two public parking lots identified as Lots C and D on
Attachment 6 (total of 128 parking spaces) adjacent to the Fish House Vera Cruz restaurant.
Once tiie Farmers Market has ended (i.e. eitiier 7:00 or 8:00 p.m.), the vendors will retrieve tiieir
RP 13-03 - CARLSBAD FARMERS MARKET
May 15,2013
PAGE 6
vehicles from the public parking lots and retum to State Street to take down their tents and load
the equipment into their vehicle.
State Street is proposed to be closed at 1:30 p.m. on Wednesdays. In order to mitigate any
concem that patrons may still be parked on the street at the time of the closure, the applicant
proposes to post signage on the east and west sides of State Street 72 hours in advance which
clearly indicate the time in which the Street will be closed. The start time for the closure takes
into account the standard lunch hour for the adjacent restaurant uses. Should any vehicles still be
located on the street at 1:30 p.m., the vehicles will be towed. The signs will be required to
specify this information.
Although the 2900 block of State Street is proposed to be temporarily closed with barricades
every Wednesday, the main east-west thoroughfares through the Village, Carlsbad Village Drive
and Grand Avenue, would remain open to vehicular traffic. In addition to barricades being
placed at each intersection, a series of cones 25 feet on-center as well as signs will be placed
along Carlsbad Village Drive and Grand Avenue for approximately two blocks alerting drivers
tiiat tums cannot be made onto the 2900 block of State Street. As noted in the attached
resolution, a detailed Traffic Control Plan will be required to be approved by the City Traffic
Engineer prior to the operation of the first Farmers Market.
V. ENVIRONMENTAL REVIEW
As a Farmers Market is considered to be a minor temporary use, the project qualifies as a
Categorical Exemption pursuant to Section 15304(e) (Minor Alterations to Land) of the
Califomia Environmental Quality Act (CEQA). Accordingly, a Notice of Exemption will be
filed by the City Planner upon final project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 6976
2. Location Map
3. Background Data Sheet
4. Disclosure Statement
5. Reduced Exhibit
6. Village Public Parking Lots
7. Full Size Exhibit "A" dated May 15, 2013
^ EXHIBIT 4
CITY OF
^ CARLSBAD
ERRATA SHEET FOR AGENDA ITEM #3
Memorandum
May 9, 2013
To: Planning Commission
From: Shannon Werneke, Associate Planner
Via Don Neu, City Planner
Re: Errata Sheet for Agenda Item #3, RP 13-03 - CARLSBAD FARMERS MARKET
Staff is recommending that the Planning Commission include the following revisions:
Revise Condition No. 16 of Planning Commission Resolution No. 6976 as follows:
16. In order to mointain tho required 20 foot'wide firo OCCODS cloaronco, vendor vehicles shall bo
prohibited from parking on State Street during tho operation of tho Farmers Market. With
exceotion to the parking of two vehicles directiv behind each of the barricades located at the
north and south ends of the 2900 block of State Street Tthe vendors will be required to park
offsite at Parking Lots C and D pursuant to Exhibit 6, "Village Public Parking Lots," of the staff
report dated May 15, 2013.
Add the following condition to the Fire Department conditions of Planning Commission Resolution No.
6976 as follows:
In order to provide a temporary but substantial barricade while allowing for fire/emergency
access, a maximum of two (2) commercial or truck type vehicles may be parked perpendicular to
the sidewalk on State Street at both Carlsbad Village Drive and Grand Avenue, to the satisfaction
of the Fire Department. Driver contact information shall be provided for each Farmers Market
date and the driver shall be available via mobile phone and in close proximately to the parked
vehicles throughout the duration of the Farmers Market in the event that the vehicles require
relocation. No other vehicles will be allowed to park in this area, thus maintaining the 20-foot
minimum separation from the vendor tents and 20-foot-wlde fire clearance.
Community & Economic Development
1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2710 I 760-602-8560 fax
EXHIBIT 5
Planning Commission Minutes May 15,2013 Page 4
DISCUSSION
Commissioner Schumacher stated he is in support of the project. Because of the noticing radius and the
fact that there have not been any complaints, he can support the project.
Commissioner Segall stated he is happy to see residents come out in support of the project. He can
support the project.
Commissioner L'Heureux commented that if there were any issues, staff would have heard about it by
now. He can support the project.
Commissioner Scully stated she can support the project given the number of students.
Commissioner Black stated his concurrence with his fellow Commissioners. He stated he can support the
project.
Chairperson Siekmann stated she too can support the project.
MOTION
ACTION: Motion by Commissioner Black and duly seconded, that the Planning Commission
adopt Planning Commission Resolution No. 6975 approving Conditional Use Permit
/Amendment CUP 01-12x1 (A) based on the findings and subject to the conditions
contained therein.
VOTE: 6-0
AYES: Chairperson Siekmann, Commissioner Black, Commissioner L'Heureux,
Commissioner Schumacher, Commissioner Scully and Commissioner Segall
NOES: None
ABSENT: Commissioner Anderson
ABSTAIN: None
Chairperson Siekmann closed the public hearing on Agenda Item 1. asked Mr. Neu to introduce the next
item, and opened the public hearing on Agenda Item 3.
3. RP 13-03 - CARLSBAD FARMERS MARKET - Request for a recommendation of
approval of a Major Review Pemnit to relocate the existing Wednesday Certified Fanners
Market from a public parking lot off of Roosevelt Street to the 2900 block of State Street,
between Grand Avenue to the north and Carlsbad Village Drive to the south, for an initial
timeframe of two (2) years, every Wednesday from 1:30 p.m. to 8:00 p.m. in the summer
and 1:30 p.m. to 7:00 p.m. in the winter, in Land Use District 1 of the Village Review
Zone.
Mr. Neu introduced Agenda Item 3 and stated Associate Planner Shannon Werneke would make the staff
presentation.
Ms. Werneke gave a brief presentation and stated she would be available to answer any questions.
Chairperson Siekmann acknowledged receipt of a letter from Mr. Weiland as well as an enata sheet for
the item.
Chairperson Siekmann asked if there were any questions of Staff.
Commissioner Black asked if a porta-potty will be made available for all visitors. Ms. Wemeke directed
the Commission's attention to a slide on the screen and indicated the location of the restroom.
Planning Commission Minutes May 15,2013 Page 5
Commissioner Scully asked if the curb cafes on State Street will impact the pedestrian traffic flow. Ms.
Werneke again directed the Commission's attention to a slide on the screen and clarified how pedestrians
will move through the market.
Commissioner Segall asked how much latitude the City Planner has in modifying this plan. Mr. Neu
stated that the conditions of approval are written so that most changes could be handled administratively.
Commissioner Segall asked if there is better system regarding the requirement to place cars at each end
of the market. Ms. Werneke stated that the cars will be there on a temporary basis until bollards are
installed. Commissioner Segall asked about a traffic mitigation program. Ms. Werneke stated that after
reviewing the traffic control plan, there will be a series of cones placed approximately every 10 feet on
both Carlsbad Village Drive and Grand Avenue to block any turns onto State Street.
Chairperson Siekmann asked if there were any further questions of Staff. Seeing none, she asked if the
applicant wished to make a presentation.
Steve Gibson, 530 Grand Avenue, representing Urban Place Consulting Group, gave a brief presentation
and stated he would be available to answer any questions.
Chairperson Siekmann asked if there were any questions of the applicant.
Commissioner Segall asked about the timetable for installing bollards. Mr. Gibson stated it is their desire
to have them installed in two to three months in order to make sure the site is successful. He further
stated that the trucks placed behind the banricades will be vendors trucks. Commissioner Segall asked
how they will set up the market within one hour. Mr. Gibson stated it most likely will not happen within
one hour, and the hours of operation have changed to have the market open at 3:00. He further
mentioned that it will take 1.5 hours to open the market Commissioner Segall asked about the plan for
managing cars. Mr. Gibson stated that no parking signs will be posted 72 hours prior to the event and
flyers will be placed in the businesses along State Street.
Commissioner Scully asked about marketing plans for the entire city. Mr. Gibson stated that marketing
will be done through the city's communication lines. There will be advertising in the Carlsbad magazine
as well as the Union Tribune. Commissioner Scully asked if there will be something easily and readily
available on the website. Commissioner Scully asked about timing if the project is approved at Council.
Mr. Gibson stated that if the project is approved at Council, they hope to be at the new location by July
1st. Commissioner Scully asked if the current market is certified. Mr. Gibson stated yes.
Commissioner L'Heureux asked who will pay for the bollards. Mr. Gibson stated he was not sure.
Commissioner L'Heureux asked what will happen in the middle of the street Mr. Gibson stated it wilt be a
fire lane and will be very open. Commissioner L'Heureux asked if there will be an onsite manager. Mr.
Gibson stated yes at all times. Commissioner L'Heureux stated his concern is regarding the lack of signs
for parking for the event. Mr. Gibson stated it is in the CIP program and the program is ready to go once
approved. Commssioner L'Heureux suggested electric signs with arrows even it is temporary until the
wayfinding signs are installed. Mr. Gibson stated there are temporary signs proposed in the master plan.
Commissioner Segall asked if the Saturday farmers market will be at the Roosevelt location. Mr. Gibson
stated the Saturday market wilt stop at the end of June.
Chairperson Siekmann asked about ADA access. Mr. Gibson stated the market will be ADA accessible.
Chairperson Siekmann asked why this block was chosen for the new site. Mr. Gibson stated this
proposed location was the one determined to provide the most change, and they hope to grow and be
very successful. Chairperson Siekmann asked if there were any push back from the retailers on that
block. Mr. Gibson stated not everyone is happy about the move, but the vast majority does approve.
Chairperson Siekmann asked if there were any further questions of the applicant. Seeing none, she
opened the public testimony.
Belyn Gonzales, 2728 Chestnut Avenue, Carlsbad, owner/operator of Garcia's Restaurant, stated she is
looking fonward to this project.
Planning Commission Minutes May 15,2013 Page 6
Doug Avis, 550 Laguna Drive, Carlsbad, on the CVA Board of Directors, stated they are in support of the
project.
Phil Mulloy, 2970 State Street, Cartsbad, stated he is not sure the Farmers Market will bring in customers
to the Village. He feels more studies should be done regarding feasibility. Mr. Mulloy stated his concerns
regarding trash and parking.
Greg Visantaner, 2906 State Street, stated his support of the project.
Alan Wanamaker, restaurant owner in Cartsbad and vendor at the Farmers Market, stated his support of
the item; however he would iike to see the bollards installed as soon as possible.
Andrea Debaay, 1571 Buckboard Drive, Oceanside, curently a vendor at the Farmers Market, stated her
support of the project; however, she is concemed about the hours of operation. She is in favor of earty
moming hours for the market.
Commissioner Segall asked for the best hours for fanners markets. Ms. Debaay stated ideally 9:00-1:00,
10:00-2:00 or even as late as 3:00 or 4:00 in the afternoon.
Vonda Lee, owner of Califomia Cheesecakes in a Cup, a vendor at the Farmers Martlet, stated her
support of the project.
Jim Clart<e, 5225 Cartsbad Village Drive, Cartsbad, stated he is in favor of the project.
Steve Berdan, 4823 Windjammer Way, Carlsbad, stated the current Farmers Mart<et is too small and he
is in favor of the project.
Chairperson Siekmann asked if there were any other members of the audience who wished to speak on
the item.
Chairperson Siekmann asked if the applicant wished to respond to any of the issues brought up during
public testimony.
Mr. Gibson commented that there are conflicts between the tenants and the property owners. He
assured the Commission that this will not be a craft martlet and it will not be a martlet like that in
Oceanside.
Commissioner L'Heureux stated that there will have to be lights if the market will be open in the evening
during the winter. Commissioner L'Heureux asked if there are any residents in the buildings along State
Street. Mr. Gibson stated yes and that the tenant paries behind the building. Commissioner L'Heureux
asked if the craft booths will be interspersed throughout or clumped together. Mr. Gibson stated it wouid
depend on if there are any actual craft booths. Mr. Gibson stated the certification requires a certain
number of produce booths. Commissioner L'Heureux asked if interesting or vintage cars could be used
for the temporary blockades. Mr. Gibson stated it is something that can be looked at.
Commissioner Scully asked how many other Farmers Markets are using car barricades. Ashley Gibson,
with Urt^an Place Consulting, stated the Farmers Market in San Luis Obispo uses that type of barricade.
Commissioner Black stated he finds the vehicles behind the banricades unacceptable. Mr. Gibson stated
it was a requirement from the City's Transportation Department.
Commissioner Segall asked about the plan to provide power to the vendors. Mr. Gibson stated it is
somewhat limited. They might have to have a generator. Commissioner Segall asked why the stands will
be oriented towards the businesses. Mr. Gibson stated it is because it will benefit the businesses as well
as the vendors.
Chairperson Siekmann closed public testimony.
Commissioner Scully commented that she is not comfortable with the vehicles being parked behind the
barricades.
Planning Commission Minutes May 15,2013 Page 7
Commissioner Segall stated that he does not mind having the vehicles on an interim basis until the
bollards are installed but it should be requested that those are installed as soon as possible. Mr. Neu
stated that because it is an expenditure of city funds, the Council would want to make sure the mari<et is
successful.
Commissioner Schumacher stated he agrees with Commissioner Segall. He stated that having vehicles
pari<ed behind the banricades causes more of a safety issue.
Commissioner L'Heureux stated he would be in favor of modifying the condition to remove the vehicles
and to add a condition to install the bollards.
Jane Mobaldi, Assistant City Attorney, pointed out that the bollards would be installed in the public right-
of-way at the city's expense. It would be preferable for the Commission to add a condition regarding the
vehicles behind the barricades, which is within the applicant's control.
MINUTE MOTION
ACTION: Motion by Commissioner Schumacher and duly seconded, that the Planning
Commission recommend to the City Council that they expedite the instaiiation of the
bollards.
VOTE: 6-0
AYES: Chairperson Siekmann, Commissioner Black, Commissioner L'Heureux, and
Commissioner Schumacher, Commissioner Scully and Commissioner Segall
NOES: None
ABSENT: Commissioner Anderson
ABSTAIN: None
Ms. Werneke commented that the Commission could then disregard the errata sheet for the item and
keep the originally proposed condition.
DISCUSSION
Commissioner Schumacher commented that he hopes this will bring energy and vibrancy to downtown.
He stated he can support the project.
Commissioner Segall stated he can support the project and this will be a great way to attract more people
to the Village.
Commissioner L'Heureux thanked the applicant and staff for bringing the project fonvard. He stated he
can support the item.
Commissioner Scully stated she stated she can support the project.
Commissioner Black stated he is in favor of the project.
Chairperson Siekmann stated she can also support the project.
Planning Commission Minutes May 15,2013 Page 8
MOTION
ACTION: Motion by Commissioner Black and duly seconded, that the Planning Commission
adopt Planning Commission Resolution No. 6976 recommending approval of Major
Review Permit RP 13-03 to the City Council based on the findings and subject to the
conditions contained therein.
VOTE: 6-0
AYES: Chairperson Siekmann, Commissioner Black, Commissioner L'Heureux, and
Commissioner Schumacher, Commissioner Scully and Commissioner Segall
NOES: None
ABSENT: Commissioner Anderson
ABSTAIN: None
Chairperson Siekmann closed the public hearing on Agenda Item 3.
RECESS
Chairperson Siekmann called for a 5 minute recess at 9:10 p.m.
MEETING CALLED TO ORDER
Chairperson Siekmann called the meeting to order at 9:20 p.m. with ail Commissioners present, asked
Mr. Neu to introduce the next item, and opened the pubiic hearing on Agenda Item 4.
4. MP 12-01fAl - VILLAGE MASTER PLAN CHANGES - A request to recommend
approval of staff-proposed changes to the Village Master Plan and Design Manual.
Changes are proposed to stimulate Village development and activity and improve use of
the document through minor clarifications and edits.
Mr. Neu introduced Agenda Item 4 and stated Senior Planner Scott Donnell would make the staff
presentation.
Mr. Donnell gave a brief presentation and stated he would be available to answer any questions.
Chairperson Siekmann acknowledged receipt of an email from Tom McMahon as well as an en-ata sheet.
Chairperson Siekmann asked if there were any questions of Staff. Seeing none, she opened public
testimony on the item.
Steve Gibson, representing Urban Place Consulting, provided some background infonnation on the item
and stated his support of the project.
Doug Avis, 550 Laguna Drive, Carisbad, chairman of the CVA Board of Directors, spoke in favor of the
project.
Tom McMahon, 428 Park Drive, Carisbad, owner of the Carisbad Village Theater, stated he is in favor of
the proposed changes.
Chairperson Siekmann asked if there were any other members of the audience who wished to speak on
the item.
Mario Monroy, 749 Magnolia Avenue, Carlsbad, spoke about recent home sales in the Barrio.
Chairperson Siekmann closed public testimony on the Item.
Commissioner Segall stated the in-lieu part<ing fee is the biggest killer of businesses in the Village. Mr.
Neu stated staff proposed an expansion of the area that is eligible to use the partying in-tieu fee program.
June 18, 2013 Carlsbad City Council Special Meeting Page 4
8. AB #21.269 - VILLAGE MASTER PLAN CHANGES - MP 12-01(A).
Senior Planner Scott Donnell and Steve Gibson and Ashley Westman of Urban Place Consulting Group
gave the staff report and PowerPoint presentation (on file in the Office ofthe City Clerk).
Mr. Gibson informed Council that the proposed changes to the Village Master Plan would provide
additional opportunities to create more retail space as well as a reuse of existing space.
Ms. Westman highlighted the parking signage changes in the Village that would be implemented in the
near future based on the results of a parking study conducted last summer.
Mr. Gibson reminded Council that a complete overhaul ofthe Village Master Plan still needed to be
completed.
In response to an inquiry from Council Member Blackburn, Mr. Donnell explained that business owners
were not directly contacted regarding the proposed changes in residential parking, but added that the
overall response to the changes was favorable.
Council Member Blackburn opened the duly noticed Public Hearing at 7:21 p.m.
Seeing no one wishing to speak Council Member Blackburn closed the Public Hearing at 7:21 p.m.
ACTION: On a motion by Council Member Douglas, Council adopted
RESOLUTION NO. 2013-155. approving amendments to the Village Master
Plan and Design Manual {MP 12-01(A) to stimulate Village development and
activity by making limited, specific changes to non-residential uses and
parking and design standards, and to improve use ofthe document through
minor clarifications and edits.
AYES: Wood, Blackburn, Douglas.
NOES: None.
ABSENT: Hall, Packard.
Mayor Pro Tem Packard returned to the dais at 7:25 p.m.
9. AB #21.270 - CARLSBAD FARMER'S MARKET - RP 13-03.
Associate Planner Shannon Wernecke gave the staff report and PowerPoint presentation (on file in the
Office ofthe City Clerk).
In response to an inquiry from Council Member Blackburn, Engineering Manager Bryan Jones provided a
description of a removable bollard, how it was installed in the ground and the approximate cost to
purchase and install the item.
June 18, 2013 Carlsbad City Council Special Meeting Page 5
In response to an Inquiry from Council Member Wood, Mayor Pro Tem Packard stated he was told by
NCTD that Coaster trains stop five times at the Village Station during the Farmer's Market operating
hours.
In response to an inquiry from Council Member Douglas, Ms. Wernecke explained a signage plan had been
approved and electric signs were not included in the plan. Mr. Gibson of Urban Place Consulting Group,
representing the Village Business Association, explained that a full sign program informing people about
the market included the coaster stop area. He added that the signs were not permanent and would be
removed at the end of each market session.
Mayor Pro Tem Packard opened the duly noticed Public Hearing at 7:46 p.m.
Belynn Gonzalez, Carlsbad, spoke In support ofthe Farmer's Market and requested that the use of
bollards be used as a traffic stop device.
Debra Ferraro, Carlsbad, spoke in support ofthe Farmer's Market. She said that as a representative of a
pending non-profit organization, she was requesting that Council modify Condition No. 15 to the Farmer's
Market conditions to include the word "pending". She explained that the non-profit group she
represented was in the process of receiving its non-profit certification from the state and was concerned
that this group was not going to be considered due to the current wording in city's conditions for the
Farmer's Market.
Alfredo Gonzalez, Carlsbad, spoke in support ofthe Farmer's Market and stated he also supported the use
of bollards as a traffic stop device.
Steve Gibson, representing the Village Business Association, applicant, explained that a non-profit booth
had been designated in the Farmer's Market with the intent to have non-profit organizations participate
on a rotating basis.
Mr. Gibson requested two modifications to the city's conditions for the Farmer's Market. He requested
that Condition No. 6 concerning the boundaries of the market be modified to allow the request for
expansion to be determined by an administrative review permit issued by the City Planner rather than
going through the process for Planning Commission and/or City Council approval. He also requested that
Condition No. 16 concerning the parking of vendor vehicles in the flre lane be modified to have this type
of request also handled by an administrative review of the City Planner.
Mayor Pro Tem Packard closed the Public Hearing at 8:02 p.m.
At the request of Council, Ms. Wernecke stated that staff had no issue with adding the word "pending" to
Condition No, 15.
Ms. Wernecke requested that Fire Division Chief Mike Davis address Condition No. 16.
Chief Davis stated the Fire Department could support an administrative review process in determining if
space to park vendor vehicles was adequate.
June 18, 2013 Carlsbad City Council Special Meeting Page 6
Ms. Wernecke also addressed Condition No. 6, stating a modification regarding an increase to the market
boundaries request could be added to Condition No. 7.
ACTION: On a motion by Council Member Douglas, Council adopted
RESOLUTION NO. 2013-156. approving a Major Review Permit to relocate
the existing Wednesday Certified Farmer's Market from a public parking lot
located on Roosevelt Street to the 2900 block of State Street, between
Grand Avenue to the north and Carlsbad Village Drive to the south, for an
initial timeframe of two (2) years as amended to include the following
modifications:
Condition No. 15: The applicant shall provide a minimum of one (1) vendor
space at the Farmer's Market for local non-profit/pending non-profit groups
doing fundraising.
Condition No. 16: Any modification to this condition shall require the
approval of an Administrative Review Permit by the City Planner.
Condition No. 7: Any modification to the boundaries ofthe Farmer's Market
shall require the approval of an Administrative Review Permit by the City
Planner.
AYES: Packard, Wood, Blackburn, Douglas.
NOES: None,
ABSENT: Hall.
Mayor Hall returned to the dais at 8:08 p.m.
RECESS:
Mayor Hall declared a recess at 8:08 p.m.
RECONVENE:
Mayor Hall reconvened the City Council meeting with five Council members present at 8:14 p.m.
10. AB #21.271 - VACATION OF PORTION OF VAN ALLEN WAY - STV 11-01.
Engineering Manager Glen Van Peski gave the staff report and PowerPoint presentation (on file in the
Office of the City Clerk).
Mayor Hall opened the duly noticed Public Hearing at 8:17 p.m.
Seeing no one wishing to speak, Mayor Hall closed the Public Hearing at 8:17 p.m.
City of Carlsbad Farmers' Market
Survey
Business and Customer
FINAL REPORT - JANUARY 10,2014
bw P5|[ F*. ^1 pr i|
PARTNERSHIP
2725 JEFFERSON STREET, SUITE 13, CARLSBAD CA 92008
50 MILL POND DRIVE, WRENTHAM, MA 02093
T (760) 730-9325 F (888) 457-9598
bwresearch.com H
twitter.com/BW Research
facebook.com/bwresearch (g
Farmers' Market Survey
Conducted for the City of Carlsbad
SUMMARY MEMO
The city of Cartsbad partnered with BW Research Partnership, Inc. (BW Research) to
conduct a survey of permanent Carlsbad businesses and customers of the Cartsbad
Farmers' market. The pnmary research objectives of the survey were to assess
preferences and perceptions regarding the Farmer's Market and the impacts that the
new location has upon businesses.
KEY FINDINGS - BUSINESS SURVEY
The business survey was administered from December 11 through December 13, 2013
and averaged 9 minutes in length. In total, 50 managers and business owners
completed a paper survey from a universe of 315 businesses in Carlsbad Village.
Some questions in the business survey were analyzed based on proximity to the
Farmers' Market. All businesses surveyed were given either a location tag of 1 or 2.
Businesses tagged "Location 1" (22 businesses) were establishments located directly
next to the Farmers' Market on State Street. Those with a "Location 2" (28 businesses)
designation were located in the surrounding Cartsbad Village, but not directly along the
current Farmers' Market location on State Street, between Carlsbad Village Dr. and
Grand Ave.
Overall Opinion Regarding the Farmers' Market
One of the first substantive questions of the survey asked business owners and
managers if they generally had a favorable or unfavorable opinion about the Farmers'
Market on State Street on Wednesdays. A majority of respondents (56%) had a
favorable opinion (38% "Very favorable", 18% "Somewhat favorable") ofthe Farmers'
Market and just over a quarter (28%) had either a "Very unfavorable" (18%) or a
"Somewhat unfavorable" opinion ofthe Farmers' Market. The remaining respondents
indicated neither favorable nor unfavorable (14%) or did not offer an opinion (2%).
Overall favorable opinion ofthe Farmers' Market was not markedly different between
"Location 1" and "Location 2" establishments (59% vs 54%), however, businesses
located closest to the Farmers' Market expressed a higher proportion of "Very favorable"
ratings when compared to businesses located further away (54% vs 25%).
[bw]:, g,a,EARCH..
PARTNERSHIP
?6
Figure 1: Overall opinion about the Farmers' Market by Location 1
Farmers' Market Survey
Conducted for the City of Carlsbad
Very
unfavorable
23%
Somewhat
_ favorable
5%
Neither
9%
_ Somewhat
unfavorable
9%
Figure 2: Overall opinion about the Farmers' Market by Location 2
Somewhat
favorable
29%
Neither
18%
Somewhat
unfavorable
11%
%|
Very
unfavorable
14%
Don't know/
Refused 4%
bw RESEARCH
PARTNERSHIP
'•"1
Farmers' Market Survey
Conducted for the City of Carlsbad
Economic Impact upon Local Businesses
Businesses were asked if their location experiences an increase or decrease in business
during the hours ofthe Farmers' Market. Approximately three out often businesses
indicated that they observe an increase in transactions during Farmers' Market (Location
1: 32%; Location 2: 29%). Establishments located on State Street (Location 1) reported
a greater incidence of decreased business (32%) when compared to storefronts located
further from the Market (18%).
Figure 3: Increase in Business from Customers by Location 1
^^^^
Increase
32%
r Neit I Neither an
Not sure increase or
®'° decrease
27%
Decrease
32%
Figure 4: Increase in Business from Customers by Location 2
Decrease
18%
Neither an
increase or
decrease
54%
RESEARCH
PARTNERSHIP
Farmers' Market Survey
Conducted for the City of Carlsbad
Carlsbad Village Farmers' Market Location
When solicited, more than nine out of ten businesses (92%) said they were aware of the
old location ofthe Cartsbad Farmers' Market (parking lot between Roosevelt Street and
Madison Street).
As a follow-up, businesses were asked their preference for the Farmers' Market site.
Overall, there was a greater preference for the current location (62%), with businesses
located on State Street exhibiting a slightly higher preference for the old location when
compared to businesses further away (23% vs. 18%).
Figure 5: Preference of Farmers' Market Location by Location 1
Not sure
18%
Old location
23%
Current
location
59%
Figure 6: Preference of Farmers' Market Location by Location 2
Not sure
18%
Old location
18%
bw RESEARCH
PARTNERSHIP
3i
Farmers' Market Survey
Conducted for the City of Carlsbad
Overall Impact on Local Businesses
Next, businesses were asked about several issues concerning their establishment, and
whether the Cartsbad Farmers' Market affects each issue in a positive or a negative
way. The majority of businesses surveyed felt that the market has a positive effect on
the awareness of their business by current and potential customers (56%), while 42
percent said that it had no impact at all.
More establishments indicated that Farmers' Market had a positive ("Better") rather than
a negative ("Worse") effect on "Amount of activity and potential customers" (50% vs
14%), "Number of customers during Farmers' Market hours" (36% vs 26%), and
"Number of customers during non-market hours" (20% vs 12%).
The majority of businesses said that the market made accessibility of their business
"Worse" for potential customers (56%).
Figure 7: Impact of Farmers' Market on Business Issues
Awareness of your
business with current and
potential customers
Amount of activity and
potential customers
dunng Farmers' Market
hours
Number of customers
during the Farmers' Market
hours
26% 38%
42%
lv::5,::r^^?i^^ 14% 36%
Number of customers
dunng non-market hours
Ability for customers to
have access to your
business dunng Farmers'
Market hours • flH|
0%
• Better
20% 40%
• Worse
60% 80%
• No impact
20% 12% 68%
66% 40%
100%
bw RESEARCH
PARTNERSHIP
n
Farmers' Market Survey
Conducted for the City of Carlsbad
Businesses were also asked about what they liked most about the Farmers' Market and
the impact it has upon their business. More than half (52%) mentioned that it has
increased business and foot traffic. Ten percent of businesses reported that they liked
the increase in awareness and marketing that the Farmers' Market has provided for their
establishment. Another ten percent mentioned that they enjoyed the produce and food
that was available at the Farmers' Market.
Approximately one-fifth of businesses mentioned that the Farmers' Market had no
impact upon their business while over one in ten indicated that the Farmers' Market
negatively impacts their business.
Figure 12: Likes and impact Farmers' Market has on Business
-[
The increase in business and/or foot
traffic
Negatively impacts business
The produce and food
Increase in awareness and marketing
Other
Nothing/no impact
0% 10% 20% 30% 40% 50% 60%
[bw]:, ESEARCH
PARTNERSHIP
Farmers' Market Survey
Conducted for the City of Carlsbad
Suggestions for Improvement
Thirty percent of businesses would like to see improved parking for the Farmers' Market,
while almost a quarter (24%) of businesses surveyed suggested an increase in
advertising and marketing and 22 percent would like the market moved to a new
location. Remaining suggestions include an extension of market hours (14%), addition of
more lights (10%) and the overall expansion ofthe market (8%).
Figure 13: Suggestions for Improvement
Improved parking
Increase in advertising and
marketing
Move it to a new location
Extension of hours
Addition of more lights
Expand it
Other
Don't know
-1 1 1 1 r
0% 5% 10% 15% 20% 25% 30% 35%
[bw]: ESEARCH
PARTNERSHIP
Farmers' Market Survey
Conducted for the City of Carlsbad
KEY FINDINGS - CUSTOMER SURVEY
The customer survey was administered on Wednesday December 1 f ^ and Wednesday
December 18*^ from 3pm to 6pm. Respondents were offered compensation of up to two
dollars upon completion ofthe paper survey. The survey averaged five minutes in length
and was taken by Farmers' Market customers. In total, 212 customers completed a
paper survey.
Farmers' Market Attendance
Over half of all respondents to the customer survey said that they visit Cartsbad
Farmers' Market at least regularly ("Often - just about every week": 25%; "Regularty - at
least once a month but not quite every week": 27%). Nearly one-fifth of customers
indicated that it was their first time to Cartsbad Farmers' Market.
Figure 14: Freguency of Farmers' Market Attendance
Sometimes Rarely
22.2% . /-6-1%
Regularly ; .. "
27.3% pjrsttimeto
this Farmers
Market
19.2%
[bw] RESEARCH
PARTNERSHIP
13
Farmers' Market Survey
Conducted for the City of Carisbad
The following chart splits Farmers' Market attendance by gender. A higher percentage of
females said that it was their first time at the market when compared to males (23% vs
13%).
Figure 15: Farmers' Market Attendance bv Gender
40%
20%
0%
• Males
• Females
Often Regularly Sometimes Rarely First time
Approximately three out of ten customers 45 years of age or older said that they visit the
Farmers' Market "Often" compared to 17 percent for customers 18 to 34 years old and
15 percent of customers 35 to 44 years old.
Figure 16: Farmers' Market Attendance bv Age
100%
80%
60%
40%
20%
0%
18-34 year olds 35-44 year olds 45-54 year olds 55-64 year olds 65+ year olds
• Often • Regularly • Sometimes ^Rarely • First time
[bw] RESEARCH
PARTNERSHIP
Farmers' Market Survey
Conducted for the City of Carlsbad
Respondents were asked about the pnmary reason or reasons they visited the Cartsbad
Village Farmers' Market. The majority (62%) said that the pnmary reason they visited the
Farmers' Market was to "Purchase produce and food to take home from vendors on the
street". Almost 40 percent of customers were at the market for "Sight-seeing, seeing
what is available."
Figure 17: Reason for Visiting the Farmers' Market
Purchase produce and food to take
home from vendors on the street
Sight-seeing, seeing what is
available
Purchase prepared food from
vendors on the street
Purchase non-food items from
vendors on the street
Go to a specific business
Go to a specific eating or drinking
establishment
Other
62.1%
80%
RESEARCH
PARTNERSHIP bw'
^6
Farmers' Market Survey
Conducted for the City of Carisbad
Farmers' Market Rating
The vast majority of customers surveyed gave a positive rating ofthe Farmers' Market
(97%) while the remaining respondents offered a "Fair" rating (3%).
Figure 18: Overall Rating of Farmers' Market
Fair
2.8%
Good
49.5%
The following chart displays Farmers' Market ratings by age.
Figure 19: Overall Rating of the Farmers' Market bv Age Group
100%
80%
60%
40%
20%
18-34 year olds 35-44 year olds 45-54 year olds 55-64 year olds 65+ year olds
• Excellent DGood QFair BPoor • Very Poor
[bw] RESEARCH
PARTNERSHIP
Farmers' Market Survey
Conducted for the City of Carlsbad
Customers were also tasked with rating the Farmers' Market on several items. At least
ninety percent of customers gave positive ratings ("Excellent" plus "Good") to the
"Location" ofthe market (96%) and the "Quality of street vendors" (90%).
The "Ability to find parking" received the lowest overall positive rating at just over 55
percent.
Figure 20: Rating ofthe Farmers' Market on the Following Items
Location
Quality of street
vendors
Variety of street
vendors
Quality of permanent
businesses
Variety of permanent
businesses
Ability to find parking
72.2% 23.6%
49.1% 41.0%
25.9% 51.4% 17.5%
34.9%
32.5%
42.0% II 15.1%
37.3% 16.5% 12.7%
31.6% 24.5% 12.7%
0% 20% 40% 60% 80% 100%
lExcellent •Good QFair QPoor eVery Poor 0Don't know/No opinion
[bw] RESEARCH
PARTNERSHIP
41
Farmers' Market Survey
Conducted for the City of Carlsbad
Customer Purchases
Respondents to the customer survey were asked about their purchasing behavior at
Farmers' Market. The majority of customers indicated that they planned to purchase
"Produce and other food to take home from vendors on the street" (68%).
Figure 21: Customers' Purchase Plans
Produce and other food to take home
from vendors on the street
Prepared food from vendors on the street
Non-food items from vendors on the
street
Food from a permanent eating or drinking
establishment
Non-food items from a permanent
business
68.4% 21.7%
40.6% 33.5%
24.1% 32.5%
16.5% 23.1%
IYes
26.4%
0% 20% 40% 60% 80% 100%
• Possibly
[bw] RESEARCH
PARTNERSHIP
Farmers' Market Survey
Conducted for the City of Carlsbad
The following charts display customers' expected purchase amounts from Farmers'
Markets vendors and permanent businesses in the area. The majority of customers
indicated that they did not expect to spend any money ("Nothing") at permanent
businesses during the Wednesday Farmers' Market (53%).
Figure 22: Expected Purchase Amounts from Vendors
$20 to $39
36.8%
$40 to $59
20.3% $60 to $79
3.8%
Nothing
7.5%
$80 to $99
0.9%
$100 or more
1.9%
$1 to $19
28.8%
Figure 23: Expected Purchase Amounts from Permanent Businesses
$1 to $19
14.6%
$20 to $39
17.0%
Nothing
52.8%
$40 to $59
9.4%
$60 to $79
0.9%
$100 or more
5.2%
bw' RESEARCH
PARTNERSHIP
Farmers' Market Survey
Conducted for the City of Carlsbad
The next two charts display expected purchase amounts at vendors and permanent
businesses split out by gender.
Figure 24: Expected Purchase Amounts from Vendors by Gender
60%
40%
20% -
0%
Nothing $1to$19 $20 to $39 $40 to $59 $60 to $79 $100 or
more
Figure 25: Expected Purchase Amounts from Permanent Businesses bv Gender
60%
40%
20%
0%
• Male
• Female
1— IO
CO 00
uj U>
1
o • Nothing $1to$19 $20 to $39 $40 to $59 $60 to $79 $100 or
more
bw] RESEARCH
PARTNERSHIP
^0
Farmers' Market Survey
Conducted for the City of Carisbad
The following charts display expected purchasing by age groups. Those aged 45 to 54
declared that they were likely to spend the most money at vendors, with 93 percent
indicating that they would spend at least twenty dollars (18-34 year olds: 51%; 35-44
year olds: 69%; 55-64 year olds: 69%; 65 years or older: 63%).
Figure 26: Expected Purchases from Vendors by Age Group
100%
80%
60%
40%
20%
0%
20%
29%
40%
9%
23%
23%
31%
13%
26%
31%
31%
48% 48%
27%
6% 4%
6%
66%
31%
6%
18-34 year olds 35-44 year olds 45-54 year olds 55-64 year olds 65+ year olds
• Nothing •$! to $19 •$20to$39 •$40to$59 •$60to$79 •$80to$99 l$100ormore
The 45 to 54 year old age group had the lowest proportion of respondents that said they
were going to spend "Nothing" at permanent businesses (39%).
Figure 27: Expected Purchases from Permanent Businesses bv Age Group
100% "
80%
60%
40%
20%
0%
20%
18%
55%
23%
23%
64%
10%
13%
23%
39%
6%
15% 11% 15%
15% 19%
10% 8%
62% 56%
18-34 year olds 35-44 year olds 45-54 year olds 55-64 year olds 65+ year olds
• Nothing DSl to $19 •$20to$39 •$40to$59 B$60to$79 •$80to$99 E$100ormore
[bw]: ESEARCH
PARTNERSHIP
5
Farmers' Market Survey
Conducted for the City of Carlsbad
Location
Since the location has recently changed, respondents were asked if they had been to
the old Cartsbad Village Farmers' Market. More than three fifths of them (61%) said that
they had, while a third (33%) said that they had not been to the previous location.
Figure 28: Respondents' Attendance to Previous Location
Yes
60.4%
No
32.7%
Not sure
6.9%
Survey respondents that had been to the previous location were then asked their
preference between the two. Seventy-eight percent indicated a preference for the
current location on State Street.
Figure 29: Preference of Location (n=169)
i Current
location
77.5%
Old location
5.9%
Not sure
16.6%
[bw] RESEARCH
PARTNERSHIP
52.
Farmers' Market Survey
Conducted for the City of Carlsbad
When asked about transportation to Farmers' Market, more than seventy percent (72%)
of respondents said they drove either alone or with others, while 21 percent walked, and
four percent rode a bicycle.
Figure 30: Transportation
Drove with others
Drove by yourself
Walked 20.8%
36.3%
35.8%
Bicycle • 3.8%
Used public transportation I 0.5%
Other I 0.5%
Don't know/Refused • 2.4%
20% 40% 60%
[bw]: ESEARCH
PARTNERSHIP
53
Farmers' Market Survey
Conducted for the City of Carlsbad
APPENDIX A: BUSINESS SURVEY TOPLINES {N=50)
Screener Questions
SCREENER Are you a manager or owner of this business?
100% Yes [CONTINUE]
0% No [ASK FOR MANAGER OR OWNER OR APPROPRIATE PERSON]
0% Not sure [TERMINATE]
Location
44% Along Farmers' Market (State Street)
44% Close to Farmers' Market
12% Farthest from Farmers' Market
01 IHow long has your firm been at this business location?
10% Less than a year
14% 1 to less than 3 years
24% 3 to less than 10 years
52% 10 years or more
[bw]: ESEARCH
PARTNERSHIP
50-
Farmers' Market Survey
Conducted for the City of Carlsbad
Generally speaking, do you have a favorable or unfavorable opinion about the
02 Farmers' Market on State Street on Wednesdays from 3pm to 7pm and its
impact upon this business location?
38% Very favorable
18% Somewhat favorable
14% Neither, favorable nor unfavorable
10% Somewhat unfavorable
18% Very unfavorable
2% Don't know/ Refused
What are the pnmary reasons you have a favorable opinion regarding the
03a Farmers' Market and the impact it has on this business location? (Multiple
responses permitted - percentages may sum to more than 100%) (n=28)
Percentages among the 28 respondents that said they had a favorable opinion about the
Farmers' Market (Small sample size - caution generalizing results)
79% Increased business and/or foot traffic
21 % Other - No single category over four percent
0% Don't know/ Refused
[bw] RESEARCH
PARTNERSHIP
55
Farmers' Market Survey
Conducted for the City of Carlsbad
03b
What are the pnmary reasons you have an unfavorable opinion regarding
the Farmers' Market and the impact it has on this business location?
(Multiple responses permitted - percentages may sum to more than 100%)
Percentages among the 14 respondents that said they had an unfavorable opinion about the
Farmers' Market (Small sample size - caution generalizing results)
64% Parking negatively affects business location
50% Slows business and/or no foot traffic
14% Other - No single category over four percent
0% Don't know/ Refused
Thinking about when the Farmers' Market is held, Wednesdays from 3pm to
04 7pm. Does your business location see an increase in business, a decrease in
business or is it about the same?
30% Increase
44% Neither an increase or decrease
22% Decrease
4% Not sure
04a If increase, about how much of a percentage increase? (n=15)
Percentages among the 15 respondents that said they experience an increase in business
during Farmers' Market (Small sample size - caution generalizing results)
67% 1 to 24% increase in business
13% 25 to 49% increase in business
7% 75 to 99% increase in business
13% 100% or more increase in business
[bw] RESEARCH
PARTNERSHIP
Farmers' Market Survey
Conducted for the City of Carlsbad
04b If decrease, about how much of a percentage decrease? (n=11)
Percentages among the 11 respondents that said they experience a decrease in business
during Farmers' Market (Small sample size - caution generalizing results)
18% 1 to 24% decrease in business
45% 50 to 74% decrease in business
27% 75 to 99% decrease in business
9% 100% or more decrease in business
05
The location for the Cartsbad Village Farmers' Market changed in the last six
months, were you aware of the Cartsbad Village Farmers' Market when It was
at its old location in the parking lot between Roosevelt Street and Madison
Street?
92% Yes
8% No
06 Which location for the Cartsbad Village Farmers' Market do you prefer for your
business location?
62% Current location on State Street
20% Old location in parking lot between Roosevelt St. and Madison St.
18% Not sure
bw' RESEARCH
PARTNERSHIP
Si
Farmers' Market Survey
Conducted for the City of Carlsbad
Next, 1 am going to read a list of issues for your business, please indicate if
07 the Farmers' Market have made these issues better, had no impact at this
point, or made them worse?
RANDOMIZE
No
A. Number of customers during the Farmers' Market
Hours
Better
36%
Impact
38%
Worse
26%
DK/NA
0%
B. Number of customers during non-market hours 20% 68% 12% 0%
C. Awareness of your business with current and
potential customers 56% 42% 2% 0%
D. Ability for customers to have access to your
business during Farmers' Market hours 4% 40% 56% 0%
E. Amount of activity and potential customers during
Farmers' Market hours 50% 36% 14% 0%
08 What do you like most about the Farmers' Market and the impact it has upon
your business?
52% The increase in business and/or foot traffic
18% Nothing/no impact
12% Negatively impacts business
10% Increase in awareness and marketing
10% The produce and food
14% Other (No categories individually above 5%)
0% Don't know/ Refused
[bw" RESEARCH
PARTNERSHIP
5^
Farmers' Market Survey
Conducted for the City of Carlsbad
09 What would you like to see improved at the Farmers' Market for your
business?
30% Improvement with parking
24% Increase in advertising and marketing
22% Move it to a new location
14% Extension of hours
10% Addition of more lights
10% Don't know
8% Expand it
4% Other
0% Don't know/ Refused
Thank you for your time!
bw]: ESE.ARCH
PARTNERSHIP
5^
Farmers' Market Survey
Conducted for the City of Carlsbad
APPENDIX B: CUSTOMER SURVEY TOPLINES (N=212)
01 What is your home zip code?
36% 92008
2% 92009
8% 92010
5% 92011
3% 92024
4% 92054
4% 92056
2% 92057
2% 92078
27% Other
5% Don't know/ Refused
02 How often do you visit this Farmers' Market?
25%
27%
22%
6%
19%
Often - just about every week
Regularly - at least once a month but not quite every
week
Sometimes - less than once a month but more than
once a year
Rarely - Once a year or less
First time to this Farmers Market
[bw]: ESEARCH
PARTNERSHIP
Farmers' Market Survey
Conducted for the City of Carisbad
03 Generally speaking, how would you rate this Farmers' Market?
48% Excellent
50% Good
3% Fair
0% Poor
0% Very Poor
04 What is the primary reason or reasons you visited the Carisbad Village Farmers'
Market today?
25%
62%
17%
39%
11%
5%
9%
Purchase prepared food from vendors on the street
Purchase produce and food to take home from vendors on the
street
Purchase non-food items from vendors on the street
Sight-seeing, seeing what is available
Go to a specific business
Go to a specific eating or drinking establishment
Other
[bw] RESEARCH
PARTNERSHIP
6/
Farmers' Market Survey
Conducted for the City of Carlsbad
05 Briefly rate this Farmers' Market on the following items.
RANDOMIZE
Excellent Good Fair Poor
Very
Poor
Don't
know/No
ODinlon
A. Location 72% 24% 1% 0% 0% 3%
B. Ability to find parking 24% 32% 25% 6% 1% 13%
C. Variety of street vendors 26% 51% 17% 0% 0% 5%
D. Quality of street vendors 49% 41% 4% 0% 0% 6%
E. Variety of permanent
businesses 33% 37% 17% 1% 0% 13%
F. Quality of permanent
businesses 35% 42% 8% 0% 0% 15%
06 Please indicate whether you plan to make a purchase from the following providers
while you are at the Farmers' Market today.
RANDOMIZE
A. Prepared food from vendors on the
street
Yes
41%
Possibly
33%
No
19%
Don't
know/
Refused
7%
B. Produce and other food to take home
from vendors on the street 68% 22% 8% 2%
C. Food from a permanent eating or
drinking establishment 17% 23% 50% 11%
D. Non-food items from vendors on the
street 24% 33% 34% 9%
E. Non-food items from a permanent
business 11% 26% 43% 20%
bw] RESEARCH
PARTNERSHIP
Farmers' Market Survey
Conducted for the City of Carlsbad
07 Overall, about how much money do you expect to spend today at the Farmers'
Market from vendors on the street?
8% Nothing
29% $1 to $19
37% $20 to $39
20% $40 to $59
4% $60 to $79
1% $80 to $99
2% $100 or more
08 Overall, about how much money do you expect to spend today at permanent
businesses in the village?
53% Nothing
15% $1 to $19
17% $20 to $39
9% $40 to $59
1% $60 to $79
0% $80 to $99
5% $100 or more
bw]: ESEARCH
PARTNERSHIP
(^3
Farmers' Market Survey
Conducted for the City of Carlsbad
09 The location forthe Cartsbad Village Farmers' Market has recently changed, have
you been to the Cartsbad Village Farmers' Market when it was at its old location?
61% Yes
33% No
7% Not sure
O10 Which location for the Cartsbad Village Farmers' Market do you prefer? (YOU
CAN SKIP THIS QUESTION IF YOU DID NOT VISIT THE OLD LOCATION)
62% Current location on State Street
j-o/ Old location in parking lot between Roosevelt St. and
Madison St.
13% Not sure
20%) Skipped question
As with your survey responses, your demographic data will be
kept confidential and all information will be displayed in summary
format only.
[bw]: ESEARCH
PARTNERSHIP
Farmers' Market Survey
Conducted for the City of Carlsbad
OA What type of transportation did you use to get to the Farmers' Market today?
36% Drove by yourself
36% Drove with others
0% Used public transportation
4% Bicycle
21% Walked
0% Other
2% Don't know/ Refused
OB What is your gender?
37% Male
60% Female
2% Refused
00 What year were you born? (Age was calculated from the year the person was
born on.)
31% 18 to 34 years of age
6% 35 to 44 years of age
15% 45 to 54 years of age
23% 55 to 64 years of age
17% 65+ years of age
9% Refused
[bw]: ESEARCH
PARTNERSHIP
b5
Farmers' Market Survey
Conducted for the City of Carlsbad
OD Which of the following best descnbes your total household income for the last 12
months?
11% Below $25,000
17% $25,000 to $50,000
15% $50,001 to $75,000
12% $75,001 to $100,000
16% $100,001 to $175,000
9% More than $175,000
20% Don't know/ Refused
Thank you for your time! Please return the survey to the person
that handed It to you.
[bw] RESEARCH
PARTNERSHIP
Donna Heraty
Subject: FW: New Store Owner on State Street / Farmer's Market
From: Cheri Schappert: rmailto:chen(ja)ollieandme.com1
Sent: Tuesday, January 28, 2014 6:14 PM
To: Council Internet Email
Subject: New Store Owner on State Street / Farmer's Market
Good Evening,
Unfortunately, I was made aware of today's meeting too late to rearrange my daughter's schedule to be able to
attend. I hope this email finds its way to you before you make a decision about Farmer's Market.
We recentiy relocated from Bressi Ranch to State Street. One of the driving factors behind our move to State
Street over other areas in Carlsbad was the Farmer's Market held each Wednesday afternoon. Coming from a
center with littie to no foot traffic it is a HUGE blessing to see all the new, young shoppers who come
downtown to spend the afternoon on State Street. We have had the opportunity to introduce ourselves to
countiess numbers of potential customers who I feel like will come back and shop when the need arises.
I invested heavily in our new location with the hopes that downtown Carlsbad will become the thriving
community you all forecast it to be. It would be a shame to let a few opposed businesses change the direction
of so many others. For all those reasons, I am greatiy opposed to moving Farmer's Market!
Please feel free to contact me with any questions or for additional conversation.
Cheri Schappert
Owner
Ollie & Me
NEW ADDRESS!!!
2965 State Street, Carlsbad, CA 92008
NEW PHONE
(760) 434-0332
www.ollieandme.com
Donna Heraty
Subject: FW: We LOVE the farmer's market on State Street
—Original Message—
From: Morgen Fry
Sent: Wednesday, January 29, 2014 10:00 AM
To: Donna Heraty
Subject: FW: We LOVE the farmer's market on State Street
This email was received late last night. It has been forwarded to Council. It is being forwarded to you to include in the
record, per Shelley.
—Original Message—
From: candice sampedro lefevre fmailto:candicesampedro(S)gmail.com1
Sent: Tuesday, January 28, 2014 9:14 PM
To: Council Internet Email
Subject: We LOVE the farmer's market on State Street
To whom it may concern,
1 heard there was a possibility that the farmers market on State Street would be removed. Please leave it where it is. Our
family loves going to the Farmers Market each Wednesday.
It has become a tradition for our family and it is really special to us and a lot of people. We enjoy going into the stored
on State Street and shop for fresh and delicious produce. It is actually really convenient.
Please keep the farmers market on State Street.
Thank you,
Candice Johnson.
Carlsbad Resident
(XRLSBAD
V_> CHAMBER OF COMMERCE
January 28, 2014
Mayor and City Council Member?
RE: Farmer's Market
My name is Ted Owen and I am the President and CEO of the Carlsbad Chamber of Commerce.
I am here today to support the Village Farmer's Market at its current location on State Street, between
Grand Avenue and Carlsbad Village Drive.
The original Farmers Market was authorized in September 1994 by the City Council. Since the
establishment it has never lived up to its expectations due mostly to the remote location. The Carlsbad
Village Association and Urban Place Consulting Group submitted a Major Review Permit application to
the city on February 15, 2013 to relocate the market to its current location.
As is the case with most new projects it has had a few bumps in the road on its way toward success. To
distinguish ifthe general public, vendors and village businesses liked the new location a customer and
business survey was commissioned by the city staff; 212 people answered the survey.
The statistics are overwhelming in favor ofthe market continuing in the new location. Ninety seven per
cent surveyed rated the market as excellent or good. Sixty two per cent ofthe customers liked the
present location and 56% said parking was excellent. There were other questions asked and the
responses were more than positive. While it is not likely that 100% of those surveyed or served will not
agree it seems that the operators ofthe market should be allowed to continue to operate the market at
its current location at least until the current permit expires on June 18, 2015. At that time another
survey could be commissioned to see if the acceptance of the market has changed.
The Chamber urges the City Council to allow the market to continue where it is located.
Sincere
Ted Owen
President and CEO
CC: Carlsbad Village Association
Urban Place Consulting
5934 Priestly Drive • Carlsbad, California 92008
Phone: (760) 931-8400 • Fax: (760) 931-9153 • E-mail: chamber@carlsbad.0r2 • Web: www^.carlsbad.ore ACCREDITED
Belynn R. Gonzales
2728 Chestnut Avenue
Carlsbad, CA 92010
Cell 760.586,6568 Home 760.434.2281
City of Carlsbad
Council Member
1200 Carlsbad Village Dr.
Carlsbad, CA 92008
Date: I ADL^/!^
Msimmtiofi: '
City Clerk
Asst. City Cleric
Deputy Clerk
Book
\3
ftr the Information of the:
CITY COUNCIL
ACM, CA CO
D Ite ipycity Manager
RELOCA TrOJV OF THE FARMER'S MARKET
Dear Councilmember Wood,
As I am one of your greatest supporters, I have chosen you to email this Ust of supporters in favor of *'NOT
RELOCATING THEFARMEWSMARKET"!
The following people are ALL in agreement to NOT move the Farmer*s Market; hovirever, as some cannot make
the meeting and I am certainly sure that you do not need a Une of "50" supporters speaking which would take a
great deal of time; of which, no one has. Therefore; 1 am emailing you this Ust. I wiU; however, be there in support
of NOT RELOCATING THE FARMER'S MARKET " and do have a "compromise" that; perhaps wiU be
agreeable to "both" sides of the issue!
THE FOLLOWING PEOPLE ARE IN FAVOR OF 'NOT RELOCATING THE FARMER'S MARKET":
NAME
Belynn R. Gonzales
Alfredo L. Gonzales
Charlin Grogan
fiU McKenna
Pete & Deborah Rogers
AngeUna Cruz
Trudie Sweeting
DanieUe MilUken
Lisa Patchen
Ray & Karen Pearson
Stacy HaU
Kathy Trousset
Lori KendaU
Ursula & Jim Sweeney
Kimberly Hemandez
Tom Kouran
JuneKrisher
Renunka Send
Maria Smith
Tameri Etherton
Eileen Urcelay
Stacey White
Yvonne Raney (Scissors Salon)
ADDRESS
2728 Chestnut Ave., Carlsbad, CA 92010
2728 Chestnut Ave., Carlsbad, CA 92010
4325Lassen Lane, Carlsbad, CA 92101
2726 Chestnut Ave., Carlsbad, CA 92010
3579Normandy Circle, Oceanside, CA 92057
4135 Bay CUff Way, Oceanside, CA 92056
4142 Stonebridge Lane, RSF, CA 92091
7326Muslo Lane, Carlsbad CA 92009
844 Raintree PL, Vista, CA 92084
2215 Fairway Ct., Oceanside, CA 92056
760-586-3742
3461 Donna Dr., Carlsbad, CA 92008
3220 Donna Dr., Carlsbad, CA 92008
179 Walker Way, Vista, CA 92083
619-980-6410
3202 Via Tonala, Carlsbad, CA 92008
3412 Celinda Dr., Carlsbad, CA 92008
2725 Chestnut Ave., Cadsbad, CA 92010
2726 Chestnut Ave., Carlsbad, CA 92010
545 Verbena Ct, Encinitas, CA 92024
2165 Dickenson Dr., Carlsbad, CA 92008
2958 State Street, Carlsbad, CA 92008
DO NOTRELACATE THE FARMER'S MARKET
Erin Adams
Eric Shilander
ToniAtos
Sarah BeU
Tracy Black
JeifBrusseau
Sal & Virginia Cantu
Adrian Cantu
JuUa Rolo
Theresa Chomsky
Debbie ComweU
Randy & Chrys Dahm
Mark Domurat
JuUe Mendoza
Maritza Vazquez
Suly Lewis
Tracy Hedges
RandiHinton
Lisa Hanly
Patti Greer
Rosa Gonzalez
Janie Garcia
Luz Franco
Maria BoniUa
Marine Soloman
Linda White
Donna & Bob Fleming
Evelyn Henderson
Pam White
Katherine Gloyd
Gen Longtin
Dave Peterson
Lisa & Greg Simmons
Av.
2727 Chestnut Ave., Carlsbad, CA 92010
2730 Chestnut Ave., Carlsbad, CA 92010
760.295.5592
.3567Corte Rosado, Carlsbad, CA 92009
1430 Vantage Ct., m04. Vista, CA 92083
760.2^8003-
iSt., Carlsbad, CA 92008
^knorama Way ^211
A ^3^jL^&trd Way, Carlsbad, CA 92010
' Ct., Carlsbad, CA 92010
tyer Lane, Oceanside, CA 92057 Zj6^^
760.81^J!m\
2968%m^^'., Carlsbad, CA 92008
2728 Chestnut Ave., Carlsbad, CA 92010
3549Lookout Ct., ^26, Oceanside, CA 92056
232 Country Haven Rd., Encinitas, CA 92024
760.492.2216
7123 Sitio Bestino, Carlsbad, CA 92009
1721S. Home St., Oceanside, CA 92054
1444Lemon St., Oceanside, CA 92054
2949E. BamweUSt., Oceanside, CA 92054
1525 CaUe Jules, Vista, CA 92084
1534 CaUe Jules, Vista, CA 92084
1537 CaUe Jules, Vista, CA 92084
1345Eldean, Oceanside, CA 92054
2645 Brighten Rd., Carlsbad, CA 92008
2770 Olympia Ave., Carlsbad, CA 92010
2348Jeffers PL, Carlsbad, CA 92008
3201 Via Cajita, Carlsbad, CA 92008
3207 Via Cajita, Carlsbad, CA 92008
32207 Via Masada, Carlsbad, CA 92008
As you can see, Pm confident that I could possibly come up with an additional "50" names just by circulating a
petition in the Restaurant!
Thank you, Ms. Wood, for aU of you consideration.
Very Sincerely Yours,
Belynn R. Gonzales
Entrepreneur
Garcia's Mexican Restaurant
IMPROVE REFINE. REAUm
CARLSBAD VILLAGE
Village Works
530-A Grand Avenue
Carlsbad, OA 92008
(760] 43'i~2553
vvw.cGrisboc}-'-''iliaae.com
MEfyiORANDUM
October 24, 2013
Re: State Street Farmers' Market
All Receive - Agenda Item ^jS
For the Information of the-"^^*^
CI]"Y COUNCIL . '
CA!/_CG]£_
City Manager^
Background and Outreach
In reviewing the relocation of the Carlsbad Village Farmers' market, Urban Place
Consulting Group and the Carisbad Village Association held many community
meetings to gather Input. Four potential locations were considered and a vote
among merchants and other community members was taken to determine the
prefen-ed location. Outreach included the foliowing meetings:
10/23/12 City Council <^-month update
n / 14/] 2 Residents' Working Group
n/29/12 Village Voices
1/10/13 Business Working Group
2/4/13 Property Owner Worlcing Group
3/12/13 City Council 12-month update
3/14/13 Business Working Group
4/25/13 Village Voices
5/6/13 Property Owner Working Group
Purpose and Goals of fhe Market
Through one of the Village Voices meetings, the following points were identified as the
key purposes of the farmers' market in Carlsbad Village:
• To buy organic and local foods
• To be convenient and within walking/biking distance of home
• To be a social and fun community gathering place
• To be a destination - to "eat, sample, and experience"
• To enhance the downtown experience
• To be a market for small business with unique offerings
• To attract tourists
• To support other local businesses Oate."
Village Works
.oad •!
•'C KJ .111
Refine 'Y
Distribution:
City Clerk
Asst. City Clertt
,D?pirtyQert< Book
For the 'nformation^if tee;—
ACMj/CA v^eO
Date atyMSager":^^
January 28, 2014
Mayor and City Council Members
RE: Farmer's Market
My name is Ted Owen and I am the President and CEO ofthe Carlsbad Chamber of Commerce.
1 am here today to support the Village Farmer's Market at its current location on State Street, between
Grand Avenue and Carlsbad Village Drive.
The original Farmers Market was authorized in September 1994 by the City Council. Since the
establishment it has never lived up to its expectations due mostly to the remote location. The Carlsbad
Village Association and Urban Place Consulting Group submitted a Major Review Permit application to
the city on February 15,2013 to relocate the market to its current location.
As is the case with most new projects it has had a few bumps in the road on its way toward success. To
distinguish ifthe general public, vendors and village businesses liked the new location a customer and
business survey was commissioned by the city staff; 212 people answered the survey.
The statistics are overwhelming in favor of the market continuing in the new location. Ninety seven per
cent surveyed rated the market as excellent or good. Sixty two per cent ofthe customers liked the
present location and 56% said parking was excellent. There were other questions asked and the
responses were more than positive. While it is not likely that 100% of those surveyed or served will not
agree it seems that the operators ofthe market should be allowed to continue to operate the market at
its current location at least until the current permit expires on June 18, 2015. At that time another
survey could be commissioned to see ifthe acceptance ofthe market has changed.
The Chamber urges the City Council to allow the market to continue where it is located.
Sincerely,
Ted Owen
President and CEO
CC: Carlsbad Village Association
Urban Place Consulting
Date: i/^.^/icj..
CNstributionP
City Clerk
Asst. City Clerk
ID^uty Clerk
Book
Morgen Fry
Subject:
importance:
FW: More Farmers Market Feedback
High
From: Toni Padron fmailto:tpadron@carisbad.orq1
Sent: Monday, January 27, 2014 5:48 PM
To: Council Internet Email; Andrea Dykes
Cc: Kathy Dodson
Subject: FW: More Farmers Market Feedback
Importance: High
Good Afternoon,
1 wanted to pass on this feedback regarding the Farmer's Market.
CELEBRATING 90 years of Leadership & Excellence.
For the Infomnation ofthe:
COY COUNCIL /
ACM]g}.CA^CCjZ.
Date f/asL- City Manager
Date: f/h^//c^
Distribution:
City Clerk
Asst. City Clerk
Deputy Clerk
Book Ton! Padron
Executive Vice President/COO
tpadron@carlsbad.org — ———_^
(760)931-8400
(760)931-9153 FAX
For more information on events, programs and services, piease visit www.carisbad.org
The information transmitted (including attachments} is covered by the Electronic Communications Privacy Act 18 U.S.C.
2510-2521, is intended only forthe person(s) or entity/entities to which it is addressed and may contain confidential
and/or privileged material. Any review, retransmission, dissemination or other use of, or taking of any action in reliance
upon, this information by persons or entities other than the intended recipient(s) is prohibited. If you received this in
error, please contact the sender and delete the material from any computer.
From: Christine Davis - Coolest Shoes in California [mailto:chris(g)coolestshoe5incaliforniaxom]
Sent: Wednesday, January 22, 2014 3:54 PM
To: Toni Padron
Subject: More Farmers Market Feedback
Toni,
Today alone I can account for over $500 in shoe sales exclusively due to the Farmer's Market. One
lady bought her fourth pair from us today and brought in her two friends, both of whom bought
shoes. One will be back for a second pair in red when they arrive next week. They all said they never
would have known we were here if it were not for the Farmer's Market. Another guest of ours, who
also bought shoes, said she loves bouncing from the stores to the market and back as she goes up and
down the street. In addition to shoes, she bought jewelry down the street and a scarf.
Christine Davis, Owner
Coolest Shoes in California
2984 State Street
CarhbaiCA92008
mvi\KCOokst!ihoesinmhi onm.com
760-730'3700 Store
760'644-2121Ccll
Morgen Fry
Subject: FW: A couple of things
Attachments: Disabled Veteran's car.jpg; Disabled Veteran's Car being towed at the behest of the City of
Carisbad..jpg
Forwarded message
From: Foote, Gloria <gloria.foote@natplan.com>
Date: Wed, Jan 22, 2014 at 4:16 PM
Subject: A couple of things
To: "farrah.douglas(a),gmail.com" <farrah.douglas(g)gmail.com>
Hi Farrah - First, the stuff I want to get off my chest understanding that this is just one woman's opinion. I was
having lunch at Vigilucci's today and my client and I both had to get up 20 minutes before our meeting was over to move
our cars off State Street so that the Farmers' Market could set up. My meeting ran longer than I anticipated but I had no
choice as the tow trucks were standing by. After I found a parking place a block and a half away and walked back,
fmished my luncheon meeting and left Vigilucci's, I had the gut wrenching experience of watching the tow trucks move
three cars off the street - the first of which had a sticker from Camp Pendleton in the window and disabled plates on the
car. Please see photo attached. I had to wonder again, just one woman's thought is that the way we thank our
troops? I don't know the story on why that car was not moved but I would like to. If the person driving the car is a
disabled Vet and the story is a reasonable one, I would consider paying the towing charge for them. Can you find out for
me? If not, I can track down the driver from the license number.
1 get it tiiat the Farmer's Market has to set up. What I don't understand, is that every merchant that I've talked to feels
they have been harmed financially by this market and is very upset about it. I can personally tell you that I have been to
downtown Carlsbad not remembering that it's a Wednesday and have been unable to find a place to park that is within
reasonable walking distance nor do I have the time to fool with it. I have several times skipped buying a gift at Fairen Del
and moved on to a place more convenient. If I had an office on State Street, and it disrupted my business the way these
merchants feel disrupted, I would be one unhappy gal.
Blah, Blah Blah .... sorry to rant to you but you're the "one" I know. Could you please pass this along to the rest of the
council members?
On a happier note - got time for lunch? I would love to catch up. Glo
Gloria D. Foote, CFTO
Financial Focus
1903 Wright Pl, Ste. 150
Carlsbad, CA 92008
Phone: 76o-4.'^i-'^040
http://fifol.com/
Securities and advisory services offered through National Planning Corporation (NPC). Member FINRA/SIPC, a
Registered Investn^ent Advisor. Additional advisory sei-vices of^^red through Financial Focus, a Registered Investment
Advisor. Financial Focus and NPC are separate and unrelated companies. Please do not include trade insU-uctions to buy
or sell securities as part ofthis email.
Date: lAl/l^
DistrttMitiofi:
City Clerk
Asst. City Clerk _1.
Deputy Clerk _J1
Book
r.
4 • i/•<///'
\
J.W'''"**"* •" 'wWS"
UPDATE ON THE CARLSBAD
FARMERS MARKET - RP 13-03
Pam Drew
January 28, 2014
Site Plan
Background
•September 1994 (Carlsbad Village Association)
– Roosevelt Street parking lot
Location was hidden
Outgrew the location
Limited number and
types of vendors (32)
Wednesdays & Saturdays
Profit = $25,000
Background (Cont.)
•June 2013 –City Council approved the Major
Review Permit to move the Farmers Market to
State Street
Increase visibility
Increase foot traffic
Expand the number &
types of vendors (56)
Wednesdays only
Net income per market has increased from $310 to $878.
4
Positive Comments
Increased foot traffic
Increased sales day of the market
New energy in the area
Festive atmosphere
5
Negative Comments
Parking issues (Conducted survey & parking lots & spaces within
two blocks of the market)
Towing of vehicles (Reviewed signage & renewed emphasis on
customer service)
Vendor mix (More produce, flowers & food vendors than prior
market)
Restrooms (Improved signage & notified vendors & businesses of
restroom location)
Reduced sales (Conducted survey)
Survey
• [bw] Research Partnership
Assess preferences and perceptions regarding the
Farmers Market and the impacts that the new
location has upon businesses.
Customer Survey (212)
•12/11 and 12/18
Business Survey (50)
• 12/11 through 12/13
Business Survey (50)
•56% of managers and/or owners of businesses
rated the new location of the Farmers Market
either very favorable (38%) or somewhat
favorable (18%).
•28% had a very unfavorable or somewhat
unfavorable opinion about the new location.
•14% neither, favorable nor unfavorable.
•2% Don’t know/refused
Sales
39% stated their business saw an increase in
business when the Farmers Market is held.
44% stated their business neither saw an
increase or a decrease when the Farmers
Market is held.
22% stated their business saw a decrease
when the Farmers Market is held.
9
Customer Survey (212)
•48% of customers rated the Farmers Market
excellent.
•49% of customers rated the Farmers Market
good.
•3% of customers rated the Farmers Market
fair.
Parking
Customers:
55.2% of customers stated that their ability to
find parking was either excellent or good.
Business Owners:
30% of business owners would like to see
improved parking for the Farmers Market.
11
Parking Cont.
12
Towing Notification
13
Permanent
72 hours in advance
9:30 A.M. on
Wednesdays
Towing (Cont.)
•1:00 street closes to incoming traffic
Community Service Officers (3)
Merchants
•Towing Companies
Tyler Street (2)
Avenida Encinas (1)
14
Restrooms
RP 13-03
•Per Condition No. 22 of Resolution No. 6976
Permit is granted for two years (June 2015)
Permit may be extended up to five years by the
Planning Commission at a public hearing.
Staff has to make the finding that no substantial
negative effects on surrounding land uses or the
public’s health and welfare exists.
Revoke RP 13-03
•Per Condition No. 22 of Resolution No. 6976
“This permit may be revoked at any time after a public hearing, if it is
found that the use has a substantial detrimental effect on surrounding
land uses and the public’s health and welfare, or the conditions imposed
herein have not been met.”
•Staff is not aware of any permit violations.
Revoke or Modify RP 13-03 (Cont.)
•Section 21.58.020 of the Carlsbad Municipal Code (C.M.C.)
states, “The decision-making body who issued a permit
pursuant to this title may revoke or modify said permit… .”
(4) “That the permit or variance granted is being, or recently has
been, exercised contrary to the terms or conditions of such approval…
.” or
(5) “That the use for which the approval was granted was so exercised
as to be detrimental to the public health or safety, or as to constitute
a nuisance.”
19
Modify RP 13-03 (Cont.)
•Process to modify/amend Review Permit
Identify possible locations
Conduct outreach meetings with property
owners, tenants and resident
Consensus on preferred location
Traffic analysis
Approval from the City Council
20
Council Options
•Review the report and take no action.
•Set the item for a hearing to modify or revoke
the permit per Chapter 21.58 – Violation –
Revocation – Expiration, Section 21.58.020 of
the Carlsbad Municipal Code (C.M.C).
•Direct staff to monitor the Farmers Market
and report back to the Council in a specified
time period.