HomeMy WebLinkAbout2013-05-15; Planning Commission; ; RP 13-03 - CARLSBAD FARMERS MARKETThe City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
P.C. AGENDA OF: May 15,2013
ItemNo. 0
Application complete date: April4, 2013
Project Planner: Shannon Wemeke
Project Engineer: Steve Bobbett
SUBJECT: RP 13-03 -CARLSBAD FARMERS MARKET -Request for a
recommendation of approval of a Major Review Pennit to relocate the existing
Wednesday Certified Fa1mers Market from a public parking lot off of Roosevelt
Street to the 2900 block of State Street, between Grand A venue 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
7:00p.m. in the winter, in Land Use District 1 of the Village Review Zone.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Connnission Resolution No. 6976
RECOMMENDING APPROVAL of Major Review Pennit RP 13-03 to the City Cmmcil
based on the fmdings and subject to the conditions contained therein.
II. INTRODUCTION
Pursuant to the Village Master Plan and Design Manual, a "Fa1mers Market" is identified as a
Provisional Use. The original Fanners Market, cunently located in a public parking lot on
Roosevelt Street, was approved as a Major Redevelopment Pennit (RP 94-05) by the City
Council. Staff has determined that the proposal to relocate the Fa1mers Market to State Street
also requires a Major Review (f01merly "Redevelopment") Pe1mit. In accordance with the
Major Review Penn:it procedures, the pennit is being brought forward for a recommendation by
the Planning Cormn.ission and will be submitted for final approval by the City Cmmcil. There
are no tmresolved issues and staffs recommendation of approval with conditions is supported by
the following analysis.
III. PROJECT DESCRIPTION AND BACKGROUND
The existing Certified Fa1mers Market currently operates on both Wednesdays and Saturdays in
a public parking lot off of Roosevelt Street in the Village. Concerns 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 hea11 of the Village, the applicant, Urban Place Consulting Gt·oup,
Inc., has submitted a request to relocate the Wednesday Fanners Market from the public parking
lot off of Roosevelt Street to the 2900 block of State Street, between Grand A venue to the north
and Carlsbad Village Drive to the south.
A munber of businesses ranging from restaurants to retail shops cunently fi:ont this block of
State Street. The initial time frame for the operation of the proposed Fa1mers Market is proposed
RP 13-03 – CARLSBAD FARMERS MARKET
May 15, 2013
PAGE 2
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 current 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 California Department of Food and Agriculture) agricultural products such as fruit,
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 current 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 Farmers 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 corner 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 corner 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 Farmers 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 surrounding office and residential areas, time share units and hotels, as well as from the 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. Village Review Zone (CMC Chapter 21.35), Land Use District 1, Carlsbad Village Center (Village Master Plan and Design Manual)
The Farmers Market is proposed to be located within Land Use District 1, also known 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 of the Carlsbad Village Master Plan
and Design Manual is to establish 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 determine whether the identified use
can be permitted within the 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 currently 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 also requires a Major Review (formerly “Redevelopment”) Permit.
With exception to parking, which is analyzed in Section C below, there are no specific standards
outlined 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 the public parking lot located off of Roosevelt Street to the 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 afternoons and will bring more visibility to
the 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 concern for most retail and restaurant tenants in the downtown area is the loss of on-
street parking as well as parking in the public parking lots, both on a temporary and permanent basis. The current 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 Farmers
RP 13-03 – CARLSBAD FARMERS MARKET
May 15, 2013
PAGE 5
Market along the 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 booths, 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 that the project assists the City Council in meeting the 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 the goals and
objectives of the 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
Farmers Market, staff concludes that the existing public parking within the area is adequate.
In addition, as discussed in Sections A and B above, 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 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
surrounding office 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 booths, the vendors will not be allowed to park their vehicles on the street behind their respective
tents during the time in which the Farmers Market is open to the public. State Street will be
closed down one hour in advance of the opening of the Farmers Market (i.e., 1:30 to 2:30 p.m.)
to allow the vendors time to drop off any equipment and set-up their booth. 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 the Farmers Market has ended (i.e. either 7:00 or 8:00 p.m.), the vendors will retrieve their
RP 13-03 – CARLSBAD FARMERS MARKET
May 15, 2013
PAGE 6
vehicles from the public parking lots and return 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
concern 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 that turns 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
California 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
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RP 13-03Carlsbad Farmers Market
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BACKGROUND DATA SHEET
CASE NO: RP 13-03
CASE NAME: CARLSBAD FARMERS MARKET
APPLICANT: Urban Place Consulting Group, Inc.
REQUEST AND LOCATION: Request for a recommendation of approval of a Major Review Permit to relocate the existing Wednesday Certified Farmers 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. LEGAL DESCRIPTION: All that portion of State Street lying northwesterly of the
prolongation of the northwesterly right of way line of Carlsbad 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 office of the Recorder of San Diego County, California.
APN: N/A Acres: N/A Proposed No. of Lots/Units: N/A
GENERAL PLAN AND ZONING
Existing Land Use Designation: Village (V) Proposed Land Use Designation: Village (V)
Density Allowed: N/A Density Proposed: N/A
Existing Zone: Village Review (V-R) Proposed Zone: Village Review (V-R)
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site V-R V State Street right-of-way
North V-R V Commercial
South V-R V Commercial
East V-R V Commercial
West V-R V Commercial
LOCAL COASTAL PROGRAM
Coastal Zone: Yes No Local Coastal Program Segment: N/A
Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No
Local Coastal Program Amendment: Yes No
Existing LCP Land Use Designation: N/A Proposed LCP Land Use Designation: N/A
Existing LCP Zone: N/A Proposed LCP Zone: N/A
Revised 01/06
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 4
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption, Section 15304(e) – Minor Alterations to Land
Negative Declaration, issued
Certified Environmental Impact Report, dated
Other,
DISCLOSURE
STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests ·on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county,
city municipality, district or other political subdivision or any other group or combination acting as a unit. •
Agents may sign this document; however, the legal name and entity of the applicant and property owner
must be provided below.
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person N/ A Corp/Part C c. " b b .. d V .ll-~e. A:.o .,.c. •
Title. ___________ _ Title. _______________ _
Address ______________ _ Address !S"-'30 A. C:::> ,...,....J A.,'\ G..-l, ~ .. !
2. OWNER (Not the owner's agent)
P-1{A)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership {i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person N /A Corp/Part C c..,\ i. b"' J \J • ll "5 Q. I}~<: .
Title ·------------------------Title.:--------------
Address. __________ _ Address ~3o G., '""-4. A..,-.
c ....... L~£., .. J c A 'l~()~
Page 1 of 2 Revised 07/10
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3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Non Profit/Trust Non Profit/Trust Ca..; l s bca. J. lJ.l\ .. ,-. A ~Soc..·
Title ___________ _
Address __________ _
Title __________ ~---
Address i"'3 0 A · C':.r-~ A"~,
Cc.. (' ls. \o .. J I c ~ or 2. .o..o -?
4. Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
DYes lXJ No If yes, please indicate person(s): ___________ _
NOTE: Attach additional sheets if necessary.
Print or type name of owner V l~ Cb")I/Z Print or type name of applicant
Print or type name of owner/applicant's agent
P-1(A) Page 2 of 2 Revised 07/10
530-A Grand Ave.
Carlsbad, CA 92008
carlsbad-village. com
(760) 434-2553
BOARD OF DIRECTORS CONTACT INFORMATION
Name
Doug Avis
Chair
Marty Voila
Vice Chair
Mary Steely
Secretary
Toni Padron
Treasurer
GacyNessim
Steve Gibson
Email
dmavis@bmpac.com
vollam@aol.com
mary@thedenonline.com
tpadron@ca:rls bad.org
gacynessim@att.net
steve@urbanplaceconsulting.com
Phone
(7 60) 450-0444 (w)
(435) 729-0001 (c)
(760) 845-4507 (c)
(7 60) 931-8400 (w)
(760) 803-3166 (c)
(760) 729-3333 (w)
(760) 519-5556 (c)
(562) 243-3389 (c)
Ashley Westman ashley@urbanplaceconsulting.com (619) 987-0977 (c)
'To lead rhc: continual in1pro\'ernenr of C:<u~hdJad Viilz:gc,
rnaktng it rhe prcnUe:r gatherin.g place in ~orth Counry ~an l)icgo.
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CARLSBAD VILLAGE FARMERS' MARKET
CARLSBAD VILLAGE ASSOCIATION
530 A GRAND AVE CARLSBAD CA, 92008
( 562) 260-4015
3/20/13
VILLAGE LAND USE REVIEW APPLICATION
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ERRATA SHEET FOR AGENDA ITEM #3
Memorandum
May 9, 2013
To:
From:
Via
Re:
Planning Commission
Shannon Werneke, Associate Planner
Don Neu, City Planner
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. lA er~er te maiAtaiA tt1e re~Hire~ 2Q feet wi~e fire aeeess elearaAee, veA~er vet1ieles st1all lle
~ret1illite~ frem ~arlliAg SA State Street ~HriAg tt1e e~eratieA ef tt1e Farmers Marl1et. With
exception to the parking of two vehicles directly behind each of the barricades located at the
north and south ends of the 2900 block of State Street. +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 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-wide fire clearance .
• -.
Community & Economic Development
1635 Faraday Ave. I Carlsbad, CA 92008 I 760-602-2710 I 760-602-8560 fax