HomeMy WebLinkAboutRP 94-05; Carlsbad Village Farmers Market; Redevelopment Permits (RP) (2)DECEMBER 22, 1194
TO: CITY MANAGER
CITY ATTORNEY
COMMUNITY DEVELOPMENT DIRECTOR
FROM: Housing & Redevelopment Director
RAY'S E-MAIL/MOVING THE PARMER'S MARKET
Our letter to Larry Scheer of the Village Business Association
responded to his request of November 3, 1994 to move the Market to
State Street. We expressed a number of concerns after checking
with various departments.
Aside from the call on the legality of street closures, we question
whether it's a good idea for the reasons expressed in the letter.
With State Street closed to vehicular traffic, we wonder if the
merchants will think it's a good idea. I would add that a State
Street location also involves poorer access. We didn't think
anything should be considered until the initial 6-month trial
period was completed.
After our letter, I don't believe that Larry Scheer had much
further communication with us, so the announcement to the Chamber
surprises me.
EVAN E. BECKER
Housing & Redevelopment Director
Attachments
arb
City of Carlsbad
Housing & Redevelopment Department
December 19, 1994
LARRY SCHEER
CARLSBAD VILLAGE BUSINESS ASSOCUTION
P.O. BOX 1401
CARLSBAD, CA. 92018
RE: REQUEST TO CHANGE HOURS OF VILLAGE FARMER'S MARKET
Dear Larry:
Thank you for your letter of December 7, 1994 regarding the Village Business Association's
request to change the hours of the Village Farmer's Market from 3:00pm to 6:00pm to
2:00pm to 5:00pm. Staff is willing to grant you permission to change the hours of the
Market with the understandmg that all other conditions of your pennit remain the same and
are enforceable by the City, including the hours for closing the public parking lot (1:00pm to
7:00pm).
This approval to change the hours of the Village Farmer's Market is effective inmiediately.
If you have any questions regarding this approval, please contact my office at 434-2935.
Sincerely,
DEBBIE FOUNTAIN
Senior Management Analyst
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037 ^
v^^:. , , ^^i^iMke*^ ^^e^^^^^S^^^^
p. O. Box 1401, Carisbad. CA 92018
December 1,1994
Debbie Fountain
Housing and Redevelopment
2965 Roosevelt Street
Carlsbad, CA 92008
Dear Ms. Fountain,
The Carlsbad Village Business Association respectfully requests permission
of the City of Carlsbad to change the business hours of the Village
Farmers' Market. The new hours requested are from 2:00 p.m. to 5 p.m.
instead of the current hours of 3:00 p.m. to 6:00 p.m.
The reason for the request is twofold. One, we have found shopping much
heavier in the early afternoon and very very light after 5 p.m. Secondly,
we would have much less difficulty dealing with darkness and the inability
to adequately light the Market area.
Please advise us of any other action that we need to take and/or
procedures we need to follow in order to accomplish the granting or our
request.
Thank you for your assistance in this matter.
Most smcerely,^
Larry Sch€
Co-ChaIr
November 17, 1994
LARRY SCHEER
CARLSBAD VILLAGE BUSINESS ASSOCIATION
P.O. BOX 1401
CARLSBAD, CA. 92018
RE: PROPOSAL TO RELOCATE THE FARMER'S MARKET FROM THE
ROOSEVELT STREET PUBLIC PARKING LOT TO STATE STREET
Dear Larry:
Thank you for your letter of November 3, 1994 regarding the Village Business Association's
request to relocate the Village Farmer's Market from its current location in the public
parking lot on the east side of Roosevelt Street to the public street on State between Carlsbad
Village Drive and Grand Avenue. Your request has been discussed with the staff members of
other Departments within the City of Carlsbad for preliminary feedback. The following
concems were expressed:
1. Generally, the merchants have not wanted streets to be closed during general business
hours. TTie closure of the segment of State Street that you are proposing has been
requested in prior years and the City received very negative feedback from a number
of the merchants with businesses in this area.
2. Closing of the segment of State Street that you proposed will remove parking within
the Coastal Zone; the Coastal Commission could oppose the closure because the
market is held on a weekly basis (not a "one time" event). Staff supported use of the
Roosevelt Street parking lot specifically because it was outside the Coastal Zone.
3. The closure of a street has a greater impact on police services required for the event.
Charges for police services would most likely be assessed to the Farmer's Market
event which would increase the operational costs.
Although Redevelopment Staff is willing to assist you with processing the proposal to
relocate the Market, we recommend that no action be taken until the Market has completed
its six (6) month trial period and the City has had the opportunity to assess the impact on
businesses surrounding the market. The redevelopment pennit for the Market was approved
on September 20, 1994. Therefore, the six (6) month trial period would be complete on
L. SCHEER
November 17, 1994
Page 2
March 20, 1994. At this time, an extension of your pennit will need to be processed. This
would be the best time to make any changes to the permit such as relocation of the Market.
The City encourages you to continue the Market at its cunent location at least through the
trial period.
If you still wish to pursue the relocation of the Market, an amendment to your redevelopment
permit (94-05) will be required. Enclosed is the application that you must complete. Again,
you will need to submit a site plan and mdicate where the shoppers will park. You will need
to submit a new traffic control plan and signage plan. These plans must all be very specific.
Staff also requests that the Village Business Association submit the enclosed petition signed
by every business owner located on the segment of State Street that you wish to close. The
petition must be signed regardless of the business owner's position (favor or oppose) on the
Market.
Once again, the City and the Redevelopment Agency are very supportive of the Farmer's
Market. It has already proven to be quite successful and a very positive addition to the
Village Area. However, there are concems about relocation of the Market which will need to
be addressed and discussed in further detail. Please feel free to contact my office at 434-2935
if you have any additional questions or comments on this matter.
Sincerely,
DEBBIE FOUNTAIN
Senior Management Analyst
c: Community Development Director
Housing and Redevelopment Director
Assistant Planning Director
Risk Manager
Engineering Department, Bob Johnson & Bob Wojcik
Police Department, Sgt. Metcalf
Fire Department, Mike Smith
Community Services Director
p. O. Box 1401. Carisbad. CA 92011
November 3, 1994
Ms. Debbie Fountain
Housing and Redevelopment Department
2965 Roosevelt Street
Corlsbod, CA 92008
Dear Ms. Fountain,
The CVBA requests permission to move the Farmers' Market from it's present location
in the parking lot on Roosevelt Street to State Street between Carlsbad Village Drive
and Grand Avenue. This would necessitate the closing of that one block of State
Street every Wednesday afternoon from 12 noon to 7 p.m. as vendors start arriving
about 12 noon each week and don't leave until after close of Market at 6 p.m.
Will you please furnish the CVBA with the requirements to be completed and the
procedures to follow in order to have our request granted by the City of Carlsbad.
The primary purpose for the Farmers' Market is to bring many people into the
downtown area on Wednesday afternoons, an historically slow business time in
Carlsbod. We are now bringing between 1,000 and 2,000 shoppers into the downtown
area each Wednesday, but if we could move the Market to State Street, we could put
all of those shoppers in front of the businesses we are striving to help. The move would
open another parking area and would compel these people to pass most of the
businesses on Grand Avenue and Carlsbad Village Drive (after leaving their parked
cars) and then to shop on State Street. Therefor, we believe the move would be in the
best interests of all of the downtown businesses and consequently the City of
Carlsbad.
Thank you once again for your guidance and assistance.
Most smcerely,
Larry Scheer
Co-Chair ^
September 23, 1994
TO: ASSISTANT CITY MANAGER
FROM: SENIOR MANAGEMENT ANALYST, HOUSING AND
REDEVELOPMENT
AGRICULTURE MITIGATION/IMPROVEMENT FUNDS
At the request of the City Council, Housing and Redevelopment staff contacted Planning
Department staff regarding the possible use of agriculture mitigation funds for the Village
Farmer's Market. It is my understandmg that there are two funds related to agriculture -
Agriculture Mitigation Fees Fund and the Agriculmre Improvement Fund.
Based on my discussion with the Assistant Planning Director, the Agriculture Improvement
Funds (available through the Resource Conservation District of Central San Diego) can be
used for activities in Carlsbad such as the Village Farmer's Market. In fact, the Village
Business Association did receive a grant ($7200) from this fund for the Market. Apparently,
the permitted uses for the Agriculture Mitigation Fee Fund are much more restrictive and
could not be used for the Village Farmer's Market. The Assistant Planning Dkector indicated
that he would prepare a report for the City Council outlining the permitted uses/expenditures
for both funds.
If you have any questions or comments regarding this matter, please contact me at X2935.
EBBIE FOUNTAIN
c: Community Development Director
Housing and Redevelopment Director
Assistant Planning Director
Citv of Carlsbad
Housing & Redevelopment Department
September 21, 1994
CARLSBAD VDJLAGE BUSINESS ASSOCUTION
2774 JEFFERSON STREET
CARLSBAD, CA. 92008
ATTN: RON MOORE
RE: APPLICATION FOR CERTIFIED FARMER'S MARKET TO BE HELD
WITHIN THE VILLAGE REDEVELOPMENT AREA
Dear Ron:
As you are aware, the Housing and Redevelopment Commission approved Carlsbad Village
Business Association's application for a major redevelopment permit to hold a weekly Certified
Farmer's Market in the public parking lot located on the east side of Roosevelt Street mid-block
between Carlsbad Village Drive and Grand Avenue. A copy of the conditions placed on the
major redevelopment permit (No. 94-5) are outlined in the attached Design Review Board
Resolution No. 215. Although the approving documents by the Housing and Redevelopment
Commission will not be finalized for another week or so, you are allowed to begin preparation
for the event. Please remember that your signage and traffic plan must be approved by the City's
Traffic Engineer (Bob Johnson) at least 14 days prior to initiation of the event. In addition,
a complete set of "Farmer's Market Rules and Producer Agreement" must be submitted to the
City for review and approval prior to initiation of the event. The mles must include information
on clean-up and set-up, vendor parking locations and disposal of waste.
The initial permit has been approved for a trial period of six (6) months in order to assess the
impact the market has on the Village area. At the end of the six (6) months, an
assessment/progress report will be submitted to the Design Review Board and Housing and
Redevelopment Commission for review. Based on the assessment, a decision can be made to
extend the permit as originally conditioned, extend the permit with modifications to the
conditions, or terminate the redevelopment permit.
As we have discussed, each vendor/seller will be required to have a cunent business license in
order to sell goods at the Farmer's Market. It is my understanding that because this will be an
on-going weekly event an "umbrella" business license issued to the Village Business Association
will not be acceptable to the City. Each individual vendor/seller must have his/her own business
license. It is anticipated at this time that the fee for these individual business license will be $30;
additional contact must be made with the City's Finance Department. A staff member (Al
Capuchino) has indicated that he is willing to attend your coordinator's meeting with the
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037
R. Mpore
September 21, 1994
Page 2
farmers/vendors to distribute business license applications and answer questions. If you would
like for Al to attend the meeting, please contact him dnectly at 434-2884.
If you have any additional questions/comments regarding the conditions of your major
redevelopment permit, please contact me at 434-2935.
Sincerely,
DEBBIE FOUNTAIN
Senior Management Analyst
c: Community Development Director
Housing and Redevelopment Director
Planning Department, Mike Grim
Risk Manager
Engineering Department, Bob Johnson & Bob Wojcik
Police Department, Sgt. Metcalf
Fire Department, Mike Smith
Community Services Director
Finance Director
• 41
Citv of Carlsbad
Housing & Redevelopment Department
August 4, 1994
CARLSBAD VILLAGE BUSINESS ASSOCUTION
2774 JEFFERSON STREET
CARLSBAD, CA. 92008
ATTN: RON MOORE
RE: "NO PARKING" SIGNS FOR PROPOSED FARMERS' MARKET TO BE
HELD WTTHIN THE VILLAGE REDEVELOPMENT AREA
Dear Ron:
As you requested, staff has discussed the possibility of placmg permanent signs within the mid-
block public parking lot on Roosevelt Street to notify the public that the lot will be closed every
Wednesday for the proposed Village Farmers' Market. The purpose of installing the permanent
signs was to ease the burden on the market manager related to posting the temporary signs 72
hours in advance of each event.
Your request was discussed with the City's Traffic Engineer, Bob Johnson, and the Police
Sergeant within the Traffic Division, Don Metcalf. Although these staff members believe that
it would be acceptable to post permanent signs within the public parking lot and are willing to
discuss this in fUrther detail, they do not believe that permanently displayed signs will be as
effective as the temporary signs. Per these staff members, the permanent signs are more likely
to be ignored by the general public. Staff believes that you will need to post temporary signs
regardless of whether or not permanent signs are installed on the site. Based on staffs
experience, you will have much more success and spend less time trying to have vehicles
removed from the lot if you use an adequate number of the temporary signs. Therefore, it is
probably in your best interest to expend your funds, at this time, on the temporary signs only.
It is possible that once the public becomes more familiar with the market and it has been in
operation for several months, the permanent signs may be more successful.
If you have any additional questions or would like to pursue the matter of permanent signs in
more detail, please contact my office at 434-2935.
Sincerely,
DEBBIE FOUNTAIN
Senior Management Analyst
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037 ^
August 17, 1994
TO: MAYOR AND CITY COUNCIL
FROM: HOUSING AND REDEVELOPMENT DEPARTMENT
DESIGN REVIEW BOARD MEETING OF AUGUST 17, 1994
The following represents a summary of the action taken by the Design Review Board at their
meeting of August 17, 1994:
1. RP 94-5 - CERTIFIED FARMER'S MARKET:
The Design Review Board approved a recommendation to the Housing and Redevelopment
Commission (5-0) to approve a request for a major redevelopment permit for a Certified
Farmer's Market to be held every Wednesday from 3:00pm to 6:00pm in the mid-block public
parking lot on Roosevelt Street between Carlsbad Village Drive and Grand Avenue.
EVAN E. BECKER
Housing and Redevelopment Director
c: City Manager
City Attorney
Assistant City Manager
Financial Management Director
Assistant to the City Manager
Community Development Director
Department Heads
August 17, 1994
TO: DESIGN REVIEW BOARD
FROM: HOUSING AND REDEVELOPMENT DEPARTMENT
REVISED CONDITION #9 FOR DRB RESOLUTION NO. 215 - FARMER'S MARKET
REDEVELOPMENT PERMIT
Following consultation with the City Attomey's Office, condition #9 of Design Review Board
(DRB) Resolution No. 215 recommending approval of the proposed Farmer's Market for the
Village Area has been revised/corrected to more accurately reflect the action to be taken by the
DRB at this time and during future reviews of related applications for the proposed land use.
Staff will present the following revised condition for approval by the DRB during the August
17, 1994 meeting:
9. Initial pennit approval is granted for a period of six (6) months. This pennit shall be
reviewed by the Housing and Redevelopment Director after six (6) months to determine if
all conditions of this permit have been met and that the use did not have a sigmficant
detrimental impact on surrounding properties or the public health and welfare. If the
Housing and Redevelopment Director determines that the conditions of the permit were met
and the use did not have a sigmficant adverse environmental impact, an application for an
extension of this permit may be presented to the Design Review Board following additional
CEQA (environmental) review by the Planning Director to determine the effect of a longer
term project on surrounding land uses or the public's health and welfare. In granting such
permit extension, the Design Review Board shall find no substantial adverse affect on
surrounding land uses or the public's health and welfare will result because of the long term
continuation of the permitted use. This permit may be extended for a reasonable period of
time not to exceed five years, including the initial six (6) month review period. If subsequent
enyironmental review discloses any substantial adverse affect, the extension application shall
be considered as an original application for a redevelopment permit. After providing the
applicant the opportunity to be heard, conditions shall be added to the permit to require
compliance with all feasible measures to mitigate any sigmficant adverse impacts which
might be identified during subsequent CEQA review.
Staff will be prepared during the meeting to respond to any questions you may have regarding
the revisions to the above condition.
DEBBIE FOUNTAIN
Senior Management Analyst
c: Assistant City Attomey
Housing and Redevelopment Director
Community Development Director
August 16, 1994
TO: CITY MANAGER
FROM: SENIOR MANAGEMENT ANALYST, HOUSING AND REDEVELOPMENT
DEPARTMENT
FARMER'S MARKET PROPOSED FOR DOWNTOWN AREA
At their meeting on August 17, 1994, the Design Review Board will consider an application for
a Major Redevelopment Permit for a Certified Farmer's Market to be held in the mid-block
public parking lot on Roosevelt Street every Wednesday from 3:00pm to 6:00pm. A notice of
the application was sent to every business license holder within the Village Redevelopment Area
and property owners within 600 feet of the parking lot. Staff has received a number of calls
regarding the Market. All of the callers have been very positive and strongly support the
Farmer's Market; some have provided suggestions wliich they felt would improve the event.
Councilmember Finnila recently indicated that she has also been receiving comments supporting
the Market with suggestions for improvements.
The suggestions for improving the Market have been primarily related to the day and time of
the event. The general comments include:
• During the winter, it will be dark by 6pm; many elderly persons indicated that they do
not like to go out after dark. However, some people did indicate that they would like to
see the Market open later (i.e., 7 or Spm) to accommodate people who might need to
work until 6:00pm.
• The aftemoon market means that the fmits and vegetables will be picked in the morning
and then will sit all day. The items will not be as fresh.
• Wednesday is a "dead" day which probably justifies having an event in the Village to
bring people downtown. But, it is not a good "cooking" day. It would be better if the
event were held closer to the weekend because that is when most people do the most
cooking. Several people thought Saturday or Sunday would be the best day.
• Most people would prefer to have the event in the morning rather than in the aftemoon.
For information purposes, I thought it might be helpful to provide the Village Business
Associations's (VBA) justification for selecting Wednesdays from 3:00pm to 6:00pm for the
Carlsbad Market. Cunently, there are approxunately thirteen (13) to fourteen (14) other
Farmer's Markets held throughout San Diego County. It is my understanding that the farmers
tend to move from "Market to Market" selling their fresh fmits and vegetables which means that
the VBA needed to select a day and time which was not being used by another market. The
VBA settled on Wednesday aftemoons. Although it might be possible to change the day and
time, the VBA does not believe that the Market will be successfiil if they cannot attract the best
farmers. Staff will request that the VBA consider the comments provided by the general public
and determine if a change could be made which would accommodate both the shopper and the
farmer.
The Village Business Association would like to initiate the market on October 5, 1994 if all
permit approvals can be obtained by September 13, 1994 (at the latest). As soon as the Design
Review Board has taken action on this item, it will be forwarded to the City Council for final
action. If possible, staff would like to schedule a public hearing before the City Council on
September 6, 1994.
If you would like to obtain additional information on the proposed Farmer's Market, a copy of
the staff report prepared for the Design Review Board could be forwarded to your office for
review.
DEBBIE FOUNTAIN
August 16, 1994
TO: FILE
FROM: SENIOR MANAGEMENT ANALYST, HOUSING AND REDEVELOPMENT
DEPARTMENT
FARMER'S MARKET PROPOSED FOR DOWNTOWN AREA
Ramona Finnila contacted my office today and indicated that she had received a number of
comments on the proposed Farmer's Market. All of the comments have been very positive and
people are very supportive. She also received numerous suggestions which are primarily related
to the issues of day and time for the Market. The general comments include:
• During the winter, it will be dark by 6pm; many elderly persons indicated that they do
not like to go out after dark.
• The afternoon market means that the fmits and vegetables will be picked in the morning
and then will sit all day. The items will not be as fresh.
• Wednesday is a "dead" day which probably justifies having an event in the Village to
bring people downtown. But, it is not a good "cooking" day. It would be better if the
event were held closer to the weekend because that is when most peopledo the most
cooking.
• Most people would prefer to have the event in the morning rather than in the aftemoon.
Staff explained the justification for the Village Business Association selecting the day and time
indicated in the application. However, staff said that they would discuss this matter further with
the Market sponsors to determine if another day or morning time was feasible.
DEBBIE FOUNTAIN
ft] KURT FILIPOVITCH & CO.
CERTIFIED PUBLIC ACCOUNTANTS
325 Carlsbad Village Dr., Suite D-2
Carlsbad, California 92008-2928
(619) 434-3196 • Fax (619) 434-5843
August 9, 1994
City of Carlsbad
Housing & Redevelopment Department
2965 Roosevelt Street, Suite B
Carlsbad, CA. 92008-2389
RE: Certified Fanner's Market
Dear Ms Fountain:
I am not able to attend the public hearing of the Design Review Board ofthe City ofCarlsbad
on August 17,1994. However, I would like to voice my wholehearted approval ofthe M^or
Redevelopment Permit (94-05) to allow a weekly Certified Farmer's Market on public
property in the village area of Carlsbad.
The minor inconvenience to the local merchants and shoppers in the village area will pale
m comparison to the goodwill a project of this nature will enure to the community. Support
for the local agricultural community which has lent so much character to the area is
imperative to our culture in Carlsbad.
I strongly urge the Design Review Board to approve this permit request.
Yours tmly,
KURT FIUPOVITCH & CO.
Certified Public Accountants
By
Kurt Filipovitfcji, ^PA
KF\tf
MEMBERS OF
Amencan Institute of Certified Public Accountants • California Society ofCertifed Public Accountants
August 3, 1994
TO: DEBBIE FOUNTAIN, SENIOR MANAGEMENT ANALYST
FROM: Traffic Engineer
FARMERS' MARKET IN VILLAGE REDEVELOPMENT AREA
I have the following comments and questions on the referenced subject per review of your
submittal of July 28, 1994.
1. Signs to be placed in the parking lot shall indicate No Parking TOW AWAY (emphasis
added) and shall include date and time of the restriction. Signs must be posted 72 hours
in advance of the beginning of the parking restriction and the sponsor of the market must
notify the Carlsbad Police Department each week when the signs are instailed (72 hours
in advance).
These signs are temporary and must be removed each Wednesday at the end of the
market and re-installed per the above for the foilowing week. The sponsor is responsible
to ensure that signs remain in place during the 72 hour period and replace missing or
vandalized signs.
2. A traffic control plan must be submitted showing ail signage and exact locations on the
public street and the parking lot. The sponsor is responsible for installing and removing
signage for traffic control.
3. The report indicates the public lot aiong Carisbad Viiiage Drive remains open to the
public. However, Exhibit 2 shows 32 booth spaces plus an information booth with no
parking for vendors. Are the vendor vehicles going to utilize the pubiic parking lot located
along Carlsbad Village Drive? VENOCA-Z IOH-L ACTOWLUV PARK, ON-Sirt IKJ MO^.-X
4. Exhibit 4 indicates that sellers should arrive by 2:45 p.m. for the 3:00 p.m. start. Why will
the parking lot be closed at 7:00 a.m. each Wednesday? Twou<tHT IT U5A=> eevr TC>
MAKC 5 ORE PeoPce OC»fO*T PAAK,
5. The initial six-month trial will occur during the winter months when it becomes dark as
eariy as 5:00 p.m. Are additionai temporary lights proposed to be installed to allow
selling to continue until 6:00 p.m.? -77
ROBERT T. JOHNSON, JR., P.E.
Traffic Engineer
RTJ:jb
c: Community Development Director
City Engineer
Assistant City Engineer
AUGUST 3, 1994
TO: HOUSING AND REDEVELOPMENT DEPARTMENT
ATTN: SENIOR MANAGEMENT ANALYST DEBBIE FOUNTAIN
FROM: City Attorney
DESIGN REVIEW BOARD REPORT ON PROPOSED FARMERS MARKET IN VILLAGE
REDEVELOPMENT AREA
You requested City Attorney coinments on the proposed Farmers Market
in the Village Redevelopment Area. On page two of the staff
report, you cite the authority of municipal code section 21.35.130
to grant exceptions/exemptions from the limits, restrictions and
controls in the Village Redevelopment Area. However, the
introductory paragraph does not explain what the onsite parking
requirement is that is being excepted, exempted or waived, and just
state in a conclusory way that the code would require onsite
parking. The discussion thereafter makes it clear that you are
relying on that authority for an exception, rather than the
authority in Carlsbad Municipal Code sections 21.44.030 and
21.44.040 for Planning Commission (Design Review Board)
determination of alternate parking requirements or waiver of
parking requirements under certain circumstances.
We concur with your approach but suggest that the second paragraph
on page four of the staff report regarding parking analysis be
modified to make more clear that the "existing parking is
satisfactory" in the sense that the code requirement for off-street
/K parking (whatever it is in terms of spaces) need not be met because
the justification for an exemption under section 21.35.130 exists,
as set forth in the findings. Additionally, the Findings section
of the resolution (page two) should include a finding that an
exception from the otherwise applicable parking requirements is
justified based on the findings, repeating those set forth in the
staff report at pages two and three.
e environmental review section causes more concern, however. The
appropriate categorical exemption in the CEQA regulations is
section 15304(e) (rather than (a).) Most importantly, the
categorical exemption will only apply to the six month experiment
on whether the market should take place or not and have any adverse
effects. You should begin now, and perhaps mention in the report,
although it is not legally necessary, that an initial study is
being undertaken to determine the environmental effects of a longer
ra:nge project in the event that it is determined to extend the
experiment" beyond the initial six months. In that case the
"project" for CEQA purposes would clearly be outside the
categorical exemption and otherwise require CEQA review, probably
resulting in a negative declaration or a mitigated negative
declaration. Accordingly, the last four sentences in condition
nine in the draft resolution should be altered to reflect that
there will be a project whether or not experience shows there is a
substantial adverse effect on surrounding land uses or the public's
health and welfare. In any event, continuation of the project
after six months constitutes a new project requiring CEQA review
and should be preceded by an application for a redevelopment permit
(either for a new project or an extension) for a "temporary" use
for up to five years.
Finally, conditions three and six merely require submission to the
"City" for review and approval, but do not specify which position
^or officer in the City has approval authority or is being delegated
approval authority by this condition. Nor does either condition
specify when in relation to operation of the Farmers Market those
items should be submitted and approved. You may also wish to
amplify on the discussion of those items in the text of the staff
report at the appropriate bullets on page five.
D. RICHARD
Assistant Cit
afd
c: Housing and Redevelopment Director
Community Development Director
Planning Director
July 28, 1994
TO: Planning - Gary Wayne/Mike Grim
Engineering - Jim Davis/Bob Johnson
Fire - Mike Smith
Police - Sgt. Metcalf
Community Services - Keith Beverly
Risk Management
City Attorney
FROM: Housing and Redevelopment Department
Design Review Board Report on proposed Farmers' Market in Village Redevelopment Area
Attached for your review and comment is a copy of the report which has been drafted for the
Design Review Board's consideration of the proposed Farmers' Market in the Village
Redevelopment Area. The Village Business Association agreed to move the location of the
market to the mid-block public parking lot on Roosevelt Street.
Please provide any comments you have on the attached report to my office no later than August
9, 1994. This item is scheduled for a public hearing before the Design Review Board on August
17, 1994.
Thanks,
DEBBIE FOUNTAIN
Senior Management Analyst
Housing and Redevelopment Director
Community Development Director
City of Carlsbad
Housing & Redevelopment Department
July 7, 1994
CARLSBAD VILLAGE BUSINESS ASSOCIATION
2774 JEFFERSON STREET
CARLSBAD, CA. 92008
ATTN: RON MOORE
RE: APPLICATION FOR CERTIFIED FARMER'S MARKET TO BE HELD
WTTHIN THE VILLAGE REDEVELOPMENT AREA
Dear Ron:
Thank you for submitting an application for a major redevelopment permit for a Certified
Farmer's Market to be held within the Village Redevelopment Area of Carlsbad. Your
application has been reviewed by appropriate city departments and has been deemed complete
for further processing. However, before the application is forwarded to the Design Review
Board for review and action, staff has identified several issues which must be resolved prior to
preparation of the appropriate report(s) and recommendation(s); these issues are outlined below.
Due to the fact that the proposed site for the market is located so close to the railroad tracks,
several city staff members have expressed serious concems regarding the safety of the public,
including both the market merchants and customers. The consensus of city staff is that the
prefened site for the market is the mid-block public parking lot on Roosevelt Street (see attached
map). This location has several advantages over the proposed site (Depot Parking Lots). The
advantages are as follows: 1) it is still within the heart of the Village; 2) it has easy public
access; 3) public parking is provided within close proximity and does not encourage pedestrians
to cross busy streets at unsafe locations (i.e., outside sidewalks); 4) better pedestrian circulation;
5) outside the Coastal Zone which eliminates potential objection by Coastal Commission
regarding removal of parking from area; 5) no sunounding businesses using parking lot to meet
on-site parking requirements; 6) the site is easier to banicade and provides a better defmed space
for sellers; and, 7) approval is not needed by NCTD to sublease property for the market. Since
the parking lot will, in effect, need to be closed all day on Wednesdays to provide for proper
set-up and clean-up activities, staff believes that the mid-block parking lot on Roosevelt is a
better location and will have less detrimental impact on surrounding businesses. Therefore, the
Village Business Association is strongly encouraged to revise its application and submit a new
site plan which identifies the mid-block Roosevelt Parking Lot as the location for the market.
If the Village Business Association does not wish to consider the new site proposed by staff and
would like to continue processing the application as proposed, the following conditions will be
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037 ^
R.Moore
July 7, 1994
Page 2
recommended by staff for a market to be located within the Depot parking lots:
• Temporary fencing must be provided between railroad tracks and market site to prevent
customers from crossing railroad tracks at unsafe locations. Customers must be directed
to use appropriate sidewalks on north and south side of depot lots to cross the tracks.
Enclosed is a copy of your proposed site plan with staff comments. You may wish to use
banicades attached with "do not enter" tape. Signs alone will not prevent customers from
crossing tracks at unsafe locations.
• Booth spaces should be limited to parking lots to the south and north of the Depot (as
indicated on the enclosed plan). If the alley is to remain open, then booths and portable
toilets should all be located withm the confines of the two noted parking lots. Also, the
temporary handicap parking spaces should be relocated to the parking location just west
and adjacent to the Depot building.
Regardless of location selected for the market, the following permit conditions will also be
recommended by staff:
• The Farmer's Market must be limited to fresh agriculmral products such as fmits, nuts,
herbs, vegetables, eggs, honey, cut flowers and nursery stock. Non-produce items such
as dried fmit, juice, dried beans, meat and dairy products may be sold if the producer
has proof that he/she grew, raised, collected or caught the product. The market must not
be used to sell commercially produced products. Staff will recommend against setting up
booths for crafts, antiques, or other retail items. Staff would, however, support an
informational booth for Village Merchants which would allow the distribution of
advertisements, promotional items, brochures maps, etc. for other merchants within the
area, including restaurants.
• A complete set of "Farmer's Market Rules and Producer Agreement" must be submitted
to the City for review and approval. The mles must include mformation on clean-up and
set-up, vendor parking locations, signage, and disposal of waste.
• The Village Business 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 collection and
disposal. Any damage to the parking lot(s), landscaping or inigation shall be repaired
by the City but must be paid for by the Association (as sponsor of event).
• The Village Business Association shall provide at least one security guard which shall be
on duty at all times during hours of the market.
A complete signage plan (which includes dimensions, type, and location of signs) must
be submitted to the City for review and approval.
R. Moore
July 7, 1994
Page 3
• The Association will be required to provide a $1 million Certificate of Insurance, which
lists the City as additional insured, to the City of Carlsbad's Risk Manager ten (10) days
prior to initiation of event.
• "No parking signs" must be posted 72 hours in advance of event. The Village Business
Association shall be responsible for posting the signs.
Staff will also recommend that the initial permit be approved for a trial period of six (6) months
in order to assess the impact the market has on the Village area. At the end of the six (6)
months, an assessment/progress report will be submitted to the Design Review Board and
Housing and Redevelopment Commission for review. Based on the assessment, a decision can
be made to either extend or terminate the redevelopment permit.
As staff has indicated previously, the City is supportive of your proposal to sponsor a Certified
Farmer's Market. The above conditions are being recommended to assist in the effort to ensure
a safe and successful market. After you have had an opportunity to review this conespondence
and consider the comments provided, please contact my office at 434-2935 to schedule a meeting
to discuss the above issues/conditions in greater detail.
Sincerely,
DEBBIE FOUNTAIN
Senior Management Analyst
c: Commumty Development Director
Housing and Redevelopment Director
Planning Department, Mike Grim
Risk Manager
Engineering Department, Bob Johnson & Bob Wojcik
Police Department, Sgt. Metcalf
Fire Department, Mike Smith
Community Services Director
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CARLSBAD VILLAGE AREA BOUNDARY MAP
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June 22, 1994
TO: SENIOR MANAGEMENT ANALYST - HOUSING & REDEVELOPMENT
VIA: Community Services Director"^^^?
FROM: Senior Management Analyst
PROPOSED FARMERS MARKET
In response to your request for comment regarding the proposed farmers market at
the north and south parking areas of the train depot, the following is offered for your
consideration.
The area of proposed use is currently maintained by the Community Services
Department. Maintenance duties include landscape, irrigation, and litter control.
The comments which our department would have concerning this proposed activity
would relate to the increased activity in the area and its effect upon additional litter
pickup and removal, and repair to irrigation systems and landscaped areas. Although
provisions for rest rooms and their maintenance are of concern, it appears as though
those facilities will be provided and maintained by the Village Business Association.
The City does not have additional funds or personnel to provide or maintain rest room
facilities.
Notwithstanding provisions for rest rooms, our concerns related to this proposal are
as follows.
1. All litter or trash generated as a result of this activity should be picked
up and removed from the premises by the promoters.
2. Any landscape or irrigation system damage incurred by the City as a
result of this activity should be reimbursed by the promoters.
3. The promoters should not solicit or receive assistance of City
maintenance staff in order to facilitate the proposed farmers market.
Should you have additional questions, please contact me at Ext. 2827.
KEITH BEVERLY
KB:im
c: Park Superintendent
C:\WP60\WPDATA\DB&KB\MEMOS\FARMERS.MKT
June 16, 1994
TO: DEBBIE FOUNTAIN, SENIOR MANAGEMENT ANALYST
FROM: SGT. DON T, METCALF, TRAFFIC DIVISION
RE: FARMERS MARKET
In response to your recent inquiry about the proposed Farmers Market, I
have a couple of concerns/observations:
1. It does not appear that they have allowed sufficient space for what
they intend to do. My fear is that this will become like the Village Faires
and grow to where it could become a problem. I would like to see some
size limitations set up front (in writing) and agreed upon by the Carlsbad
Village Business Association.
2. I have concerns about parking. People coming to the market will more
than likely park in the community lot on the south side of C.V.D. They are
more apt to run across the street than go to State m St. and use the
crosswalk. We should condition the permit to require signage by the
applicant to direct people from the parking lot to the crosswalk and from
the market back to the crosswalk.
3. Are there any security measures to be set in place for this market. I
would expect a lot of cash to change hands and be readily available for an
aspiring thief.
4. What arrangements have been made with Amtrac to slow down the
commuter trains. That early evening time is a prime time for trains, and
they currently pass the Depot at 90mph. In addition to slowing the trains,
what arrangements have been made to insure people or children do not
wander onto the tracks. If we allow an event that attracts people this
close to the tracks, I believe we would incur some liability in the event of
an accident.
5. Are all of the merchants on the west side of State St. in favor of this
market. We should require an approval waiver, describing the scope of the
intended market, be signed by each merchant and included with the
application.
I have no reason not to approve a market of this type, but I believe
the above conditions should be addressed prior to approval.
Citv of Carlsbad
Housing & Redevelopment Department
May 19, 1994
J. RON MOORE
CHAMBER OF COMMERCE
5411 AVENIDA ENCINAS
SUTTE 100
CARLSBAD, CA. 92008
RE: CERTIFIED FARMERS MARKET, VILLAGE REDEVELOPMENT AREA
Dear Ron:
Thank you for submittmg the Carlsbad Village Business Association's application for a
redevelopment pennit for a Farmers Market to my office for preliminary review. As stated in
previous conespondence, the Carlsbad Redevelopment Agency is supportive ofthe Association's
efforts to initiate the market in the depot parking lot locations.
As requested, I completed a preliminary review of your application. The following provides a
list of additional items which must be included with the application as well as a few comments
on the application itself:
• As instmcted by the Community Development Director, Marty Orenyak, the application
must include a letter from CONVIS indicating their support of the market at the depot
location.
• A site plan which clearly defines the boundaries of the market, the total number of
booths, the layout of the booths, the location of banicades, etc. Please submit ten (10)
copies of the site plan with your application. The site plan needs to be reviewed by
several departments. If ten (10) copies of the plan are provided, all departments and
appropriate staff members can review it simultaneously.
• The description of the market should include information on how the market will be
managed and who will serve as contact/coordinator on the day of the market. It should
also include information on total hours that the parking lots will be closed for set-up,
operation and clean-up.
• The co-chairpersons and board members of the Carlsbad Village Business Association
should all be listed on the application form (No. 4). Also, please add information which
has been written on the attached application.
2965 Roosevelt St., Ste. B • Carlsbad, CA 92008-2389 • (619) 434-2810/2811 • FAX (619) 720-2037
PAGE 2
J.R. MOORE
May 19, 1994
• At this time, it would be more appropriate if one or both of the co-chairpersons sign the
application as applicant.
• If the Busmess Association requires any assistance or equipment from the City for the
Market, a request and a description of needs must be enclosed with the application.
Once all of the above items have been attached to the redevelopment permit application, please
remm the application to my office with the site plan (and copies). Every effort will be made to
process the application as quickly as possible once it is retumed to my office in complete form.
If you have any comments or questions regarding this conespondence, please contact my office
at 434-2935.
Sincerely,
DEBBIE FOUNTAIN
Senior Management Analyst