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HomeMy WebLinkAbout1984-10-10; Planning Commission; ; CUP 230A - YADA FARMS REQUEST FOR APPROVAL ON AN AMENDMENT FOR CUP 230APPLICATION SUBMITTAL DATE , 1984 STAFF REPORT DATE: October 10, 1984 TO: Planning Commission FROM: Land Use Planning Office SUBJECT: CUP-230(A) - YADA FARMS - Request for approval of an amendment to a conditional use permit to add 24,640 sq. ft. of greenhouse area at 2928 Valley Street, on the east side of Valley Street between Elm Avenue and Buena Vista Avenue in the R-1-7500 zone. I. RECOMMENDATION It is recommended that the Planning Commission APPROVE the Negative Declaration issued by the Land Use Planning Manager and ADOPT Resolution No. 2363, APPROVING CUP-230(A), based on the findings and subject to the conditions contained therein. II. BACKGROUND DESCRIPTION AND BACKGROUND The applicant is requesting approval of an amendment to an existing conditional use permit to construct an additional 24,640 sq. ft. greenhouse at 2928 Valley Street, located as described above. The project site is a 4.39 acre lot currently being used as an agricultural truck farm and occupied by a 15,400 sq. ft. greenhouse. The original conditional use permit, approved in June, 1983, allowed the construction of this greenhouse. Approval of the amendment would bring the total greenhouse square footage to 40,040 sq. ft. and would cover approximately 20% of the site. The greenhouses would be utilized to grow carnations. The remainder of the site would continue to be utilized as a truck farm. The project site is bordered to the east by existing greenhouses and a nursery operation. The adjoining parcel to the south is currently being utilized for production of market flowers. Property to the west, across Valley Street and to the north, across Buena Vista Avenue, are occupied by single family residences. III. ANALYSIS Planning Issues 1) Can all of the required findings, for approval of a conditional use permit be made? Specifically: a) That the requested use is necessary or desirable for the development of the community, is essentially in harmony with the various elements and objectives of the general plan, and is not detrimental to existing uses or to uses specifically permitted in the zone in which the proposed use is to be located; b) That the site for the intended use is adequate in size and shape to accommodate the use; c) That all of the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained; d) That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. Discussion The City of Carlsbad Zoning Ordinance permits agricultural crops, by right, in the R-1 zone. Greenhouses in excess of 2,000 sq. ft. require approval of a conditional use permit. The applicant is proposing to construct 24,640 sq. ft. of greenhouse area as an addition to the existing 15,400 sq. ft. greenhouse. The applicant has abided by all conditions of the existing CUP. The Land Use Element of the General Plan identifies promoting the economic viability of the agricultural and horticultural industries as a primary goal. Staff, therefore, believes that the proposed use is desirable and essentially in harmony with the various elements and objectives of the general plan. The subject property is located in a block devoted to agricultural and horticultural uses. The 4.39 acre site is more than adequate to accommodate the proposed use while observing all traditional R-1 setbacks. Staff believes that the proposed use is only a minor modification of the existing use, is compatible with surrounding uses and that the proposed structure will result in no detrimental impacts to neighboring residential uses. Finally, staff anticipates that the proposed use will have no significant impact on the street system serving the property and that Valley Street is adequate to accommodate all traffic generated by the use. To protect the street system and the integrity of the neighborhood, staff is requesting a truck accessing plan satisfactory to the City Engineer. The plan would address type and size of trucks as well as parking, loading and access. -2- In May, 1983, a tentative parcel map was approved for the property adjoining to the south. The map created 4 lots and provided 42 feet of a planned 60 foot wide public street, McCauley Lane, located along the common property line. The Engineering Department, therefore, is recommending, as a condition of approval, that the applicant offer for dedication 18 feet to complete the full street right-of-way. Additionally, the Engineering Department is recommending that the applicant enter into a lien contract for the future improvement of a half-street width of McCauley Lane, Buena Vista Avenue and Valley Street. Overall, staff believes that the proposed use is desirable, consistent with the general plan and not detrimental to existing uses or to uses specifically permitted in the zone. Staff further believes that the site is adequate to accommodate the use, all yards required to adjust the use will be maintained and that the street system serving the site is adequate to accommodate all traffic generated by the proposed use. IV. ENVIRONMENTAL REVIEW The Land Use Planning Manager has determined that this project will not have a significant impact on the environment, and therefore, issued a Negative Declaration on September 26, 1984. ATTACHMENTS 1) Planning Commission Resolution No. 2363 2) Location Map 3) Background Data Sheet 4) Disclosure Form 5) Reduced Exhibit 6) Environmental Documents CDN:bw 9/24/84 -3-