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HomeMy WebLinkAboutCUP 230Ax2; Yada Farms; Conditional Use Permit (CUP)APPLICATION COMPLETE DATE MARCH 21. 1989 STAFF REPORT DATE: MAY 17, 1989 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: EXTENSION OF CUP 230(A) - YADA FARMS - Request for an extension of Conditional Use Permit 230(A) allowing the continued operation of 40,040 square foot greenhouse area at 2928 Valley Street, on the east side of Valley Street between Elm Avenue and Buena Vista Avenue in the R-l Zone in Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 2861 APPROVING a five year extension of CUP 230(A), based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND On June 8, 1983 the Planning Commission approved CUP 230 to allow the construction of a 15,400 square foot greenhouse at the above referenced property. On October 10, 1984 the Planning Commission approved CUP 230(A) to allow the addition of 24,640 square feet of greenhouse area to the existing 15,400 square feet of greenhouse area. CUP 230(A) allowed the operation of the greenhouse use, with a total area of 40,040 square feet, to continue for five years until October 10, 1989. The applicant is requesting a five year extension of the CUP to continue growing flowers at the subject property. Staff has reviewed the staff report and resolution for CUP 230(A) and concludes that the findings made and the conditions placed upon CUP 230(A) are still adequate. The flower growing operation of Yada Farms is an established, integrated use within the area and staff is not aware of any complaints or concerns regarding the greenhouse operation. In conclusion, staff feels the use is desirable and harmonious with other uses in the area and consistent with the General Plan. Staff recommends that a five year extension of CUP 230(A) be granted. To facilitate the future review of this project, staff has consolidated all previous conditions of approval into Planning Commission Resolution No. 2861. CUP 230(A) - YADA FARW MAY 17, 1989 PAGE 2 III. ENVIRONMENTAL REVIEW The Planning Director has determined that the environmental impacts of this project have been already considered resulting in the issuance of a Negative Declaration dated September 26, 1984 and, therefore issued a Notice of Prior Environmental Compliance on April 26, 1989. ATTACHMENTS 1. Planning Commission Resolution No. 2861 2. Location Map 3. Disclosure Form 4. Notice of Prior Environmental Compliance 5. Staff Report for CUP-230(A) 6. Letter dated March 21, 1989 ENM:af April 3, 1989 LOCATION A P PROJECT SITE City of Carlsbad YADA FARMS CUP-230(A) tViat further information is required, you will be so advised. \j . *J APPLICANT: AGENT: Name (individual, partnership, joint venture, corporation, syndication) Business Address Telephone Number Name Business Address MEMBERS: Telephone Number Name -(individual, partner, joint venture, corporation, syndication) Home Address Business Address Telephone Number Name Telephone Number Home Address 3usiness Address Telephone Number Telephone Number (Attach more sheets if necessary) I/We declare under penalty of perjury that the information contained in this dis closure is true and correct and that it will remain true and correct and nay be' relied upon as being true and correct until amended. Applicant Agent, Owner, Partner APPLICATION 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-