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Home My WebLink About1987-05-06; Planning Commission; ; CUP 194B - AQUACULTURE SYSTEMS INTERNATIONALDATE: TO: FROM: MAY 6 r 1987 PLANNING COMMISSION PLANNING DEPARTMENT APPLICATION SUBMITTAL DATE: JANUARY 1,--1986 --------- SUBJECT: CUP-194(B) AQUACULTURE -Request for a Conditional Use Permit amendment to sell shellfish from a roadside stand near the fisherman's landing parking lot on the east side of Carlsbad Boulevard. I. RECOMMENDATION That the Planning Commission APPROVE the Negative Declaration issued by the Planning Director and ADOPT Planning Commission Resolution No. 2651r APPROVING CUP-194(B)r based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION Seafarms Westr who operates an aquaculture facility on Agua Hedionda Lagoon, would like to sell some of their shellfish products from a roadside stand to be located at the south end of the fisherman's landing parking lot. The property would be leased from San Diego Gas & Electricr who the applicant currently leases the aquaculture facilities from. The •stand• would not be a building per se, but would be an area approximately 20 by 24 feet enclosed by a chain link fence with four table-like tanks inside (see Exhibit A). Clams, mussels, and oysters grown in the adjacent lagoon would be sold fresh out of the tanks. Hours of operation will be during daylight hours only, so no lights or electrical hookups will be necessary. The area in front of the proposed stand is used occassionally by SDG&E for access but is not a formal road. This proposal would define a driveway leading to the stand. Five limited time parking spaces will be provided for customers. These spaces would be separate from, and in addition to, the parking in the fisherman's landing parking lot. The property is essentially surrounded by beach and recreational uses and public utilities. The SDG&B power plant is to the south. Carlsbad Boulevard lies to the west. To the north is the parking lot used by beachgoers and fisherman, and to the east is the lagoon. -- The vicinity as described above is shown on the General Plan and zone map as open space and public utilities. A zone code amendment approved last year allows the sale of aquaculture products grown on site in open space and public utilities zones, much like the sale of agricultural crops from roadside stands. The applicant's present CUP allows the operation of the existing aquaculture facility, where the shellfish are grown and harvested. This amendment only applies to the sale of the products from the roadside stand, as allowed by the recent zone code amendment. III. ANALYSIS Planning Issues 1. Does the proposed project meet the following criteria established in the zoning ordinance, Section 21.42.010(14): a. Safe access b. Adequate parking c. Location and appearance of structure on facility d. Appearance and location of signs e. Compatibility f. Scale of operation 2. In granting a conditional use permit, can the following findings be made: (1) 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; (2) That the site for the intended use is adequate in size and shape to accommodate the use; (3) 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, (4) That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. 3. Is the proposed project in compliance with the Local Coastal Program? -2- ---;' DISCUSSION Zoning Ordinance The recent zone code amendment allowing the sale of aquaculture products in the open space and public utilities zones requires that specific aspects of such operations be looked at, including parking, access, compatibility, appearance, and scale of operation. In terms of safe access and adequate parking, the use will not have direct access off of a major street -- instead, access will be from an existing turnoff into an existing parking lot. Indirect access will, of course, be obtained from Carlsbad Boulevard. The southbound lane on Carlsbad Boulevard already provides a left-turn pocket into the parking lot. Access is considered safe as it basically exists. When the fisherman's landing parking lot is improved to hold more cars, a signal will probably be warranted at that location, but it is not warranted now. At the stand, five parking spaces will be provided which will have posted 20 minute time limits. This number of spaces is adequate, given the fact that many customers will stop by the stand on their way home or to the beach and will have already parked for a longer period nearby. Compatibility with other land uses and the appearance of the facility and signs will not present any problems. The use is surrounded by open space and utility operations, so it will not impact anyone. The stand will not look significantly different than what is there now, i.e. the gated fence and transformers, since it will not be a structure. No signs will be allowed on Carlsbad Boulevard. Two signs will be permitted on the fence facing the parking lot. Other than that, advertising will be the responsibility of the applicant. The scale of operation, i.e. approximately a 550 square foot enclosed area with four tanks, is quite minimal in terms of the business risk to the applicant and ~lso as a first time use for the City. The scale can and will be controlled by the conditional use permit: an expansion of the operation would require an amendment to the conditional use permit. Conditional Use Permit Findings The proposed use, i.e. a roadside stand selling fresh shellfish products, would provide a desirable service to the community. It would provide the same kind of enjoyment people get from buying vegetables from a roadside stand. As discussed earlier, the proposed project is of minimal scale. The area is adequate in shape and size to accommodate a roadside stand and parking. Yards and setbacks are not necessary for this informal use; fencing will be similar to what is there now. Potted plants will be placed around the perimeter of the stand. -3- In terms of traffic generation, a roadside stand is estimated to generate about 100 trips per day per 1000 square feet. The proposed project, at 550 square feet will thus generate 55 trips per day, which is not a significant number, especially when some of them will be joint beach trips. Carlsbad Boulevard will be able to handle the additional trips. Local Coastal Program (LCP) The Agua Hedionda Local Coastal Program designates aquaculture as a land use at its existing location as well as on the Ecke property across the lagoon from fisherman's landing. The LCP does not restrict the on-site sale of such products from a roadside stand. Therefore, the proposed use is considered consistent with the LCP. IV. ;ENVIRONMENTAL REVIEW The Planning Director has determined that this project will not have a significant effect on the environment and, therefore, has issued a negative declaration on February 25, 1987. Attachments 1. Planning Commission Resolution No. 2651 2. Location Map 3. Background Data Sheet 4. Disclosure Form 5. Environmental Document 6. Exhibit "A", dated April 8, 1987 NER:dm 3/19/87 -4- :-1 QI SDG&E Plan GENERAL PLAN IISIDINTIAL RL LOW DENSITY (0· l.S) RLM LOW•MEDIUM DENSITY (0·4) RM MEDIUM DENSITY (4-8) RMH MEDIUM HIGH DENSITY (8· IS) RH HIGH DENSITY ( 15·23) COMMIICIAL RR1 INTENSM REGIONAL RETAIL (~I-Plaza Camino Real) RR.I! EXTENSM REGIONAL RETAIL (q. Car Councry Carlsbad) RS REGIONAL SERVICE C COMMl!NITY COMMERCIAL N NEIGHBORHOOD COMMERCIAL TS TRAVEL SERVICES COMMERCIAL 0 PROFESSIONAL RELATED CBD CENTRAL BUSINESS DISTRICT Pl PLANNED INDUSTRIAL G GOVERNMENT FACILITIES u n·Buc L 'TIUTIES RC Rl!CRl!ATION COMMERCIAL SCHOOLS E ELEMENTAKY J JUNIOR HIGH H HIGH SCHOOL P PRIVATE OS OPEN SPACE NRR NON RESIDENTIAL RESEllV! ZONING RSIDINTIAL P·C PLANNED COMMUNITY ZONE ll·A llESIDENTIALAGRICU.Tl'IIALZONE R•E Rl'IIAL llESIDENllAL ESTATE ZONE R· 1 ONE-FAMILY llESIDENTIAL ZONE R·2 TIVO·FAMILYRESIDENTIALZONE R·3 MULTIPLE FAMILY llESIDENllAL ZONE ll·3L LIMITED MULTl·FAMILY RESIDENTIAL ZONE llD•M RESIDENTIAL DENSITY-MULTIPLE ZONE llD· H llESIDENTIAL DENSITY-HIGH ZONE llMHP RESIDENTIAL MOBILE HOME PARK ZONE ll·P RESIDENTIAL PROFESSIONAL ZONE In' llESIDENTIAL TOURIST ZONE lllW llESIDENTIAL WATEll'WAY ZONE COMMIICIAL 0 omCEZONE C· 1 NEIGHBORHOOD COMMERCIAL ZONE C·Z GENEIIAL COMMERCIAL ZONE C·T COMMUCIAL•TOL'RIST ZONE C·M HEAVY COMMERCIAl.•UMITED INDUSTRIAL ZONE M INDL'S11UAL ZONE P.M PLANNED INDUSTRIAL ZONE cmtll F·P FI.OODPlAIN OVl!llLAY ZONE 1.-C LIMITED CONTROL OS OPEN SPACE P•U PUIIUC U11IJ1Y ZONE AQUACUL TUR-1:'t t City of Ca~sbad CUP-194.(B) BACKGROUND DATA SBEB'l' CASE NO: CUP-194(B) APPLICANT: Seafarms West REQUEST AND LOCATION: Amendment to CUP-194(B) to allow a 20' x 30' stand to be used for retail sale of shellfish grown on site. East of Carlsbad Boulevard, South of Tamarack. LEGAL DESCRIPTION: All that portion of Rancho Agua Hedionda, County of San Diego, State of California, according to Partition Map thereof No. 823, filed in the office of the County Recorder of San Diego County November 16, 1896, situated within that portion thereof described in deed to San Diego County Water Company, recorded June 17, 1940, in Book 1035, page 301 of Official Records by Document No. 28815. APN: 210-010-29 Acres .so Proposed No. of Lots/Units N/A ----------------- GENERAL PLAN AND ZONING Land Use Designation Open Space Density Allowed N/A ____ .,__ _____ _ Density Proposed N/A Existing Zone OS and PU ------------ Surrounding zoning and Land use: Zoning Site OS North OS South PU East OS West OS Proposed Zone OS and PU Land Use Vacant Agua Hedionda Lagoon/Parking Lot Encina Power Plant Agua Bedionda Lagoon Pacific Ocean PUBLIC FACILITIES School District Carlsbad Water Carlsbad Sewer Carlsbad EDU's N/A ------ Public Facilities Fee Agreement, dated N/A -no building permit required ENVIRONMENTAL IMPACT ASSESSMENT _.!.._Negative Declaration, issued February 25, 1987 _E.I.R. Certified, dated _______________ _ Other, .. l DISCLOSORB PORN APPLICANI': rship, joint venture, corporation, syrxhcati n) to Box. ~40 Businessress Car/:Jhad1 CA 92000 G,,-244:1 ephone Nllti:>er 8t!I 1/ofmari AGEt>ll': Name -' ll.rhtttit?iiaio/ f;f¾kr, joint &53 v;aj7!j/p&!_~ b!J; Jjf.r 'iZOJf venture, ~rporation, spxlication) &cx:z'drm5 k5/4s / Business Address TeleEtione Nunber /2ow. 587-7910 Telepione Nmh!r G-ka kuln_ o~/J 'J:>,e__~i,> Name Hane Address V .'J,J;f:i?aPdw:v JJn f-2-) S,,.,-. ill<'f!jo J CA Zz ll.Q 2.2_3-5585 • Telephone Nmiber TeleplOne NmiJer {Attach mre sheets if necessary) file app1icant is required to app1y for Coasta1 O..iaaion Approva1 if located in the coaata1 Zone. I/We declare Uflder penalty of perjury that the information contained in this disclosure is true and correct and that it will remain true and correct and may be relied upon . as/~i9<a ,ff"?-and correct mtil amended. ,._"\ <9 • .,~,~ • '9~ ~ v✓et .:! NAR 1981 ~ ~ms 1 s: ,~--~ ~~ i/4 Ii A ~ BY ~/ §2!97 ~ of Ag Owne Pa t .a... .. ;-~~ \) ~tzat6'-to" 2075 LAS PALMAS DRIVE CARLSBAD, CALIFORNIA 92009-4859 PLANNING DEPARTMENT (619) 438-1161 Citp of Carlibab NEGATIVE DECLARATION PROJECT ADDRESS/LOCATION: West side of Agua Hedionda Lagoon, near Carlsbad Boulevard. PROJECT DESCRIPTION: An amendment to an existing conditional use permit for an aquaculture facility at SDG&E, Encina Power Plant. This c111endment is to allow for a 20' x 30' stand to be used for retail sale of products that are grown on the site. The City of Carlsbad has conducted an environmental review of the above described project pursuant to the GlJidelines for Implementation of the California Environmental Quality Act and the Environmental Protection Ordinance of the City of Carlsbad. As a result of said review, a Negative Declaration (declaration that the project will not have a significant Jmpact on the environment) is hereby issued for the subject project. Justification for this action is on file in the Planning Department. A copy of the Negative Declaration with supportive documents ls on file in the Planning Department, 2075 Las Palmas Drive, Carlsbad, CA., 92009. Comments from the public are invited. Please submit comments in writing to the Planning Department within ten (10) days of date of issuance. DATED: February 25, 1987 CASE NO: CUP-194(A) ~E~~~~_, APPLICANT: Aquaculture Systems Intl. PUBLISH DATE: February 25, 1987 ND4 11/85 Planning Director i ! ' . i ' ' .~;,,4,,•vrA ,,.c;-e: /4",4 /.:'.'. Ro ,4,t"..:;, SAN ;:.;,/-!:-&t::-- FR:£" 6' ;,yy.; y C ;VICINITY MAP ,-----------------·-----·- LEGENO -cvP ----==:...:_~=--- - . .. .. CITY OF CARLSBAD PLANNING COMMISSION EXL"• ... /\ n1.:.1I NO. /1 ,, ~ .----,, . ,~ -.-,,. .5/TL'E C/27K~ 58A?J At.PO' ,4 ,r-;4 .KM ., I ,~• ·@)} ' ,✓• ''v "I,_, ' • •• C • ,:,:,\\ • I' r, ' ' i I (0 r. ., ' .. ,:··-., .. , __ ,_ ".~, .-, Ii • en -> <C C z :c 0 -:, • • t-z LU C -en LU a: a. • I