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HomeMy WebLinkAbout1979-09-12; Planning Commission; ; CUP 166 - THOMAS TURNER GREENHOUSESSTAFF REPORT DATE: ·September :12, 1979 r . ~ ~, j TO: Planning Commission ........ FROM: RE: Planning Department CUP 166 APPLICANTf Turner REQUEST: CONS~UCTION OF GREENHOUSES IN AN R-1 ZONE. ''-' BACKGROUltD Location and Description of Prop~rty The subject property ·consists of two Tots on the south side of Tamarack Avenue, between Highland and Adams. The property con- tains 1.78 acres, most of which is currently being used for agriculture. The property slopes to the southwest. There are single family residences to the north, east and south, and vacant and agricultural land to the west and southwest. Beyond this agricultural ·land is a single family residential area. Existing ·zoning • ·subj-ect' Property r •• North: South: _::Ba$t: ,west: Existin·g Land Use".:: ·, Subject Property: North: -south: East: ·we$t: 'R-1 .. 7500: R-1 R-1 :R-1 R-1 Agriculbire Resi'dential Residential, agriculture Residential Agriculture, residential Environmental Impact Information The subject project has been processed through Environmental Review and a negative declaration, EI.A No. 563, has-been issued - for the following reasons: 1) The subject property has been committed to agricul- tural uses, and is currently devoid of any significant flora, fauna or unique environmental resources. 2) The conditional use permit process will ensure that adequate steps are taken to prevent any undesirable impacts on the surrounding area. 3) Only minor land form alteration is necessary to prepare the site for development. Public Facilities Sewer Service: Health and system for to service The San Diego County Department of Public the City Engineer have approved a septic this property. The septic system is needed the employee restroom. Schools: This is a non-residential project and will have no effect on the Carlsbad Unified School District. Water service: Water service will be provided by the City of Carlsbad. On-Site and Ad~acent Public Improvements: All necessary on- site and immediately adjacent public improvements can be required per the City's Public Improvement Ordinance or as conditions of approval. Gas and Electric: Gas and electric services will be provided by SDG&E. Other· Public F'acilities: The City Council has determined that they are not prepared to find that all other public facilities necessary to serve this project will be avail- able concurrent with need. The Planning Commission may, by inclusion of an appropriate condition, require that the project contribute to the costs of such facilities according to City Council Policy No. 17. Since the development would pay its appropriate share of the public facility it would require, the Planning Commission could be assured that the requirements of the Public Facilities Element of the General Plan would be satisfied. General Plan Information The General Plan states that agriculture may be included in any residential designation subject to zoning controls. The designation on this property is Residential Low-Medium density. -2- Past History and Related Cases CUP 165, May, Planning Commission Resolution No. 1539. On August 8, 1979, the Planning Commission approved green- houses at the southeast corner of Park and Monroe. The conditions require street dedication and regulation of noise, dust, odor and pesticides. CUP-127(A), Fischer, Planning Commission Resolution No. 1391. In June, 1977, the Planning Commission approved the construc- tion of 46,000 square feet of greenhouses on the south side of Chestnut between Adams and Highland. Conditions required adequate access and limitation of dust, noise and odors. This CUP expires in 1985 and is to be reviewed annually. Major Planning Considerations 1. Will the proposed greenhouses have a detrimental effect on the surrounding residential areas. DISCUSSION The subject project is a request for a Conditional Use Permit to allow three 15,800 square foot greenhouses in a residential zone. Greenhouses over 2,000 square feet require a CUP. The property is currently used for seasonal agricultural crops. Twenty foot setbacks have been provided around the perimeter of the property. Greenhouses will allow for the use of this pro- perty without adding to traffic or population. With proper controls, this use will be compatible with the existing residential neighborhood. A six foot fence has been provided at the perimeter of the property, except that the fence in the front yard will be reduced to 42 inches. The driveway will be surfaced with decomposed granite to reduce dust from traffic. In addition, the driveway has been located on the west side, adjacent to another lot being used for agriculture. The applicant will be required to control noise, dust, odor and pesticides on his property to eliminate any detrimental effects on neighboring properties. The applicant has indicated that he will hire two employees. Three off-street spaces have been provided for these employees. These spaces will be surfaced with decomposed granite. Two frequent problems with greenhouses concern the plastic and the accumulation of junk. Conditions will require that the plastic be securely attached to the structure and that the yards and driveways be kept free of junk and rubbish. ,-3- RECOMMENDATION Staff recommends APPROVAL of CUP-166 based on the following findings and subject to the following conditions. Findings 1. The proposed use is necessary and desirable for the development of the community, is essentially in harmony with the General Plan and is not detrimental to existing or proposed uses. a) The greenhouses will be compatible with the exist- ing residential neighborhood. b) The Land Use Element allows agriculture in any designation subject to zoning controls. c) Encouraging agriculture preserves open space, reduces service demands and provides employment. 2. The site is adequate in size and shape for the proposed use since all required standards and setbacks have been met, leaving adequate space for the greenhouse operation. 3. All necessary yards, setbacks and fences will be provided and maintained. 4. The street system is adequate to serve the proposed use. There will be no significant increase in traffic over the existing agricultural use. 5. This project has complied with the requirements of the Carlsbad Environmental Protection Ordinance of 1972. 6. At this time, the Planning Commission is not prepared to find that all public facilities necessary to serve this project will be available concurrent with need. The Plan- ning Commission has, by inclusion of an appropriate condition, required that the project contribute to the costs of such facilities. Since the development will pay its propor- tionate share of the public facilities which it will require, the Planning Commission is satisfied that the requirements of the public facilities element of the General Plan have been satisfied. co·nd'itions 1. CUP-166 is approved as shown on Exhibit A, dated August 17, 1979, on file in the Planning Department. -4- --- 2. The greenhouses shall be maintained to ensure that all plastic remains attached to the greenhouses. 3. All setbacks and driveways shall remain clear and free of junk and rubbish to allow for proper fire access. 4. Night lighting shall be allowed provided that all light- ing be shielded from adjacent residential areas. Prior to any use of night lighting, the applicant shall submit plans for shielding the lighting to the Planning Depart- ment for approval by the Planning Director. S. All pick-up and delivery and storage shall take place in the area designated for storage and parking on Exhibit A. 6. Noise, odor, dust and pesticides shall be controlled to reduce any detrimental effects on neighboring properties. 7. This Conditional Use Permit shall expire and all uses pursuant to it shall cease five years after the date of issuance. This expiration period may be extended upon written application of permittee for a reasonable period of time not to exceed five years. In granting such extension, the Planning Commission shall find that no substantial adverse effect on surrounding land uses will result because of the continuation of the permitted use. If a substantial adverse effect on surrounding land uses is found, the extension shall be considered as an ordinary application for conditional use permit. There is no limit on the number of extensions the Planning Commission may grant. 8. Prior to the issuance of building permits, the applicant shall pay a public facilities fee as established in City Council Policy No. 17. 9. The driveway shall be modified to provide for adequate turning movements. KJL:jd 9/6/79