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HomeMy WebLinkAbout1979-07-25; Planning Commission; ; CUP 165 - MAY FOLIAGESTAFF REPORT DATE : TO : FROM: CASE NO. : SUBJECT : July 25, 1979 Planning Commission Planning Department CUP-165, Herman May REPLACE EXISTING LATHHOUSES WITH FOUR ALUMI~UM PLASTIC COATED GREENHOUSES BACKGROUND Location and Description of Property The subject property is located on a rectangular property located at the southeast corner of Park Drive and Monroe Street. The property is 4.4 acres (192,000 sq. ft.) in size and the proposed greenhouses will total 17,600 square feet. They will replace a wood lathhouse approximately the same size. Existing Zoning I Subject property: R-1 North: R-1-15 East: R-1-15 West: R-1 South: R-1 Existing Land Use Subject property: Residential, and lathhouse and packing operation North: SFR 1 South: SFR I East: SFR West: SFR Environmental Impact Information An environmental impact assessment was prepared and a negative declaration has been issued for the project based on the follow- ing reasons: 1) The site is now in agricultural use. 2) 3) There will be no significant effect on the hurhan The project will take place in an urbanized area. environment. Staff Report -CUP-165 Page Two General Plan Information The Land Use Element of the General Plan designates this pro- perty as Residential Low-Medium Density (RLM). The General Plan states that the RLM designation will be characterized by single-family residences and planned residential development not to exceed 0 to 4 dwelling units per acre. The General Plan also states that field crops and horticulture may be included in any residential designation subject to zoning controls. Public Facilities A septic system is existing which adequately serves the site. No additional equivalent dwelling units (EDU's) will be required. No other public facilities would be adversely affected by the proposed use. History and Related Cases CUP-145 (Smith). Planning Commission Resolution No. 1423. The Planning Commission approved a greenhouse in the PC zone on property located just west of El Camino Real and just north of Batiquitos Lagoon. (Nov. 1977) Conditions were placed on the greenhouses relating to noise and dust control, landscape screening, access, and CUP termination. CUP 127 and 127(A). (Fischer). Planning Commission Resolutions . No. 1293 and 1391. The Planning Commission approved construction of two greenhouses (46,000 sq. ft.) in the R-1 zone on property located on the south side of Chestnut between Adams and Highland. Conditions were placed on access, noise, odor, dust, and for CUP review periods (annual review). (Sept. 1976 and June 1977) Major Planning Considerations: 1. What effect will the proposed greenhouse have on surrounding 2. What conditions should be applied to this use to ensure its properties? proper functioning and compatibility with adjacent properties? DISCUSSION The applicant is proposing a 17,600 square foot greenhouse that will replace an existing lathhouse (wood construction) of approxi- mately the same size. smaller greenhouses, two packing sheds, a utility shed, a storage shed and a single family residence (Exh'ibit A, July 2, 1979). Until Also existing on the property are four Staff Report CUP 165 Page Three the new greenhouse was proposed, the operation was consid- ered a legal nonconforming use by the City. The zoning ordinance requires greenhouses greater than 2,000 square feet and packing sheds greater than 600 square feet to have a conditional use permit. There is no CUP for the existing operation because it was in use before this section of the ordinance was in effect. If approved, the conditional use permit will cover the entire greenhouse and packing operation, not just the proposed addition. The major concern associated with greenhouse and packing facilities is the effect such uses may have on surrounding properties. Complaints generally involve excessive dust, noise, windblown plastic and unsightliness. Noise on the property should not be a problem. Packing operations will take place within an enclosed structure. These structures are located in the center of the property, roughly 150 feet from the nearest residence. Dust should also have little impact on neighboring properties. The gravel driveway is located in the center of the property and will be lightly used because no selling will take place at this location. Aesthetically, much of the property is either fenced or screened by mature trees. The north and west sides of the operation are buffered by large sections of vacant land. The east side of the property contains a large open storage area for wood and bricks. This area is somewhat shielded by a 6 foot bank just to the east. The visual screening of these greenhouses is better than other greenhouses in the City. If the conditional use permit is approved, the applicant has indicated that he may hire up to two employees at the site, depending on the number and kinds of plants grown. RECOMMENDAT ION Staff recommends approval of CUP-165 based on the following findings and subject to the following conditions: Findinas 1. The requested use is necessary and desirable for the development of the community, is essentially in harmony with the various elements and objectives of the General .3 - Staff Report CUP 165 c 2. 3. 4. 5. 6. 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 because: a) The greenhouse will blend in and be compatible with residential uses in the neighborhood. b) Encouraging agricultural uses preserves open spaces, reduces service demands, and provides employment. The site for the intended use is adequate in size and shape to accommodate the use because: a) The subject property is large and provides an adequate buffer between adjacent properties. b) Greenhouses involving similar activities have been located on this property for many years with no known adverse effects on adjacent properties. All of the yards, setbacks, landscaping and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and main- tained. The street system serving the proposed use is adequate to handle all traffic generated by the site. The subject application has complied with the requirements on the Carlsbad Environmental Protection Ordinance of 1972. The subject application is consistent with applicable City public facility policies and ordinances. Co'nd i t ion s 1. The approval is granted for the land described in the plot 2. If an approved greenhouse ceases operation for a period plan Exhibit "A", dated July 2, 1979,on file in the Planning Dept. longer than 6 months it shall be removed. 3. Access to the greenhouses and packing sheds will be to the satisfaction of the Fire Chief or his designee. 4. Noise, odor, dust and pesticides shall be controlled so as not to cause a detrimental effect to the surrounding properties. 5. Mature trees on the site will be retained and properly maintained. .4 c-- Staff Report CUP-1 t 6. All clear plastic will be securely attached to the greenhouse structure at all times. 7. The applicant shall have a Reduced Pressure Backflow Device installed directly in front of the water meter subject to the approval of the Water Department. 8. This Conditional Use Permit shall expire and all uses pursuant to it shall cease 5 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 original application for conditional use permit. There is no limit on the number of extensions the Planning Commission may grant. 9. There will be no retail sales permitted on the site. CDG :ms Attachments Plot Plan Exhibit "A", July 2, 1979 revised 7/18/79 .5