HomeMy WebLinkAboutAgenda Statenent 1978/11/21 item 21 C1TY OF CNULA VISTA
COUNCIL AGENDA STATEMEiVT Ite� ►�ff'� � 21
11 zl/�s
Far meeting of�������
Public hearing - Consideration of prezoning approximately 22 acres located east
of KOA Kampground at 3601 Edgemere Avenue from R-2 and A-3-L-F to A and A-F
ITEM TITLE Ordinance #1843 - Amending the zoning map to prezone approximately 22 acres
located east of KOA Kampground, 3601 Edgemere Avenue, to A and A-F
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X J ��y 5
SUBMITTED BY Director of P�anning
,;
ITEM EXPLANATION (4/5TH'S VOTE REQiJIRED YES N0�)
A. BACKGROUND
1 . The applicant is seeking prezoning of approximately 19 acres of A-3-L-F zoned
property located in the County of San Diego, easterly of the KOA Kampgrounds at 3601 Edge-
mere Avenue. The app7ication has been expanded to inc1ude 3 smaller R-2 zoned parcels
and one A-3-1-F zoned parcel in the prezoning action. The entire area will be proposed
for prezoning to A (Agricultura1 ) with the "F" Flood Plain modifying district attached
to those areas which would be subject to flooding during a 100 year storm.
2, The applicant operates the adjoining KOA Kampground and has been granted a
special use permit and building permits have been issued by the County for the expansion
of the faci1ity. A condition of the special use permit approval requires the annexation
of the property to the City of Chula Vista, therefare the applicant has initiated the
annexation procedure.
3. An Environmental Impact Report for this project was prepared and certified
by the County of San Diego operating as the lead agency, A copy of the EIR is available
in the office of the Planning Department and a copy of a summary of its findings is
attached.
B, DISCUSSION
1 . Adjacent zoning and land use;
North A-F & F-1 KOA Kampgrounds, I,54 freewa�r
South County A-3-1 & R-1 Vacant
East County A-3-1 Vacant
West R-3 & R-2 Single family dwellingb hospital
KGL:hm EXNIBITS �continued on supplemental page�
Agreement Resolution Ordinance X Plat X Notification List
OtherRes. PCZ-79-C ENVIRONMENTAL DOCUMENT: Attached X Submitted on
FINANCIAL IMPACT
STAFF RECOMMENDATION
Concur with Planning Commission recommendation.
BOARD/COMMISSION RECOMMENDATION
On October 25, 1978 the City Planning Commission certified the envlronmental impact
report prepared by the County for the proposed project and voted 5-0 (with one vacancy
and one member absent) to recommend that the City Coun ' , and A-F
i n accordance wi th `��� �-a-�'��� O
COUNCIL ACTION / '
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AGENpA ITEM n!0?_=��-- 21
� Meeti ng of 1����� 11/21/78
� Supplementa7 page No. 2
2. Existi_ng site characteristics.
The majority of the propet^ty 1ies within the Sweetwater River f1ood p1ain and is
subject to inundation during a storm of 50 year intensity or greater. The westErly
si;de is characterized by very steep slopes extending from the east side of North Second
Avenue downward to the flood plain area. The property is bounded on the north by a drain-
age channel adjacent to the I-54 freeway right of way. Except for some miscellaneous
trai1er storage, the 19 acres planned far the KOA exp�nsion are vacant, as are the 3 acres
of adjoining properties,
3. General Plan designation
The subject property is design�ted fa1^ "parks and public open space" on the Chula
Vista General P1anA
Co ANALYSTS
1 . The original annexation boundaries consisted of app�rox�mately 19 acres covering
the expansion of the KOA Kampground, However, because the County area on the west side
of North Second Avenue is a1so being considered for annexation, the two annexations
would have caused a sma11 s1iver of land between North Second Avenue and the campgrounds
as we11 as a 180 foot s�rip of property to remain in the County4 This situation would
have been cantrary to annexation policy, therefore, the small sliver of land and the
180 foot strip have been included in the prezoning request and annexation boundary.
2. The proposed agricultural zone for the campground is consistent with the General
Plan and compatible with the Sweetwater Valley Regional Park. The area lying within
the flood plain should have the "F" F1aod Plain modifying district attached to the under-
1ying zone.
3. The properties located on the east side of North Second Avenue are zoned R-2 in
the County. Because these properties consist of very steep slopes this zoning is
inappropriate. A single family dwelling could still be built on each lot since the
agricultural zone permits the construction of a single family dwelling on each lot.
�► �!
RESOLUTION N0. PCZ-79-C `
. �.����G��lT
RESOLUTION OF THE CITY PLANNING COh9MISSION RECOMMENDING TO �
THE CITY COUNCIL THE PREZONING OF APPROXIMATELY 22 ACRES
LOCATED EAST OF K.O.A. KAMPGROUND, 3601 EDGEMERE AVENUE FROM
R-2 AND A-3-L-F (COUNTY) TO A AND A-F
1JHEREAS, a duly verified application for prezoning was filed with the
Planning Department by Kampgrounds Enterprises, Inc, on September 28, 1978,
application No. PCZ-79-C, and
WHEREAS, said app1ication requested the prezoning of approximately 19
a.cres located east of the K.O.A. Kampgrounds at 3601 Edgemere Avenue from
A-3-L-F to A-F, and
WHEREAS, the City included approximately 3 additional acr•es for considera-
tion of prezoning from R-2 and A-3-L-F to A and A-F� and
WHEREAS, the City Planning Ca�nmission set the time and place for a hearing
on said prezoning, and notice of said hearing, together with its purpose, was
given by the publication in a newspaper of general circulation in the City at
least 10 days prior to the date of said hearing, and
WHEREAS, a hearing was held at the time and place as advertised, namely
7:00 p.m„ Octo6er 25, 1978, before the Planning Commission and said hearing was
thereafter closed, and
WHEREAS, the Planning Commissi;on certified that the Environmental Impact
Report prepared 6y the County for the p.roject proposed for the subject property
was considered and has been prepared in accordance with the requirements of CEQA,
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
1 . From facts presented to the Commissi.on, the Commission finds tha t public
necessity, convenience, general welfare and good zoning practice require the pre-
zoning of approximate1y 22 acres located east of North Second Avenue and the K.O.A.
Kampground from R-2 and A-3-1-F to A and A-F? as shown on the attached plat.
2, The findings of f�ct in support of said determination are as follows:
a. The subject property lies wi,thin the Sweetwater River flood plain
and is therefore subject to flooding during a 50 and 100 year storm;
placing the property in the agricultural zone with the "F" modifying
district attached will permit development in accordance with standards
which wi11 prevent and/or limit the amount of damage during times
of flooding.
b, The K.O.A. Kampground is zoned A-F. The area adjacent to North
Second Avenue, presently zoned R-2 in the County, consists of very
steep terrain which is not suited for duplex construction; an agri-
cultural designation will allow for a more reasonable development
���� af the site.
c. The General Plan designates this area for "parks and pubiic o�en
space. " The agricultural zoning is in confflrmance with this designa-
tion. The campground use and lower density residential development
of the slope sareas are consistent with the uses anticipated for the
Sweetwater Regional Park.
3. The Planning Commission recommends to the City Council that said pNez�ning
be approved. �
4. That this resolution be transmitted to the City Council and a copy be
transmitted to the applicant.
PASSED AND APPROVED BY THE CITY PLANNTNG COMP�ISSIOPJ OF CHULA �ISTA, CALIFORNIA
this 25th day of October, 1978 by the following vote, to-wit:
AYES: Commissioners G. Johnson, 0'Nei11 , R. Johnson, Pressutti ar,d Williams
NOES: None
ABSENT: Commissioner Smith
�
Acting Chairman
ATTEST:
_�,��-n. .���������'-�_
� Secretary
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HIGHWQY 54
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CASE NO. PC2—T9-� I HEREBY CERTIFY THAT THIS ZONING MAP
ACREAGE 22 .a►c- W�1S APPROVED AS A PART OF ORDINANCE
1843 BY THE CITY COUNCIL ON �v 21.�g?d
SCALE �"= 4�00'
DATE MAY 10�19T9 CITY CL K DAT
ORAWN BY ZONING MAP - 367
CHECKED BY
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ENVIRONMENTAL IMPACT SU'�1MARY , �������
A• I�IPACTS
4
Positive •
1. The campground will provide additional space for
out-of-town visitors who contribute to the economy
of San Diego. i
2. Landscaping will enhance the aesthetic values of the (
site, which is a designated part of the Sweetwater j
Regional Park.
3. Additional tax revenue will accrue to the City of �
Chula Vista, the County of San Diego and the school
districts, while the site will not generate school-
age children, and is not expected to make heavy
demands on public services. �
Neqative �
1. Loss of open space in Sweetwater Valley. �
2. A slight increase in traffic on Edgemere Road and
Sweetwater Road. �
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3. A minor loss of biological resources.
4 . A potential loss of archaeological. resources. �
5. A loss of potential agricultural land.
6 . Campers will be occupying land which has a �
potential for flooding.
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B. ADVERSE E.IVIRONi�1ENTAL IMPACTS WHICH CANNOT
BE r"�VOIDED NOR READILY MITIG�TED �
- Of the previously mentioned adverse (negative) impacts, �
all can be mitigated to varying degrees.
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; ; C. i�lI7'TG�TING �iEASURES TO MINIMIZE THE
ADVERSE ENVIRON.tiIENTAL EFFECTS
.�
1. Lanc3scaping of the area, although it will not
compensate for the loss of open space, will
nevertheless give the site a parklike appearance.
Where there is now pasture, there will be trees
and shrubbery.
2• The traffic increase is considered minor and, in
addition, because of the widening and straightening
of Edgemere, such traffic increases will have little
effect on existing traffic on Edgemere. Traffic
surveys indicate that the campground traffic peak �
times are not those peak times related to commute.r
trarfic and thus mitigation is not necessary.
3. Although some biological resources may be lost, the
new landscaping may encourage some wildiife to use
the area . Bird population should increase as a
result.
4 . The loss of archaeological resources can be mitigated
in two ways . Either the site can be salvaged or it
can be buried beneath a cover of a foot of soil.
Because grading plans indicate that the area of
archaeological sites will be raised during the
construction of the campground, it is possible to
mitigate the potential loss by covering up the site
with soil, thereby preserving it.
5. The loss of agricultural land is considered minor
because the on-site soils are not considered to be
prime. Tujunga sand has very rapid permeability
and the fertility is low. To use the site for
agricultural land would require the addition of large
amounts of fertilizers and water. The viability of
agriculture in this area is questionable.
6 . Although campers will be occupying land subject to
potential flooding, their residence there is not
permanent. Evacuation plans have been designed in
case of possible flooding. Because of the dams
upstream, it is unlikely that flood waters would
reach the camping area so rapidly that evacuation
would not be possibZe . The two permanent structures
in the campground will be raised so as to provide
high ground areas for the safety ot the campers.
SO
.
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� � D. ALTF�RNATIVES TO THE PROJECT
1. The pro erty could be left in its present state, �
P
i.e. , no project. The owner would continue to pay
taxes on land from which no economic benefit can �
be derived.
2 . The Zand 'could become a county-owned part of the �
Sweetwater Regional Park , and could remain as an
open space portion of this park.
3. The site could be developed by the County for a �
campground which is planned for the area.
4 . The property could be used for agriculture. This �
use has not proven to be viable in view of the
increased cost of agricuZtural supplies and
equipment, increased cost of water and increased �
taxes. ,
5 . Without rezoning or General Plan amendments, no �
other alternatives are possible .
E. IRREVERSIBLE ENVIRONMENTAL CHANGES �
1. To;ogra�hic changes to construct the roads, camping �
spaces and the lavatory buildings are essentially
irreversible. Because the site is nearly flat,
these topographic changes are minor . �
2. Increased runoff is irreversible and unpreventable
but also minor.
3. Loss of biological resources will be partially
�
reversed by landscaping.
4 . Impact on traffic and public services is �
essentially irreversible .
5. Loss of archaeological resources is reversible if �
�he artifacts can be covered with soil , thereby
preserving them. If not, it is irreversible. �
F. GROWTH INDUCING IMPACT
�
Because none of the campers will be permanent xesidents,
there will be no demographic growth inducing impacts . The �
expansion of the water line to the camaground will not have a
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' growth inducing impact for several reasons; (1) it,.is a
private line to be built for the sole purpose of fire protection
for the ca^�pground; (2) there is no developable Iand near the
campground; { 3) because the water line is at a low elevation and
land surrounding it is at a higher elevation, it would not be
possible to take water from this line unless it were to be
puriped uphill , which is impractical.
G. WRTER QU�LITY I�SPACTS
The project' s runoff will cause minor degradation of the
ground water and possibly the Sweetwater River. Since the
Sweetwater River is not used as a water supply, such degradation
is of no consequence. .
H. ENERGY C0:3SIDERATiONS
The new and remodeled buildings will conform to the
build.ing codes which now require extensive insulation of
buildings. Use of the planned tour buses and shuttle buses
would be effective measures to reduce energy use assoc.iated
with transportation. Conservation of energy within the
camoground will be up to the individual campers, however ,
campers use less energy camping than they do at home.
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