RES-8245 Modifying Conditional Use Permit No. 2013-93RBSOLU'l'IO)f )f0, 8245
A RBSOLU'l'IO)f OF TBB CITY COUNCIL OF THE
CITY OF ORAlfGE UPBOLDI)fG TBB RBCOIOlBJlDATIO)f
OF TBB PLAHRI)fG COKKZSSIO)f OF THE CITY OF
ORAlfGE AND HODIFYI)fG A COJIDITIOIfAL USE
PEllJIIT TO ALLOW OU'l'DOOR LIGIlTI)fG AT All
ATHLETIC FACILITY UPO)f PROPERTY SITUATED
AT 2222 HORTH SAIl'.rIAGO BOULBVARD.
APPBAL JIlO. 412
COJIDITIOIfAL USE PEllJIIT )f0. 2013-
93 LUTHERAIf HIGH SCHOOLASSOCIATIO)
f OF ORAlfGB
COmITY RBCI'I'lI.T.
1I :After review of records from the Planning Commission
public hearing and after due public hearings as required by law,
the city council considered Appeal No. 412 which requests
modifica-tion of a condition of approval for conditional Use Permit
2013-93 imposed by the Planning
commission.To minimize the impact of proposed field lighting
on adjacent residential properties, the Planning
Commission restricted use of said lighting to annual periods
between September 1st and December 31st. Applicant requests that
this restriction be modified to coincide with darker months
beginning with daylight savings
time.During the public hearing, the City council found the
facts more particularly set forth as
follows:1. The project site is a 3-acre portion of 12.82 acres
of land,defined by an irregular shape. The site address is
2222 N.Santiago Boulevard, located north of Meats Avenue,
south of Villa Vista Way and east of, and adjacent to, State
Route 55 the Costa Mesa Freeway). The site is
currently developed as a parochial high school in an R-
1 (Single
Family Residential) District.2. The applicant seeks the approval of a
conditional use permit to allow the installation of outdoor
lighting to supplement an existing athletic field. Orange
Municipal Code section 17.10.040, subsection D, allows
schools, playgrounds and athletic fields in an R-1 district,
subject to the review and approval of
a conditional use permit,3. The property's zoning classification
is R-1-8, a Single Family Residential District with a
minimum lot
size of 8,000 square feet.4. On May 6, 1969,
the City Council approved Conditional Use Permit 434,
which authorized the construction of the existing private school
on the site. The school was originally proposed to
accommodate
5. The Council approved a modified proposal on December 26,
1972, through Conditional Use Permit 475. The athletic
field was approved with that submittal, but the introduction
of outdoor lighting is determined to be a significant change
to the City'S previous approval.
6. The site was graded into 3 tiers from an elevation of 300
feet along Santiago Boulevard to the lower edge along the
boundary of State Route 55, which is measured at 270 feet
above sea level. Development is arranged so that the school
building and parking facility is built upon the upper level,
which has an average elevation of 295 feet at grade. The
intermediate level includes tennis courts and an oval
running track with an elevation near 287 feet. The lower
level is the project site: a multi-purpose athletic
field graded to an average height of 277 feet above sea
level.The western edge of the field is bordered by a berm,
which rises to a height approximately 3 feet above the field,
then slopes (approximately 1:1) to form a depression along
the embankment for the freeway. The freeway's surface
is approximately 5 feet lower than the playing field, 8
feet below the top of the
berm.7. The project site is adjacent to single family
residential development along its northerly and southerly
property lines. The elevation of that development is equal to
the site at the west end of the athletic field, but
residential subdivisions were graded so that lots are approximately
10 feet higher near the eastern end of the
field.8. The high school is surrounded by residential
development.The specific zoning classifications of adjacent
properties are R-1-8 to the north (along Villa vista
Way), R-1-20 to the east (across Santiago Boulevard),
R-1-7 and R-1-8 to the south, and
M-H (Mobile Home District) to
the west, on the other side of State Route 55.
9. The school derives exclusive access from a two-way
driveway on Santiago Boulevard, which is defined by the city'
s Master Plan of Streets and Highways as a
secondary street.Santiago Boulevard is developed to an ultimate planned width
of 80
feet, containing 4 travel lanes and a central (2-
way)turning lane.10. According to the school'
s Business operations Manager,enrollment is currently less
than 500 students. Athletic events, including
football and baseball games, are typically scheduled for Saturday mornings
and afternoons.11. The proposal is limited to
the installation of outdoor lighting at the existing athletic facility. The
proponent intends to mount 4 light fixtures (each) upon 3 poles
near the northerly property line, at a height of 70
feet above the playing field. The lighting would be
directed toward a central area measuring approximately 160 feet
wide and 360 feet
intended to aid daily after-school team practice.
Lights would not be used after 8:30 P.
M.12. The overall dimensions of the athletic field are 340
feet wide and 660 feet long. This portion of the
facility contains 2 baseball diamonds at each end with an
overlapping football field in the center. The facility contains
several high, chain-link backstops
and bleachers.13, The applicant has prepared and submitted a
photometric plan to indicate what levels of lighting are proposed
upon the field, and how much "over spill" will result at
a periphery of 150 feet. The numeric references are noted
in foot-candle gradients. According to the city's
traffic engineer,the City's standard is to maintain lighting levels of
3.0 foot-candles at major intersections, and a minimum
0.10
on residential streets.The photometric plan indicates
foot-candle gradients upon the playing field, as well as at a
periphery of 150 feet.The peripheral plans
include "maximum" and "horizontal"data. The maximum reading is
the direct illumination, which is verified by direct exposure of a
light meter to the source. The horizontal reading is based
upon glare, or the amount of light that is provided
from directly overhead
at any given point.14. The poles would be installed approximately
60 feet from the northerly property line, which
divides the facility from adjacent residential development on
Villa vista Way. A concrete block division wall
was constructed along this property line, built to a height of
6 feet. The houses along Villa vista Way
are predominantly single story.15. Light fixtures are exposed bulbs with
a reflective dish that serves to capture some of the glare
and redirect it toward the field, while shielding light
from the reverse. While lights would be directed toward the
center of the field,houses in the development across
the southerly property line would be most affected by
exposure to direct illumination and glare. However,
the lighting standards are approximately 280 feet north of
the common property line.The adjacent residential tract is
a planned unit development that derives access from Meats Avenue
by a central private street named pami Circle. The tract
is comprised of 2-story development, and divided from
the project site by an existing chain-link fence
that measures 6 feet in height.16. The photometric
plan lacks crucial information about the amount of light
proposed at the adjacent property lines.The plan shows only
the foot-candle gradients on the field and along an arbitrary
radius of 150 feet, which happens to
cut approximately halfway through the adjacent residential parcels. The staff
estimates that "maximum f,c." will not exceed 1.0
along either the north or south residential property line, but
a condition of approval is suggested to assure that measurable
light will not exceed
any property line.
1.0 foot-candle is not considered obnoxious in
conjunction with the time limits proposed by the applicant.
However,the staff does not recommend unmitigated approval of
this request unless the 8:30 deadline is maintained
in
perpetuity.17. The school has an existing parking facility with a
capacity for 232 cars. Orange Municipal Code section 17.76.040,
sub-section D.4,(c), requires that high schools provide 8
park-ing spaces per classroom, The campus contains only
one building. According to plans on file with the Department
of Community Development, there are 26 rooms that may be
utili-zed for instruction at any given time, including
those labeled as "classrooms," and others identified as "
biology lab, art room, metal shop" and "wood shop."
Administrative office space is comprised of approximately 2,000 sq.
ft.,and subject to the code requirement of 4 spaces per
thousand square feet. The total requirement amounts to 216
parking spaces. The high school therefore has a surplus of
16 parking
spaces.The school's library, gymnasium and athletic facilities
are considered ancillary to the overall development, as they
are generally used by students at different
hours.18.The Environmental Review Board
initially proposal at a meeting on April 7,
1993.plan was evaluated on May 5,
1993.Some concern was expressed about the potential to
expand hours of operation for the athletic field in the
future,should the lighting make it attractive to other
community groups, little league or soccer organizations.
Parking spillover (upon adjacent residential streets) was
reported during recent games. For this reason, a condition
of approval is suggested to limit the use of the facility
to Lutheran High School's teams and their opponents and
guests.considered
the The
photometric 19. Orange Municipal Code section 17.92.020 sets forth
the following criteria for the consideration of a
conditional use permit
application:1, A conditional use permit should be granted upon
sound principles of land use and in response to
services required by the
community.2. A conditional use permit should not be granted if
it will cause deterioration of bordering land uses
or create special problems for the area in which it
is
located.3. A conditional use permit must be considered
in relationship to its effect on the community
or neighborhood plans for which the area is
located.Reso No. 8245
4. A conditional use permit, if granted, should be made
subject to those conditions necessary to preserve the
general welfare, not the individual welfare of any
particular applicant.
NOW, THBREFORE, BB IT RE80LVBD by the city Council of the
City of orange that Conditional Use Permit 2013-93 be granted
for the following
reasons:1. The proposal to permit outdoor lighting is
granted based upon sound principles of land use and in
response to the recreational needs of the general
community.2. with a limitation on the hourly use of outdoor
light-ing, the project's approval will not cause
deteriora-tion of adjacent residential and public land
uses.Outdoor lighting will create no special problems
for the surrounding
area.3. The conditional use permit was considered with
respect to the elements of the City's General Plan,
which comprise the only community or neighborhood plan
that applies this geographic
area.4. The conditional use permit, as granted herein, is
made subject to specific conditions that are necessary
to preserve the general welfare, rather than
the individual welfare of this particular
applicant.BB IT FURTHBR RESOLVBD that Conditional Use Permit
2013-93 be granted subject to the
following conditions:1. Use of the outdoor lighting is restricted to
the hours of 5:30 p.m. through 8:30 p.m. Monday
through Friday,and during the months from September 1
through February 29. Use of this lighting is prohibited from
March 1 through
August 31.2. Use of the athletic facility (by organized
teams) is limited to football and soccer practice
sessions of Lutheran High School of Orange
County, their successors, their opponents
and guests.3. The applicant will revise the photometric plan
to show the precise location of poles in relation
to adjacent property lines. Poles will be permitted no
less than 50 feet from any residential property line,
and maximum f.c. will not exceed 1.0 at any point
along the adjacent
property lines.ADOPTBD this 12th day of
October , 1993.
J};~-or of e cit 0
Orange 5 Reso No.
ATTBST:
h/.1dA'/L~ (] ~..#~
City Clerk 0 he ~y Orange
I hereby certify that the foregoing Resolution was duly and
regularly adopted by the City Council of the city of Orange at a
regular meeting thereof held on the 12th of October , 1993,
by the following vote:
AYES:
NOES:
ABSENT:
COUNCIL MEMBERS: SPURGEON, MAYOR BEYER, COONTZ, MURPHY
COUNCIL MEMBERS: NONE
COUNCIL MEMBERS: BARRERA
f~ ~Jh"L/
City Clerk tW y of Orange
Reso No. 8245 SSH:dg
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